HomeMy WebLinkAboutCC Resolution 10543 (East SR Project Priorities)RESOLUTION 10543
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL GRANTING THE 1999 PRIORITY
PROJECT DETERMINATIONS FOR DEVELOPMENT 11VIPACTING THE BELLAM
BOULEVARD/I-580/HIGHWAY 101 INTERCHANGE (EAST SAN RAFAEL)
City File Nos. P-99-4, PPP99-6, PPP99-7, PPP99-8 and PPP99-12
The City Council of the City of San Rafael finds and determines that:
WHEREAS, on October 17, 1988, the San Rafael City Council adopted Resolution 7853
establishing the Priority Projects Procedure (PPP), to implement San Rafael General Plan 2000
Policies C-3 (Timing of Development with Transportation Improvements), C-7 (Projects in
Circulation -Impacted Areas) and Program C -b (Project Approval Procedure in Traffic Impacted
Areas) to mitigate traffic impacts resulting from new development. The procedure was
established to: a) ensure that the timing of new development coincides with the timing and
construction of necessary transportation improvements and b) that City adopted level of service
standards at effected intersections are maintained (required by General Plan Policy C-2, Level of
Service D Mid -Point). The circulation -impacted areas of San Rafael are the Lucas Valley
Road/Smith Ranch Road/Highway 101 Interchange, Freitas Parkway/Highway 101 Interchange
and the Bellam Boulevard/I-580/Highway 101 Interchange; and
WHEREAS, on March 16, 1998, the City Council accepted a report approving the
implementation of a number of transportation improvements for the East San Rafael area. These
improvements are intended to serve as an interim, equivalent solution to the construction of the
Irene Street Overcrossing, a major, planned transportation improvement for the area. The
approved improvements would result in additional capacity for the impacted intersections. As a
result, 400 additional PM peak hour trips have become available for the 1999 Priority Projects
Procedure.
WHEREAS, on August 2, 1999, the San Rafael City Council adopted Resolution 10476,
inviting submittals for the Priority Projects Procedure- 1999 (PPP). A September 13, 1999
application deadline date was established; and
WHEREAS, five (5) applications were submitted affecting the Bellam Boulevard/I-
580/Highway 101 Interchange (East San Rafael); and
WHEREAS, on Tuesday, November 30, 1999, the Planning Commission conducted a
duly noticed public hearing on the Priority Projects applications affecting the Bellam
Boulevard/I-580/Highway 101 Interchange (East San Rafael) and considered all reports,
recommendations, letters and testimony. As part of this review, the Planning Commission
considered the findings and recommendations of the Priority Projects Review Committee. On a
5-1-1 vote (O'Brien dissenting and Whipple absent), the Planning Commission adopted
Resolution 99-33, recommending to the City Council: a) the approval of a priority project
determination for the Kerner Boulevard Office Building (Phase I) and the City of San Rafael
Corporation Yard (2350 Kerner Boulevard) and the PG & E Service Center Expansion (1220
Andersen Drive) and b) a denial without prejudice action for the Kerner Boulevard Office
Building (Phase II), the Gary Place Hotel Development (100-200 Gary Place) and the Gary Place
Used Auto Sales and Auction (20-38 Gary Place) applications; and
WHEREAS, on Tuesday, December 7, 1999, the City Council conducted a duly noticed
public hearing on the PPP applications for the East San Rafael area, accepting public testimony,
reviewing the written report of the Department of Community Development and considering the
recommendations of the Planning Commission.
NOW, THEREFORE, BE IT RESOLVED, that the San Rafael City Council hereby
adopts the following finding for defining and establishing criteria used in evaluating
development projects competing for Priority Projects Determination:
As defined by General Plan Policy C-7, projects which receive priority citywide shall
include projects which provide significant amounts of affordable housing, high tax
generating uses or needed neighborhood serving uses as defined hereafter:
Affordable Housing Proiect (AH)- Projects providing a minimum of 15% of the
total units within the development that are affordable to low and moderate income
households. Of this 15%, 8% must be affordable to low income and 7%
affordable to moderate income. This definition is consistent with the definition of
an "Affordable Housing Project", per San Rafael General Plan 2000 Housing
Element Policy H-20.
Needed Neighborhood Serving Uses (NNS)- A use that provides a valued service
or public benefit to the community such as the direct construction or a substantial
financial contribution to the development of a child care center, library, planned
public trails and bicycle paths, community facility, etc. The use shall be identified
by a neighborhood plan, the North San Rafael Vision, the San Rafael General Plan
2000, or as recommended by the Priority Project Review Committee. Retail uses
identified in the San Rafael General Plan 2000 Land Use Element Policy LU -13a
(Neighborhood Commercial) are considered good.
