HomeMy WebLinkAboutTC Agd Pkt 2012-03-21TOWN OIL TIBURON Tiburon Town Council
Tiburon Town Hall March 21, 2012
1.505 Tiburon. Boulevard Regular Meeting - 7:30 p.m.
Tiburon, CA 94920 Closed Session - 6:30 p.m.
AGENDA
TIBURON TOWN COUNCIL
CLOSED SESSION - (6:30 p.m.)
CONFERENCE WITH LABOR NEGOTIATOR
(Section 54957.6)
Bargaining Unit: Tiburon Police Association
Employee Group: Unrepresented Employees
Negotiators: Town Manager and Director of Administrative Services
CALL TO ORDER AND ROLL CALL
Councilmember Collins, Councilmember Doyle, Councilmember Fredericks, Vice Mayor
O'Donnell, Mayor Fraser
CLOSED SESSION ANNOUNCEMENT, IF ANY
ORAL COMMUNICATIONS
Persons wishing to address the Town Council on subjects not on the agenda may do so at this
time. Please note however, that the Town Council is not able to undertake extFnded
discussion or action on items not on the agenda. Matters requiring action will be referred to
the appropriate Commission, Board, Committee or staff for consideration or placed on a future
Town Council meeting agenda. Please limit your comments to three (3) minutes.
PRESENTATION
• Introduction of new Police Officer - Amit Latchman
CONSENT CALENDAR
All items on the Consent Calendar may be approved by one motion of the Town Council unless
a request is made by a member of the Town Council, public or staff to remove an item for
separate discussion and consideration. If you wish to speak on a Consent Calendar item,
please seek recognition by the Mayor and do so at this time.
1. Town Council Minutes - Adopt minutes of February 15, 2012 regular meeting (Town
Clerk Crane Iacopi)
2. Town Council Minutes -Adopt summary of March 2, 2012 Council-Staff Retreat (Town
Manager Curran)
3. Town Council Minutes -Adopt minutes of March 7, 2012 regular meeting (Town Clerk
Crane Iacopi)
4. 2011 Street Improvement Project - Accept project as complete and authorize filing of
Notice of Completion (Director of Public Works,/Town Engineer Nguyen)
5. Martha Company MOU - Approve extension of Memorandum of Understanding with
Martha Company (Town Attorney Danforth) - continued from March 7
6. Sign Permit Approval at 1599 Tiburon Boulevard - Adopt resolutions a) denying the
appeal by Appellants Against the CVS Beach Road Sign, and b) partially granting the
appeal of josh Eisenhut, Armstrong Development of a sign permit approval for the
installation of signs for a Drug Store and Pharmacy at 1599 Tiburon Boulevard, AP Nos.
058-171-89 and a portion of 058-171-88 (Planning Manager Watrous)
ACTION ITEMS
1. Appointments to Town Boards, Commissions and Committees - Consider
appointment to fill a vacancy on the Heritage & Arts Commission (Town Clerk Crane
Iacopi)
2. Annual General Plan Status Report - Consider acceptance of annual General Plan
Implementation Status Report for Calendar Year 2011 (Director of Community
Development Anderson)
3. Business License Tax - Consideration of current Fee Schedule for Home-based Business
License fees (Director of Administrative Services Bigall/Town Manager Curran)
PUBLIC HEARINGS
1. 14 Cecilia Court - Appeal of Planning Commission denial of an applicatioA to amend the
Tiburon Highlands Precise Plan to increase the maximum allowable floor area for the lot
from 3,500 square feet to 3,884 square feet (Planning Manager Watrous)
• Owners/Appellants: David and Dipanwita Reis
• Applicant: Gregg LeDoux & Associates, Inc.
• Property Address: 14 Cecilia Court
• Assessor's Parcel No. 034-360-30
WORKSHOP
1. Library Expansion Project - Informal discussion between the Library Agency and Town
Council regarding Library expansion and possible modifications to the interim plan the
Agency is considering based on previously received direction from the Town Council
(Director of Community Development Anderson)
TOWN COUNCIL REPORTS
TOWN MANAGER'S REPORT
WEEKLY DIGESTS
• Town Council Weekly Digest -March 9, 2012
• Town Council Weekly Digest -March 16, 2012
ADJOURNMENT
GENERAL PUBLIC INFORMATION
ASSISTANCE FOR PEOPLE WITH DISABILITIES
In compliance with the Americans with Disabilities Act, if you need special
assistance to participate in this meeting, please contact the Town Clerk at (415) 435-
7377. Notification 48 hours prior to the meeting will enable the Town to make
reasonable arrangements to ensure accessibility to this meeting.
AVAILABILITY OF INFORMATION
Copies of all agenda reports and supporting data are available for viewing and
inspection at Town Hall and at the Belvedere-Tiburon Library located adjacent to
Town Hall. Agendas and minutes are posted on the Town's website,
www.ci.tiburon.ca.us.
Upon request, the Town will provide written agenda materials in appropriate
alternative formats, or disability-related modification or accommodation, including
auxiliary aids or services, to enable individuals with disabilities to participate in
public meetings. Please send a written request, including your name, mailing
address, phone number and brief description of the requested materials and
preferred alternative format or auxiliary aid or service at least 5 days before the
meeting. Requests should be sent to the Office of the Town Clerk at they above
address.
PUBLIC HEARINGS
Public Hearings provide the general public and interested parties an opportunity to
provide testimony on these items. If you challenge any proposed action(s) in court,
you may be limited to raising only those issues you or someone else raised at the
Public Hearing(s) described later in this agenda, or in written correspondence
delivered to the Town Council at, or prior to, the Public Hearing(s).
TIMING OF ITEMS ON AGENDA
While the Town Council attempts to hear all items in order as stated on the agenda,
it reserves the right to take items out of order. No set times are assigned to items
appearing on the Town Council agenda.
TOWN COUNCIL
MINUTES
CALL TO ORDER
Mayor Fraser called the regular meeting of the Tiburon Town Council to order at 7:30 p.m.
on Wednesday, February 15, 2012 in Town Council Chambers, 1505 Tiburon Boulevard,
Tiburon, California.
ROLL CALL
PRESENT: COUNCILMEMBERS:
PRESENT: EX OFFICIO:
Collins, Doyle, Fraser, Fredericks, O'Donnell
Town Manager Curran, Town Attorney Danforth,
Director of Administrative Services Bigall, Director
of Community Development Anderson, Director of
Public Works/Town Engineer Nguyen, Planning
Manager Watrous, Town Clerk Crane Iacopi
Prior to the regular meeting, at 7:15 p.m., the Council conducted an interview, as follows:
INTERVIEWS FOR TOWN BOARDS, COMMISSIONS & COMMITTEES
One vacancy on Building Code Appeals Board
• Mark Swanson
CLOSED SESSION ANNOUNCEMENT, IF ANY
There was no closed session.
ORAL COMMUNICATIONS
None.
CONSENT CALENDAR
w
1. Town Council Minutes - Adopt minutes of February 1, 2012 regular meeting
(Town Clerk Crane Iacopi)
2. FY 2011-12 Town Budget - Accept mid-year budget report (Director of Administrative
Services Bigall)
DRAFT
ouncil Minutes #xx -2012 February 15, 2012 Page I
3. Designation of Town representatives regarding Town employee compensation and
benefits - Appoint Town Manager Curran and Administrative Services Director Bigall as
Town representatives in negotiating compensation packages for all Town employees
(Town Attorney Danforth)
MOTION: To adopt Consent Calendar Item Nos. 1 through 3, as written.
Moved: Collins, seconded by O'Donnell
Vote: AYES: Unanimous
ACTION ITEMS
1. Appointments to Boards, Commissions & Committees - Consider reappointment of
commissioners whose terms expire at the end of February 2012 (Town Clerk Crane
Iacopi)
Council waived the staff report.
Mayor Fraser noted that with the exception of Tina Warren (Jt. Recreation Committee), all of the
commissioners whose terms were expiring sought reappointment.
Town Clerk Crane Iacopi said that the Council was scheduled to interview applicants for the
Heritage & Arts Commission vacancies at a future meeting.
MOTION: To reappoint Lou Weller to the Planning Commission, Bryan Chong and Michael
Tollini to the Design Review Board, and Phillip Feldman and Michael McMullen
to the POST commission.
Moved: O'Donnell, seconded by Fredericks
Vote: AYES: Unanimous
2. Appointments to Boards, Commissions & Committees - Consider appointment to fill
one vacancy on the Building Code Appeals Board (Town Clerk Crane Iacopi)
Council waived the staff report.
Mayor Fraser noted that the Council had interviewed its first applicant for the Building Code
Appeals Board (BLAB), a new standing body of the Town.
MOTION:
Moved:
Vote:
To appoint Mark Swanson to the Building Code Appeals Board.
Collins, seconded by Doyle
AYES:
Unanimous
DRAFT
Town Council Minutes #xx -2012 February 15, 2012 Page 2
PUBLIC HEARINGS
1. Alta Robles Precise Development Plan, Alternative 6 - Consider actions related to the Alta
Robles Precise Development Plan and prezoning applications for the eventual subdivision of
52.2 acres of land, currently developed with one single-family dwelling into 14 single-family
residential lots - Item continued from November 16, 2011
Planning Manager Watrous gave the report which detailed the actions taken by Council and the
applicant, to date.
Watrous said that on August 3, 2011, the Town Council held its first public hearing of the Alta
Robles project and its environmental impact report (EIR). At that meeting, he said the Council
received extensive public testimony, after which it adopted a resolution certifying the EIR for the
project. Watrous said that the Council requested additional information on the project merits and
continued the hearing.
At its August 31 meeting, Planning Manager Watrous said that the Town Council reviewed the
additional project information and deliberated upon the merits of the application. He said the
Council generally agreed with the Planning Commission's analysis and recommendations.
However, a majority of the Council believed that the applicant might be able to retain some or all
of the lots that the Commission recommended for elimination, specifically Lots 8, 9, 10 and 13,
if the project were modified to enhance compliance with the Town's General Plan in a manner
that did not increase the project's environmental impacts.
In general, Watrous said the Council requested that the applicant move house locations and
residential use areas away from the ridgelines "as far as possible" without creating increased
impacts relating to the existing site constraints. In addition, he said the Council recommended
smaller homes on several lots. At the applicant's request, the Council gave specific direction as
to the nature of revisions that might address General Plan consistency concerns, as more fully
detailed in the written staff report.
Mr. Watrous said that at the November 16, 2011 meeting, the Town Council reviewed a
conceptual plan showing revisions to the project design, designated as Alternative 6, and that the
Council had requested the applicant to provide further additional information, as follows:
• Prepare larger scale drawings to make the lot lines and RUA limits more legible;
• Prepare conceptual architectural home designs for modified lots and houses;
• Install story poles for revised lots only;
• Stake the RUAs for revised lots only; and
• Update the tree removal data resulting from the latest project revisions.
The Planning Manager said that the Council had determined this additional information was
necessary before they could render a decision on the revised 14-unit project design proposed as
DRAFT
Town Council Minutes #xx -2012 February 15, 2012 Page 3
Alternative 6. In addition to providing the information described above, Watrous said the
Council also directed the applicant to attempt to either move the residential use areas away from
the ridgelines on the site or ensure that future site improvements were kept away from the
ridgelines.
Watrous said the applicant had submitted the additional information requested for the Alternative
6 project design, and that information had been distributed to the Town Council. He reviewed the
revisions made to each lot, as noted in the written staff report.
Planning Manager Watrous further commented on the changes. He said the revised house
locations (moved off the ridgelines) would appear to materially reduce the project's visual
impacts while not materially increasing the project's other environmental impacts.
Watrous said the revised location of the house on Lot 8 would be partially within an area of
Coast Live Oaks, and the revised building footprints and/or residential use areas for Lots 6, 9 &
10 would appear to encroach slightly more into areas that include Coast Live Oak trees. He said
that the applicant's analysis indicated the loss of only one additional oak tree as a result of the
Alternative 6 revisions. Watrous said that the other revised house locations appeared to only
affect areas on the site that are not environmentally constrained. He said that Staff considered
the very slightly increased impact on Coast Live Oaks to be minor and still adequately addressed
by Mitigation Measure 5.5-5 of the EIR.
Mr. Watrous noted that he revised plans did not include the Planning Commission's
recommendation to incorporate the private open space on the northern portions of Lots 1, 2, 4 &
71 across the roadway from the residential use areas, into the Lot "A" private common open
space. He said that Alternative 6 plans still designated this area as private open space for the four
lots.
Watrous noted that the Planning Commission's recommendation was intended to increase the
protection of sensitive plant habitat in these areas that are otherwise contiguous with Lot "A." He
said the Commission cited the direction of General Plan Policy OSC-26, which states that "to the
maximum extent feasible, and as required by federal and state laws, developmdnt and
construction shall not affect special status species or special communities." He said the
Commission determined that the sensitive plant species found in the private open spaces would
be better protected if combined with the adjacent common open space area. Watrous said the
Town Council has not addressed this specific issue in its prior deliberations.
In sum, Planning Manager Watrous said the applicant had presented the detailed information on
Alternative 6 as requested by the Town Council. He recommended that the Town Council
review and comment upon the revised project design and determine if Alternative 6 could be
approved or whether modifications should be made as conditions of approval of the Precise
Development Plan. He said that the Council might use the attached Exhibit 1 as a guide to
deliberate and try to reach consensus on remaining outstanding issues on a lot-by-lot basis.
DRAFT
Town Council Minutes #xx -2012 February 15, 2012 Page 4
Mayor Fraser opened the hearing to a presentation by the applicant.
Daniel Rabin, speaking on behalf of the applicants and their team, said he hoped for a successful
conclusion of the hearings tonight which would provide an opportunity for his family to realize
his father's vision for development of the parcel(s) and provide an example of smart
development for the Town of Tiburon and the County of Marin.
Mr. Rabin said that they were proud of the first submittal and this one, as well, which provided a
significant public benefit by preserving 76% of the property as open space and would also
provide a connection to the Tiburon Ridge Trail over the property.
Rabin noted that all the homes had been moved off the ridges, had been shrunk and lowered in
height, and that in response to the Council's request at the November 2011 hearing, the applicant
had provided even more detailed information and an enhanced version of the project which
would make the Town a leader in Green Development, if approved.
Architect Ken Kao presented some slides and data detailing the changes made by the applicant in
response to the Council's comments at the last hearing. He said these changes further reduced the
visual impacts, as well as the bulk and mass of the home designs and placement on the lots, and
offered increased the vegetative roofing.
Dr. Kao responded to questions from the Council. One question was whether all the roofs would
be "living roofs." He said that all would have portions of vegetative roofs, but the portions would
vary. He noted that the original vision was for solar roofs but that the vegetative roofs would
further "hide" the roofs from view.
Dr. Kao also answered questions about the house on Lot 13. He said that it had been lowered
from 27.9 feet to 22 feet on both sides (Paradise and Acacia Drive sides) and that the roof shape
had been changed from single barrel to double barrel to further reduce the visual impact. He said
that it would be one-story on the Acacia side and that at the northeast corner it would have two
stories. He said the lowest point was 10 feet, up to 12-14 feet, and would be lower on the
N
downslope.
Mayor Fraser asked about the house on Lot 8. He said that its relocation seemed to present more
of an encroachment on the grove of oak trees. He wondered how this could result in the loss of
only one tree, as noted in the staff report. The applicant's representative from CSW Stuber Stroeh
said that the net change from the previous plan represented a loss of one tree.
Dr. Kao also noted that the applicant had understood the visual significance of the "bluff' on Lot
8 and had relocated the house down the bluff as a result. He said the "grassy knoll" was now
visible.
Riley Hurd, attorney representing the Rabin family, said that a significant amount of work had
gone into the redesign of the project and that as a result, every single home had been moved. He
DRAFT
Town Council Minutes #xx -2012 February 15, 2012 Page 5
asked that the Council limit the hearing to the most recent changes to the plan. He noted that
while Exhibit 1 to the staff report was a helpful tool for Council's review, it contained
information that was not part of Council's direction to the applicant at the last hearing. He also
said this raised the issue of due process. Hurd said, for instance, that there was no mention of
private open space versus common open space [in Council's direction at the last meeting] and
that the applicant could do nothing at this juncture to respond to this issue being raised at this
time. He recommended that the open space remain as part of the lots and continue to be counted
as such.
Mr. Hurd further commented on Exhibit 1 noting that staff raised an issue concerning Lot 13's
view impact as "breaking the horizon beyond." He said the applicant had reduced the size and
height of the house, and had placed half of it underground. He said that this was the first time he
had heard of a downhill view being designated as an "impact" and he wondered aloud whether
the Town was setting a new standard. Hurd asked that the Council not set a standard of
invisibility and impossibility.
Mr. Hurd said the applicant had made changes to conform to every request by the Council since
the last hearing. He said the steps taken by the applicant to reduce size and height were
significant, not "token" changes. He said that at 0.26 units per acre, the Alta Robles PDP
achieved a "platinum standard" and exceeded consistency with the Town's General Plan.
Councilmember Fredericks asked about this last assertion. Scott Hochstrasser, applicant's
representative, said that the General Plan had designated the property as having up to 20 units.
Ms. Fredericks noted that this was a maximum rather than a guarantee. Hochstrasser agreed.
Mayor Fraser opened the hearing to the public. The following people spoke:
1. Marty Winter - Belvedere resident; friend of the family; asked the Council to approve the
"platinum standard project;" said it would be an addition to the Paradise Drive area;
2. Dan Waldman - Paradise Drive resident; friend of the family; read a letter in support of
the project and noted how the family had taken care to be ecologically sensitive and had
voluntarily downsized the project; expressed concern at the amount of t1me taken to
review the project;
3. Mark Goldstein - Paradise Drive resident, said he liked the home designs but continued
to have concerns about the "massive" project and "unprecedented" amount of grading and
number of homes it would entail;
4. Sandra Swanson - said she represented Seafirth Estates; said she opposed the project as
presented for size of homes and impacts of certain lots, such as Lot 13; said this was the
last opportunity to reduce the number of lots and square footage per the Planning
Commission recommendations;
5. Scott Patten - spoke in favor of the project and for an owner's right to develop; said the
process represented "micromanaging" with the meter running;
6. Eva Buxton - expressed continued concern over the encroaclunent of development onto
native plant zones and against hydroseeding using non-native plants;
DRAFT
Town Council Minutes #xx -2012 Februaq 15, 2012 Page 6
7. Robert Swanson - Seafirth Estates, asked how this project might affect his property's
value; asked who would maintain the screening (trees) of the project;
8. Lee Cantor - spoke of the beauty and charm of the Town and how impressive the designs
of the Alta Robles homes were; said they would blend seamlessly into the hillsides and
should be a model for new development;
9. Randy Greenberg - Norman Way, reviewed the issues raised in her "late mail" letter;
cited the Paradise Drive Visioning Plan as well as the Town's General Plan; said that
existing driveway was problematic and asked that a portion of it be removed to restore
habitat on Lot 8;
10. Barbara Patten - expressed disappointment with the process and the length of time it
takes, and the uncertainty a property owner faces, not knowing if he or she will ever reach
approval.
Mayor Fraser closed the public hearing at 8:35 p.m. He asked if the applicant wished to respond
to any of the comments raised.
Mr. Hurd said that 1) there are no new driveways suggested in the plan and that the EIR did not
require removal of the Rabin driveway; 2) the resource map issues raised by Ms. Buxton had
been thoroughly discussed and that the houses [in Alternative 6] had been moved only within the
RUAs and not into the sensitive species areas; that the applicant would not use non-native
hydroseeding; and 3) with regard to property rights, he agreed that there was some "blurring of
the line between public/private property" in this development plan, but noted that the applicant
had kept 76% of the land in open space, had moved all homes off of the Town-designated
ridgelines and had provided design guarantees, within established RUAs, thus exceeding all
known Town standards and guidelines.
Each councilmember gave their comments. The discussion went on until just before 10:30 p.m.
A few of the remarks are stated below.
Councilmember O'Donnell said he liked the initial submission and he liked this,one, as well. He
agreed that it represented a model for other potential projects in the County, with its dedication of
private open space, sensitivity to the environment, designs that melded into theolandscape, LEED
certification and attention to issues of sustainability. O'Donnell said that the project worked well
for this site, and for Tiburon, as well. He thought that Lots 5 & 6 were hidden from view and that
the redesign of Lot 8 solved previous issues. He said that he visited the site and did not have any
specific problems with the design, but felt that accessory structures should not be located on the
ridgelines. He called the plan "a gem" and said he was prepared to approve the plan, as
submitted, although he sought clarification for a few of the issues raised by staff.
Councilmember Fredericks commented on the issue of property rights. She said that local
government had the privilege and responsibility to protect the community and to place
restrictions on property development through zoning restrictions for the protection of all.
DRAFT
Town Council Minutes #xx -2012 Februaiy 15, 2012 Page 7
Fredericks said that this was a complicated piece of property with many constraints. She said that
20 units would perhaps be reasonable for an unconstrained property, and that the Alta Robles
development plan represented 72,000 square feet of structures being proposed for this land.
Fredericks suggested that additional basement area be prohibited and that secondary dwelling
units be attached to the primary dwellings, with no additional floor area allowed for secondary
units. She thought that the issue of the open space on Lots 1, 2, 4 & 7 had ben agreed upon. She
asked for some sensible design standards for driveway retaining walls. She felt that Lot 13 looms
over Paradise Drive from some locations and she would like to see it reduced to protect more
habitat.
Councilmember Doyle called upon his five years of experience on the Design Review Board and
said that square footage was a guideline to ensure that the bulk and mass of a house did not
overwhelm the space. He said that a 3,000 square foot home could be massive, while a 6,000
square foot home buried into the hillside could be beautiful. He said that it was a mistake to
focus on the number of square feet alone. He said that as an example, the proposed house on Lot
8 had so much of its mass sloping downhill that it did not "stick up" and rather, blended in. He
said it was important to review what the home looked like and not focus primarily on the square
footage. That being said, Doyle asked what guarantee was there that the houses would be built
per these designs.
Planning Manager Watrous said that Condition No. 14 stated that the designs "shall be closely
based on" the exterior appearances shown on the drawings and that this was the express intent of
the Council. This would disallow substantive changes, according to Watrous, except in the
reduction in height and/or size.
Director Anderson added that in this instance, the Town would be a "backstop" in house design
enforcement because the property owner's association will be required to be the "first" enforcers
of house designs in accordance with the Kao drawings.
In conclusion, Councilmember Doyle said that he could support the project as presented.
~r
Councilmember Collins said that the Council had worked hard in its deliberations to determine
whether the applicant could build on all of the Lots, even though the Planning Commission had
recommended eliminating some of the lots. He said that all this hard work, and the applicant's
response, had paid off.
Even though he joined with his colleagues in praising the designs of the homes, Collins still
expressed some concern about house size and said that at the end of the day, there were still two
8,000 square foot homes in the plans. He wondered if there was anything that could be done to
reduce their size and impact. He thought that requiring the private open space on Lots 1, 2, 4 & 7
to be common open space was a good idea. He suggested limiting accessory buildings between
the ridgeline and the house footprint for Lots 8, 9, 10 & 12. He agreed with Councilmember
DRAFT
Town Council Minutes #xx -2012 February 15, 2012 Page 8
Fredericks about allowing attached secondary dwelling units only. He asked that taller retaining
walls be clad with a stone surface.
Mayor Fraser praised the applicants for their hard work and the community for its input. He said
that flexibility and compromise was required in the review of such a large-scale project with
long-tenn impacts for the community. He applauded Dr. Kao for setting a high standard and for
creating the character and feel of the project. He said this resulted in a thoughtful design on a
constrained site.
Mayor Fraser asked for clarification on certain outstanding issues, such as the distance between
the house and accessory buildings on Lot 12, and the creation of contiguous private and public
open space on Lots 1, 2, 4 & 7, as recommended by the Planning Commission. He also said that
there should be stringent guidelines to mitigate the impacts of construction on the surrounding
area, such as disallowing parking on Paradise Drive during the construction. He said that he was
not troubled by the overall house sizes.
Planning Manager Watrous summarized the points made during the Council's discussion that
had resulted in a consensus of opinion. These items would be incorporated into the draft
resolution approving the precise development plan:
--On Lots 8 through 12, no major accessory buildings, including pools, buildings and garages,
between the ridgeline and the extended line of the house footprints
--On Lot 12, no accessory buildings, including garages, permitted in the residential use area west
of the ridgeline
--No construction parking or staging on Paradise Drive
--No additional basement area
--No additional FAR for second units and second units to be attached only, not separate from
main house
--approve Attorney Hurd's letter proposal to allow construction drawings to be submitted in 90
days instead of 30, due to their complexity
--revise ridgeline No. 5 to correct error on plans
--the existing driveway entrance may continue to provide access to Lot 1
--extend the allowable construction time to 3 years instead of two for the subdivision
improvements.
MOTION: To adopt resolution of findings pursuant to CEQA, as written.
Moved: O'Donnell, seconded by Doyle
Vote: AYES: Unanimous
MOTION: To adopt resolution approving the Precise Development Plan and Mitigation
Monitoring Plan, as amended above.
