POINT REYES STATION COMMUNITY PLAN 2001 ACKNOWLEDGEMENTS Point Reyes Station Community Plan Update Committee Patsy Bannerman Marshall Livingston Betty Beatty Mike McClaskey Wiebke Buxbaum Michael Mery Chuck Eckart James Stark Pat Healy Photographs of Point Reyes Station Art Rogers Board of Supervisors John Kress, 1st District Steve Kinsey, 4th District Harold C. Brown, 2nd District Cynthia Murray, 5th District Annette Rose, 3rd District Planning Commission Patty Garbarino, 1st District Hank Barner, 5th District Jo Julin, 2nd District Paul Lusczynski (At Large) Ray Buddie, 3rd District Jan Alff Wiegel (At Large) Ross Herbertson, 4th District County Staff Alex Hinds, Director Carol Williams, Assistant Planning Director Project Manager: Kim Hansen, AICP, Principal Planner Staff: Andrea Fox, Planner Mapping: Margaret Moster, Kristin Drumm, Dennis Healy Document Production: Alexandra Morales/Becky Snyder Hearing Dates: Planning Commission Public Hearings: February 16, 2000, March 13, 2000 Board of Supervisors Public Hearing: May 9, 2000 Board of Supervisors Public Hearing: March 6, 2001 TABLE OF CONTENTS PREFACE ............................................................................................................................................... i I. INTRODUCTION..................................................................................................................... 1 A. Purpose and Legal Bases of the Community Plan........................................................ 1 B. Relation to the Marin County Local Coastal Program ................................................. 2 C. Definition of Planning Area ......................................................................................... 2 D. Community Goals.........................................................................................................3 E. Summary of Proposed Changes from 1986 Community Plan...................................... 4 F. Community Participation in Marin County’s Development Review Process .............. 4 G. Definitions.................................................................................................................... 4 H. Organization, Interpretation, and Implementation ....................................................... 5 II. HISTORY OF POINT REYES STATION ............................................................................... 7 A. Prehistory ..................................................................................................................... 7 B. History of Point Reyes Station ..................................................................................... 7 III. COMMUNITY DEVELOPMENT AND LAND USE ........................................................... 11 A. Description of Planning Area and Permitted Land Uses............................................ 11 1. Background.......................................................................................................... 11 2. Objectives, Policies and Programs....................................................................... 12 B. Commercial Land Use................................................................................................ 15 1. Background.......................................................................................................... 15 2. Objectives, Policies and Programs....................................................................... 17 C. Residential Land Use.................................................................................................. 23 1. Background.......................................................................................................... 23 2. Objectives, Policies and Programs....................................................................... 30 D. Natural Resource Protection....................................................................................... 35 1. Background.......................................................................................................... 35 2. Objectives, Policies and Programs....................................................................... 38 E. Historic Resource Protection...................................................................................... 42 1. Background.......................................................................................................... 42 2. Objectives, Policies and Programs....................................................................... 44 IV. CIRCULATION AND TRANSPORTATION........................................................................ 47 1. Background.......................................................................................................... 47 2. Objectives, Policies and Programs....................................................................... 50 V. COMMUNITY SERVICES AND FACILITIES .................................................................... 55 1. Background.......................................................................................................... 55 2. Objectives, Policies and Programs....................................................................... 57 INDEX .................................................................................................................................... 61 APPENDICES A. Zoning Map for Point Reyes Station B. Historic Area Boundary C. Design Guidelines for Construction in Historic Areas and for Pre-1930s Structures, and Historic Review Checklist D. Map of Alquist-Priolo Study Zone E. Map of Coastal Exclusion Area F. Design Standards Table G. Parking Standards H. Sign Ordinance I. Required Findings for Second Unit Use Permits J. County Code Definitions of Home Occupation, Cottage Industry, and Bed & Breakfast K. Point Reyes Station Landscaping Guide L. Countywide Plan Trails Map (Point Reyes Station) M. Countywide Plan Land Use Designations N. Photographs of Point Reyes Station by Art Rogers All photographs © Art Rogers/Point Reyes PREFACE The Point Reyes Station Community Plan is a guide for future planning decisions in Point Reyes Station. It has been prepared based on the conditions, issues and values prevailing locally, as determined by the community. The Plan reflects the desire of the community to sustain the traditional character of Point Reyes Station as the commercial hub for rural West Marin and as a place of full- time residence for people preferring a predominantly rural life style. This community character is under increasing pressure from tourism and rapidly rising land prices. The Point Reyes Station Community Plan was first adopted in 1976 and amended in 1986. Significant changes have occurred since then, some resulting in a revitalized, socially more diverse community providing a stronger economic base, others hastening the trend for the village to become a major tourist attraction in its own right. To name some of the changes since 1986: The 248-acre Martinelli property at the northern end of the Planning Area is now part of the Golden Gate National Recreation Area. The “Dance Palace” community center was built and has become a cultural hub for West Marin. Bed and Breakfast establishments (B & B's) have proliferated as a new local business opportunity, attracting an additional stream of visitors and traffic. New stores, restaurants and professional offices have been added downtown, and the long vacant haybarn and historic livery stable have been replaced with two office and retail buildings, serving as new commercial landmarks. Much of the buildable land on the Mesa has been subdivided and built out. Walnut Place was built, providing 25 affordable rental units for seniors. Local medical clinics formed an alliance, first with practices in Bolinas and Stinson Beach, then with Kaiser Permanente Medical Center. The public library, once housed in a railroad car and later at Fourth Street, has moved into spacious new quarters in the Creamery Building. Agriculture in the surrounding area has started to diversify with the addition of small-scale organic farming and vineyards. The production of regional food products is on the rise and a seasonal farmers market for local producers has been started in downtown Point Reyes Station. These and other changes call for a new look at the Community Plan. The current revision was initiated in early 1996 by local residents who formed the Point Reyes Station Community Plan Update Committee under the auspices of the Point Reyes Station Village Association. The Update Committee held monthly meetings to discuss community issues, culminating in the Community Workshop on November 16, 1996 in the Red Barn. The primary goals agreed upon in the Community Workshop are summarized under the heading “Community Goals” below. __________________________________________________ i Point Reyes Station Community Plan Preface Following the Community Workshop, the Update Committee continued its monthly meetings to assist in the preparation of the revised Community Plan. Valuable expertise, leadership and logistical support have been provided by representatives of the Marin County Community Development Agency - Planning Division. The Plan revision process includes the involvement of the entire community, obtaining local community input, collection and dissemination of information, and public participation in the discussion of issues. The process of completing the revised Community Plan and its eventual adoption by the Board of Supervisors includes the following steps: 1. Review of Preliminary