High Tax Generating Uses (HTG)- A use that generates a significant amount of
annual taxes provided directly to the City of San Rafael. The annual tax revenue
range that is provided to the City of San Rafael shall be ranked as follows:
* $300,000 or greater in annual taxes to the City - EXCELLENT
* $100,000 to $300,000- FAIR - GOOD
* $100,000 or less- POOR
BE IT FURTHER RESOLVED, that for the East San Rafael area, the City Council
hereby: a) grants the approval of a Prioritv Proiect Determination for two (2) projects, the
development of the 2350 Kerner Boulevard Office Complex (Phase I only) and the Citv of San
Rafael Corporation Yard and the PG & E Service Center Expansion at 1220 Andersen Drive and
b) denies without prejudice the priority project applications for the 2390 Kerner Boulevard
Office Complex (Phase II), the 1775 Francisco Boulevard East, 100-200 Gary Place and 20-38
Gary Place, based on the following findings:
PPP99-4; 2350 Kerner Boulevard Office Complex &City of San Rafael Corporation Yard
(2350 Kerner Boulevard)
Traffic
A total of 337 PM peak hour trips would be generated by Phase I and the City Corporation Yard
and an additional 51 PM peak hour trips would be generated by Phase II of this project (total of
388 PM peak hour trips). The traffic analysis prepared for this project concludes that the
development will not: a) result in short-term traffic impacts to the Bellam Boulevard/I-
580/Highway 101 Interchange and b) result in unacceptable level of service conditions at this
interchange. However, with the inclusion of Phase II, the project would utilize nearly all of the
PM peak hour trips that are available for this PPP. The approval of Phase I only would retain
some of the remaining, available PM peak hour trips for other priority projects.
Qualifier
The project qualifies as a "high priority" project, in that it would implement a "needed
neighborhood -serving use." Firstly, the project would: a) directly contribute the land area
necessary to develop a new City of San Rafael Corporation Yard and b) would provide a 50 -year
ground lease to the City for the Corporation Yard at nominal fee. Secondly, the relocation and
development of a new Corporation Yard would be consistent with and is encouraged by specific
policies and programs of the General Plan 2000 (Policy LU -50 and Program LU -z). This
proposal represents an Excellent rating as a "needed neighborhood -serving use."
Findinzs
The Priority Project Review Committee has given Phase I of the project an overall rating of
Excellent and it is recommended that it berg anted priority project status. In addition to meeting
the qualifications as a high priority project, the project: a) would not result in unacceptable traffic
impacts at the affected intersections, b) is currently being processed for approval of all of the
required, discretionary approvals and environmental clearance by the City of San Rafael and c)
financing has been secured for project construction. These required approvals could be secured
within one year of priority project approval. Finally, the Phase I project with the City
Corporation Yard would be consistent with the policies and programs of the San Rafael General
Plan 2000 that would be pertinent to the subject property.
With regard to Phase II of the project, the Priority Project Review Committee recommends an
overall rating of Fair and it is recommends an action of denial without prejudice. While Phase II
would facilitate and reinforce the relocation of the City of San Rafael Corporation Yard, the
addition of traffic from this phase would utilize nearly all of the PM peak hour trips that are
available for this PPP, making no trips available to other priority projects.
PPP99-6; Pacific Gas & Electric Service Center Expansion
(1220 Andersen Drive)
Traffic
A total of 28 PM peak hour trips would be generated by this project, which would require the
securing of PM peak hour trips from the General Plan reserve. Reserve trips have been set aside
for redevelopment projects. The traffic analysis prepared for this project concludes that the
development will not: a) result in short-term traffic impacts to the Bellam Blvd./I-580/Highway
101 Interchange and b) result in unacceptable level of service conditions at this interchange.
Qualifier
The project qualifies as a "high priority" project in that it would implement the first step in
redeveloping the PG & E site in Downtown San Rafael. The PG & E site in Downtown San
Rafael is presently occupied by PG & E office and operation space, which would be relocated to
the Andersen Drive Service Center site. The Downtown site is planned for redevelopment with
both a high tax -generating use (new hotel with an estimated annual transient occupancy tax of
approximately $600,000) and a needed neighborhood -serving use (relocation of St. Vincent's
Dining Room). The redevelopment of the Downtown property could not occur without the
proposed service center expansion and relocation. This proposal represents an Excellent rating
as facilitating both a "high tax -generating use" and a "needed neighborhood -serving use".
Findings
The Priority Project Review Committee has given this project an overall rating of Excellent and
it is recommended that it be granted priority project status. In addition to meeting the
qualifications as a high priority project, the project: a) would not result in unacceptable traffic
impacts at the affected intersections, b) would initiate the first steps in redeveloping the PG & E
property in the Downtown San Rafael and c) would be able to secure approval of all of the
required, discretionary permits and environmental clearance by the City of San Rafael within one
year of this priority determination. This project would be consistent with the policies and
programs of the San Rafael General Plan 2000 that are pertinent to the subject property and
would be consistent with the policies and programs adopted for the Third Street P G & E
property located in the Downtown area.
PPP99-8; Retail and Office Building
(1775 Francisco Blvd. East)
Traffic
For the base proposal, a total of 40 PM peak hour trips would be generated by this project, which
is consistent with the General Plan trip allocation for the subject property. The traffic analysis
prepared for this base project concludes that the development will not: a) result in short-term
traffic impacts to the Bellam Blvd./I-580/Highway 101 Interchange and b) result in unacceptable
level of service conditions at this interchange. With regard to project Alternatives 1 and 2, a total
of 93 and 100 PM peak hour trips would be generated, respectively. This trip generation would
not be consistent with the General Plan trip allocation for the subject property.