Moved: O'Donnell, seconded by Doyle
Vote: AYES: Unanimous
DRAFT
Town Council Minutes #xx -2012 February 15, 2012 Page 9
MOTION: To read ordinance by title only.
Moved: O'Donnell, seconded by Fredericks
Vote: AYES: Unanimous
Mayor Fraser read, "An ordinance of the Town Council of the Town of Tiburon prezoning
unincorporated territory (Soda Property) in the Paradise Drive portion of the Tiburon Planning
Area (Assessor Parcel Number 039-301-01)."
MOTION: To pass second reading and adopt the ordinance.
Moved: O'Donnell, seconded by Collins
Vote: AYES: Collins, Doyle, Fraser, Fredericks, O'Donnell
TOWN COUNCIL REPORTS
Mayor Fraser reported on the progress of the Ned's Way subcommittee. He also noted that the
idea of appointing a Councilmember for both Belvedere and Tiburon to the Jt. Recreation
Committee was being contemplated. Town Manager Curran said that this issue would be brought
to the entire Council in future for its consideration.
Councilmember Fredericks gave the Council an overview of the Sustainable Communities Strategies
and how this regional planning process was intertwined with housing quotas (RHNA numbers), as
well as future transportation funding, pursuant to AB 32.
TOWN MANAGER'S REPORT
None.
WEEKLY DIGESTS
• Town Council Weekly Digests - February 3, 2012
• Town Council Weekly Digest - February 10, 2012
ADJOURNMENT
There being no further business before the Town Council of the Town of Tiburon, Mayor Fraser
adjourned the meeting at 10:44 p.m.
JIM FRASER, MAYOR
DRAFT
Town Council Minutes #xx -2012 February 15, 2012 Page 10
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
DRAFT
Town Council Minutes #xx -2012 Februari 15, 2012 Page 11
c
TOWN OF TIBURON
fM
1505 Tiburon Boulevard
Tiburon, CA 94920
MEMORANDUM
Date: March 8, 2012
To: Mayor and Town Council
From: Peggy Curran, Town Manager~4\
Subject: Summary of March 2, 2012 Council-Staff Retreat
On the morning of March 2, 2012, the Town Council and staff met for a retreat at The Lodge in
Tiburon to review progress on current objectives, discuss the state of the Town's budget reserves
and provide direction for the upcoming fiscal year. Staff present were the Town Manager, Town
Attorney, Director of Public Works, Police Chief and Captain, Community Development Director
and Planning Manager, Director of Administrative Services, Town Clerk and IT Coordinator. No
members of the public attended. The agenda is attached to this memorandum (Exhibit A).
Mayor Fraser kicked off the day with introductory remarks and a review of the agenda. He
described the retreat as a special opportunity for the Council and staff to communicate and
encouraged all present to speak up and join in the conversation.
Manager Curran briefly reviewed completed projects (Exhibit B) since the last retreat.
Review of Reserves
Administrative Services Director Heidi Bigall led a review of the budget reserves, walking the
group through each category of reserves and its purpose. Director Bigall distribpted a copy of her
Powerpoint presentation, which described reserves and charted their history. There was a
discussion of whether the Town's 25% minimum "rainy day" fund was adequate; there was no
consensus for change but some sentiment expressed that perhaps it should be higher. The
Powerpoint presentation included comparative minimum reserves in other Marin cities. Only
Belvedere has a higher reserve at 50%. Some other Marin cities have 25%, some less, and some
are under-funded despite a "minimum" policy being in place. The Government Finance Officers
Association recommends a minimum of 15% reserve. It was noted that historically the Town was
able to grow reserves with operating budget surpluses, sometimes by as much as $1,000,000 each
year, but that this had not been the case since the 2008 economic downturn.
Five Year Capital Planning Projections
Public Works Director Nick Nguyen walked the group through the capital budget projected out
over a five year period. It includes two previously budgeted large items, Ned's Way and the
Lyford Parking Lot, and otherwise is dominated by infrastructure activities, with the goal of
maintaining the Town's Pavement Condition Index above 70 and following through on the
drainage master plan's recommendations. The Council discussed possible additional projects
including round-abouts at Beach Road and Mar West, partial funding of a median improvement
project, a community center (although the parameters of such a hypothetical project remained
undefined), anticipating some capital needs for follow-through on downtown recommendations, a
the need for eventual repair or replacement of the Corporation Yard. All Councilmembers except
Fredericks (who has already done this) requested staff set up an opportunity for them to walk
through the Corp Yard sometime soon. Vice Mayor O'Donnell thought a McKegney Green
overhaul might be appropriate as the field, despite its beauty, is in poor condition for soccer
playing. He also requested that undergrounding utilities along Blackie's Pasture be on the
Town's longer-term capital improvement list.
There appeared to be consensus for the Town to be a partial funder of the median improvement
project (which would need to return to the Town Council with specifics), although some thought
it not a high priority and that future maintenance costs needed to be taken into consideration.
There was also general agreement that some Tiburon Boulevard capacity improvements from the
Town's Circulation Element should be considered for inclusion on the five-year capital
improvement list.
Everyone agreed Mar West is the "gateway" to downtown; Councilmember Doyle identified it as
an appropriate site for a welcome sign. This engendered a discussion on signage in general.
Manager Curran noted there is funding for peninsula-wide way-finding signage in this year's
budget, but it is awaiting the outcome of the Marketing and Communications Task Force's efforts
to make sure it is consistent with that direction. Everyone seemed to feel it should be easier and
clearer for cyclists to find their way from Hwy 101 to downtown Tiburon and to use and stay on
the Multi-Use Path when in Town. Chief Mike Cronin and Director Nguyen agreed to pursue
some short-term signs at Blackie's Pasture (onto the MUP), Greenwood Beach Road and near the
Seminary exit off 101.
Councilmember Fredericks cautioned that beautification projects are great but the Town should
not lose sight of the important purpose of serving community needs, especially those of our
growing senior population, including transportation needs, perhaps through a summit on the topic
with interested parties. Mayor Fraser commented that a community center is a "dream", perhaps,
but no one wants to remove it from the list of future possible projects. Councillnember Collins
asked if affordable housing was being taken into consideration; the staff noted that it was not on
the capital list due to its unique funding sources. All appeared to agree the Town should continue
to seek affordable housing opportunities.
Manager Curran pointed out that capital planning will come more sharply into focus in the
upcoming months as Council will have determined whether it is proceeding with Ned's Way and
the Lyford Parking Lot and may have identified specific downtown projects by that time.
Council agreed it would like to have another capital budget session later in the calendar year,
perhaps at a mini-retreat or as part of a regular Council meeting.
Review of Pending Projects
Manager Curran reviewed a list of upcoming projects (Exhibit C) that are above and beyond
staff's daily duties with permits, public safety, parks and street maintenance and so forth. In
addition to the capital projects (and objectives, like finding appropriate housing sites) mentioned
above, Councilmember Fredericks asked that the creation of a community garden be on the
Town's list; she suggested interested parties work with the Parks, Open Space and Trails
Commission (POST) to determine if there are any appropriate sites available and, if so, how such
a garden might function. There was also a brief discussion regarding newsrack standards; the
consensus of the Council was for staff to proceed with the development of standards and bring
the item to the Council once drafted.
The group broke for a social lunch in the restaurant at 12:15 p.m., and reconvened at about 1:15
p.m.
Website Overhaul
Mayor Fraser introduced this item, explaining that delay in implementation was due to awaiting
the outcome of the Marketing and Communications Task Force. He expressed his enthusiasm for
the work IT Coordinator Chad Monterichard has done to bring a whole new look and feel to the
website in a manner that would work for visitors and residents. Coordinator Monterichard took
the group through a presentation of the website, noting how it is navigated and designed to drive
Google traffic to the site. It was suggested that the profiles for Councilmembers include their
board and committee assignments. Councilmember Fredericks asked that research on the muni
code be made easier, and asked if staff reports could be accessible individually rather than
lumped together as one PDF scanned file. It was asked whether it might be possible to click on
an agenda item and directly link to the staff report. Everyone expressed enthusiasm for the
potential of the new website both as a tool for residents and potential visitors.
Caltrans Relinquishment
Manager Curran and Director Nguyen walked the group through a possible scenario in which the
Town would take ownership of the stretch of Tiburon Boulevard (Caltrans Right-of-Way) from
Lyford Drive to Paradise Drive. They described that doing so would allow the Town to control
all changes within the ROW and not have to seek Caltrans approval and encroachment permits
for every modification small or large. The Lyford Parking Lot was offered as an example that
has taken a great deal of staff time to negotiate. Ownership would mean the Town would gain
land use control, but also incur costs of maintenance such as periodic paving, storm drain
maintenance (which Caltrans does not currently do) and so forth. Staff noted the process can take
about eighteen months as it is managed by Caltrans and requires legislation to aviend the
Highway Code.
Council asked that this item be brought back to the Town Council with a full analysis of all
implications including ADA compliance, liability, flood consideration, and future costs as well as
benefits ownership might confer. They also asked staff to determine the "point of no return" in
the lengthy relinquishment process were the Town to commence it with a letter of intention to get
the process started.
Business License Tax
Director Bigall went through a Powerpoint presentation on the Town's business license tax
detailing receipts, comparative rates with other municipalities and so forth. Vice Mayor
O'Donnell said his concern was solely about home-based businesses and whether it was
reasonable for the Town to have what amounted to an "income tax" on them. Staff noted the tax
exists for the purpose of raising general revenue, with those earning more paying more. Vice
{ r
Mayor O'Donnell characterized the Town's tax as an "old school model" that does not
adequately reflect the changing nature of business in our technological age. Councilmember
Fredericks opined it is precisely because of the trend toward more home-based internet businesses
that the Town should not compromise its ability to tax this business activity. Attorney Danforth
pointed out the Town is able to reduce this tax, but would not be able to re-raise it in the future
without a two-thirds vote of the electorate.
Vice Mayor O'Donnell requested that the item return to Council for further consideration. With
Councilmember Collins noting he did not necessarily agree with Vice Mayor O'Donnell but
wanted him to have the opportunity to make his case, the straw poll resulted in 3-2 support
(Fredericks and Fraser disagreeing) to bring the item back for further review.
Downtown Vibrancy Report
Mayor Fraser summarized the work of the Ad Hoc Downtown Committee (Vice Mayor Fraser
and Councilmember Collins) to date, noting that a report was issued after extensive public
outreach and its recommendations are being pursued. He described his and Councilmember
Collins' enthusiasm and appreciation for the work of the Marketing and Communications Task
Force, and that their work should be coming to a conclusion in the next few months.
Councilmember Collins described how the M&C Task Force was trying to create a brand
expression that captures how one feels when in Tiburon. It was noted the website will be the
main tool for marketing outreach. Manager Curran said the preparation of a Circulation and
Parking Study, another recommendation of last year's report, is underway and should be
completed and its findings reported to the Town Council soon.
Report on Regional Authorities
Mayor Fraser asked if the Councilmembers wished to offer any updates. Vice Mayor O'Donnell
said the Richardson's Bay Regional Agency (RBRA) was struggling with the issue of trying to
establish a mooring field and also remove unoccupied "anchor outs", which damage sensitive eel
grass and potentially pollute the bay. He said new Supervisor Sears was very engaged in these
activities.
Councilmember Collins updated the group on the activities of Marin Energy Authority (MEA)
noting they now have 15,000 customers, and will soon add 85,000 more. All jVrisdictions in
Marin are on board, and the power MEA is offering is now 50% renewable, which is higher than
originally estimated.
Councilmember Fredericks said the Transportation Authority of Marin (TAM) is willing to come
to individual cities and town to explain its Sustainable Communities Strategy. She also noted the
Golden Gate Bridge 75th anniversary celebration is coming up and that guided tours of the GG
National Recreation Area will be provided.
Mayor Fraser reported that the Marin Telecommunications Agency (MTA) had threatened
Comcast with a lawsuit over franchise fees and that the parties were now in discussion.
Council Comments
In concluding the meeting, Council generously expressed its support for the staff and the level of
service they provide to the community. Councilmember Fredericks complimented the front
.4 of
counter staff and said they do a great job; she was also complimentary of her colleagues Fraser
and Collins in their downtown efforts. Vice Mayor O'Donnell said staff does a great job in
dealing with the public, especially the planning staff, noting they "keep a cool head" even when
conditions are trying. Councilmember Collins said Town Hall is all is a model of civility, a
sentiment seconded by Councilmember Fredericks. Planning Manager Watrous thought it a great
reflection on the Town that the Council was able to vote unanimously to support the major Alta
Robles project in the end even though there were differences of opinion about many of the
particulars. Mayor Fraser complimented staff on how it helps boards, commissions and the
Council in coming around to clarity at the end of a long deliberation.
Staff thanked the Council for its support and leadership. The Town Manager expressed gratitude
for the Town Council creating the context for the organization to thrive, and particularly thanked
them for the generosity with their time in serving on committees and always being available to
staff.
Adjournment
The meeting adjourned at 4:00 p.m.
JIM FRASER, MAYOR
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
. TowN OF TIBURON 64
14.
,
To COUNCIL - STAFF RETREAT
F
t
Special Town Council Meeting
The Lodge at Tiburon Chart Room ■ 1651. Tiburon Boulevard, Tiburon CA 94920
March 2, 2012, 9:00 a.m. to 4:00 p.m. (with lunch break)
AGENDA
A.ll times on agenda, and order of items on agenda, are approximate and subject to change.
8:30
Coffee and continental breakfast
9.00
CALL TO ORDER AND ROLL CALL
9:00
Oral Communications
Mayor Fraser
9:05
Introduction, Review of Agenda and Time Allocations
Mayor Fraser
9:15
Overview of Prior Year, Completed Projects
Town Manager
9:30
Review of Reserves
Admin. Services Dir.
• Presentation of reserves in budget, reserve policy
Town Manager
9:50
Short Break
10:00
Five-Year Capital Planning Exercise
Town Council
• Prioritization of capital items over a five-year horizon
Staff
11:00
Review of Pending Projects and Goal and Priority Setting Town Manager
• What does the Council wish to accomplish (or commence, if multi- Town Council
year goal) over the next year? Staff
12:00
RECESS FOR LUNCH
1:00
Review of New Website Structure
IT Coordinator
1:30
Caltrans "Relinquishment" of Tiburon Boulevard from
Public Works Director
Lyford Drive (or Mar West Street) to Paradise Drive
Town Manager
• Advantages and costs
2:00
Business License Taxes
Admin: Services Dir.
• Review of current tax structure, regional comparison
Planning Manager
2:20
Update on Downtown Vibrancy Project
Mayor Fraser
• Brief overview of process to date
Councilmember Collins
2:30
Reports on Regional Board Assignments
Town Council
2:50
Short Break
3:00
How Are We Doing?
Town Council
• What is going well?
• What could we be doing better?
3:30
Blackie's Pasture / McKegney Green (time permitting)
Town Clerk
• Do we need a use policy for events? Send to POST?
Police Captain
3:40
Fire Sprinkler Policy (time permitting)
Town Attorney
• Does the Town wish to alter the requirements for remodels?
Building Official
3:50
News Rack Ordinance (time permitting)
Comm. Dev. Director
• Does the Town wish to regulate news racks?
4:00
ADJOURt1!
~JC~i 1E
Town of Tiburon
Town-Council Retreat
March 2, 2012
Projects completed since last retreat:
• Smoking Ordinance adopted
Pavement Condition Index (PCI) at 73 (met goal of 68)
• Bid, awarded and launched Del Mar undergrounding
• Pension side funds paid off
• Housing Element Update adopted
• Recreation Needs Assessment completed
• Mill Valley Refuse Contract approved, new franchise fee on debris boxes
• Blackie's Pasture restrooms installed
• Final design and bidding of Ned's Way project (awaiting Council decision)
• Final design of Lyford Parking Lot (awaiting Council decision to go out to bid)
• Trestle Glen repaving completed
• Extensive downtown vibrancy community workshops conducted
• Downtown report with recommendations issued
• Resolved Lowenberg case
• Agreement with Housing Authority to protect RDA housing funds
• Library Expansion - zoning and environmental work completed
• Alta Robles - Precise Development Plan adopted
• Trestle Glen Circle Precise Development Plan adopted
• Building Code Appeals Board created
• Climate Action Plan adopted
• New signage at Blackie's Pasture and The Cove installed
~XA C
Town of Tiburon
Town-Council Retreat
March 2, 2012
Special Projects for the Coming Year (through spring of 2013)
(Ongoing and possible new projects)
Downtown
• Downtown Circulation and Parking Study recommendations and implementation
• Downtown Marketing and Communications Task Force recommendations and implementation
• Information Station fabrication and installation
• Downtown Restroom improvements
• Caltrans relinquishment process (pending Council direction)
Capital Projects
• Complete Town's portion of Del Mar undergrounding project
• Build Ned's Way project (pending Council decision)
• Bid and build Lyford Parking Lot (pending Council decision)
• Tiburon Boulevard median improvements - create joint approach with Belvedere, peninsula
foundations, median committee for funding; build if funding materializes (pending Council
decision)
• Replace Blackie's Pasture railings
• Upgrade landscaping along Blackie's Pasture frontage
• Design and complete ADA improvements to Town Hall
• Design, fabricate and install peninsula way-finding signage
~r
Policies, Plans, Ordinances, Other
Angel Island fire protection contract (yes, we have a draft from Cal Fire!)
Martha development (county expected to act in late 2013)
• Newsrack ordinance (pending Council direction)
Resolution of trail connection on Hacienda
Construction and demolition ordinance
Zoning ordinance amendments on multiple topics
• Launch new website, develop web content (organization-wide goal)
Sprinkler-related building code amendment (pending Council direction)
0 Labor negotiations
TOWN COUNCIL
MINUTES
CALL TO ORDER
Mayor Fraser called the regular me ting of the Tiburon Town Council to order at 7:30 p.m.
on Wednesday' ,March 7, 2012, in own Council Chambers, 1505 Tiburon Boulevard, Tiburon,
California.
ROLL CALL
PRESENT: COUNCILMEMBERS:
PRESENT: EX OFFICIO:
Collins, Doyle, Fraser, Fredericks, O'Donnell
Town Manager Curran, Town Attorney Danforth,
Director of Community Development Anderson,
Planning Manager Watrous, Director of Public
Works/Town Engineer Nguyen, Police Chief
Cronin, Town Clerk Crane Iacopi
INTERVIEWS FOR TOWN BOARDS, COMMISSIONS & COMMITTEES - (7:15 p.m.)
Heritage & Arts Commission - Two vacancies
• Suanne Bassett, 27 Barbaree Lane
Application withdrawn prior to meeting.
CLOSED SESSION ANNOUNCEMENT, IF ANY
Mayor Fraser said there was no closed session.
ORAL COMMUNICATIONS
Brian McLaren, McLaren Roofing Company, described several incidents on projects where he
had a difference of opinion with the Town's Building Official, Fred Lustenberger. He said he had
incurred damages as a result of direction given by the Building Official at one property, and had
been fined for not having a building permit at another, even though he had attempted to pick up
the permit at Town Hall. He provided a hand-out to the Council detailing the particular issues.
McLaren asked the Council to address these issues and to reimburse him for damages and the
fees for not having a permit.
Mayor Fraser said that because the item was not on the agenda, the Council could not comment.
However, he said the Town had recently formed a Building Code Appeals Board to address
DRAFT
cil Minutes #xx -2012 Match 7, 2012 Page I
contested decisions of the Building Official. He also asked Mr. McLaren to work with the
Director of Community Development to help resolve the matter.
Local architect Miles Berger also spoke. He said that the Building Official had recently made
changes to a 20-year old policy that resulted in a simpler and better way to do things [allow
horizontal railings] which would save local residents money on their building projects.
CONSENT CALENDAR
1. Fair Housing Month - Proclamation in support of April 2012 Fair Housing Month (Town
- Clerk Crane Iacopi)
2. Local Hazard Mitigation Plan (LHMP) - Adopt resolution adopting ABAG's updated
Taming Natural Disasters multi juri sdiction LHMP and the updated Town annex as the
Town's Local Hazard Mitigation Plan (Associate Planner Tyler)
3. Public Pedestrian Easement at 1600 Mar West Street - Adopt resolutions abandoning
and accepting realigned public pedestrian access easement over a portion of the Tiburon
Peninsula Club property located at 1600 Mar West Street; AP Nos. 058-171-17 and 058-
171-76 (Director of Community Development Anderson)
4. Martha Company MOU - Approve extension of Memorandum of Understanding with
Martha Company (Town Attorney Danforth)
Town Manager Curran asked that Item No. 4 be put over to the next meeting to allow time for
staff to answer some questions raised by a resident. She said the item was not urgent so delay
would not affect it.
MOTION: To adopt Consent Calendar Item Nos. 1 through 3, as written, and to continue
Item No. 4 to the March 21 meeting.
Moved: Collins, seconded by Fredericks
Vote: AYES: Unanimous "
ACTION ITEMS
1. Ned's Way Recreation Building - Consider award of contract for construction of
recreation facility located at 600 Ned's Way (Director of Public Works/Town Engineer
Nguyen)
Mayor Fraser led the discussion by stating that the Joint Recreation Department was a prized
asset of the town since 1975, now under the capable direction of Director Cathleen Andreucci.
He said that the school district had run out of space and had asked the department to seek
alternative locations for its after-school programs. He said the Town Council had formed a
DRAFT
Town Council Minutes #xa -2012 March 7, 2012 Page 2
subcommittee to undertake the search on behalf of Jt. Recreation which had resulted in a plan for
a building at Ned's Way, within walking distance of Reed School. The Mayor noted that while
the costs had increased dramatically on the project during the development process resulting in
questions about proceeding with it, he said that the Council remained unchanged in its support of
the Jt. Recreation Department.
Mayor Fraser recommended that the Council hear the report on the project tonight but defer
taking action on the Ned's Way project to a future meeting.
Councilmember Doyle recused himself and left the room. He noted that he lived within 500 feet
of the proposed project and therefore could not legally vote on it.
Town Manager Curran gave the report. She said the Ned's Way project was originally conceived
as a solution to the lack of classroom space for after-school programs at Reed School. She briefly
summarized the history of the project and noted how the costs had continued to escalate as the
extent of the engineering work to stabilize the building site had become clear. She said that the
Council had directed staff to rework the project after the initial bid came in at $2.2 million,
which would have brought the total close to $3 million once contingency and other add ional
expenses were taken into consideration. Staff did so, and subsequent bids had come in lower but
still above the amount appropriated by Council. She noted Council had approved an Agreement
with the City of Belvedere for an annual capital contribution. Nevertheless, the cost of the project
remained high, at $2.4 million. She said the Town had appropriated $1,550,000 but would need
an additional $714,000 if it awarded the contract and moved forward with the project.
Because of these costs, the Town Manager agreed with the Council sub-committee on the
appropriateness of weighing the costs before moving forward. She said that while approving the
project would give a boost to the Jt. Recreation Department in allowing it to expand and increase
its activities, as well as continue to provide after-school programs within walking distance of
Reed School, the drawbacks were also clear in that it was a very expensive investment. She said
that the question was one really of whether the expense outweighed the problems it would solve.
She said that staff, anticipating the difficulty of the decision, asked the bidder for a six-week
extension; the contractor agreed. She also noted that in recent discussion with 4chool
administrators they were now more open than they had been in the previous two years to possible
alternative approaches to solving the problem.
Finally, the Town Manager thanked architect Miles Berger for his pro bono work and elegant
design of the project, as well as the hard work of Town Engineer Nick Nguyen, and the Jt.
Recreation Staff and Board, and the Council subcommittee, Mayor Fraser and Vice Mayor
O'Donnell.
Councilmember Collins asked for the estimated cost of the project when the agreement had been
reached with the City of Belvedere. Town Manager Curran noted that at that time, the cost of the
project had been estimated at $950,000 and that Belvedere's [annual] share was $30,000.
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 3
Long-time Jt. Recreation Committee member Jerry Riessen spoke. He reviewed the success of
the department, noting the amount and type of programming was extremely favorable given a
community of this size and with such a small staff, compared to other recreation programs in
Marin and throughout the State.
Riessen said that all that was needed was a single classroom within walking distance of Reed
School for programming between 12:30 and 6 p.m. He said that while the school's constraints
were real (due to increased enrollment), which had led to department being "kicked out," he also
noted that the after-school programs were part of the school's success. He said the loss of these
programs would be a loss to kids and a wound to the overall programming. He said it would be
difficult to hire staff unless these programs were continued due to the number of hours they
entailed.
As for costs associated with the project, Riessen said that the Town Manager could confirm that
in communities such as Sausalito and Mill Valley, the local municipalities subsidized at least a
third of the recreation program activities.
Riessen concluded his comments by stating that the Ned's Way site would afford the department
a great site to grow its programs and provide a service to the community as a whole. He said that
he respected the Mayor's desire to continue the matter, but he asked that some closure be brought
to the Ned's Way project soon.
Mayor Fraser opened the item to public comment.
Resident Margot Geitheim said she liked the programs offered by Jt. Recreation but did not like
the Higgins' tennis program. She asked for programming more in line with the affordability of
other Jt. Recreation offerings.
