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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 5 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 G 4 ABSENT: COUNCILMEMBERS: None �w JEA M. LE NCD I, City Clerk cc-reso4.doc