Qualifier
The project does not qualify as a "high priority" project in that the amount of annual sales tax
revenue that would be generated from the proposed uses would not be high enough to receive an
Excellent rating and would not be competitive with other priority project applications.
Findings
While the project would not result in significant traffic, the Priority Project Review Committee
has given the project an overall rating of Fair, recommending that the application be denied
without prejudice. This rating is recommended as the project would not qualify as a "high
priority" project, in that it is not expected to generate the annual sales tax revenue that would
warrant an Excellent rating. However, this alternative would be consistent with the policies and
programs of the San Rafael General Plan 2000 that are pertinent to the site. With regard to
Alternatives 1 and 2, the Committee recommends an overall rating of Poor. These alternatives
would not meet the qualifications as a high priority project and would require an amendment to
the General Plan to exceed the maximum floor area ratio limits. Therefore, it is premature to
grant a priority project determination for Alternatives 1 and 2 at this time.
PPP99-7; Gary Place Hotel
(100-200 Gary Place)
Traffic
A total of 96 PM peak hour trips would be generated by the project. The traffic analysis prepared
for this project concludes that the development will not: a) result in short-term traffic impacts to
the Bellam Blvd./I-580/Mghway 101 Interchange and b) result in unacceptable level of service
conditions at this interchange. However, the City Traffic Engineer has concluded that the current
intersection design at the intersection of Andersen Drive/Gary Place constrains access to the
subject property. This intersection permits a right -turn only egress from Gary Place onto
Andersen Drive. No left -turn moves from Gary Place to southbound Andersen Drive are
possible because of the location of the Highway 101 overpass structural piers. Likewise, the left -
turn pocket from Andersen Drive onto Gary Place has a very short stacking lane, which could
result in vehicle stacking in the travel lane along Andersen Drive. The level of development and
traffic that is proposed for this hotel could substantially impact traffic at the local intersections
near the site.
Qualifier
The project qualifies as a "high priority" project in that, it would generate a substantial amount of
annual transient occupancy tax revenue to the City of San Rafael. The annual sales tax revenue
is estimated at $548,000. This proposal represents an Excellent rating as a "high tax -generating
use".
Findings
While the development proposes a "high priority" project, as it would result in a use that would
generate significant annual transient occupancy tax to the City of San Rafael, the Priority Project
Review Committee has given the project an overall rating of Poor. The application is denied
without prejudice because: a) the current intersection design of Andersen Drive/Gary Place is
constrained, which could cause the project to result in traffic impacts to local intersections in the
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area of the site and b) the appropriateness and size of the project should be first determined
through the land use and planning review process. The proposed hotel use would be consistent
with most of the policies and programs of the San Rafael General Plan 2000 that are pertinent to
this site.
PPP99-12; Gary Used Auto Sales and Auction
(20-38 Gary Place)
Traffic
A total of 36 PM peak hour trips would be generated by the project. The traffic analysis prepared
for this project concludes that the development will not: a) result in short-term traffic impacts to
the Bellam Blvd./I-580/Highway 101 Interchange and b) result in unacceptable level of service
conditions at this interchange. However, the City Traffic Engineer has concluded that the current
intersection design at the intersection of Andersen Drive/Gary Place constrains access to the
subject property. This intersection permits a right -turn only egress from Gary Place onto
Andersen Drive. No left -turn moves from Gary Place to southbound Andersen Drive are
possible because of the location of the Highway 101 overpass structural piers. Likewise, the left -
turn pocket from Andersen Drive onto Gary Place has a very short stacking lane, which could
result in vehicle stacking in the travel lane along Andersen Drive. As a result, traffic from the
project could significantly impact the operation of this intersection and several local intersections
in the immediate area.
Qualifier
The project does not qualify as a "high priority" project in that the amount of annual sales tax
revenue that would be generated from the proposed uses would not be high enough to receive an
Excellent rating and would not be competitive with other priority project applications.
Findings
While the development would generate annual sales tax revenue to the City, which would
provide it a Fair rating, the Priority Project Review Committee has given the project an overall
rating of Fair -Poor. The application is denied without oreiudice because: a) the amount of annual
sales tax revenue that would be generated would not be high enough to receive an Excellent
rating and would not be competitive with other "high priority" projects and b) the current
intersection design of Andersen Drive/Gary Place is constrained, which could cause the project to
result in traffic impacts to the local intersections in the area of the site.
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the
foregoing resolution was duly and regularly introduced and adopted at a special meeting of the
City Council held on Tuesday, December 7, 1999, by the following vote to wit:
AYES: COUNCILMEMBERS: Cohen, Heller, Miller and Phillips and Mayor Boro
NOES: COUNCILMEMBERS: None
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ABSENT: COUNCILMEMBERS: None
�w JEA M. LE NCD I, City Clerk
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