Architect Berger asked and answered the question of how the cost of the project had gotten so
high so fast. He said that the industry wisdom is that the "dirt" accounts for a third of the cost of
a project. In this case, however, Berger said that it was considerably higher because the site
consisted of a "pile of dirt" with no utilities that needed complete reengineerint. He said the cost
of performing this work came to more than the price of constructing the building. He said that is
why the Council was looking at other options and was trying to do the very best it could in
managing the Town's resources.
Mayor Fraser asked for a report from the Ned's Way Council subcommittee (the Mayor and Vice
Mayor).
Vice Mayor O'Donnell said that this was the most difficult issue he had worked on in two years
on the Council. He said that he had been involved in every single aspect of the development of
the Ned's Way project and search for a location for the after-school programs. However, he said
that he concurred with the Mayor's recommendation to pause before proceeding.
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 4
The Vice Mayor described his concerns. First of all, he described the process of "chasing"
escalating costs, which he felt were out of control. He explained how the committee had
recommended hiring a professional cost estimator after the first bid came in over budget; he said
that even utilizing this service, the second round of bids remained high.
O'Donnell said his second concern was the lack of access to the proposed site. He said that a path
between the school property and the Ned's Way site would have to cross the Chandler's Gate
property and the property owners had rejected the Town's request for an easement over their
property. He said he found this to be especially troubling given that the land had been dedicated
by the Town for senior housing. In addition, he said the Town had offered to pay for additional
landscaping and screening, to no avail. O'Donnell said that the Town had also looked at an
easement over the AT&T property but was similarly rejected. He said this resulted in a longer,
more difficult route that children would have to take to reach the site of their after-school
programs.
Thirdly, Vice Mayor O'Donnell said that in his opinion a Recreation/Community Center should
be in a central location. He noted the steepness of the hill to access the Ned's Way site and said
that very few seniors, and possibly others, could walk up that hill, and it would only be accessible
by car for many users.
Because of these concerns, O'Donnell said the subcommittee had decided to explore other
options. He said they had met with the Reed School Superintendent to discuss the current
overcrowding and other issues. He said that he was unable to say any more about the school's
internal discussions at this point.
Vice Mayor O'Donnell said that he supported the Jt. Recreation programs and he thanked Miles
Berger for his time and effort on the project. He said that at $1 million, the project would have
been a "no brainer," however, at $2.4 million he said it was not as easy to decide to move
forward. He recommended taking a pause to look at other options, as well as to re-open the
discussion of costs with the City of Belvedere, before making a final decision.
Mayor Fraser added his comments. He said that he was also the Council lialsoA to the Jt.
Recreation Committee. He said he had attended every committee meeting.
Mayor Fraser said that Vice Mayor O'Donnell had accurately articulated the actions and thinking
of the subcommittee with regard to the Ned's Way project. He said that it was the "right thing to
do for the kids and the community" and while the obstacles were not insurmountable, he said it
would be wise to do some more research at this juncture. He said the subcommittee had knocked
on every door in exploring potential sites, and that he would be willing to do so again, if
necessary.
Mayor Fraser also noted that the City of Belvedere had been a partner in this process all along,
but that it would be necessary to revisit the terms of the use agreement since the project had risen
two and a half times in cost since the agreement was signed. The Mayor put the cost in context
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 5
by stating that it was the single most expensive project ever undertaken by the Town, other than
the building of the Town Hall. He asked "our friends in Belvedere" to dig into their pockets and
see if they could help with the project that was a benefit for the entire [Tiburon Peninsula]
community.
Councilmember Fredericks said this was the first "stab" at a new recreation center that had been
taken by the Council during her 11-year tenure. She said that the after-school programs were a
linchpin and that the entire program needed a home. She said that a recreation center was needed
for kids as well as for adults. She put the costs in perspective, noting there were other capital
projects being considered by the Council, such as parking improvements to Lyford Drive that
would cost between $300,000 and $1,000,000.
Fredericks said there were limitations to finding an appropriate site for a recreation building. She
said there was a paucity of flat, town-owned land that might be used for this purpose. She said it
was envisioned that there could be some return on investment with the revenue-generating
programs and possibilities of this 4,800 square foot [Ned's Way] recreation center. She said that
the Council could move forward with the project, as stated, and/or make a commitment to
finance a center in another location, or obtain a long-term commitment from the school district.
Overall, Fredericks said this was a chance to do something good for both kids and the community
and if it turned out there was a cheaper way to go, she said she would support it.
Councilmember Collins said that the fourth rule of real estate in addition to "location, location,
location" was "location".. He said that he supported the Jt. Recreation programs but that this site
was not the site for a bona fide community center. He said that another possibility might be to
consider selling the site and using the proceeds to fund the construction of a community center
elsewhere. He expressed concern, however, about being able to accomplish all this in six weeks.
Councilmember Fredericks commented that she had followed the development of the Mill Valley
Community Center that was built on flat land, without much parking. She said that in Tiburon,
there might have to be satellite locations such as a cultural center at the Library,, after-school
programs at Ned's Way, and the like because of the constraints on one location. She said that
after 11 years on the Council, she had reservations about the viability of a singfe site for a
community center.
MOTION: To "pause" in order to explore other sites and options, and continue the item to
the April 18 meeting.
Moved: O'Donnell, seconded by Fredericks
Vote: AYES: Collins, Fraser, Fredericks, O'Donnell
RECUSED: Doyle
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 6
PUBLIC HEARINGS
Appeals of Sign Permit Approval at 1599 Tiburon Boulevard - Consider appeals of sign
permit approval for the installation of signs for a Drug Store and Pharmacy at 1599 Tiburon
Boulevard (Planning Manager Watrous)
• Zelinsky Properties, LLC, Owner; Josh Eisenhut /Armstrong Development Properties, Inc.,
Applicants/Appellants
• Appellants Against the CVS Beach Road Sign, Appellants
• Assessor's Parcel Nos. 058-171-89 and a portion of 058-171-88
Planning Manager Watrous gave the report which detailed the history of the review by the
Design Review Board and issues raised by both appellants.
Marcia McGovern, representing the first appellant (CVS Appellants again a Beach Road Sign)
said she was a taxpayer on the peninsula and paid taxes for the Tiburon Open Space and school
district. Ms. McGovern gave a powerpoint presentation.
In her presentation, Ms. McGovern said the CVS CUP hearing was directly related to the
situation tonight. She said the trees that had screened the [CVS] building from view had been
removed making the lighting of the building more be visible. She showed a slide that showed the
interior of the store lit and visible at night.
Ms. McGovern said that the unbroken expanse of the 18,000 square foot building dominated the
views from Tiburon, Belvedere, and Corinthian Island. She said there was nothing "small-town
like" or charming about it. She contended that the replacement trees would not ameliorate the
problem.
Ms. McGovern said that local residents were protective of the small-town character of where
they lived. She said that CVS was in violation of the Town's General Plan, Zoning Ordinance,
Tree Ordinance and Downtown Design Guidelines Handbook. She said this and the Ninth Circuit
Court of Appeals ruling gave the Town Council the power to reject the sign application of CVS
and overturn its appeal.
Ms. McGovern said the petitions that had been signed against the site changes and signage
represented the most opposition ever to an application. She said that 90 letters had been sent to
the Design Review Board and Town Council regarding the "greening" issue and 281 letters had
been sent regarding the sign (opposing the color and lighting) and against a sign at the corner of
Beach Road. McGovern said that the 200 households in Lyford's Cove/Old Tiburon HOA had
registered their opposition, and almost all of the [CVS] surrounding neighbors. She said these
people cared passionately about their community and were depending on the Town Council to
protect their interests.
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 7
Ms. McGovern also said that CVS was an inappropriate choice for the community.
Ms. McGovern reviewed the grounds of the appeal and recommended that the Town Council
overturn the DRB approval of the Beach Road sign; she further recommended that the Council
deny the sign permit and request a revised application that would require white letters and a sign
relocated to the main entry, consideration of a non-logo sign in its entirety, withdrawal of the
previous lighting permit, or to deny the sign permit in its entirety.
Raymond Kong, attorney representing the Appellants Against the CVS Beach Road Sign, said
the intent of the Town's sign ordinance was to preserve, protect and enhance. He said that staff's
analysis was that the ordinance stripped the Town [Council] of its ability to regulate signage in
this instance but he disagreed with this analysis.
Mr. Kong said the hearing was about character and size. He said that while he understood the
Lanham Act for trademark protection, he contended that the Council still had leverage to change
the color of the CVS sign or reduce the size of the sign. He further cited the Tempe case where
the court said that a municipality did not have to allow a trademark [sign] at all.
Councilmember Fredericks asked about the latter point. Town Attorney Danforth said that the
problem with citing Tempe was that it did not apply unless the [Town's] sign ordinance gave a
basis for denial.
Mayor Fraser asked for a presentation from the second appellant.
Bill McDermott, Armstrong Development, Sacramento, appealing on behalf of CVS Pharmacy,
said the project was one that we could be proud of. He said that CVS had come to town and had
worked with Town staff and had modified their application at the Town's behest; he said they
had worked with the Design Review Board and further modified their application, and had finally
submitted a revised sign package for approval.
Mr. McDermott explained why CVS had appealed the DRB decision. He said the halo
illumination was cleaner and more defined. He said that an example of this type of lighting in
town was the Union Bank sign. He said the DRB had preferred gooseneck lighting instead, and
CVS had accepted the recommendation. He also said the size of the sign was reduced and the
drive-through sign was not illuminated. But he said that CVS had disagreed with the DRB choice
of color and materials.
Mr. McDermott said that the staff report was very thorough in detailing the history of signage at
that location. He said there was also a history of red signs in town-Wells Fargo, Bank of
American, Union Bank, and Vogue Cleaners. He said that red was the CVS choice as part of its
identity and trademark. He said that while they did not strongly object to the DRB choice of
wood materials, he said the appellant felt that other materials, such as certain metals and
polymers, were more durable and could be made to look like wood. He said they would like to
use a more durable material other than wood.
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 8
Mayor Fraser opened the hearing to public comment.
1. Bill Lukens, Las Lomas Lane, representing LCOTHOA, said that when presented with
the issue, 13 of 16 boardmembers had voted against a Beach Road sign as distracting and
not village-like in character; also said they supported a grey wood sign per the DRB; said
that while the neighborhood was happy to have a pharmacy, its opinion (with over 400
households) represented a significant portion of the community;
2. Jeff Goddard, Belvedere resident, said he was pleased to hear of cooperation between the
two communities [Jt. Recreation]; said he hoped that a bright red sign like Bell Market
would never be considered again and that the proposed sign would be unbelievably harsh
and unsightly to Belvedere Island; said he thought he could live with gooseneck lighting,
however, asked that his "space" not be invaded with light from a great, big sign;
3. Scott Durkee, Belveron supported the applicant, said he thought red was okay, and that
branding was important; he cited other signs that were well lit, such as Chase Bank,
Wells Fargo, and Bank of America, included the lighted ATMs on Beach Road;
4. Gary Lucas, President of the Tiburon Peninsula Chamber of Commerce, said the
Chamber was fully behind the CVS sign and color selection;
5. Jeannette Carr, came to the podium but was not allowed to comment; as one of the
appellants, she was required to speak during the time allotted for the appellants;
6. Steve Bendinelli, Hawthorne Terrace, said the signage was preposterous and unnecessary;
said he was astonished that the Town would allow a corporation to push their way into
town in this manner; said it was a crazy decision to allow the trees to be cut and that if the
screening had not been removed, the issue might be moot;
7. John Bryant, attorney, Main Street, said there had been confusion with the petitions but
that residents did not want a large, garish sign; but also noted that lots of revisions had
been made already and advised the Council not to risk litigation over this matter;
8. Claude Perasso, Peninsula Road, Belvedere, said that CVS had played by the rules, had
negotiated and made concessions; said not to blame CVS if the law needed to be
changed; said there was a lot of similar signage already in the community that was not out
of line, asked that CVS be allowed to have the signage they were entitled to and "get the
show on the road";
9. Peter Brooks, 50-year resident, said he cared a lot about the town and wanted to preserve
its charm and legacy; said the CVS site was an important location; said"it was not fair to
equate this sign with the Bell Market sign;
10. Jim Bryant, Hilary Drive, said there were corporate rights as well as societal rights; said
that CVS had the right to ask for its signage and bring a store into town so that we would
not have to go all the way out to the highway and leave our carbon footprint to do so;
11. Barbara Meislin, 50-year resident, said that CVS should employ common sense as good
business sense and listen to its customer-base and consider its sensibilities; said that
residents would shop elsewhere if CVS was not responsive to the need to protect our
small town; asked CVS to reconsider the color and boldness of its signage;
12. Carl Hobby, former resident of Westshore Road, raised in the community, said he liked
small, tasteful signs; said that CVS should consider the location and community; that this
was not a destination location, nor a freeway, and that people would be able to find the
store without garish signs;
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 9
13. TJ Campbell Lucas, spoke in support of CVS, said that young people riding their bikes to
town also needed [to read] a sign; said that the community needed a pharmacy with a
drive-up window and that signage was needed so as to not go the wrong way; said that
tourists also needed to know how to find a pharmacy and that it sat at the end of a long
road; said the town needed a CVS and appropriate signage.
Mayor Fraser opened the hearing to rebuttal by the appellants.
Jeannette Carr, speaking on behalf of Appellants Against the CVS Beach Road Sign, said a white
sign [sign with white letters] was better. She asked why a corporation would not want to agree
with what the townspeople wanted; said it would not be to their detriment and that it did not
make any sense to deny the people's desire for a white sign.
Bill McDermott said that the square footage requested by CVS was less than allowed by the
Town; said that both signs would have gooseneck lighting and that the lights would be turned off
when the store closes (as requested by the Town). He said that CVS had been willing to make
revisions at every turn and were looking forward to the opening of the store on April 8.
As a further gesture to working with the community, Mr. McDermott said that CVS would
voluntarily eliminate the Beach Road Sign and ask for only one 30.48 square foot sign and the
2.02 square foot drive-through sign. But he said that they continue to request a red sign made of a
more durable material.
Mayor Fraser closed the public hearing at 9:50 p.m.
Councilmember Fredericks asked some questions about wood-like polymer and metal materials.
The CVS representative said that either one would be acceptable.
Councilmember Doyle asked to confirm his understanding that the sign would have raised metal
letters but no internal lighting, and be indirectly illuminated. This statement was confirmed.
Councilmember Collins said that he had just heard the CVS representative off& to withdraw its
request for the Beach Road sign. He asked if that meant the first appeal was moot. Planning
Manager Watrous said that the first appeal supported the DRB's decision and that the withdrawal
of the Beach Road sign did not fully address their other concerns.
Town Attorney Danforth said asked whether the CVS offer was conditional on the Council's
approving a red sign made of durable material.
Mayor Fraser said that the Council must focus on the first appeal and make findings to support or
deny it.
Councilmember Fredericks asked if this could be characterized as what the DRB approved,
minus the Beach Road sign. Town Attorney Danforth said that if the Council granted the appeal,
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 10
it would overrule only the portion of the DRB decision that approved the Beach Road sign.
Councilmember Collins asked the Town Attorney if the applicant had the right to have a sign on
Beach Road. Town Attorney Danforth replied yes.
Councilmember Collins said he could not support the first appeal because the applicant was
entitled to its sign.
Vice Mayor O'Donnell said that while he loved the idea of a white sign on a grey background, he
said the Town would have to change its sign ordinance in order to change the color of signs. He
noted that the applicant was doing exactly what was asked under the ordinance, and was
following its trademark requirements for a red sign.
With regard to the Ms. McGovern's reference to the tree removal on the site, Vice Mayor
O'Donnell said that those comments were not fair and had nothing to do with the sign issue. He
said that CVS had done a fantastic job and with regard to site work, they had widened the
sidewalk and provided additional free street parking downtown. He said that the trees had been
damaging the sidewalk and roadway. He also rebutted the nature of appellant's remarks about
the building being exposed. He said this was obvious until the landscaping grew in. Overall, he
said the aesthetics of the site were improved and that the applicant had been extremely
accommodating to the Town's requests and had made many accommodations throughout the
process. He said he would vote to deny the first appeal.
Councilmember Fredericks said that 260 emails made it clear that residents were passionate
about the town and preserving its village character. She also said that local property owners had
made improvements to create a more welcoming Main Street and business environment.
Fredericks agreed that Tiburon Boulevard could not be populated entirely with small stores, and
she said the Town's sign ordinance did not give the Council any authority to approve or deny
signage based on color. Fredericks said that she hoped in future, property owners would work
with Town officials to ensure a better way to approve signs. She also said it would be wonderful
if a corporation would acquiesce to some of the townspeople's concerns. But stie concluded that
there was no legal authority to deny the CVS sign application, as presented, and she said she
would vote to deny the first appeal.
Councilmember Doyle called upon his experience as a design professional. He said that if the
sign is not internally illuminated, there would be no light cast uphill. He said this was a big
difference between internal illumination and indirect goose-neck lighting, as required by the
DRB. He said that CVS was entitled to their red and white colors, and he thought that materials
were not really an issue. He said the requested size was the same as or less than previous signs in
that location. He said the lettering on the sign would not stick out and would be less impactful
than feared. He said that CVS could have asked for the maximum but instead was now asking
for a minimum in its willingness to drop the second sign (at Beach Road).
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page I1
Mayor Fraser said that his colleagues on the Council had covered all the points. He agreed that
findings could not be made to grant the first appeal.
MOTION: To direct staff to return to Council with a resolution denying the first appeal
(Appellants Against the CVS Beach Road Sign).
Moved: Collins, seconded by O'Donnell
Vote: AYES: Unanimous
Mayor Fraser moved on to discussion of the second appeal.
Mayor Fraser said that in his opinion, Tiburon was indeed a destination environment, a special,
one-of-a-kind community. He said that everyone cherished the beauty of living here and he
thanked the founding members of the community for their vision and foresight in preserving it so
that we could enjoy it today. He said that the process showed that everyone has a role in
contributing and nurturing the community. He said that residents, merchants, visitors, and key
landowners enable the town to blossom and flourish.
Mayor Fraser especially thanked the Zelinsky family for its time and monetary contributions, and
for its generosity in donating land to the Landmarks Society, the Town and the Library, as well as
many other projects. He said that Zelinsky Properties had convinced CVS Pharmacy to come to
town and that the town was fortunate to have a pharmacy once again. He applauded CVS for its
efforts and said that the corner parcel had never looked better. He complimented CVS for its
choice of colors for the building, for its soft look. He said that it was not easy to do go through
the development process, that the Town had rules and regulations so that it would be better for
future generations. He said that CVS had given up a lot of things they were entitled to and that
even before the Council debated that merits of the appeal, CVS had placed an olive branch on the
table.
Councilmember Fredericks asked for clarification from staff on the options available to the
Council in its review.
Planning Manager Watrous said that a denial of the appeal would mean that tht Council agreed
with the DRB; granting the appeal would mean approving the signs as approved by the DRB, but
with red, aluminum signs; or partially granting appeal could mean modifying in some fashion
what the DRB had approved.
Councilmember Collins asked whether the Council had the legal authority to modify the color or
materials. With regard to color, Town Attorney Danforth said no. She further noted that the only
restriction on materials was that they be durable and of high quality.
Councilmember Collins said that trademarks were important and that corporate policy was
difficult to change. He commented that most tenants in shopping centers did not want anything,
such as trees, blocking their signs. Collins noted that a lot of visitors came to town and might
need to know where a CVS was located.
DRAFT
Town Council Minutes #x--v -2012 March 7, 2012 Page 12
Collins said he agreed with the Mayor's comments regarding the property owner's efforts, as
well as the site work done by CVS. He said that he favored the red sign color and was bound to
approve it. Collins said he was pleased that CVS had withdrawn their application for the Beach
Road sign.
Vice Mayor O'Donnell agreed with these remarks. He said that signs were for two purposes-to
point the way and to advertise. He said the applicant had the right to advertise and he supported
CVS' right to have a sign and to use any durable materials that they saw fit to use.
Councilmember Fredericks said that in reality she preferred what the DRB had approved but that
it was not within the Council's authority to ask for these changes to the sign. She agreed that
CVS had made concessions to meet the Town halfway so she said she would leave it up to CVS
to determine the materials and to use their trademark color. She said that relinquishing the Beach
Road sign was a wonderful gift to the community.
Councilmember Doyle asked a few more questions about the color of the sign background
("minced onion") and reiterated that it would not be a "glowing" sign, just red letters on a
background. He said that while he might have asked for larger replacement trees if he were on
the DRB, he said the trees that had been planted would grow, and that nothing was able to grow
under the previous trees and terrible landscaping. He said the current landscaping would look
much better and CVS would be able to have their trademark sign.
Councilmember Fredericks said that in future she would like to revisit the portion of the
Downtown Design Handbook that stated that deciduous trees were to be planted in the downtown
area.
Mayor Fraser agreed with his colleagues. He added that his personal preference was not a red
sign but said that CVS was entitled to its sign and had demonstrated willingness to compromise
in other areas.
MOTION: To direct staff to return to Council with a resolution partially granting the second
appeal (Armstrong Development), with modified conditions of Approval reflecting
approval of sign Option V, with the elimination of the Beach Road sign, durable
sign materials to be reviewed by staff, gooseneck lighting fixtures for the Tiburon
Boulevard sign and no illumination for the drive-through sign.
Moved: Collins, seconded by Fredericks
Vote: AYES: Unanimous
TOWN COUNCIL REPORTS
None.
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 13
TOWN MANAGER'S REPORT
None.
WEEKLY DIGESTS
• Town Council Weekly Digests - February 17, 2012
• Town Council Weekly Digest - February 24, 2012
• Town Council Weekly Digest - March 2, 2012
ADJOURNMENT
There being no further business before the Town Council of the Town of Tiburon, Mayor Fraser
adjourned the meeting at 10:32 p.m.
JIM FRASER, MAYOR
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
DRAFT
Town Council Minutes #xx -2012 March 7, 2012 Page 14
` TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
To: Mayor and Members of the Town Council
From: Department of Public Works
Town Council Meeting
March 21, 2012
Agenda Item:
Subject: Recommendation To Accept The Trestle Glen Blvd and Paradise Dr. -
2011 Street Improvement Project And Authorize The Filing Of The
Notice Of Completion For The Work
Reviewed By:
BACKGROUND
On August 23, 2011, the Council authorized staff to advertise and seek bids for the construction
of the project. The project was posted and advertised as required by the State of California's
Public Contract Code. In addition to the required advertising notice, the Town sent notices
inviting bids to construction trade publication plan rooms, and bids were opened on September
14, 2011.
The contract was awarded to Team Ghilotti, Inc. on October 5, 2011 in the amount of $473,325,
plus 10 percent for contingency. Work consisted of asphalt concrete grinding and resurfacing,
localized base repair, vegetation removal, handrail repair, drainage culvert replacement, traffic
striping, and other related work.
The work was substantially completed on January 6, 2012, and included five change orders for
unforeseen items in the total amount of $43,690.35. Based on the work performed, material
installed, and total change orders, the final construction project cost is $517,015.35, delivering
the construction project under the awarded budget. Sufficient funds have been programmed in the
FY 2011-12 year to cover the project.
The project ran into minor delays as a result of scope modifications. However, the quality of the
installed work was maintained and complies with the overall specifications.
RECOMMENDATION
Staff recommends that the Town Council:
Move to adopt a resolution accepting this project as complete and authorizing the Director
of Public Works / Town Engineer to execute the Notice of Completion on behalf of the
Town Council, and upon completion of the 35 day period, release the retention funds to
the contractor pending release of any stop notices or Town claims.
Exhibits: Resolution Accepting the Trestle Glen Blvd and Paradise Dr. - 2011 Street
Improvement Project, And Authorizing The Filing Of The Notice Of Completion
For The Work.
Prepared By: Nicholas T. Nguyen, Director of Public Works/Town Engineer
{ ,J I ifs[ R O",
When recorded mail to:
Town of Tiburon
Diane Crane Iacopi, Town Clerk
1505 Tiburon Blvd
Tiburon, CA 94920
SPACE ABOVE THIS LINE FOR RECORDER'S USE
Town of Tiburon
NOTICE OF COMPLETION OF IMPROVEMENT
TO ALL PERSONS WHOM IT MAY CONCERN:
NOTICE IS HEREBY GIVEN for and on behalf of the Town of Tiburon, County of Marin, State of California,
that there has been a cessation of labor upon the work or improvement and that said work or improvement was
completed upon the 6th day of January, 2012, and accepted the 21" day of March, 2012; that the name, address
and nature of the title of the party giving this notice is as follows: The Town of Tiburon, a municipal corporation,
in the County of Marin, State of California, within the boundaries of which said work or improvement was made
upon land owned by said Town and/or over which said Town has an easement; that said work or improvement is
described as follows:
The Trestle Glen Blvd and Paradise Dr. - 2011 Street Improvement Project
and reference is hereby made for a further description thereof to the contract approved for said work or
improvements now on file in the office of the Town Clerk of said Town, and said contract is hereby incorporated
herein by reference thereto; and that the name of the Contractor who contracted to perform said work and make
such improvement is
Team Ghilotti, Inc.
I declare under penalty of perjury that the foregoing is true and correct.
Executed at Tiburon, California, on , 20
TOWN OF TIBURON By:
A Municipal Corporation
Nicholas T. Nguyen, P.E.
Director of Public Works / Town Engineer
1/2
STATE OF CALIFORNIA
COUNTY OF MARIN
On this day of , 20 , before rne, DIANE CRANE IACOPI, Notary Public,
personally appeared Nicholas T. Nguyen, personally known to me (or proved to me on the basis of satisfactory
evidence) to be the person (s) whose name (s) is/are subscribed to the within instrument and acknowledged to me
that he/she/they executed the same in his/her/their authorized capacity (ies), and that by his/her/their signature (s)
on the instrument the person (s), or the entity upon behalf of which the person (s) acted, executed the instrument.
I certify under penalty of perjury under the laws of the State of California that the foregoing paragraph is true and
correct.
WITNESS my hand and official seal.
Signature
DIANE CRANE IACOPI
2/2
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
To:
From:
Subject:
Reviewed By:
BACKGROUND
Mayor and Members of the Town Council
Office of the Town Attorney
Town Council Meeting
March 21, 2012
Agenda Item: r
Recommendation to Approve Extension of the Memorandum of
Understanding with the Martha Company
ANALYSIS OF THE AMENDMENT
On November 12, 2009, the Town and the Martha Company entered into a Memorandum of
Understanding to settle the Martha Company's lawsuit challenging the Town's resolution
prezoning the Martha Company's property ("MOU"). The MOU established upon a process to
develop a 32-unit project on the site. The MOU contemplated that the Martha Company and the
County would enter into a development agreement that substantially conformed to Exhibit 1 to
the Agreement; both parties agreed to support the 32-unit project under certain specified
conditions.
When negotiating the MOU, the parties expected that the Martha Company would submit the
project application promptly and that the County's processing would meet an aggressive timeline.
Accordingly, the MOU originally provided that it would terminate unless the Martha Company
and the County had executed the development agreement for the lower density project on or
before June 30, 2010. The application process fell behind almost immediately and in March
of 2010, the parties agreed to extend the deadline to June 30, 2011. Since that extension, the
project has met with further delays and the County did not release the project's draft
environmental impact report until March of this year. Accordingly, the Martha Company has
requested a second amendment to the MOU, extending the deadline to June 30, 2012.
STAFF RECOMMENDATION
Staff recommends that the Town Council approve the requested amendment to the November
12, 2009 MOU and authorize the Town Manager to sign the amendment on behalf of the Town.
Exhibits: Draft Amendment
Prepared By: Ann R. Danforth, Town Attorney
TOWN OF TIBURON PAGE 1 OF 1
AMENDMENT #3 TO
MEMORANDUM OF UNDERSTANDING
The Memorandum of Understanding entered into the 12th day of November, 2009, by
and between the Town of Tiburon and Martha Co., as amended on March 22, 2010, and June 9,
2011, is hereby amended as follows:
• The termination date shown in Paragraph 10 is changed from June 30, 2012, to
December 31, 2013.
IN WITNESS WHEREOF, the parties hereto have executed this Amendment # 3 to the
Memorandum of Understanding as of the date written below and have initialed the hand-written
changes on the attached Exhibit A.
Date:
TOWN OF TIBURON
By:
Margaret A. Curran
Town Manager
Approved as to Form:
BY:
Ann Danforth, Town Attorney
Date:
MARTHA COMPANY, a Califorpia corporation
By:
Mark E. Reed
Secretary
Approved as to Form:
Hanson Bridgett LLP
By:
Mary K. McEachron, Esq.
4121507.1
To:
From:
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
Mayor and Members of the Town Council
Community Development Department
Town Council Meeting
March 21, 2012
Agenda Item: / "-I- &
Subject: 1599 Tiburon Boulevard; Adoption of Resolutions Regarding Appeals of
Sign Permit Approval for the Installation of Signs for a Drug Store and
Pharmacy; Zelinsky Properties, LLC, Owner; Josh Eisenhut /Armstrong.
Development Properties, Inc., Applicants/Appellants; Appellants Against
the CVS Beach Road Sign, Appellants; File #51110; Assessor's Parcel
Nos. 058-171-89 and a portion of 058-171-88
Reviewed By:;
BACKGROUND
At its meeting of March 7, 2012, the Town Council held a hearing on this item and directed Staff
to return with resolutions reflecting its direction on the two appeals. The Town Council largely
affirmed the Design Review Board's approval of the sign permit, but modified several conditions
of approval.
A draft resolution denying the Appellants Against the CVS Beach Road Sign's appeal of the
Design Review Board's decision is attached as Exhibit 1. A draft resolution partially upholding
the applicants appeal of the Design Review Board's decision is attached as Exhibit 2.
RECOMMENDATION
Adopt the Resolutions.
EXHIBITS
1. Draft Resolution denying Appellants Against the CVS Beach Road Sign appeal.
2. Draft Resolution partially upholding the applicant's appeal and modifying the conditions
of approval.
Prepared By: Daniel M. Watrous, Planning Manager
S: I~dntinislralin~~,Toirn ('ntrnr~l .57u%/ Kehur~s'?Ol?' llurch 21 drgfis'~1599 Tiburon Blvd report.doc
TOWN OF TIBURON PAGE 1 OF 1
RESOLUTION NO. (Draft)-2012
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF
TIBURON DENYING AN APPEAL BY
APPELLANTS AGAINST THE CVS BEACH ROAD SIGN
OF THE DESIGN REVIEW BOARD'S APPROVAL OF A SIGN PERMIT
FOR THE INSTALLATION OF SIGNS FOR A DRUG STORE AND
PHARMACY ON PROPERTY
LOCATED AT 1599 TIBURON BOULEVARD
(ASSESSOR PARCEL NO. 058-171-88)
WHEREAS, on December 15, 2011 the Design Review Board held a public
meeting on a sign permit application (File #51110) filed by Armstrong Development
Properties, Inc. for the installation of signs for a drug store and pharmacy on property at 1599
Tiburon Boulevard; and
WHEREAS, at that meeting, the Design Review Board indicated that the
aluminum materials for the main store sign were inconsistent with the character of
Downtown Tiburon and suggested that the applicant explore a wooden sign, and asked the
applicant to consider replacing the indirect, red halo-lit illumination with a different indirect
lighting system. The Board also encouraged the applicant to submit two different sign
proposals, one which would require a Minor Exception and one that would not require an
exception. The Design Review Board continued the application to the January 19, 2012
meeting; and
WHEREAS, on January 19, 2012, the Design Review Board reviewed six (6)
different options for revised signage for the drug store and pharmacy and conditionally
approved Option V with the following modifications:
• All signs shall utilize wood materials.
• All signs shall utilize white letters on a rectangular, Equestrian Grey
background. a
• Indirect sign illumination shall utilize gooseneck lighting fixtures.
• The sign facing Beach Road shall be reduced in size to 30.48 square feet.
• The drive-through sign shall not be illuminated; and
WHEREAS, the Design Review Board's decision was appealed in a timely
manner by Appellants Against the CVS Beach Road Sign (collectively referred to as
"appellants") on five stated grounds as follows:
Ground #1: The Design Review Board was misinformed regarding its discretion in
reviewing the proposed signage facing Beach Road.
Ground #2: The sign facing Beach Road is inconsistent with the Downtown
Tiburon Design Handbook, which prohibits repetitive signage.
EXHIBIT NO.
Town Council Resolution No. (Draft)-2012 03/21/2012 Page 1 of 3
Ground #3: The approval of the Beach Road sign was a violation of the Brown
Act, as the public did not have an opportunity to object to the proposed
sign.
Ground #4: The submission of the revised Beach Road sign design at the January
19, 2012 Design Review Board meeting created confusion and did not
give the public an opportunity to object to its design.
Ground #5: The staff report presented at the January 19, 2012 Design Review
Board meeting recommended denial of any Beach Road sign and was
not replaced by a revised staff report at the meeting; and
WHEREAS, the project application consists of File #51110, on file with the Town
of Tiburon Community Development Department. The official record for this project
application is hereby incorporated and made part of this resolution. The record includes,
without limitation, the Staff Reports, minutes, application materials, and all comments and
materials received at the public hearings, and
WHEREAS, the Town Council held a public hearing on March 7, 2012, and
considered the application on a de novo basis and, after receiving testimony and reviewing
all evidence in the record, finds as follows with respect to the appellants' stated grounds for
the appeal:
1. The applicant voluntarily withdrew the Beach Road-facing wall sign prior to
the close of the public hearing on the appeal, thus rendering the Design
Review Board's approval of the Beach Road sign moot.
2. The proposed signage is not repetitive in nature; with respect to sign permit
applications, the Town does not require strict conformance to the Downtown
Tiburon Design Handbook, but rather intends that document to be informative
and suggestive.
3. The Design Review Board's process, deliberations and decision were
consistent with the provisions of the Brown Act.
4. The submission of revised plans at the January 19, 2012 Design Review
Board meeting did not impair either the public or the Board's ability to
evaluate the different sign design proposals.
5. The lack of an updated staff report is not a basis for reversing the Design
Review Board's decision; and
6. The appellants have not asserted any other basis for reversing the Design
Review Board's decision; and
EXHIBIT NO.
Town Council Resolution No. (Draft)-2012 03/21/2012 Page 2 of 3
WHEREAS, the Town Council finds that the project is exempt from the
requirements of the California Environmental Quality Act per Section 15311 of the
CEQA Guidelines; and
WHEREAS, the Town Council finds, based upon the application materials
and analysis provided in the December 15, 2011 and January 19, 2012 Design Review
Board Staff Reports, the March 7, 2012 Town Council Staff Report, and the entire record
on appeal, that the project is, on balance, consistent with the goals and objectives of the
Tiburon General Plan and complies with applicable sections of the Tiburon Sign
Ordinance, specifically Section 16A.515 (a), and other applicable regulations.
NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of
Tiburon hereby denies the appeal of Appellants Against the CVS Beach Road Sign of the
Design Review Board's approval of the application (File #51110) for a sign permit for the
installation of signs for a drug store and pharmacy on property at 1599 Tiburon Boulevard.
PASSED AND ADOPTED at a regular meeting of the Town Council on March
215 2012, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
JIM FRASER, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
S: Udministrationl Town CouncillResolutions120121CVS signs deny appeal resolution.doc
EXHIBIT NO.
Town Council Resolution No. (Draft)-2012 03/21/2012 Page 3 of 3
RESOLUTION NO. (Draft)-2012
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF
TIBURON PARTIALLY UPHOLDING AN APPEAL BY
JOSH EISENHUT/ARMSTRONG DEVELOPMENT PROPERTIES, INC.
OF THE DESIGN REVIEW BOARD'S APPROVAL
OF A SIGN PERMIT FOR THE INSTALLATION OF SIGNS FOR A
DRUG STORE AND PHARMACY ON PROPERTY
LOCATED AT 1599 TIBURON BOULEVARD
AND IMPOSING REVISED CONDITIONS OF APPROVAL
(ASSESSOR PARCEL NO. 058-171-88)
WHEREAS, on December 15, 2011 the Design Review Board held a public
meeting on a sign permit application (File #51110) filed by Armstrong Development
Properties, Inc. for the installation of signs for a drug store and pharmacy on property at
1599 Tiburon Boulevard; and
WHEREAS, at that meeting, the Design Review Board indicated that the
aluminum materials for the main store sign were inconsistent with the character of
Downtown Tiburon and suggested that the applicant explore a wooden sign, and asked
the applicant to consider replacing the indirect, red halo-lit illumination with a different
indirect lighting system. The Board also encouraged the applicant to submit two different
sign proposals, one which would require a Minor Exception and one that would not
require an exception. The Design Review Board continued the application to the January
19, 2012 meeting; and
WHEREAS, on January 19, 2012, the Design Review Board reviewed six (6)
different options for revised signage for the drug store and pharmacy and conditionally
approved Option V with the following modifications:
• All signs shall utilize wood materials.
• All signs shall utilize white letters on a rectangular, Equytrian Grey
background.
• Indirect sign illumination shall utilize gooseneck lighting fixtures.
• The sign facing Beach Road shall be reduced in size to 30.48 square
feet.
• The drive-through sign shall not be illuminated; and
WHEREAS, the Design Review Board's decision was appealed in a timely
manner by Josh Eisenhut/Armstrong Development Properties, Inc. (collectively referred
to as "applicant"); and
WHEREAS, the project application consists of File #51110, on file with the
Town of Tiburon Community Development Department. The official record for this
project application is hereby incorporated and made part of this resolution. The record
EXHIBIT NO.- 2
Town Council Resolution No. (Draft)-2012 03/21/2012 Page 1 of 4
includes, without limitation, the Staff Reports, minutes, application materials, and all
comments and materials received at the public hearings, and
WHEREAS, the Town Council held a public hearing on March 7, 2012, and
after receiving testimony and reviewing all evidence in the record, considered the
application on a de novo basis; and
WHEREAS, prior to the close of the public hearing, the applicant agreed to
delete the proposed sign facing Beach Road from the project; and
WHEREAS, the Town Council finds that the project is exempt from the
requirements of the California Environmental Quality Act per Section 15311 of the
CEQA Guidelines; and
WHEREAS, the Town Council finds, based upon the application materials
and analysis provided in the December 15, 2011 and January 19, 2012 Design Review
Board Staff Reports, the March 7, 2012 Town Council Staff Report, and the entire record
on appeal, that the project as conditioned by the Design Review Board is, on balance,
consistent with the goals and objectives of the Tiburon General Plan and complies with
applicable sections of the Tiburon Sign Ordinance, specifically Sections 16A.515 (a),
16A.620, 16A.625 and 16A.720, and other applicable regulations; and
NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town
of Tiburon hereby partially upholds the appeal of Josh Eisenhut/Armstrong Development
Properties, Inc. and imposes revised conditions of approval on the permit as set forth in
Exhibit "A", attached hereto and incorporated into this Resolution.
PASSED AND ADOPTED at a regular meeting of the Town Council on
March 21, 2012, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
JIM FRASER, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
EXHIBIT NO.--7.5-
Town Council Resolution No. (Draft)-2012 03/21/2012 Page 2 of 4
EXHIBIT "A"
Conditions of Approval
Sign Permit
1599 Tiburon Boulevard
File #51110
This permit approves signage for the business located at 1599 Tiburon
Boulevard in the Town of Tiburon. The sign(s) shall be in conformance
with the application approved on appeal by the Tiburon Town Council on
March 21, 2012, as set forth in these conditions of approval. Any
modifications to the application as approved must be reviewed and receive
Tiburon Planning Division approval.
2. The Option V drawings (5 sheets) for the project, prepared by Coast Sign,
Incorporated and dated as received on January 19, 2012, are approved
with the following modifications:
a. Two (2) signs are approved: 1) A 30.48 square foot sign mounted
on pillars above the building entrance facing Tiburon Boulevard;
and 2) A 2.02 square foot sign mounted below the canopy of the
drive-through for the pharmacy. The proposed wall sign facing
Beach Road was voluntarily withdrawn by the applicant at the
appeal hearing and is not approved herein.
b. All signs shall utilize clearly specified durable materials, as
determined by the Director of Community Development.
C. Indirect sign illumination shall utilize gooseneck lighting fixtures.
d. The drive-through sign shall not be illuminated.
Revised drawings incorporating these modifications shall be submitted
and reviewed for substantial conformance by the Director of Community
Development prior to issuance of a building permit for the signs.
3. Compliance with all applicable safety codes is required.
4. Prior to erection of the signage, sign owner shall obtain all required
building, electrical, or related permits pursuant to the Town's adopted
building and construction codes, as set forth in Chapter 13 of the Tiburon
Municipal Code.
Prior to erection of the signage, an encroachment permit (if required) shall
be secured from the Town of Tiburon Public Works Department for all
work to be conducted within Town right-of-way, or Town-owned land, as
defined in Chapter 19 of the Tiburon Municipal Code.
6. The issuance of this sign permit shall not be valid if the approval
constitutes a violation of the Tiburon Sign Ordinance (Chapter 16A of the
EXHIBIT NO.
Town Council Resolution No. (Draft)-2012 03/21/2012 Page 3 of 4
Tiburon Municipal Code). No permit presuming to give authority to
violate or cancel the provisions of said chapter shall be valid.
7. The approved sign utilizes exposed light sources. This permit approval is
conditional upon, and only becomes final when, within sixty (60) days of
commencement of operation of the lighting and sign, the Director of
Community Development finds that the light from the sign does not cause
unreasonable glare or annoyance to persons of ordinary sensibility. The
sign owner must immediately inform the Director in writing of the
commencement of operation of the lighting and sign such that the
Director's review may proceed expeditiously. Failure to so notify the
Director shall toll the commencement of the sixty (60) day review period
commensurate with the delay in written notification. The Director's
finding with respect to unreasonable glare or annoyance may be made
only after a duly noticed hearing at which evidence is taken and a written
decision is issued. The Director of Community Development's inquiry
shall not include consideration of the message content of the sign, and
shall be restricted to the physical method of presentation (i.e. lighting) of
the message.
8. The Town may make inspections as necessary to determine whether any
sign is in compliance with this approval and other applicable regulations.
Reasonable notice shall be provided when the inspection requires access to
areas other than those available to the general public.
9. Dilapidated signs are prohibited. The sign owner shall maintain the sign
and all supporting components in good repair and finish. Substantially
deteriorated, badly weathered, rusty, or otherwise poorly maintained signs
shall be subject to public nuisance abatement or other available remedies.
10. This sign permit shall be valid for 180 days following approval, and shall
expire and become null and void unless the signs, as approved, afe erected
prior to that date, unless an application for time extension, filed in writing
with the Planning Division, is granted by the Director of Community
Development.
11. If this approval is challenged by a third party, the property
owner/applicant will be responsible for defending against this challenge.
The property owner/applicant agrees to defend, indemnify and hold the
Town of Tiburon harmless from any costs, claims or liabilities arising
from the approval, including, without limitations, any award of attorney's
fees that might result from the third party challenge.
12. The illumination for all exterior signage shall be turned off at all times
outside approved business hours of operation.
S: Wininistration I Town CouncillResolutions/20121CVS signs partially uphold appeal resolution.doc
EXHIBIT NO.
Town Council Resolution No. (Draft)-2012 03/21/2012 Page 4 of 4
To:
From:
Subject:
Reviewed By:
BACKGROUND
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
Mayor and Members of the Town Council
Office of the Town Clerk
Town Council Meeting
March 21, 2012
Agenda Item:
z1
Appointment to fill Vacancies on the Heritage & Arts Commission
There are two vacancies on the Heritage & Arts Commission due to the resignation of
commissioners Patricia Navone and Anne Thull last fall. The Town Clerk published a Special
Vacancy Notice and began receiving applications for the commission openings in December.
On February 1, 2012, the Council interviewed the first candidate (Daniel Amir) and directed the
Town Clerk to schedule interviews for the other interested applicants, as well, prior to making
appointments. The Town Clerk scheduled the remaining interviews for March 7 and March 21,
however, both remaining candidates withdrew their applications prior to those meetings. Both
noted their continuing interest in the commission but said that the time commitment involved was
incompatible with their current schedules.
RECOMMENDATION
Staff recommends that the Town Council:
1. Consider making an appointment tonight to fill one vacancy on the Heritage & Arts
Commission; and
2. Direct staff to continue advertising to fill the second vacancy.
Exhibit: Application of Daniel Amir
Prepared By: Diane Crane Iacopi, Town Clerk
December 19, 2011
DEC D E C E ~ V E
19 2011
Dear Town Council, TOWN CLERK
TOWN OF TIBURON
My name is Daniel Amir and I am interested in applying for the open position on the Arts and Heritage
commission. I am excited about this opportunity and believe that my background could fit the goals of
the commission in promoting the heritage of Tiburon and arts in our community. I would like to focus on
the following points.
First, I have always had a close passion to History and Arts in both my academic background and
personal experience. Academically, I have a B.A and a M.A in International Relations with a focus on
Europe. Personally, I have been a clarinet player for most of my life and have greatly enjoyed music.
Second, I have had a passion to promoting music learning for kids and have contributed to my daughters
pre-school music program. I have three kids and art and music are an important part of their upbringing.
With so many young kids in the Tiburon community, the commission has the opportunity to promote
arts in a new generation.
Third, as a relatively new resident to Tiburon (3 years) with a diverse international experience in both
working and living abroad, I believe that I might be able to provide a multi-cultural angle to the
commission.
Finally, in my professional life I work at Lazard as a Managing Director focused on the areas of
investments and research. In addition, I am also a board member of the Belveron East Neighbors
Association and involved in the organization of activities.
I thank the town council for giving me the opportunity to apply for this position and please don't
hesitate to contact me if you need any further information.
Re s,
Daniel Amir
22 Juno Road
415-726-5900
Instructions and Application to Serve on a Town Board,
Commission or Committee
The Town Council considers appointments to various Town boards,
commissions and committees throughout the year due to term expirations and
unforeseen vacancies. In an effort to broaden participation by local residents in
Tiburon's governmental process and activities, the Council needs to know your
interest in serving the Town in some capacity.
Please indicate your specific areas of interest and special skills or experience
which would be beneficial to the Town, by completing both pages of this form and
returning it to Town Hall, 1505 Tiburon Blvd, Tiburon CA 94920, or fax it to
(415)435-2438.
Copies of the application will be forwarded to the Town Council and an
informal interview will be scheduled when a vacancy occurs. Your application will
remain on file at Town Hall for a period of one (1) year.
Thank you for your willingness to serve the Tiburon community.
Diane Crane Iacopi
Town Clerk
**************************************U********
AREAS OF INTEREST
Please Indicate Your Area(s) of Interest in Numerical Order
(#1 Being the Greatest Interest)
# PLANNING # PARKS & OPEN SPACE
DESIGN REVIEW # RECREATION
HERITAGE & ARTS # DISASTER PREPAREDNESS
# LIBRARY # MARIN COMMISSION ON AGING
# BICYCLE/PEDESTRIAN ADVISORY COMMITTEE
1
PERSONAL DATA
Only computer-generated or typewritten copy will be accepted;
Attach separate pages, including resumes and cover letters, if necessary.
NAME: Daniel Amir
MAILING ADDRESS: LL Juno Road, Tiburon
TELEPHONE: Home: bby-55b / Work. • 281-3424
Fax No.
PROPERTY OWNERS' ASSOC. (If applicable)
TIBURON RESIDENT: (Years) 3 years DATE SUBMITTED: 12/19/11
REASONS FOR SELECTING
YOUR AREAS OF INTEREST
I am a relatively new resident to Tiburon but am interested in contributing
to the town of Tibruon and to preserving the art and heritage of the area by
leveraging my academics, multi-cultural background and art interests.
APPLICABLE QUALIFICATIONS
AND EXPERIENCE
Have been involved in arts and heritage for many years. I have a B.A and M.A
in Political Science and International Relations focusing on Europe. I grew up
in Israel and has cherished the arts growing up and have played the Clarinet
for many years. Have also been invovled in promoting music for young children
in my daughter's pre school. In my day job I work in finance in the banking
industry.
N
I believe I can bring an "international" perspective to the commission and
hope to contribute from my academic and life background to the community.
----------------------------------------------Town Hall Use
Date Application Received:
Appointed to:
(Commission, Board or Committee)
Date Term Expires:
Interview Date:
(Date)
Length of Term:
2
Daniel L. Amir
22 Juno Road, Tiburon, CA 94920 Tel: 415-726-5900 daniel-amir@yahoo.com
EXPERIENCE
LAZARD CAPITAL MARKETS 2007-current
Managing Director - Equity Research
• Head of Semiconductor and Components Research Group. Covering areas of hardware and alternative energy
stocks.
• Authored industry research reports in the area of wireless, servers, storage, LEDs, smartphones, tablets and
networking.
• Responsible for organizing the company's annual technology conference, LED conference and other
organizational research activities.
WRHAMBRECHT & CO, San Francisco, CA 2004-2007
Senior Research Analyst - Semiconductors
• Lead semiconductor analyst on 18 memory, consumer and Comm-IC stocks.
• Top Producing and Performing research analyst at WRH for two years in a row. Responsible for -20% of the
firms trading volume in 2006. Ranked #1 by WRH sales force for three years in a row.
• Established Israel franchise by landing a JV deal with the Leader Group in Israel to generate corporate finance
opportunities.
• Ranked #1 Semiconductor analyst and #2 sell side analyst on Wall Street in Zacks Investment research "2006
Best on the Street" analyst survey with a stock return of 70%.
BEAR STEARNS, San Francisco, CA 2003-2004
Junior Research Analyst - Semiconductors
• Authored research reports and position papers on PC, Flash and communication semiconductors companies that
include: Intel, AMD, Texas Instruments and Samsung.
• Interacted with investors on topics of investment recommendations, industry trends and company and financial
analysis.
JPMORGAN H&Q, San Francisco, CA 2000 - 2001
Corporate Finance Associate - Semiconductor Group
• Advised VisionTech on its sale to Broadcom for $777 million. Analyzed and evaluated acquirers proposals.
Prepared VisionTech's valuation analysis, which was presented to Broadcom's board. Executed 2 public
offerings in the EMS space.
• Identified and analyzed strategic opportunities and financing alternatives for client presentations. Topics
included analysis of regulatory issues in cross border M&A transactions, and minority investment considerations.
MINISTRY OF FINANCE, Jerusalem, Israel a 1996-1998
Director - European and International Organizations Desk
• Led trade deficit study between Israel and EU that examined the trade underperformance of the Israel High Tech,
Telecom and Pharma industries.
• Coordinated the Israeli response on financial services for the negotiations at the WTO in Geneva and Free Trade
Talks with Europe, resulting in the ratification of three agreements.
• Published two articles in 1998 in the Israel Tax Quarterly and The International Chamber of Commerce on
issues of Israel and the European Monetary Union.
ISRAEL DEFENSE FORCE AIR FORCE NON COMMISSIONED OFFICER 1990-1993
EDUCATION
MBA, UCLA - Anderson school of Business, Los Angeles, CA 2000
MA, Hebrew University, Jerusalem, Israel, - International Relations (Europe focus) 1998
BA, Hebrew University, Jerusalem, Israel, - International Relations and Economics 1996
ADDITIONAL
Fluent in Hebrew. A Nippon Fellow to the Salzburg seminar for world young leaders in `96. Involved in arts and
music; Clarinet player.
To:
From:
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
Mayor and Members of the Town Council
Community Development Department
Town Council Meeting
March 21, 2012
Agenda Item:
Subject: Consider Acceptance of the Annual General Plan Implementation Status
Report for Calendar Year 2011
Reviewed By: T~_
BACKGROUND & ANALYSIS
Government Code Section 65400(b)(1) requires that an annual report be prepared by the planning
agency of each town or city, which is then forwarded to the appropriate legislative body, on the
status of the General Plan and progress in its implementation. In Tiburon, the "planning agency"
is the Planning Commission. The statute also requires a progress report on meeting the
community's regional fair share housing allocations. State law also requires that the annual
report be forwarded to the State Department of Housing and Community Development (HCD)
and to the Governor's Office of Planning & Research (OPR) in Sacramento by April 1 of each
year.
The Town Council accepted the 2010 General Plan Annual Report on March 2, 2011. Progress
by the Town in the implementation of General Plan programs since that time is summarized in
attached Exhibit 1, in the right-hand column. A substantial number of programs were
implemented through adoption of the revised Zoning Ordinance in April 2010, as well as through
adoption of the Open Space Resource Management Plan in November 2010. Tie Downtown
Vibrancy Project, spearheaded by the Council's ad-hoc Downtown Committee of Mayor Fraser
and Councilmember Collins, is considering implementation of a number of other general plan
programs as part of its ongoing effort.
Starting with this calendar year 2011 annual report, the State Department of Housing and
Community Development (HCD) is requiring a new and different reporting format for the
Housing Element program implementation. Pages 13 to the end of the report are therefore in a
different format than the remainder of the report.
Staff also notes that an updated Housing Element was adopted by the Town Council in February,
2012, so this will be the last review cycle using the programs from the former Housing Element.
The Town did not "final" a single new housing unit during the course of 2011, a fact largely
attributable to the ongoing economic recession, difficulty in securing private loans and financing,
and the dwindling number of vacant lots in the Town.
TOWN OF TIBURON PAGE 1 OF 2
The Planning Commission reviewed the General Plan Annual Status Report at its meeting on
March 14, 2012 and recommended acceptance of the status report by the Town Council.
RECOMMENDATION
Staff recommends that the Town Council:
1. Review the draft Annual Report
2. Direct staff to make any desired revisions to the Annual Report
3. Direct staff to forward the Annual Report to the required State agencies.
EXHIBIT
1. Draft Annual General Plan Implementation Status Report for Calendar Year 2011
Prepared By: Scott Anderson, Director of Community Development
ITI
TOWN OF TIBURON PAGE 2 OF 2
Annual General Plan
Implementation Progress Report
Tiburon 2020
Calendar Year 2011
Reviewed by Planning Commission
March 14, 2012
Accepted by Town Council
March 2012
Introduction
On September 7, 2005, the Town Council adopted a new General Plan, Tiburon 2020. This annual
report is the seventh performed since that adoption.
This report generally reviews progress on implementing programs contained within Tiburon 2020
during the Calendar Year 2011, with certain housing data covering the period 2007-2011. The
purposes of this annual report are to:
1. Provide information regarding how the General Plan is being implemented with respect to its
adopted implementation programs.
2. Identify any approved or needed amendments to the General Plan.
3. Provide information as to specific actions taken and ongoing strategies and practices to
implement the General Plan.
4. Provide information regarding the Town's progress in meeting its fair share of regional
housing needs and efforts to remove governmental constraints.
The Annual Report is organized by the eight elements in the General Plan, with a list of each
implementing program and the status of that program, in the order that the element and implementing
program appears in the General Plan. The eight elements of Tiburon 2020 are as follows:
Land Use Safety
Open Space & Conservation Noise
Downtown Parks & Recreation
Circulation Housing
EXHIBIT NO.
Tiburon 2020 Annual General Plan Implementation Status Report Town Council Draft 3/21/2012
n
w
CD
G
a
w
C
N
0
°
a
n
0
G
0
d
m
IN
N
N
O
N
C
C
C
C
C
C
m
aQ
'-n
cc
~
cY
w
Q
w
o
N
o
CD 0
CD
0
o
CD
o
CD
:3 CD
P CA CD
o
CD
o
CD
O
D o O w
cD
-s
=
to
C
D CD
o O
a+
CD
CD
CA
P,
P-V
0
(FQ
Er
P CD
(D
0
C,
CD
C/i
CID C)
F
-
0
ti ] w o'
n o
n ci
cD
O w
G
CD
cD n
CD CD a CAD
r. G
<
D
w
G CD
Y...i
~
N CD
rn
'
r~
o n e
CD
zs
CD
°
RL
o
CD (D
°
w P)
< CD
a
O o
ca.
w -1y a
CL
1-11
a
w N
L
CD
° (7, d g
cu ° n n. °
w
.
(D CD CD
b
n
(D
c
CD
0 CD
a
S O0 ( Y
°,w
~ o 0.
00o
n FD
'
cD ~ -
I
►'i
w
lts "
,
o
n =s
a C<D O
CD
CD CD cn
ao w
T
w
w o a
N
(D C~L
o
CD
CD
o _
n
b o r»
CD
°
CA
o
w_
a
CD
0
CD CD ~
o
° w
n
~
o
" o
a 0 0
p
°
o o
w
w
o
c
a
is
.
T
G o°
9
0
CD aQ o G
d
°
-
°o o
a
°
CD
a U'P
CD
w
o
-
o
, w
,
0) rL
F
Q
q
a a
e-r
CD
0 CD
w
iD
o
w
CD CD
C
CD
CD
cn
n
b
~
d
d
d
d
d
d
~
~ d
d
d
d
d
No ~o o
x
x
o
x
x
x
b~ ~o
On
o
O'Q
y dN(D -d
n
o
n
on
on
n
°l ii
C
t3
C
Eg
O N
q
o. (n-
a
a
c.
a
a
CD
o.
o
0
0
0
0
0
y
CD
a.
V
m
0
CD
d
CD
n.
G t3 b
b7 -j
d pN.
p>
O CD O
-1 N
G w Y
iD iD
c<D ti
b
n
w
o O
w
<< CD
w w n
$ ~.a~.a
CD
n m
p
$I)
o°c o
-
On
~ o.=
co
`D
o CL
0- ::3
w a°o
C~D CD --V CO S
"
o o 0
0 a.
n
0 v
o
w -
~ -1
° a o n.. F;
a- ~ - CL --3 CD
~ rs ~
<
CD F,
'
a
w
G D
CD
~
o
zi 0
w
CD
a ~ 12
<
o
P ~ Z
C"D
0 0
cn o
G
.
w -3 G G G cn
0 0
M
o
o
° 0
0
~n
'C3
C7 D
0 0 rpA .6
a
w w r-
.0 "W
O
aQ o
lei
° a
w o
In.
o
cD~ o
El
0
N
n° CD
(D
:s cr
CD (D CD
CD
0 CD
CD
N$ Qp
CD
0
CD
0 C/2
oG a
w o'
NJ 0
=S C)
o
o
CD rn
~c CD
w
'o
. ~
s Cl.
0 w
p,
o
o cD
o
~ = G
rn
to a'
0 i o
G
bG
i C7 ~
~ iD < c
Q. G w < n
Z 0
O ,w.
o
~ w
N O.
•
w
(
CD
~
w G
O
'
cD
W
G
.
o G rn C4
O
G w
Uq G
,
G a
(D
~
CL '1~
N
w
in
o
G
lD w
n
o w
w O
Cc cn
te
x w a C 0
G O
a
rr
N
O
CD o n
G
°
p
M-
n'
CD .
-3 o vi 0
0
O
CD CA
CD
W
CD
D
~ c
CD
v~ a CCD
. G ~ -d In
<
c CD =
CD ( w
C)
G
CD 0
~ . cn
CD
<
G a
N
w
CD CD
0
0
G
C
tD
n O fD
CD
O°
n aQ
w
a' G n o w
G
G
N
cD O
CD P
D
CD
O a f
_
(
w
n. a R
C4
b y
CD rn O G
O aQ
a C)
G O
cn C~
G C
D
u
N
G N
°
-
113
cn
CD
CD
(A > W
cn
CD
C) C
D
--I
CD
(D
0 (D
o No
C-D
, a m o
~°n o
w o
N a
0
co u o p'_ t~o p
C4 0
° BCD
b
o°o
CD
O
o o
o Tso Y
R
m
o
~ G
O
G
❑ G
cD o' o
w°
o '
p
w
G iD
a.
~
G
ai
y
~
w C °
w °
R° as
L3
.
CD
_
cn
cOD
o
w
-
aQ
~l c
w w G>°
o ^v vCD, 5D o
w
aQ
° G
CD
o
~ p ~ °
C
w
o
aQ
cL w
o
C
D
o
-s
o .n
b
0
ao
K
m
C
d C"
b~
~n
~o
0
~ N
y ~
H
d
0
0
0
a
0
a
0
a
d
w
W
N
N
O
N
0
0
0
0
W
~n
rn
Cs.
~
C
0. CD rn
O Cr CD
w CD cn 'G
o °
0
a0"
° o cD 'C
C
m Cl. cn 0 V c a.
o cD CD o o • °
o
a y
CD
o
CO
v
o O
CD =
O o
w,
o ~ o
°
c
o
v
CD
-0 w a: w a~z o CD
~
. In w
C
D
~ Po
CD
p o o a
. 0
0
CD
~ CD
14
o
'
o°
cn w o
p
o v~ ° o o
N0 c
CD
a.
w cn
Q. S n
D 0
w (D p~ n O p v~
O O W A~ -j cn
co OC n En
CD
(a
=r
L
CD
P7, -I CD
'r- o
CD
.
0 t?.
N p O 0
0 CD
N Q
o o R' CD
TS C3 0 G A O n n
P) n a w o o
W a n .p CD
a- CD 0
< w
(7q CD
c(,
'O O
a. cn
w ° °
IC3
CD
as ° • < " CD = <
.
CD 'n ac (D
w o v
a
' CD
° a
C'D
CD
va
w.
C-D
0 0
o R 0 0
N
c~D p cn a +
°
° w Y °
o _ o cn
° o
CD
=y
I
CD (w7 CD
B o
CD G P'• T w
w,
~a w e
v(Di 'C C A G n
' O'
-
w
o cD CD
Q" N 0 A+ N Cl,
w O
'
a
O W <
C'
`O <
N O
A~ O n.
O 00 C O
N
'O O O w.► • n. .y .-e ~
O C w,-h O
O p a
D CO) ° O CD
+ (D w O (M
w vwi O .
<
y UQ
0 w CD C-D
O O p
.
'C o 0 ula
w °n
.
^ 0 - o C
D a. CD ° o
1~
in
CD ~ o' 0 a w wi ~ W a
~ (D
CD co
w
•
0 a
w
CD
Cl,
o
° w o
o
N f D
W
a
v
0
o 0 o
CD (D
CD -T• 0
o
~ °
°
n
°
m
c
o
w w
-n c
u
CD
t s CAD
cn
0
n
CD t='
CD Cr "0
. 14
n
CD
0
Cl. » o p n
0 o
o a w CD c O p
F
w
a
o
o w
. CD O
w
CD -Z~
w
0
P
< CD
CD
"a
p cD p
a oc
O 0 n
°
a. =1 L= ~ ~ 0 ~
'
'
a' a. CD ~
~ • ~
O O
w
o a io
a
In o
m° CD
oa
o c w c o
Q; a o co a a
0 -1'
o CD w a o e
o
v
CA o G
Cra
CD
CL
E5
CD
CD C) CL ~r
< - CD
CD CD
w c
a-
n o 0 0
w CD
°
m CD CD
CD
°
o ?r a ° ~ CD
~
a
w zr (D
a
CD 0
Q ~ a
a.
s
CD m p ° r
CD
' a w a' 5
'
CD
A
CCD
o (DD o.
C. CD CCDD c CD CD 0 0 CD
c9 p'-
Uo
d
d
d
d
d
d
d
d
d
d
0
0
O
O
O
O
O
(TQ
O
QC
_
QG
O
C-)
cr
O
O
O
O
CD.
C
o
a
a.
O
no
c.
5
w
0
ooc
0
uoo
0
voa
o
Cia
O
CL
0
O
a.
qq
CD ::I
CD C,
a
CD °
~
b 0
o D
0=
.ao.
o
0
(D
cn
CD
cn
0 CD
(D
w'
CD
?C. o
cn
,
iC
N CD
O
'ICI
CD
O
~7 w
~
CD
w
fD b
a
w
C
<
O
'
* O
o
a
w
0
CD
.
CD
o
°
o
a
In
w
O
o
~
CD
o a
°
N
o
~
CD
o
oa CD
°
'
°o
~
~
o
a
uo a
<
0
w
'
D
o
i cn
D
r_:
G
0 C
Q
co
CD
h
CD
cn
'
O
v
D
CD
!D W
C
cn
CD
w
CD w
O
ca
O
a.
~
CD
o
CD
n
o
'a
o
CD
I=
w
A
~
CD
~D
O
N
O
O
C
D
CS
S
cn
N
O
cn
a'
o
w
CD
a.
rA
o .Q
Ua
dr
o a
bn
O "~S
A
~n
c o
0
w ~C
N
O O
y H
n
7
a
0
a
7
°
0
O
0
G
G
d
w
w
N
O
N
O
E3 O
O
O
O
O
O
O
n
n
n
n
n
n
n
n
] 7~
CD
Cr
(D n
G
CD
w O o m 'o CD
'•1 O C°
R
n w 0
G O G✓
(D
v cs
O
a
a v,
C a w
CD 'Z3
0
n
CD
-3
0
O C1
o
' a
r~ n'
G Q
CD
aro o
o
^r w Al
o' o
C) 't j
o
O 0
w ac
o
c
0
0
CD
o_ o
0
C)
a 5
CD
G as
o
p (n
P
r. CD
CD CD
-
°
CD
CD
o, O o D
CE. ~r
0 =1
0 11) ~:r
ac o
5. w
n-
o
=r
g 0, CD
CD
n y
w=
-
r
w
a
°
F
C3 0
'o C' m o
w o' o
o' 2- CD w
CD
"
. j r
a w
CD
n 0 o
O
w p;
'L3
o
N
G
G
G y cD
'
'
.
o
o
cD
n.
C
o
G cu °
n
p
s
-
A~
n
CD
r
0
~
P. n
Y!
r
0
< N O
CD Z W
t
CD
a
lz
0
-
CD
0
co
CD
"
CD
,
G .Y
cp CfQ CD CD
+
n_
° + G
E3 O
° G
CD
w
p
Er
CD
w w
a
<
.
O o O p- Cn
<< a
w.
G m a aGc
'
CD d
cro
F
a
rw
CD CD ° R ^ °
L
CD a
a
G CL
.
m
a.
w
o
o
w
CD o
O
a
CD
CD o w
o 0 o m o w
o o
w
o
w a
aro G• (D
w
in
w
o
o w
° CD w b o
G
U
°
o
C
CD o•' =1
cD
w 0
CD
o'
c
_a: o
° G
Q.
°
° G
r o
D
r o
C° p=
(m
°
C°
0
o
G
CD
w co
° A' CAD a~ fD
v°ao
o ° CD
=
o O
= C
'
0
cD
(n
CD
El
0 la,
(D
CD
CD
W
_
0
a CD
v°
w
fl 0
CD y~ ~ o~ 0
_
CD p C)
.
~ CD
n
F -n
o
CD
o o o o
CD
0- 0
~ °
o
2) 0
o Z ~
a
cro• w
°
o
o
w
G 0 G
o I
z o
~
~
C°
CL
0
°
. CD (D
G., E. CD
~ m
° o. (D 0
D;
Ul
CD
SID
S r
~
CD
CD Y
CD
w
"h
(
J
y
~
n
CD
co
C
D
a
N
c
0 CD CD <
c,, y C°
d
a
d
d
d
d
°
d
~
o
~d
d
d
d
d
~
x
x
aGC
O
aGC
O
CD
•
CD
•
CD
•
0
0
i
o
o
G
0
G
0
0
o
o
v
o
C~ C
=
n
°
a w' 0 a r cq -o O
r- CD
?
o
o < o CD o
n
°
b
o
c.
~
,
f
.
CD
f
= 5; OP
CD G w Cy G
m as
0
R
a
O
W
A
CD CD
o a y
CL
a
G
w
a
o
CD
w
a
c
D
o a
O
0 0°
' °
CD
'
G.
CD
CD
CD
o
ac
N
0 n
0
o
a°
°
SD (D
'
~E':cD?;owG
°
wa
o
0
0
0
0
CD
,
p
o
S
O w o co' cn ao
CD
N C
o~
CCD
ti
CCD
rn
0 m
"
C
+
L o a° v C3
CD
M
CD
d v' G
O ao
r
ac
CD
0
w CD
'
CD
CD O
t
0
cr CD -
o
CI
CL
M.
_
o cD
CD
o o G
.
w
G
Ar
G
~ ~
Cyb
CD
o
O
C
5
n
D
a
EL o
N CD
0
A-
D
.
n W CD
n CD C)
CD o
:5. Es
0 C1
o
x
a
`CD
o
G
a
°
m G
CCD M.
o
o
c
w
a
G
o
° _
o Cn
w
o
y
v
'C7
G-
N
CD cD
w N
0
Im.
N
b
CD
(D
~
<CD
CD
~
w
~
~
o
x O
~
'-3
n
~
w G ac
a. o.cD
w
CD
o
CD
'b CD CD
a CD
Co
G
n
cro o
N
o G
n
a CD
< -o
C(° CD
p
'
G
y
u
a
w G
g
o w
CL
G
~3
O
a
~'C g
'Cl
0
o
°
c
,
o °o w
:
O
0
CD 0-
CD
o
0
cD
w
CAD CL
-
~
w
G
a
N
°
o
'
w
C'D <
w
. -d
CO
No
o
CD
CD
p
CD
°
Q. 0
d p
o
C'D
C•
Q.
p n
C7
o
G'
n
G
w
.
~
N
z
C~
o•
'
<
CD
<
,
CD
°
=s U
0
N
cl
°
C
n O
CD
n
O
r3 N
O
O a0
It
C
CD
O
CD
OG
n
'O
N
<
0
n 5'
0 CD
n
O
CD
a. CAD
b-
o b
CD
ao
yr
o a
b~
o
~n
n o
w ►C
N
C p
x
C7
w
a
w
C
CD
N
O
0
0
0
G
0
p
w
w
N
N
0
N
v,
b
p
p
p
d
O
O
n
n
a
~
~
w
• a O
cD
o 0 '•ry
n o °
c"u Y
cD
~
• o'
~
~ "3
00 00
G
b m
w CD
° CD o o c(D
a
• d
_
(
O
CD C
n
co cD cD O
zr-
w
cG o
U
S
G
cD
o u
as
~
G
co w as
G o
a G 0
N
as 0)
=
w ba
< o
CD
o 08
cD o
CD z or
5'~
m w w
o tj
ao
2
<
y
0 y
o
C
a o o c
CD
cao
CD
cn-,
is u
.0
p,
° pr°1 °a
co
o ca.
B
CD
- Z;
0 CD
as • C (:z G K
N
"
y ID
O.:
O
P7,
w
a CD -
w <
S cD
o
o
a.
w o
w
G w
n
o
a
w
CD
G y
_
O
o
G
x
O G
o
cn
o b
CD
w
0
b CCD
o
a ate
?
C o o
a0
v
aQ
G
CD CD
CD
CD
a
U- o
w CD
G'
<
<
:z O
En
0 w G
`n
n
G" w
w o
w
a
o'er
in
d
o
A as
cD-
ao
y °
'
o
O~ S mac ,
G w pf1
p~
G w
g
a °
v
~
O G cD
o
G7
°o °,o
G
°
Qs.
a
G' ~
o (DD
O n
x~
o
5 0
°
w G
o
o~
v, p, cD
o w -3 <
0~
ac n
o
1
O
~
~
t~
<
CD cr D w
(DD n
W °
cD
4.
a 0 o
CD
w
a o
o
°
n
CD
CD
o
a
d
d
d
v
a
d
p
p
o
x
r
°
x
~
o
0
0.
°
o
O
G
aq
O
C
'Z7
O
n
O
w C~
O
C
O
o
0
L
O
ti
O
0
cn
CD
CD
a
.
a4
a
a
0
0
0
0
o
0
0
o
b
n
"
o'
0o
o
o
cu
z
ao
n
as
co
W
co
r
a
a
w
G
a
n
o o o m o
b o yew G N
o
° 0 °
~
" CJ~
°
C
~CD b
~ C) C=
w
o
w
0
o o n CD
G
a
CD CD
n o
4
=
cD
°
D
(D
C
p"
° w w
o
° w D tU G1
N a
c
w E3 co °
.
.
ci
0
< c < C~ a as aQ
o
n
a p °c, n O 0
~ o as p- 0
°
o
w
CD
w w O 0
O
G N
O w O ti cD
CD
ao
w
3
o CD CD
C3
w ° G n w
CD w
o G
0 G>
S)D -
G w° ca
o
CD sm
(D
o a o o'
a O
r
co
by o
D
a x 5
0
a~ ° o n
aGO w o
o w w
a
_
Z° ' -r D ao
o m m
w a w
c
o b N w
o w
o a
CD m
, 5
0
° w
w a CD O
0 ¢N~y
CD
N p-
o
0 - °
c G^
a
o
as
o'
a n
cD M.
o ~
a o
o
c0D
w
C
a
w'
CD
° °0'
Z
Z CD
0q w p' 0 -
°
"
CD No
o °
a
C
D
coo c
D
a c . 3
° n o
o.
p
'
c
D
to o o° CCD N
w
n
o°
a
.
°
av a°o o s
o
0
p, N
CD
CD
r
O
a
0 (D G °
o
G
z
G a
CD W :E CD
a
o
w '
CD
0
a~CD o ,
0
aCD o 0
o w
a~
cD
0 ~ o G co
SID
Ya^ts
G7 y Lf G
w O G CD cD (D
G
O' G
a (D -t 'S3
G
c
r+
CD
G M
O n p~ cD
w v G O
np
° O
A o
w as o c
C G o -
, 0~ o
rti a ~
0 C
CD n
c a
o D G~ w Z
o= :E D o o
cn
o r3 o w
o b e
° a
n
x-
0 n GO
y ~ CD
o
d
~
. b
o
rr
cs CD
CD <
o o 0 0 CD
o 0 =
m a
a
0 cn w
CD G a' 0
a
i°
CD
c<D
o o
v
o
0 o ° cD cD 0
a ~t
<
o cn.
,
~ p
CD
N
s
r CD Y n G cD
0~ ° r
°
C.
° a~a
w
y
a w
c
o
°
o N'
o O
a
N
C o o C7 ° do 0
w
w 0
0, ° oo =s cD
CD < ~ =r d
CD CD ID
c
i
N (~D vGi w
E3
w
o
ry °
o
y CD DD
CD 0
o
n n• O
N 'CS
cn o m¢
4 O
fD O w CD
a o
n 'ZZ
0
Z;
'
o a' c.
a
a w m
CD
G CD
a
G N
' 0
CD
g
a G in aC O 'C3
a G o o
8, z
a
M <<
(D
G
aC CD
w m
y~ _a `D n n
Q
x. (M N
arc C O v~
cD
r.
w a o p
c9
r. w -3 0 iD
p=•: << 0 El -
(D
°
0
o
0 a
~
o cD
G 4°
.
tv 0" w
o T?
L
o CD CCD
o 0
°
g
~
a
uo D = o
w
o
°
C) iD o°
w
o o c o
0 0 0
. iD
o
w
w
0 0
0 w
a CD . n oo 0
o~~ `
o
0
o CD ow 0
00 C/j
o
° o'aa2~
o a G as
0
Z
(D
0
CD Q
o
'
"
D
A
°
"
v~
a o
w
o o'
~
cn
CD 9)
C7 <
0 CD
r~
CD
O
O
rL
CD
cD is
D
w
G o
w a as
~.cn T, CD
a s 0 0°
b o n~ °
0
° a
w
w
go
a
co
5'
A as
yCD a
CD
zi w
a n
o
,C3 0 w
o
o
CD a, .
c~oD' o o. ^ry w
0 0
w
o w
"
a
q7 r
cD ao o CD
cD a cD
c
n
0' "
0
al.
n c co
0
0
a a
p m
I
'
<
° O a
cn Z) (D
cu = w °o
r
n w
C-D
0 O w Cr
o
0' o
o
n o
o G o -n
0
° (D ?
cD
v
w g c
CD
CD
0
oo
caD
0°
o
0
cn
CD
(D
b~
o ~
w ~
oa
C C"
CDm
T
bn
o ~
fD
q =
T
~n
o
0
~ n
T
G N
o
d
d
0
0
Y
b
b
O
ti
b
co
b
A
O
G
O
G
G
0
W
w
N
N
0
N
rn a
b
d
d
d
d
d
d
d
d
d
x
va
41
io
O N
t3 co
<
A w G cD O
t
y' n G
A O
CD O
O G•
A w
A
00 w
p
n (D
G O'
A cn c
D
vAi N w
O
G•'
C G UGQ 0
A
p~ .-j
O G
w z
~ A
G' i-J
R
V3
G
w
Q. (D
G
$ w o
v, G
CL
CD CD
PD
CAD C D0
(°D
CD
-1
CD o
Ih o
w
w
G
v,
CD (M DD
4 0 w
C7
~e o
b~
0
"a
~n (CD
o
0
CD
CD Pr
o
s
o
G '0 (IQ
cn CD
~ C
D
~ :0
ca, 0 a w CD
°
0
w°
w
2
w°
0 w
o
: ~ w
n o O
~ y. v
Q
v 0
o = w
o A
En G'
(D (D
k (D w
El
"
G°
w
o
o
w
v w
N
Gi
A d
<
(
.
w
(D
h p A m X-
O
Y
O LY
~
A w
t
v
CD w
g :L O
CD
a
R G
t3 M
CD aQ
Q' ~ C~
C
,
CD ~
G
w
CDi
O
o
CD q
O
O
o
CD
o
0
o
o ~'a w
CD
A
P)
o o
w
CD o
CD
o w°
n o v a
CD
IC3 o
010 o
°
-0
1~ n
o 9
5; -C3
0
cD
•
o
o oro n CD
i O
p c
T cn
CD o.
a. a
Er
CD
r o
<
~ I
9
O
CA
D CD
<
CD
G
O q3
_ DD
G
5
dQ
G
-j
E. 4
-
°
O
o
0. 0
w 5»
S
Lyn
A G
O Pp
+
G G M. CD
?
A
CD
Gy
. w
.
O
r-
G
W CD
O
G
G
rn G'
o
w
CD~<
M p- CD.i 5 w
xcn
w 0
CD
e"
w w
o
0
CAD
o0Q
per'
.
~
cOD
G G
v °
Cs
°
n.
G G o ci CD
oQ a. (D CD
t
G IC3
° .
CD
CD
W ~
o' n
CD
-t
.
n
CA KY w
A-
OQ C
<<
A? O w
o
o
CD c
CD w
°
'G p
(s w
a co
w ~h
5
(D
o~ n'
0 aQ
o a o A
°
w
'P -
0
n G
_
O°
o
°
a- w a
7r
°
w o
m CD
o
°
CD
i
2s
o w
CC1 A
°
w
CD
o
En o
G
CD
CD
UGQ w
G r.
(<D w `n
rs cD
CD
n.
G
A
CD
CD
CD
C.
w
CD
COD
b~
~.d
b
n
d
~
d
n
d
~
o
~n
~'d
an
ad
~
d
w
d
d
d
d
w d
d
_
CD \
CD
CD \
\
O
x
~
r
r
r
r
r
x
CD
G
OQ
O
O
O
~
a
O
O
O
0
Q
"
UQ
C.
zi
CD
rJ3
:3
CD
a
0
H
CD
f
Q
cn
H
CD
En
.
o~~
a
b
z
o
D
o
•
cD
CD
CD
a
C
CD
C
CD
a
°
uq W
UQ cn
~D
cn
Ln
to
p
o
vi
cn
p
Q~
rn
W
as
m
n-
C'
A.
y
-3 o x
ti
W
C d o b
CD
~
C/)
CD
CD
a
?
z
~ -t -3
A A n. v
o O
O
0)
a
N
CD ti
R
. A
c o
w Z cn O
G-
w
G.
A
V) A
cn O
,0
O
CD A
a Cl (D
G:~
.
'C7
A G q
,
n CD
w n
C7 n
aQ
w
A o.
CD
(:p
T
- CD n
0, 0 rA
(D
CD 0
o
o
cr
-
G=
m ° o
O
C
w
co CD
Cr CD W
a.
En SAD tZ. G
C6
CD P
y
P)
CD
n
O
.
0 CD
lz~ '
O~Q N
' A
CD
n•
O • CD
G O • C
Qq' n. O.
~
Cl.
O
<
A
o
C]
w
C. w
a~ rycp o
c,
v
Q
CD
G
0,
c
D
C
vi G 0-0
C~" CD -
°
.
O
G cn cn
CD CD r-
o
w
V CD
p
CD CD
o
o
CL a
n
CD
o
a. CD 0°
w n: CD
(D n.
0
t7
CD
a
w CD cn <
G m
,
w
R" r Q
°
CD
O
" CD
O
n.
o
v
a <
CD A3
w
<<
ti
uQ al. 0~
E;
"
- CD
o b
(n w
y
o a
No
o
(o
O o a
N
w
(D
f O
It
o A w
_ C v
w O
o
w
COD
CD w w N p
o
o' ((DD
CD n o CL
C
i
- -
o
a
° Cl,
0
C3
< T°
CD
° c
Q
(n
O
c- W
~
y
ca
o n w
r_ CD -
o
E3
CD z , 0
CD
° CAD b
CD
D
,
L"
a ?
or,
'n
C
CD w
CL
°
O
-
a
o•o
c
o
_g?
c CD
G
~n CD
w C
o
p
r1
o o
^ (rQ CD
° CD ~n
(CDD b o a
< c
ca,
n
b -
CD a
w
w
cr K w
o
CL. (D
o w CD
7r ° 5 UQ
°
A n
w A
a
° D
cn
VQ o o o
CD
CD
(D °
w o w
o
,
w o
,
~ o
w o o
G w
C7
O
: "
G CD
° w a
o w w
CD
CD
Ln w a.
o
°
cwn A
C w p
°m a
o n
-1 CL
(D C
O (D 'o
0 d (D
-At w
C o o n
°
w a
CD
w G
v rs
f D
C
(D G
a o
A cn ° iD
o o
o wn.
CD
n a
o
N.o $14•w
"w
S
c% O
-1 cn n
w
CD
G NC
°
O
a G w G
n
~G `n
w CD
~-t G
G A Ua
G
p
O
V
C~so
CD
Joao
D w o
P7,
x CD
(D
~oo-
y iD
(<D o
CD
C
w n
~
CID w
G
C
G CD
CD
p
G
CD
A
.-y
G
r
N
p
O
C'D
(
D D
o
c
L
CD (D En
cn
b~
o ~
m ~
A
vo
d C"
a
T
bn
, C
O "Z
CD
5
G O
C
^w* N
G7 ~
n
0
a
a
w
n
C
CD
N
O
O
0
n
0
G
G
d
A~
w
N
N
O
N
d
d
d
d
~
d
d
D
d
d
<
G
~
n
o
0
o
r A
G n
N N =
w
w CD
n w° T C
M
°
Cl)
o pr
ryOG 'p'~'
~y G
"(3
mo
s
CD
r
<
.
O
- = (OD
-
CD
O a~,
Qq
C T'
O
CD
w
.y G N
c:
<
"V O 'L3
d w C
I
O wr -
-
G- A: CD
CD
n ° O. O. a'
w
x G
O
o
C
cro
O
O
b
h
'
`O p
n p (D C
w p
<
° w
r+ Cq
'C7 rw-h
0
O
C
max"
7
1~ G.
O v
o
°
w o
°
0
,
o
CD
cD o a
cn,
o Y
I-e
CD
c
D
-
~a- CD
0
c
o
~
n
' m
G
°
0
D
aY
c
o
m
e
CD
o
U
E
•n
o
on
<
0 CD
~
~
w
n
i
a
of
c
o
m
.~S
-
CD
n
6' E.
CD
(D o
O
G
n
w
Z
j
o
d
v
q
°
SD
ti
S<
O a
p:
O
'
:
O
O (D C (D O
G
A
O
G C
O
CD cD
cn..
•
0
d
w
N<
N O
CD
.O
CD --h CD
O (D C p
CD
co
C
O
0 CD
.
~
P
N
o
°
rD. o
p
G a O
o
v'
C
CD
6
y
o G
CD
a'
~j
`•C
O
A' rn
°
CD CD CD cn
A
o W CD
w
^Ot K
0
O
(D w
C
0
a
CD
C
w w'
G o
° (D
w
(D cT o. CD
0
Cr w
CD o
C
w ;,7-
,
7
p
6
(D
o
v,
a
o b
CD 9
"
.
n rj
cD oo
n
o
°
w
O
G
D
w p
G w
n
O
n. CD
O CD OA
G,
CD G
w y
fl
(D
w ~'o
CD
0 o.A Q o
oo,
D
m
Q
°
C
O
-cl
-h
w
G
C
N
M. 6'
Oq O..
q
O
°
G BCD p
w
C C
(JO
d
d
n
a
C7n
do
C7n
C7n
na
a
d
o
~d
bd
da
z
CD
o
x
o
(D
o
o
c
C
CD
o
°o°
o
a
Q
a
a
UQ
Oo'q
z
p
o
o
0
o
tinb
o
°
o
z
°
z
O
z
o
z
°
O
O
(t
0
Q
R
o
N~ -
(i
o
Q~
Oq
CD
y
Uq
0
OZ
(D
ti
O
C
O
°C
O
°CD
O
cD
C4
a
rA
cn
w
~o
b
p
-o n ro
b
b
z
b
~o
0
0
O
o
a
O
~ o ~
N~
o
0
0
O
°0
0
CD
Uq
r:
(D
w
D
En
CD
co
a
(D
w o
a
CD r
0 CD
CD
w CCD w
En w CD
aE
CD
w-1 CCD
o a5 ~
a~
w
o
N
cn
n w•
o
CD o
-j
o
w b
w
r,
°°q 0
a n
'
a C o w
w o
CD c o w
a
0
a
w E.
CD
o
X
Uq
CD
a R
o
w CD
G p
o CD o
o
a^ o m o
0
n
CD
0
°
>
z
w
-1
°
O
=n
O
cD a
~5
o O
Go
o a
o o
CL CD
n w
o CD
° ~C7
1.1~
C4
CD
(D
w
14
Y~
c
(D
r: n
O
°
W O w
C
'C3 m CD
S
O "
CD
X- is w
-'t
C"
'
r
w G
m
CD
w cn
~
cn
w
v
o
co
CD
CD
-h
' CD O
R
o
0
E
n o'
w
CD
,
°
~n p
CD 0
w, Uz w
c a^
D
CD
S
o
G
CD
.o
CD CD P7
a s CD
CD
r
a
~
o o CD
v, w
CD w m
x w
CD
CL
N
Ci O
CD
O O G
°
G ?
:
L= ~
o co
d w ~ ~
p O
o
o
Uq
o n
w dq
w
v
CD
_
w w w Uq
p
_
CD ° w
° oCD
w
c o
G o n
n
CD
0
CD
0.
ca.
0
CD~ ca.
CD
\
o
0
CD
CD
C
O
F• "
n
w- o w
a N C
,
a<
(D P.
w co m
C
G r w
a m
a.
o
(
D
w
D
.
coo
GQ
N
°
~n
°
3
CD
CD
o CD
T' G
n
G o co
o
1
w (D w
o
w
(D a
o-
(
o
°
(D
C
,
O
O
r
N
O C/~
n Y .y
O w
0
G -t
N
O~ G
N
N O~ Y FD
n
UOq
,C
G
w
p
G
CD
G p„
R
~
O 0 C: r:
"'t lD
p c~D G
G n O
(D
< w O p'
.
w w p
cT aq vCi C
aq • w
t
G
w
O
p n
(D p
n
'
<
"y
w
C) 3
Ca.
n' O
n' CD w
(D A: "h
< p' --v n
w
y
N N
w
G• O 'C7
a Y O
'
O
w ..y
CD c1
.ti
O
M r3
w
G O
w
CD CD
t G tD
~
U
°
O
Ua
m -C
w
a
C'
a
o
a-
°
• o
o
C
CD
p
=
d<
0 CD
cD
(D ~°n
U
n
a° -
i
o
~w <
' A o
° o
coo o co
a
w o
w
° ooh
Uq
cD
o
a
cD (D
CD
C7 r
cr
o o n
-
o
CD
tJ CD
CD,
0
>
EL
•
f3. co
N w
O
(D
CL N w
N d
O.. (D
w
r Cr7
G .
w
O ,Y Uq
O
p
N
m
'
C•'
N
O
p
'•e
s
N p
O
N '
vi O Q'
.ti
,
'.:h C w
C -O
A
.C
(D N
CD
O
O
n
CL d
O `C
T
'r.3
C
n
CD
0 CD
O
n x C
e
te.
w (D O
0 :z
cn n
G
A b
(D
n'
00
0 "C1
=
G O (D
CD 'a.
CD
CD
O.
CD (71
'
n
..j
P G p
Er
C
- o N'
0
w 0
C
R
^t A
° 0
((D
N
G O
m o c~D
(D " (
D
ca.
CD CD
O'
o.
O~ O C/]
(D'
G
w
O
r
o
oq
w n.
Uo r_ w
in' J N
Uq G•
n O O
CD „
O
0
-wi N
7G' O
p
C (CD
(D
C3.
o a
w
V
r•.
M
n
o .o
m
Uq
V
n~
O.
bn
o ~
M
~ O
0
~n
G N
y ~
C
y
n
d
C
0
a
w
a
w
0°
N
y
O
n
O
G
O
n
d
W
W
N
N
O
N
I
00
b
A
n
n
n
n
n
n
n
n
c~
p•'
Ra
~
iD
C.l.
~
a'
w
~
~
°
c
D
° -3
° c
D
~-3
o
,
0 y
w
w w °
w O.
a y
t~ cD
o y
°
w
a c ~3
e
-c
0 •-3
i
w y
- 3 G y
°
iD
O <
va
G°(D
n
~ o
,
o
(DD
p
O
a C
_ o°
co o O
C O
w
w o
CD
< o
CD
o
o
O
o G
cu 0
o
v 5
rn
o
0 v
y
n
C7 cD w o
CD
CD
C7
CD
o
v
w C
w m
o
CD
m
,
G r., W
<
w
L
<
w
G
Ln m
y
G
CD
w o
o N
w
A7
.
~
v~ -
cD
CCD
o
cD
w
w
, w
0 -
.
p
CD
w
0
o o
P c-
cD o
p
CD
a Co
-1
o
o.-.
< 0
E
' CD
~n 0
G
O-
`G
w CD 7.
a^
7C'
'
X <
w CD O
y
O
. CD O o
O
571
y
ti
C3
G
v
Uc
.
CD
CA
o C
w r o
CD
Cro
CD
< °
°
, °
v
~n CD w
0
r.
°
o
o
o•
a
°
o
G
Uo
o
w
-s
CD
~c
o y cr
w CD
°
D
o w
° w
, G
°
o
c
o G
W
lz~,
o
CD
o
b
?r z y
w o
o
CD
w'< D~°
cn
o °a
~
< b
N 0
sy
n
-n
O
o
G En
O G
°
CD ~'h
UW
<
r-y
O
i-. CD
v 0 O
G
5' w Q. C~`D °
o CD
. CD
w
-~h
w
CD
o
o
cn
w o
w
w
o
w w
fl cD
O
a
O cD a
wZ9
-r, cn
r
-
CD
D
G
a
y a
CD
w' w
G
z
a
En
-
>
w
CL
°
w°
w z
El
g
"
°
5
r
C
Y
=
Y
CD
o
w CD
o
rA
o°
la.
'
co
~
U~
~
Wa <
~°-o
b
o
w
w
Ei.
CAD O
O
CD
v
w
CL
CD
a
Y
Y
d d
d
p
d
CL
~l
d
D
d
d
0
0
0
o
x
x
o
x
o
O
O
O
O
D
O
O
C)
o
cn
cn
z
o
0
o
o
o
0
r
CD
r
o
°
o
C
c
a
OQ
y
~y
&n
UO
O
O
O
O
O
O
O
o
O
O
O
=
I:$
"iz
O
O
CD
a
UC
QQ
QQ
~
CD
~
En
Dn
~
cn
cn
OQ
n
't3 y
~
(
Cn
to
(D
~ y
° w
C
n
CD
,
CD
<
C
a
`D
C
~
v
C
C'
(D
n
V3
a. c~
Ln c
s
6
a
CD
a 0.
C
>
C
C
PD
C3
a
w
CD
C
D
Y
w
w v,
G
CD
En
`C m
O
O
~ G
tJ a
O
_
°
°
a
v
v
CD
T
w
~
W
r•.
CD
-'l
CD
O'
l7C
CD
O CD
N
CD
w
0'
y
N
.
c
a
CD
v
~
w
cn
~
ac
a
C'
o
Ln
m
<
a.
CD
CD
°
o
CJ
o
C~
a
a
t
Q.
G
5•
<
w
7
~
~
a
w
SD
w
a
~
C-D<
N
O
o
o
o
o
.
n
CDD
C ti
:tt
va
yr
o
~ C
O .t
7=
~n
C N
n ~
O
y
N
n ~
a
w
~C
w
N
O
0
0
G
d
W
N
N
O_
N
(0
m
b
N
C/)
n
n
n
n
n
w
p w
O "
o n
° O
CD
Z CD
'
d
(D
o
G
0
G
o o
p ti Q
G
C
CD
cD a
O
o
; -3
((DD
G a
o 0
0 0
CD
CD
Z.
o
(D
p Y o
a o
?
G °
w
CD 0
N a N
CD
? fD
w
o'
o a
w
0
p.
w
w
CD o
w a w
'1Z
co
r
CD
°
fb
ca.
r-
o cD
p Q°,
'c o
o °
°
v°
° 0
w
b
w co
o
"
ao w -e
.G, w a w
p p
' o
w
7c
cD
o'
o N
o
o Q
C
co
o a
_x CD o
CD CD
an
0 0
w w
<
' o
w o
o
0
°c
0
°q w
cn
° 0 0
2
0
CD
CD
a (-D CD
0
CD
CL
0
CD
CD
E3
<
CD cn
j O
cn CD
w ((D
A CD
O•.
O•' G
,O Q
G t
cn
0 w
G p
CD
O=
CD
O
0 0 CD
(D
w
O
:
CD
; O.
(D (D
-
M.
CD
Icl
e
0
CD CD
a
°
C
a >
0
=s o
CD
(D
O G
C3
>
(D ryOp
o
G W O
~
O~
s
o
CD
?Y CL
~
Cr
o
A'
w
C)
CD
0. n
w
=
W
P p0
CD
p. w
.
p =
cn
CD
O
o
te
0
o h
En
5
CD
S
-I CD
CD
<
-
n
0 CD
0
cn
0
B.
CD
p
°
CL c
o $
o
w
0
Y
a
C7
C~
Y
>
Y
C)
d
0
0
x
o
0
0
0
0
u0o
p
aoc
p
_
~
as
O
oo
O
ac
O
oa
O
OQ
QG
U4
dq
OG
QQ
0
o
~
z
o
z
°
'C
o
~
o
G
o
U-Q
O
cm
0
0
0
CD
En
w
C6
0
0
0
0
b
0
0
0
0
0
0
0
En
cn
C4
0 p
O O C~ G
W O
G d G 0
n G
N N O
-
CD
0 A ~
O
k iz ° p G 0
A
O
o
0
CD CD O- 0 Z
o
° 0 ° ~
' o
o
o o < °
CD
a
o q0c =
N
,
td w °
CD
°
o
a
o n °
El
11 0 w o
o ~
CL ° D
• i ~
CD
n
°
G o ~y a
0
(D CD 0
w
_
G
0
CD
w
o'
0 O03
'
w
°w
u
cs
<
z
0 w O H o a
,
cD
n. CD <
a (D
y
O
°c°D
CD
m
W
(D
0
o
A
o
OCD 0,
w
0
D
g
U C-D
0 G A
n Z
a < CD ~3'
0. C
CD
G CD
Po 0 0. CD
C
c
'-n 2. y
s~ CD
CD
-0
cnCD
CL
J'j
0 0 CL
CD CL l<
~
c`'D
0
O
CD ~
o. 0h _ o•
CA
17.
o - 6s ~
D' w w
wc co
Q- Z CD o o
CD
o FD
(D
0
Z
C4
(D
r
l cy
C)
(o 3 o
W
CD
A' c -
En o
a
0
C)
°
w
w~ a
1
°
0 °o -
0
a
CD C
~ °
w
<
o d
(4
°
CD
CD p°
G
Y
h (p ivr w
r-
0 0
(D
0
0 CD 'CS
°
C:
CD
m
0 On
0 0
-q
>
°
o
D
-t
(D
c
D < o a
C7
a.
4
a7
n w (D
o O <
D
0 (
CD
0
C
.
>
F) 0
O
a~ Q c
tD
y
D
G 0 a (
c w w a
G
n
w
(DO
Ej' w g a
y
a o
p; w
o w w
°
~q ti; A -s
u -o Q'
o
w a
p
'1
CD
_
0 w
r- CD
o
w `0
CD
~
w Q;
CD n o o C
0
G
cJ~
p
< C C
W° p
G
O.
V) O
p
0 ~ O W
~
N CD In.
.
.'3 p O'
r
d
CD CD
ar~YCCDD ~
°
0. cn
v° o C7 cn
o
°
x
io w w',
-
o n0
°
'A
cnC~N 0
r
o ~D
((D
o
O
a 2
(D
o C7
vw
w t7 c a
w CD 0
CD
CD
~
D
)
o
w
El
G
-
"0 0 0,
'
(D
0
(
,
o
A O .
0•.
o
°
E3 f
n
o
~
A a. v
i
u 5.
v
.
fD
0
' a.
CD
G
a
y o T w
E3
0
iD
p
O G
w CD
CD
CD
CL
CL 0
CD
0
w
o .p
m ~
4
ara
dr
fl o.
bn
.G
o ~
CD
7=
~n
~o
a
~ N
y ~
Y.J
N
d
A
n
A
^t
o"
`o
0
a
A
e
0
°
CZ
0
G
°
n
d
w
w
N
N
O
N
rn
to
m
Cn
to
t n
to
to
ora
~
iD
a
~
a'
CD CD CD
CD
CD
`
OQ
fD
m
0
fe
c°u a
"O ry `
<
O
V) (D
c°o o c¢o o o
F,
~ CD
~
G W 3
c
l
n
CD
~
(0
Up
C
O
G
~
CD
C G
.
W O CL n CL vG O
O
° :D X w 0
Cs co
D
c0
.
tt
~ ~
In ~
„t
O
CD
C
C
oa o' a a `D
CD
W
o
v, °
CD
C
O a
•
CD o
CD CD
CD
cD rs
'
0
o
°
d o
A
oo
CD
°
w a
-
CD CD
;2
' o
w
CD
c
v
.
o
~
c n
0 (D
G
CD
G
CD 0
CD W
;z C)
G'
W C =3
W
O CAD ~
b 0
CL k
CD
cr
T
oo o
_
b
C
j
a aQ CD
cn r-
-C3 CD
.
= CD o n w `CDD o
-
CD
pF7
CD
Cl
't CD
. l< W o CD CD
Q
(D -t~
C].. LL a
O
O N ra
CD °
^I
w
O. O a P~7 CD N Cr 'C
a
CD
UQ fD
O
c p
A o W
C
<
o
z
c"D C m m°° W
N f7 W
O
CD CD
°
.
CD
CD
.
to n
:3
;
j W
w m W n
- CD Cn
w (D
N
- 0 CD Q^-. .r ° d rCDn o
N W
:3
0
m O
CL
CD
CD
:3
O
°
O
W CL LS CD 0
Err
Cr Y
~G
O
N
CD
CD
yy
fl
`
G
n
_
'S '.3
O 0 Z
(D
a,
C
l
CD
11 • W fD
^
.
>
21
~:3 CL
ti W
n
Cp
.
w
< (D
~
O
°
C
a
t
Cep
r,
O
~G CD
K
p
CD
CAD
n
~
O
W
,..,D
C
OQ G (7 G CD O
w'
Uo
`
o
P
r,
En
o
CD W o a W b
m CD C
~
.
a is
co
D
t o W
CD
o
o
d
d d
~
~
d
CD
d
CD
D
d
0
o
x
o
~
0
0
0
0
=r
o
0
°
~
0
a
0
~
a c
as
0
o
Q
a
°
ooQ
voQ
0
v~o
0
O
0
D
0
a
QGQ
o
O
q9
OGQ
0
UGQ
0
OGQ
0
O
b
CD
c~
n O N CD
rn~
o m G w
CD
;
cn o
W
n cD
a o
b Y ~
O
CD
<
o
°
c n
R
w CG, a
. p
Ln w ~ °
'
n
,
CD CD
r? d
CD
CD
CL °
n
Z o
o o °
aQ
=
o
<
rs 0
o cD cD
CD
°
CD CD 0
CD
n o
CD
o
c w w a
~Q
~
0 O W
p
Q a
-
CD M
C
(D
CD '
11
CD
.
a
D
.
" 'Lf 0
n
C
'
CD
CD CD
CD w
N G CD r
o a 'Cl CD
CD tj
CD = 17, 0
ZS
CY 7 `T7 p
p= G
0
m
a
CD
CD
'
G
r+
.
Cr
N
~
CD P~ CD
CD
_
i
v
W
CD
W
o
a 'O. CD ~
.
o
o
p
CD
Q
O
O
O CD
CD Cp
O
.
cn
CAD OC.`~
°
o
O rn. W
G
A W
o
g w a
rn 'G+~
O~= G
..h G N N
^p W
cn o
a °
w °
CD
CD -4
= CD
G w
W
CD CL
,
O
N
o.'c
CD
°
W
C
tiQ o
.C3 (n CD
- °
CD
G
aQ
L
C
(D
o
C A
C
CD
CD
3 °
o
CD cn
as
w m
w
o
CD
0
w
eD
cn
CA
LS `
CD
o
CD
A
_
-t
CD -C3
C7
CD
CL C
D
CGj G
0
R.
a
. O CL G
. (IQ
rn
-z
O ~
~
~
CD
n
y `O p, ~
'LS
~
~
G•~
O
rn
p~ O
~
CD
r
C1
c~
G
co
CA °
N G
CD G)
rn ~ W
w
N
^p C CL
vWi
G n•
O
(D W CD • °
'C1
v
(D
W
w
a
C
Go
b~
~ g
o a
m ~
5vQ
d C"
o n.
b~
o ~
. eD
ZT =
n
~ c
0
K N
~ o
w
n
7
T
3
a
7
O
G
n
O
G
D
d
A~
W
N
N
O
N
z
z
rn
Cl)
to
GO
cn
Cn
cn
rn
6
P
cu o
0
w
'C G *
o° w
°
C
cu
d 5 g w b ~-3
o m Cd v a
°
p, d -3
CD
°
q o
0, c CD
W
CD
E CD
~
O
~ cu
0
'o C w
0
a
C
o ~ y
ID
w o
o
a ~
CD
o
~
w
CA
°
o
. ° p
CD
O
FD
y
CD o o
~
z
°
::s
w
°
- :3
- o c
.
co
o . co p
cn
cn
ul~
]
•
.
-t In
I `G G
G
O A~ O N A~
C
(/Q
. ,.O n CD .d
(D k
O
C .a ' .w~-.
OQ C A
C
cD O
►
45 -
-
CD
~m
(roy
ryp~
q
CD w
CD -1 ~
a
vC' C w
CD
C w '
A
-
w G VQ w CD
- ~
_ w CD
O
w
G C
F7;
o n o.
O O
ao
C
D
CD
° o~ a
'
w
m e
o
CD
C
o
D w
~
~
o Q
r.
C
w a
"
•
a a
Q
n 0
o ~ w
b FD
w
~ ~ ~ ~ cD
v o C tD
~ ~
o
~
o o ~ C
C
C w C
n p o ty
v° ~
cn °
. j
w p o
o
C
a
O
m `n° o
rn C
rn
a cNO w G
p. CD
[n C
CD
+ (D
p
(n
cn o
CD
oQ
o
OQ
En c O CO
o
Q)Q
C
n
CD
co
'
CD CD
O" C'
C p
w ti C
P
,
G
°
O CD
"
CD OP
CD o
m p
w
n a o
C C
0- (D
y
Ln
(1 y
n
11 Ln vF Ca
`D. o ul G
o
a°
CD CD
<
w
-t r w
w
'
2.
w
0
<
C
in o ~D
D c
a ~s m
R
a
~
w
o
Ls
a
cD ; =
CD
a
cu°u
w
CD
C
• 0 p D
CD
p
a CD
1:3
cn
~
CD
Z3 ~T-
c
(TQ (n
p
CD M
rn O
m
En
CD W
D P7,
C
n
c
O
CL
d
d
d
~C7
2
0
0
0
0
o
x
o
0
o
a
a
b
o
0
0
0
O
°
ry°~
_CD
~
q9
CD
cn
CD
cn
p
~
O
O
O
~
ry
O
O
O
O
ryp
O
CD
cn
CD
QQ
UQQ
CD
O
CD
CD
O
C
CL
w
00
CL co
a,
CD
I
~aCD CD
O
G AO
CD z
d. w ~w
w
m
N n ti
O
OC ~
a
ti
~
N
c~D
cD
w
w O
CD
(D
'D Cl, -
CD
A
CD
w cn
(D
CD
a CD
a
03
'
~Dn a
`vD
a
w
~ C
CD
~
,
.
'TI
.
w
C d
°
o
~
Q' m w,
~ G
im.
?o (D
CD
(C
bQ
N w CD D C
n
CD
p phi CD
n
~
o
.
CD n
w
m c
w
~
=h
CD CD
CD
.
cn
w
'
-1
<
CD'
n A CD
o a
w
p
°
CD
~rn
°
a
cD
CL
w
°'o r
CD
SID
.
°
w
CD
~ ~
cD
C
p
w
w n
cD
CL
~a o
C
~
`n ~
rn
C
~
a' C '-•3
.
w
.V -
o
m `D
T
dQ
d ~
b m
T ow
b~
o~
cn
~ N
C O
O
~n
~ N
y ~
N
C7
CD
v'
0
0
Y
S
H
O
0
G
d
W
N
N
O
N
o( o x
o
b
(D (D
`.S y CD N
py (D
A~
o
o
ac °
r
a p a
r
° co
w
a a n a
a z
O
~ w a~
0
n
~
o o.
o 0-
cm C7
y
G
(D N pi O
CI-
>4
O E w
~ o c
" En
~ a• a
y
A
(D
~
FD- -t
0-oft
Z3
- n o co
o
-
a
wo0C
0
w
o ,g0~`
A~
p CD
ors o c<D
P
CD
CD
CO
v~& ,ZZ0
'
~
aS ::;CD
~~~Q~~
~a.
O w
0~--I=
,
a CD o 0 O CD
1.,.I
'
-t r- = 0 11
n 0 V] On a
w w py CO
0
CD
CD
G
ti v
. o
<
~
a cr
El I O~ w m
< ~ p$ CL
~f
e
a
cD
RL
w
CD
(D ri o
°
a co w
r'
CD n. o H
? `D
f
O
w
~ o ~ ~
a o
o • iD ~ c
n
a
p
bd
'
o
x
o
x
o
0
00
0
a
M
CD
a
CD
a.
o o a
Z CD
(4 N "O o 't
O
CD C) -0. Cr
~ b
C z CD
y G'
0- 0 CD W
0
G ~A CD D p
CD ',0 CD CD
o
'o
v w m o p CD
a
O
OQ S7 CD
a G N a (
D
a.°o CA
a < a CD G
a
I- (n
X70 ~
0
w CD °
00 CD
.
CD CD
~
M ' a
r
CD
-e
. CD ~n
CD ° o o n o
Ll" G a
c~D HNN
G G a O 'C m
a En
(CD 00
En
CD C)
k N `CS O O O
w w
(D (gyp
En -t
(D 'O N
Cl,
t~ O.
m R
C
o CD In< H
V (D
N a CD:n❑
O
a
a A w
UO c
a as y o - ~
CD
° o O °o
-0 O g o o
-
CD CD
°
o a °
-t
(~D CD
CD o o. N
y
CD X C nn CD
Y` N O ((DD
G a
(D a :::F' 'O
v~
O G CD E3
n
p. O a C) N
• n
cn (D o w U"
a d o (D N o
CD o 0
0
a
p o n
a (D (D (D cD
,
~s a:~. 'v
cD w cD p
~ o o w a.
cn vG G
a
CD
CD
< „N
CD 0
=°<"G
CD
CD
- CD
w° a
L
w Ln
~
E a- w a
. n
C
a (D °n -1 0
o a= '
C
(
D
w
C3
p- o a. R
v' C h
In w a
p a.
° o
O
< O
G
O
CD
In
w; h cD o ((D
y
r
o
< CD CD
o
`
fD
G w
CD r_
'
+
(<D Q
(D
~
O a
U
)
G G
n
° w> 10
cn <<
a'
.
~ o o
d0 y CD
N C
D
cD F w a a
N
?
w
_
cn
~
"
t
n
CD
n
o w
v o f D
t w a.
nQ - CD
CD
n C D
(D CD
CD
w `CD` CD
CD
o. o
'ts
'
iD o o° rn
Ua °
c a.
(s
cD w
CD
° a
v c°
0 0
w a r
❑ o a
ao
=
o'o 0
a CD
b~
o
A
I
vo
v r.,
aa 0
'
a
b~
o~
~o
a
cn r)
lq~ N
C
y ~
F+
d
y
A
b
O
O
O
A
D
v
w
0
<
Z) (D
(D
` M
°
C
C o°
W y
(7 W 73
0
O 0
w C
3 v2N
(D
CD to
o - 0
co -3.W
00
00 _V
Dx pj
W 0 (0 :z
X CL
CL > CO -0,0
(O C)
pp
~
0
p
-
~NC~
O
o~7
O
41-~
W
N
N
(D
C
<
CD
Q
CD (
D
co _
0
3 D
in
m (D
w
0
:7
o
-0
3
(D
-
°
n
n
.
~
. o
m
°
o
O
0
:7
O
o
w
~
m t
o 0
w
c
o
o
w >
)
>
_U
-
Q
n
o
(a
=3
4~--n-cn
°
O w
O N
-
(D
to
o
C
(D
U)
~
m 0 D
(D
0-
W
.w
Q
0
0
3
-U C
w
J %
W (D
Q 3
Z3
G'
n
cD
En
(Q (D
mow (D
\
c
N
(D
>
w n
In
6(D ~u 3
-
O
w
D
X
r~
0
N (D
p
mo
m o w
3
I
0 -1-
t
CL (D
m O
LI)
`
I
~
G W
E; N
O
Cr =
O
L~
m
0 0 3
3
=m U
06-0-
C
p (D
U\
in
_0 ~
0
o
o
11
T
_
O-3
cZ
U - ;:W
R,
o
_Jo (D
1
0
0 (D
0
(D S
7 n
3(Do
F'
-
(D W w
Q
cr-
0 Q
n ~
~
Cy
fU
O «
C m
5
t
C
(D
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202)
Jurisdiction pt ( ln.l"a Vn
Reporting Period Date Date 1431 1otOtl
Z
C
r
O O 00
C
D
^Z^
LJ
C 3
(D
M
M 0_
Z (D a:
< O
O
'0
5 3(a
M (D W
tn a
M
-o
O
Attachment 1
page I of 5
Table A
Annual Building Activity Report Summary - New Construction
Very Low-, Low-, and Mixed-Income Multifamily Projects
Housing with Financial Assistance Housing without
and/or Financial Assistance
Housing Development Information
Deed Restrictions or Deed Restrictions
Z 3 q 5 5a 6 7 8
h
There were no new housing units built during Calendar Year 2011 in Tiburon
T Moderate and Above Moderate from Table A3 ►
(10) Total by income Table A/A3 ► ►
(11) Total Extremely Low-Income Units'
• Note: These fields are voluntary
0
is
Attachment 1
page 2 of 5
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202)
Jurisdiction ( W v,N 0 ~U-ro'
Reporting Period Date If, 'a (i Date I'-/31 (.2 011
Table A2
Annual Building Activity Report Summary - Units Rehabilitated, Preserved and Acquired pursuant
to GC Section 65583.1(c)(1)
Please note: Units may only be credited to the table below when a jurisdiction has Included a program it its housing element to rehabilitate. preserve or acquire
I the specific criteria as outlined In GC Section 65563.1(c)(1)
units to accommodate a portion of Its RHNA wh1Cft Twq
Activity Type
Affordability by Household Incomes
(4) The Description should adequately document how each unit complies with
subsection (c)(7) of Govemment Code Section 65563.1
(1) Rehabilitation Activity
Q
b
o
0
(2) Preservatfan of Units Al-Risk
O
0
0
(3) Acquisition of Units
n
O
0
(5) Total Units by Income
0
0
0
0
Note: This field is voluntary
Table A3
Annual building Activity Report Summary for Above Moderate-Income Unite
(not including those units reported on Table A)
No. of Units Permitted for
Moderate
No. of Units Permitted for
Above Moderate
1
2
3
4.
5.
5.
7.
Number of
Single Family
2 - 4 Units
5+ Units
Second Unit
Mobile Homes
Total
Infill units'
O
O
O
0
O
O
0
Note: This field is voluntary
Attachment 1
page 3 of 5
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202)
i -T
Jurisdiction c w "A o i, 6 u roV_
Reporting Period Date V( Impvq. - Date I~~t t ~a o I
Table B
Regional Housing Needs Allocation Progress
ve....tt~nd units Issued by Affordability
Enter Calendar Year starting with the first year of
C)01
"
EJ t O
20 k 1
Total Units
Total
the RHNA allocation period. See Example.
00
I
'
`
to Dale
Remaining RHNA
RHNA
r
Y
Year
year
year
Year
Year
Year
Yeer
(all years)
by Income Level
Inc... Level
Allocation by
Income Level
Year
1
ea
2
3
4
5
6
7
6
9
Deed Restricted
/
0
l-)
O
O
O
/
J
Low
v
S !
-
O
ery
on- ee
J
W
O
O
O
restricted
Q
Q
Deed Restricted
)
)
0
0
( U
Low
Non-deed
(
O
O
restricted
Deed Restricted
Q
n
l
O
O
'Moderate
on-deed
O
O
O
0
Above Moder
restricted
ate
~1
J
i
OL
Jy
~
^
0
a
O
G
C
Total RHNA by
I I
t
re
um
n
Enter allocation
/ L
Q
Total Units 0. ► 11
n
~t
10
Note: units serving extremly low-income households are included in the very low-Income Permitted 'mils totals.
*Unit numbers reflect the net number of newly-created dwelling unit (not demo/rebuilds) during a calendar year
14
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Pro'-. # Objective
Timeframe Status of Program Implementation
H 1-A
Commit Town Resources. Marshal and
commit Town-controlled resources toward
the design, approval, financing, and
construction of affordable housing projects
on those sites identified in Tiburon's
Housing Plan 1999-2006 (Table 9.9-1).
Ongoing
Resources (in-lieu fees and Redevelopment housing
set-aside funds) are in place and available for any
such project.
111 - B
Improve Community Awareness of
Housing Needs, Issues, and Programs.
Beginning in
2005
In 2007, Town Staff participated in public
workshops and presentations sponsored by the
Provide or collaborate with other agencies
Workforce Housing Committee of the Tiburon
(e.g., County of Marin, Marin County
Peninsula Chamber of Commerce, aimed at public
Housing Authority, Rotary, Chamber of
outreach and education on affordable workforce
Commerce, Ecumenical Association for
housing issues. Staff also participated in a round
Housing, Housing Council) to prepare
table discussion by the Marin Consortium for
presentations and distribute informational
Workforce Housing. In addition, Town staff
materials to improve awareness of housing
participated in the Marin Housing Element
needs, issues and programs, and ensure
Workbook process, which included outreach to
community participation. Distribute
non-profit housing sponsors and low income
materials to neighborhood groups,
service providers.
homeowner associations, religious
institutions, businesses, and other interested
groups (Rotary, Chamber of Commerce,
Hl -C
etc.) in the Tiburon area.
Foster (Meaningful Assistance from Other
Beginning in
Staff worked in collaboration with other cities in
Agencies. Town staff will proactively meet'
2005
Malin County to have special district fees reduced
and work with other public agencies and
or waived for secondary dwelling units; MMWD
special districts (water, fire, schools,
reduced connection fees for secondary dwelling
sanitary districts, etc.) to romote affordable
units b 50% for units documented as low-income
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
PI-0g. # Objective
Timeframe Status ofProgr-am Implementation
housing through the provision of fee
units. As stated previously, Town staff participated
waivers, fee reductions, or other assistance
in the Malin Housing Element Workbook process
for affordable housing projects.
involvin all 12 jurisdictions in Marin County.
H-2
Redevelopment Agency. In addition to
None
See discussion and Program H-IA (Commit
expending Housing Set Aside Funds for
specified
'T'own Resources). The Redevelopment Agency
meritorious affordable housing projects; as
stopped collecting tax increment monies in 2003.
set forth in Appendix A, the Town will
Due to recent economic conditions and budgeting
place some or all of the new property tax
the Town did not attempt to add
constraints
margin that will accrue to the Town once
,
the Redevelopment Project Area sunsets
general fund revenue to the Redevelopment Agency
into a designated fluid for affordable
housing account.
housing.
H-3
Apply for Funds. Apply for affordable
2005
This action was not undertaken due to staff
housing funds generated by Proposition 46
availability and workload and the lack of property
including, but not limited to, the
owner interest in pursuing affordable housing
Multifamily Housing Program, the
projects on the available sites.
CalHome Program, and the Homebuyer's
Downpaynment Assistance Program, and
other agencies including the Marin
Community Foundation by end of 2005.
Commit these funds to one or more projects
listed in Table 9.9-1: Tiburon's Housing
Plan 1999-2006.
I-1-4
Work with Housing Advocates.
Ongoing
See H-1B.
Coordinate with local businesses,
housing advocacy groups, Rotary Clubs,
and the Chamber of Commerce and
i5
TABLE C: Program Implementation Status
Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog # Objective Timeframe Status of Program Implementation
participate in the Marin Consortium for
Workforce Housing in building public
understanding and support for
workforce, special needs and affordable
housing.
H-5
Fund County Housing Position. Jointly
Ongoing
This position was initially funded by the County of
fund an Affordable Housing Strategist
Marin, but has been eliminated due to budget cuts.
position within Marin County to provide all
participating local agencies with technical
assistance to facilitate approval and
construction of affordable housing projects.
This may include adoption by the
Countywide Planning Agency of a Strategic
Action Plan for Housing in Marin that will
be considered for adoption with each
jurisdiction's Housing Element. The
Strategic Action Plan should be coordinated
by the Marin County Affordable Housing
Strategist who would also assist
participating cities and towns.
H-6
Staff Training. Hold a training session for
2005
Session held for Planning Division with periodic
Town employees regarding the receipt,
repeat training due to personnel changes.
documentation, and proper referral of
housing discrimination complaints.
H-7
Provision of Affordable Housing for
Increase to
Inclusionary Housing ordinance amended in May
Special Needs Households. The Town
10% from 5%
2006 to require 10% of units to meet these special
will facilitate programs and projects
currently
housing needs.
TABLE C: Program Implementation Status
Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog. # Objective Timeframe Status of Program Implementation
which meet federal, state and local
required
requirements to provide accessibility for
seniors, persons with disabilities, large
families, and single-person and single
parent households. Specific types of
housing include:
a. Smaller, affordable residential
units, especially for lower
income single-person and single
parent households.
b. Affordable senior housing to
meet the burgeoning needs of an
aging population, including
assisted housing and board and
care (licensed facilities).
c. Affordable units with three or
more bedrooms for large family
households.
d. Affordable housing that is built for, or
can easily and inexpensively be adapted for,
use by people with disabilities (specific
standards are established in California Title
24 Accessibility Regulations for new and
rehabilitation projects, augmented by
Americans with Disabilities Act guidelines).
H-8A
Emergency Housing Assistance.
Ongoing
In 2009 and 2010, the Town of Tiburon donated
Participate and allocate funds, as
$8,850 to Homeward Bound of Marin. The money
-
appropriate, for County and non-profit
is used to su ort The Next Key Center, a ob
16
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
PI-og. # Objective Timeframe Status of Program Implementation
programs providing emergency shelter and
training program and new affordable housing
related counseling services.
development that will provide 32 homes for
homeless adults and families in Hamilton Field,
Novato.
H- BB
Modify Existing and Adopt New Zoning
2005
Zoning Ordinance update addressing these issues
Provisions for Emergency Shelters,
commenced in 2007 and was completed in 2010.
Transitional and Disabled Housing, and
The updated Zoning Ordinance (adopted April 16,
Group Homes for More than 6 Persons.
2010) allows a year-round emergency shelter as a
Define "emergency shelters" and
permitted use in commercial zones, subject to
"transitional housing facilities" in the
specific standards consistent with State law (Policy
Zoning Ordinance. Consistent with SB520
H-135); and, allows transitional and supportive
and the Fair Housing Act, adopt an
housing subject to the same standards as other
Ordinance relating to requests for
residential uses in the same zone.
reasonable accommodation within the
Town's land use regulations. Establish
provisions for group homes with more than
6 persons within multi-family residential
and commercial zones through a
Conditional Use Pennit process.
H-9
Develop and Adopt an Employee Housing
2005
In 2007, this fund was used to assist with the
Assistance Policy and Program
purchase of local housing for the Town Manager.
The Town continues to make the seven units of
BMR housing that it owns available to its
employees. Currently, two employees rent such
units; other tenants include a parks and recreation
agency employee, a sanitary district employee, and
a local school teacher.
H-10A
Rehabilitation Loan Programs. Continue
3 rehabs by
No loans were issued pursuant to this program.
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
PI-0g. # Objective Timeframe Status ofProgr-anl Implementation
to support rehabilitation loan subsidy
2006
programs. In cooperation with the Marin
County Housing Authority (MCHA), the
Town shall improve citizen awareness of
rehabilitation loan subsidy programs.
H- 1 0B
Acquisition of Rental Housing. Work with
Ongoing
The Town has continued to purchase units at the
non-profit sponsors seeking to acquire and
Point Tiburon Marsh project which it rents and
rehabilitate rental housing units in order to
keeps as affordable in perpetuity.
maintain ongoing affordability of the units.
This will include, but not be limited to: (1)
support necessary to obtain funding
commitments from governmental programs
and non-govenunental grants; (2) assistance
in permit processing; (3) waiver or subsidy
of fees; and (4) use of local funds if
available.
H-1 l
Condominium Conversions. Preserve
Ongoing
No multi-family units allowed to be converted to
rental housing by enforcement of Policy H-
condominiums in at least the past 10 years.
I I and the Towns condominium conversion
ordinance.
14-l2
Protect "At Risk" Units. Identify assisted
Ongoing
Twelve (12) at-risk units were identified at Bradley
properties at risk of conversion to market
House in 2009; with subsidies scheduled to expire
rates and work with the property owners
on 12/22/10. The Town has been informed that the
and/or other parties to ensure that they are
Marin Housing Authority, the property owner,
conserved as part of the county's affordable
secured an extension of the affordability of these
housing stock. No affordable housing units
units in 2010 and they are no longer considered at-
are currently at risk of conversion in
risk.
Tiburon.
i_~
TABLE C• Program Implementation Status
Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog # Objective Timeframe Status ofProgram Implementation
H-13
Modify Zoning it' "Old Tiburon". Modify
2005
These provisions are contained in the Zoning
the zoning standards that apply to two-
Ordinance Update adopted by Town Council on
family dwellings in "Old Tiburon' to limit
March 17, 2010.
conversion of existing two-family and
multi-family dwellings into single-family
units or buildings with fewer units than
currently legally exist. Adopt provisions to
enable two-family and multi-family
dwellings to be rebuilt in the event of
damage or destruction by tire, earthquake,
or similar disaster.
1-I-14
Density Bonus Provisions for
Ongoing
This section was re-codified as 16-70.100(B) in
Reconstruction. Continue application of
2010, and remains in effect.
Zoning Ordinance section 6.06.00(c) that
allows reconstruction to the same density.
H-15
Rental Housing Assistance. Encourage
Assist 12 low
Twenty-five Tiburon residents received assistance
federal, state and local rental housing
and moderate
from the Marin Renters Rebate program between
programs. Work with the Malin County
income units
1999-2006, with approximately 3 receiving
Housing Authority to implement the Section
by 2006
assistance each year. There are 19 households
Project Independence rental assistance
8
receiving rental assistance (Section 8 vouchers and
,
programs, Marin Renters Rebate program,
other program assistance) through the Marin
and any similar programs.
Housing Authority.
I-I-16A
Work with the Marin Housing Authority.
Ongoing
Staff continues to work with the Housing Authority
Continue to work successfully with the
on a variety of fronts.
Malin Housing Authority (MHA) for
management of the affordable housing stock
in order to ensure permanent affordability,
implement resale and rental regulations for
TABLE C• Program Implementation Status
Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog. # Objective Timeframe Status ofProgram Implementation
below-market rate units, and assure that
these units remain at an affordable price
level.
[-1-16B
Link Code Enforcement with Public
Information Programs. Implement
Ongoing
The Town has identified relatively few housing
units in severely substandard condition, usually
housing, building and fire code enforcement
during the residential resale inspection process or in
to ensure compliance with basic health and
response to complaints. This program could be
safety building standards and provide
improved by handout materials during building
information about rehabilitation loan
inspection on declining or substandard units.
programs for use by qualifying property
owners who are cited. Contact owners of
structures that appear to be in declining or
substandard condition, offer inspection
services, and advertise and promote
programs that will assist in funding needed
work.
H-17
Publicize Energy Conservation and
Ongoing
Town Council adopted a policy waiving building
Tenant Assistance Programs. Provide
permit fees for solar energy systems that meet
public infornlation on alternative energy
simple Town guidelines. The Town approved 27
technologies for residential developers,
solar energy system applications in 2007, 39
contractors and property owners. Publicize
applications in 2008, 22 applications in 2009, 24
available services for tenants and refer
applications in 2010, and 19 applications in 2011.
tenants to Marin Mediation Services if
problems exist. Publicize tenant assistance
and energy conservation programs and
weatherization services that are available to
provide subsidized or at cost inspection and
corrective action.
1 ~
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog # Objective
Timeframe Status of Program Implementation
H-18
Modify Zoning. Modify Zoning Ordinance
2005
Ordinance No. 493 N.S., effective May 2006,
Section 6.07.00 to require in-perpetuity
included this provision.
affordability of below-market rate units
(rather than simply long-term affordability).
1-I-19A
Facilitate Development at Key Housing
2004
Ordinance Nos. 491 N.S. (March 2006) and 493
Opportunity Sites. Initiate the necessary
N.S. (May 2006) created the overlay zones and
General Plan Amendments, rezonings, and
development incentives necessary to implement
other implementing actions to reduce
this program and reduce government constraints on
obvious governmental constraints to the
the sites shown in Table 9.9-1.
construction of affordable housing at sites
identified in Tiburon's Housing Plan 1999-
H-19B
2006 (Table 9.9-1).
Mixed Use Development Incentives. In
2005
Ordinance Nos. 491 N.S. (March 2006) and 493
order to promote well-designed,
N.S. (May 2006) created the overlay zones and
affordable mixed-use residential/non-
development incentives necessary to implement
residential projects in commercial
this program and reduce government constraints on
zones, prepare and adopt a Zoning
the sites shown in Table 9.9-1.
Ordinance amendment that incorporates
some or all of the following incentives
to facilitate mixed use development in
conumercially-zoned areas in the
Downtown, on properties identified in
Table 9.9-1:
a. An increased maximum height limit
or height limit bonuses so that second
and third stories could be permitted on
buildings with commercial use at
ground level and housing above;
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog # Objective
Timeframe Status of Program Implementation
b. Flexible development standards (e.g.,
FAR, lot coverage) based on the
location, type, and size of the units and
the design of the development;
c. An additive residential component of
a mixed use development with a density
range of 12.9 to 15.3 units per acre (a
yield of 17.4 to 20.7 units per acre after
the award of a density bonus), with FAR
limits applying only to the commercial
portion of the mixed use project;
d. Flexible parking standards based on
the development's location and the type
and size of the housing units, such as
efficiency apartments and senior
housing Units.
e. Shared parking for commercial and
residential uses, resulting in a lower
overall parking requirement.
f. Subsidization of hook-up fees or other
fees charged by special districts.
Eliminate the requirement for the proposed
residential component of a mixed use
development to receive a conditional use
permit.
H-19C
Develop an "Affordable Housing
2005
Ordinance Nos. 491 N.S. (March 2006) and 493
fa
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog. # Objective Timeframe Status of Program Implementation
Overlay Zone" Zoning Designation.
N.S. (May 2006) created the overlay zones and
Create and adopt an affordable housing
development incentives necessary to implement
overlay zone that incorporates specific
this program and reduce government constraints on
sites on which residential densities will
the sites shown in Table 9.9-1.
be increased up to 100% if a specified
level of affordability is achieved. This
zone shall be applied to between three-
quarters-to-one acre (depending on site
factors such as access, slope, and
proximity to urban infrastructure) of the
sites listed in Table 9.9-1: Tiburon's
Housing Plan 1999-2006 that are in
residential areas: Reed School, Oloumi,
and Pan Pacific Ocean. Specific
considerations in developing the overlay
zone include:
a. To qualify for the benefits of the
overlay zone, proposals should be
required to include a minimum of 20
percent very low, 20 percent low
and 20 percent moderate income
housing units. Above moderate
income market rate units should not
exceed 40 percent of the total
number of units with moderate
income rental units counting as
market rate units.
b. Affordable ownership and rental
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
PI-0g. # Objective Timefi ame Status of Program Implementation
units shall be deed-restricted for
a period of not less than 55 years
(in perpetuity if feasible) to
ensure affordable resale and
rents.
c. Permit by-right multi-family
residential development.
d. Waive some or all local fees.
e. Target a percentage of units for
special needs populations.
1-19D
Density Bonus Zoning and Other
2005
Ordinance No. 493 N.S. (May 2006) fulfilled this
Incentives. In order to create incentives
program.
for projects with high percentages of
very low and low income units, amend
the Zoning Ordinance to include use of
density bonuses, flexible development
standards, fast-track review and other
mechanisms, including the following:
a. State Density Bonus Law. Offer a
density bonus consistent with
current State Law.
b. Flexibility in Development
Standards: Provide flexibility in
applying development standards
(e.g. parking, setback, height
standards), subject to the type of
housing, size and unit mix,
JU
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog. # Objective
Timeframe Status of Program Implementation
location and overall design.
Higher densities may be
appropriate where units are
significantly smaller and would
have fewer impacts than the
market norm.
c. Facilitating Affordable Housing
Development Review.
Affordable housing
developments shall receive the
highest priority and efforts will
be made by staff and decision-
inakers to: (1) Provide technical
assistance to potential affordable`
housing developers in processing
requirements, including
community involvement; (2)
consider project funding and
timing needs in the processing
and review of the application;
and (3) provide the fastest
turnaround time possible.
H-19E
Unincorporated Sites in Housing Element
Prezone in
Both sites were pre-zoned with affordable housing
Area. Facilitate development at sites
2005; annex
overlay zones in 2006. Armexation not initiated by
identified in the Tiburon's Housing Plan
in 2006
Town following negative feedback from Marin
1999-2006 (Table 9.9-1) that are within the
LAFCO.
Tiburon Housing Element Area but are
currently subject to the jurisdiction of Marin
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog. # Objective
Timeframe Status ofPi-op-am Implementation
County. Initiate prezoning and annexation
proceedings for these sites with Mann
LAFCO.
[ I9F
Architectural Design in
2005
Ordinance No. 493 14.S. (May 2006) fulfilled this
Affordable/Market Rate Projects. Allow
program.
affordable units within a market rate
development to vary in design from market
rate units so long as the project is
architecturally harmonious. Attached units,
smaller units and other design variations
from market rate units are permitted by the
Town to reduce costs of providing
affordable units and to act as an incentive
for their construction.
H-20A
Amend Secondary Dwelling Unit
Done
Completed in 2003.
Ordinance. Prepare and adopt amendments
to the Secondary Dwelling Unit Ordinance
that eliminate the requirement for a Use
Permit and establish a ministerial process
for review and approval of secondary
dwelling unit applications.
H-20B
Provide Information to Homeowners.
Brochure in
Homeowner information available from Town; 6
Provide an informational guide to
2005;10
secondary dwelling units approved.
homeowners explaining the benefits, "best
second units
practices" and procedures for adding or
from 1999-
legalizing a secondary dwelling unit.
2006
H-22
Strengthen Existing Inclusionary
2005
Ordinance No. 493 N.S. (May 2006) fulfilled this
Housing Regulations. Amend current
program.
,a I
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog # Objective
Timeframe Status of Program Implementation
Zoning Ordinance requirements to
include smaller residential projects and
increase the percentage of affordable
units required in each project.
Guidelines for amending the Zoning
Ordinance include:
a. Apply an in-lieu fee for
residential projects involving 2
to 6 units (currently applies only
to projects of 2-9 units)
b. All residential projects of 7 to 12
units to provide new units at a
rate of 15 percent affordable
(currently 10% for projects of 10
units or more).
c. All residential projects of 12 or
more units to provide new units
at a rate of at least 20 percent
affordable (currently 10% for
projects of 10 units or more).
At least 10% of units designed for special
needs households, 5% of which must be for
liandica ed users (current ratio is 5%).
H-23
Jobs/Housing Fee. Adopt a
2005
Ordinance not adopted.
Jobs/Housing Linkage Fee Ordinance
that includes the following or similar
exaction requirements:
a. Exaction requirements for
TABLE C: Program Implementation Status Town of Tiburon
Annual Element Progress Report: Housing Element Implementation (CCR Title 25 Section 6202)
Reporting Period January 1, 2011 through December 31, 2011
Prog. # Objective
Timeframe Status ofPr-ogram Implementation
dwelling units and/or in-lieu fees
should be set according to
empirically based evidence and must
comply with all other legal tests.
b. The inclusion of affordable
housing units within development's
of hotels, offices, or other
commercial buildings if feasible
(options may include housing on-
site, off-site, subsidizing mortgages
or rents, or paying an in-lieu fee for
housing production), or
c. Payment into a Housing Trust
Fund of in-lieu fees based on a
dollar amount per square foot of
office, commercial, and industrial
building development.
d. In-lieu fees would be waived in
projects containing significant
affordable housing components.
GENERAL COMMENTS:
On February 1, 2012, the Town Council adopted a comprehensive update of the Tiburon Housing Element.
N
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
To:
From:
Subject:
Reviewed By:
BACKGROUND
Mayor and Members of the Town Council
Department of Administrative Services
Town Council Meeting
March 21, 2012
Agenda Item: _
Consideration of Current Fee Schedule for Home-based Business License
Fees
(9-1
Since 1966, the Town of Tiburon has charged all businesses located within the Town a business
license tax based on gross receipts. At the March 2, 2012, Town Council/Staff retreat, Staff made
a brief presentation on the Town's current business license tax fee schedule for home-based
businesses. It included comparisons of fees charged by other Marin local agencies along with a
few select agencies within the greater Bay Area.
A discussion ensued as to whether the Town should be charging home-based businesses a
business license tax in the same manner as "brick and mortar" businesses, or if the current fee
schedule should be revised. It was suggested that the Town's current methodology for charging
home-based business license taxes might be outdated and not adequately reflect the changing
nature of business in our technological age. It was also posited that the very shifting nature of
business to less traditional forms and locations makes it important to have a tax structure that
captures all business activity, and that not doing so could create incentives for people to work
around the system and lose increasing amounts of revenue over time. #
Staff was directed to place a continued discussion of the matter on a regular Town Council
meeting agenda for further consideration.
ANALYSIS
The purpose of a business license tax is to generate revenues for Town services. The amount of
the tax is not dependent upon the impacts that a business's operations may have on the Town and
its facilities, and is not intended to recover the costs of such impacts. Instead, a business license
fee is a tax based solely on revenues generated by the business. The tax applies equally to gross
receipts earned regardless of business location (brick and mortar or home-based). Thus, an
attorney with an office downtown would pay the same rate as an attorney working out of a home
office if their gross receipts were equivalent.
TOWN OF TIBURON PAGE 1 OF 3
The current fee schedule is as follows:
Annual Gross Receipts
$0-$55000
$5,001 - $2500
Over $25,001
Fee Paid
$ 15.00
$ 25.00
.0012 of Gross Receipts
In calendar year 2011, the Town had 147 registered home-based businesses that paid a business
license tax, for a total revenue stream of $20,641.60. Attached as Exhibit 1 is a listing of home-
based businesses and the license fee paid. The business names have been redacted for privacy
purposes. The average home-based business license tax paid in 2011 was $140.41; the median
fee was $25. Of the 147 licensees, 45 paid the minimum $15 tax and 32 paid the next level of
$25. The remaining 70 businesses paid a business license tax of .0012 of gross receipts.
Attached as Exhibit 2 is a table, which was presented at the March 2, 2012 Council-Staff Retreat,
that compares three hypothetical businesses grossing $100,000, $1,000,000 and $10,000,000 per
year and the business license fee each would pay with comparative agencies. Again, the tax
charged would be the same whether the business was located in the commercial areas of Town or
in a residence.
Looking at comparative Main agencies, Corte Madera, Fairfax and Sausalito have a different
taxing methodology for home-based businesses compared to brick and mortar. Larkspur, Mill
Valley, Novato, Ross, San Anselmo, and San Rafael charge the same for a home-based or
commercial business.
It is important to note that under state law, the Town has the power to reduce taxes at any time,
but may not increase them without an affirmative vote of the electorate. In other words,
eliminating or capping this tax for certainly categories of business would effect vely be a
permanent reduction in the Town's future tax base.
FINANCIAL IMPACT
Any fiscal impact to the Town depends on what action, if any, the Town takes to change the
business license tax structure for home-based businesses. If the Town were to eliminate business
license taxes on businesses conducted out of the home, the revenue loss to the Town would be
approximately $21,000 per year. Using the 2011 demographics, if the Town were to cap the
maximum business license tax for a home-based business at $100/year, the revenue loss would be
approximately $13,400. At $500/year the loss would be $6,200; and at $1,000/year, $3,500.
Future revenue loss can be expected to be higher based on the growing number of businesses that
are being run out of the home. Because of the difficulty of reinstating any tax once reduced or
eliminated, any change should be seen as a permanent reduction in the Town's future tax base.
RECOMMENDATION
Staff recommends that the Town Council take no action in this matter, thereby retaining the
current methodology for calculating business license taxes for home-based businesses.
Exhibits: 1. List of license fees paid in 2011 by home-based businesses (redacted)
2. Comparison of Marin agencies fees for business license tax
Prepared By: Heidi Bigall, Director of Administrative Services
L'ate 0.2./16/"012
Time 10:06 am
10:06:17AM
Account Account Name
Location Code: 0
241
356
1078
1377
income By Location Code for 2011
From The Postdates Of 1/112011 To 12131/2011
0
0
0 -
0
2/16/2012
Charge Amount
$4,369.52
$2,110.79
$154.20
$125.00
Total Accounts: 4
Total Gross Receipts
$6,759.51
Location Code: COVE
281
COVE
$1,467.17
1123 _
COVE
$1,157.00
240
COVE
$962.08
343
COVE
$614.00
1213
COVE
$613.83
1158
COVE
$583.45
422
COVE
$470.00
1114
COVE
$390.40
1182
COVE
$111.89
1195
COVE
$25.00
1364
COVE
$25.00
Total Accounts: 11
Total Gross Receipts
$65419.82
Location Code: HOP
360
HOP (-?:>C sej $3,596.02
143
HOP
$1,483.65
1300
HOP
$1,405.78
1010
HOP
$1,012.43
741
HOP
$933.00
83
HOP
$701.18
1095
HOP
$546.00
1125
HOP
$483.60
696
HOP
$444.00
849
HOP
$430.67
1233
HOP
$417.57
995
HOP
$385.00
1179
HOP
$374.40
1171
HOP
$330.74
1156
HOP
$305.86
1366
HOP
$304.71
758
HOP
$290.36
1306
HOP
$288.00
977
HOP
$229.34
1228
HOP
$229.20
893
HOP
$228.24
1184
HOP
$218.65
879
HOP
$202.80
351
HOP
$198.63
883
HOP
$192.28
\\TOWN1\psi\QuickServe Suite\LT\Custom Reports\Top Grossing.rpt Modified-04/21/2C
date o'211 Fi/1_U11
Time in•nF mm
1337
676
61
878
857
1107
968
765
1355
702
46
880 `
1035
354
922
856
1222
611
1208
701
1274
.645
897
903
1299
772
867
1257
860
1173
1267
563
44
1093
126
373
29
51
1121
513
1365
75
77
103
HOP
$189.07
HOP
$184.84
HOP
$176.40
HOP
$170.11
HOP
$166.50
HOP
$165.00
HOP
$138.00
HOP
$125.32
HOP
$125.00
HOP
$120.00
HOP
$115.00
HOP
$112.14
HOP
$109.77
HOP
$109.72
HOP
$108.00
HOP
$105.69
HOP
$102.00
HOP
$97.28
HOP
$95.10
HOP
$95.02
HOP
$90.86
HOP
$90.00
HOP
$74.07
HOP
$70.19
HOP
$68.40
HOP
$61.70
HOP
$61.54
HOP
$60.00
HOP
$57.60
HOP
$56.72
HOP
$54.00
HOP
$52.80
HOP
$50.52
HOP
$48.00
HOP
$47.11
HOP
$46.00
HOP
$44.63
HOP
$39.91
HOP
$38.32
HOP
$38.00
HOP
$37.21
HOP
$36.00
HOP
$36.00
HOP
$32.55
HOP
$32.40
HOP
$25.00
HOP
$25.00
HOP
$25.00
~U
\\TOWN 1 \psi\QuickServe Suite\LT\Custom Reports\Top Grossing.rpt
Modified-04/21/2011
U,gie U:2/1 b[/ '_U12
Time 10:06 am
248
251
278
329
427
441
510
549
576
579
604
727
807
839
842
o/ d+
899
900
957
960
1060
I Z-=.3
l lain
9
28
63
95
iw
211
212
230
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$25.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
HOP
$15.00
739
HOP
$15.00
752
HOP
$15.00
804
HOP
$15.00
824
HOP
$15.00
854
HOP
$15.00
863
HOP
$15.00
889
HOP
$15.00
\\TOWN 1 \psi\QuickServe Suite\LT\Custom Reports\Top Grossing.rpt Modified-04/21/2011
Date 02/16/2012
Time 10:06 am
895
HOP
$15.00
906
HOP
$15.00
948
948
HOP
$15.00
9
97
HOP
$15.00
1019
HOP
$15.00
1046
HOP ,
$15.00
1061
HOP
$15.00
1124
HOP
$15.00
1151
HOP ~
$15.00 -
1170
HOP
$15.00
1218
HOP
$15.00
1247
HOP ~
$15.00
1254 =
HOP
$15.00
1260
HOP
$15.00
1268
HOP
$15.00
1298
HOP
$15.00
1323
HOP '
$15.00
1324
HOP
$15.00
1327
HOP
$15.00
1336
HOP
$15.00
1346
HOP
$15.00
1349
HOP
$15.00
1352
HOP
$15.00
1363
HOP
$15.00
1370
HOP
$15.00
1376
HOP
$15.00
Total Accounts: 147
Total Gross Receipts r~ I
!
$209641.60
Location Code: MAIN
p
1236
MAIN
$6,707.59
377
MAIN
$6,287.44
381
MAIN
$2,764.61
1119
MAIN
$2,185.58
623
MAIN
$1,385.49
151
51
MAIN
$1,002.98
1
10
MAIN
$967.88
41
8
MAIN
$884.00
1073
MAIN
$880.00
542
MAIN
$803.00
636
MAIN
$758.71
394
MAIN
$739.25
204
MAIN
$526.80
1223
MAIN
$486.00
729
MAIN
$482.92
1129
MAIN
$433.21
1265
MAIN
$425.94
925
MAIN
$419.98
152
MAIN
$408.74
374
MAIN
$365.00
\\TOWN 1 \psi\QuickServe Suite\LT\Custom Reports\Top Grossing.rpt Modified-04/21/2011
DUte 02/16/2012
Time 10:06 am
40
128
1278
1187
385
1037
7A
131
508
1289
420
1311
1373
1157
1150
813
215
969
236
1357
826
933
1340
1353
1358
101
462
1372
Total Accounts: 49
Location Code: OTHERCOMM
333
13
203
489
1112
190
216
ol .1 QQ
425
419
1235
327
409
1083
537
284
OTHERCOMM
OTHERCOMM
OTHERCOMM
OTHERCOMM
OTHERCOMM
OTHERCOMM
\\TOWN 1 \psi\QuickServe Suite\LT\Custom Reports\Top Grossing.rpt
MAIN
$317.07
MAIN
$230.69
MAIN
$219.70
MAIN
$213.00
MAIN
$203.55
MAIN
$197.00
MAIN
$180.00
MAIN
$180.00
MAIN
$176.64
MAIN
$153.36
MAIN
$150.76
MAIN
$138.43
MAIN
$136.75
MAIN
$130.00
MAIN
$129.00
MAIN
$96.00
MAIN
$93.00
MAIN
$89.58
MAIN
$78.00
MAIN
$54.31
MAIN
$39.60
MAIN
$25.00
MAIN
$25.00
MAIN
$25.00
MAIN
$25.00
MAIN
$25.00
MAIN
$15.00
MAIN
$15.00
MAIN
$15.00
Total Gross Receipts
OTHERCOMM
$32,291.56
$11,674.80
OTHERCOMM
$5,031.68
OTHERCOMM
$5,012.00
OTHERCOMM
$2,178.10
OTHERCOMM
$1,440.00
OTHERCOMM
$1,431.00
OTHERCOMM
$1,396.56
OTHERCOMM
$1,269.15
OTHERCOMM
$1,257.00
OTHERCOMM
$1,147.91
nru=Qr'r)UU
$1 040 01
$1,018.62
$924.00
$849.98
$673.52
$609.00
$594.00
Modified-04/21/2011
Date 02/16/.2012
Time 10:06 am
,b
935
61y
166U
332
5
416
1207
411
97
33
782
is
1005
269
655
1 776
156
1 346
461
403
1292
31S
285
1295
1200
512
656
109
1022
1252
242
320
547
e5
154
193
505
774
1315
1367
1101
1204
1303
1369
1615
OTHERCOMM $589.00
OTHERCOMM $588.58
OTHERCOMM $489.41
OTHERCOMM $402.00
OTHERCOMM $360.00
OTHERCOMM $282.24
OTHERCOMM
$278.40
OTHERCOMM
$274.35
OTHERCOMM
$268.08
OTHERCOMM
$256.00
OTHERCOMM
$239.00
OTHERCOMM
$228.51
OTHERCOMM
$188.50
OTHERCOMM
$186.24
OTHERCOMM
$181.94
OTHERCOMM
$180.00
OTHERCOMM
$120.72
OTHERCOMM
$111.47
OTHERCOMM
$103.71
OTHERCOMM
$103.00
OTHERCOMM
$100.00
OTHERCOMM
$96.98
OTHERCOMM
$92.19
OTHERCOMM
$83.00
OTHERCOMM
$81.60
OTHERCOMM
$77.64
OTHERCOMM
$72.00
OTHERCOMM
$67.00
OTHERCOMM
$56.85
OTHERCOMM
$50.35
OTHERCOMM
$42.00
OTHERCOMM
$31.13
OTHERCOMM
N $27.46
OTHERCOMM
$25.00
OTHERCOMM
$25.00
OTHERCOMM
$25.00
OTHERCOMM
$25.00
OTHERCOMM
$25.00
OTHERCOMM
$25.00
OTHERCOMM
$25.00
OTHERCOMM
$15.00
OTHERCOMM
$15.00
OTHERCOMM
$15.00
OTHERCOMM
$15.00
OTHERCOMM
$15.00
Total Accounts: 62 Total Gross Receipts $44,106.68
Number of Accounts Grand Total: $110,219.17
Modified - 01/24/2012
\\TOW N1 \psi\QuickServe Suite\LT\Custom Reports\Top Grossing.rpt Modified-04/21/2011
CD
CL
r+
<
CL
rn
iU
c
v
o
BY
DO
c
C7
CD
(DT.
3
D
CD
O
-
O
(n
U'
X
-
o
0
0
°
o
o
°
O
N
O
O
Cf1
N
O
O
m
m
O
cn
N
0
0
O
o
m
O
O
O
m
w
O
cn
a
0
°
o
(
v
r
°
m
-
x
D
N
m
3
°
v
-
CD
"0
c
~
n
CD
0
a
m
CD
(n
°
c
D
CD
°
0
.
°O
O
CD
m
y
CD
O
N
O
d7
O
O
O
Cn
~
W
~
O
O
U1
O
N
O
O
O
W
07
O)
O
CD
O
O
N
O
O
O
-P
O
Cn
W
CD
Q
0
*
Cr
=
0
v
c
o
v
:3
v
°
v
1
C:
v
0
~
v
:
cn
CD
°
o
n
CD
C
n
a
rn
CD
°
0
0
o
°
O
0
°
O
N
O
N
O
O
m
Cn
w
w
NJ
11%j
O
O
M
.;h.
N
O
W
O
O
O
~
O
O
O
~
O
O
CO
O
"
O
m
O
O
0
0
0
N
0
0
CO
0
O
Cn
m
D
N
O
O
T
CD
Q.
N
O
O
m
CD
<
CD
CD
A
O
(n
v
=3
X
~
N
O
~
&
j
N
O
(n
v
_
CD
N
O
v
-1
CD
T'
1
(n
v
C
°
W
X
O
w
O
(n
v
=
°
3
0
O
O
2)
)
W
69
00
0
00
(n
(n
(n
-n
(n
co
G)
'
iv
v
N
CD
O
-1
CD
a
.
_
O
m
CZ
_
<
CD
(n
O
v
v
D
v
C
`n
3
o
X
x
Q
(n
°
a;
i
-
U)
;a
M
,
i
v
CD
N
o
CD
CD
n
CD
o
m
,
-3
CD
_
0
.
v
-
3
CD
0
m
~
o
CD
0
C
cn
c~
00
CD
N
n
N
O
w
C
O
O
N
O
O
~
O
O
N
(n
-1
(n
"r1
(n
(n
co
=3
c
=3
:3
cn
Q
m
<
Q
X
>
<
Q
(n
Efl
O
_
C
D
M
°
°
w
U)
CD
C7
-
O
CD
CD
(D
v
CD
0
O
O
o
O
O
N
O
0)
N
~
0)
W
W
W
N
O
-4
O
cn
N
cn
o
O
O
O
c
O
O
O
O
O
O
0)
O
00
O
O
N
O
O
O
CO
O
0