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Home My WebLink AboutCC Resolution 10293 (580 Hwy East San Rafael)RESOLUTION #10293 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL RECOMMENDING 1998 PRIORITY PROJECTS DETERMINATION FOR DEVELOPMENT IMPACTING THE BELLAM BOULEVARD/I-580/HIGHWAY 101 INTERCHANGE (EAST SAN RAFAEL) City File #s P-98-6, PPP98-2, PPP98-3, PPP98-8 and PPP98-9 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 a) to 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 Monday, April 6, 1998, the San Rafael City Council adopted Resolution 10162, inviting submittals for the Priority Projects Procedure- 1998 (PPP). A May 20, 1998 application deadline date was established; and WHEREAS, four applications were submitted for priority project determination affecting the Bellam Boulevard/I-580/Highway 101 Interchange (East San Rafael) and two applications were submitted affecting the Freitas Parkway/Highway 101 Interchange (North San Rafael). Public hearings for the North San Rafael priority project applications were held and a determination was made by the City Council on July 6, 1998; and WHEREAS, consistent with Resolution 10162, the Priority Projects Review Committee reviewed and confirmed the criteria for determining priority project status. The Committee reviewed and assessed the applications for consistency with the criteria and formulated a recommendation to the Planning Commission; and WHEREAS, on Wednesday, July 22, 1998, the Planning Commission held 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 Project Review Committee. On a 6-1 vote, the Planning Commission adopted Resolution 98-17, recommending to the City Council, the approval of a priority project determination for the Sonnen BMW dealership and a denial without prejudice action for the Shoreline Golf Center, Storage USA and REI Retail Center applications. 0 R I G"I • 1 WHEREAS, on Monday, August 3, 1998, the City Council held a duly noticed public hearing on the Priority Project 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 finds and hereby adopts the following finding for definitions and criteria for evaluating projects competing for Priority Projects Determination: 1. 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 a s 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. Other uses are ranked as poor by comparison. 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- GOOD * $25,000 to $100,000- FAIR * $0 to $25,000- POOR BE IT FURTHER RESOLVED, that for the East San Rafael area, the San Rafael City Council hereby recommends that the Sonnen BMW dealership development be annroved as a priority project and that the priority project applications for the Shoreline Golf Center, Storage USA and REI Retail Center projects be denied without Dreiudice, based on the following facts and findings: PPP98-2; Sonnen BMW (1615 Francisco Blvd. East) Traffic A total of 102 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 project concludes that the development will a) not result in short-term traffic impacts to the Bellam Blvd./I-580/Hwy. 101 interchange and b) not result in a change in the level of service conditions at this interchange. Oualifier The project qualifies as a high priority project in that, it would generate a substantial amount of annual sales tax revenue to the City of San Rafael. The annual sales tax revenue is estimated at $300,0004400,000. This proposal represents an "Excellent" rating as a "high tax -generating use". Findings The Priority Project Review Committee has given the 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 result in minimal traffic impacts at the affected intersections, b) has received all of the required, discretionary approvals and environmental clearance by the City of San Rafael and c) financing has been secured for project construction. PPP98-4; Shoreline Golf Center (1615 Francisco Blvd. East) Traffic A total of 97 PM peak hour trips would be generated with full operation of this project (56 driving range tee boxes) and 84 PM peak hour trips would be generated by limiting the number of tee boxes (to 49 tee boxes) in use during the weekday, PM peak hour. These trip generation estimates would be consistent with the General Plan trip allocation for the subject property (trip allowance for the Shoreline Center). The traffic analysis prepared for this project concludes that the development will a) not result in short-term traffic impacts to the Bellam Blvd./I-580/Highway 101 Interchange and b) not result in a change in the level of service conditions. Oualifier The golf center project does not meet the qualifications as a "high priority" project in that, it would not provide a needed neighborhood -serving use, nor would it provide any significant amount of annual tax revenue to the City. Findings While the proposed golf center would provide an excellent interim use of the subject property, the Priority Project Review Committee has given this project an overall rating of Poor, recommending that the application be denied without nreiudice. It has been concluded that the project does not meet the qualifications as a high priority project, in that no specific proposal has been presented which demonstrates that the project provides a "needed neighborhood -serving use". PPP98-8; Storage USA (1775 Francisco Blvd. East) Traffic A total of 21 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 project concludes that the development will a) result in very minimal traffic generation, b) not result in short-term traffic impacts to the Bellam Blvd./I-580/Mghway 101 Interchange and c) not result in a change in the level of service conditions at this interchange. Oualifier The project proposes some public benefits and would, in part, qualify as a "high priority" project. Specifically, the project proposes a) the dedication of computer lab equipment (6-8 computers), b) an offer to provide computer tutorial services to the Canal Community Alliance Pickleweed Center (for two school semesters) and c) the reservation of five storage units for permanent use, at no cost, to five, local neighborhood community organizations. The dedication of 1% of the uses gross annual revenues for three years (or $30,000, whichever is greater), to the East San Rafael Community and Educational Trust Fund (ESR-CETF) would provide a one-time, short- term community benefit. Although the proposed dedication and improvement of land along the Shoreline Park (property located at 2147 Francisco Blvd. East), would be beneficial as it would complete the public shoreline improvements in this area of East San Rafael, this dedication and the shoreline park improvements are already required to occur at the time this shoreline property is developed. Findings While the project would result in very minimal traffic impacts and would present some commendable benefits to the community, the Priority Projects Review Committee has given the project an overall rating of Poor, recommending that the application be denied without nreiudice. Given that the project proposes a self/mini-storage use with a development floor area ratio (FAR) of 1.0, the appropriateness of the use and the proposed FAR will need to be determined through the development review (merits) process for this project. Until this project is further along in the merits review process, it is premature to grant a priority project determination. PPP98-9; REI Retail Center (513 Francisco Blvd. East) Traffic A total of 335 PM peak hour trips would be generated by this project, which would a) exceed the General Plan trip allocation for the subject property (165 PM peak hour trips) and b) would exceed the amount of PM peak hour trips available in the East San Rafael area, for this Priority Projects Procedure (200 PM peak hour trips available areawide). Qualifier The project qualifies as a "high priority" project in that, it would generate a substantial amount of annual sales tax revenue to the City of San Rafael. The annual sales tax revenue is estimated at $300,0004350,000. This proposal represents an Excellent rating as a "high tax -generating use". 4 Findings While the development proposes a "high priority" project, as it would result in a use that would generate significant annual sales tax revenues to the City of San Rafael ($300,000-$350,000), the overall rating of this project is Poor. The application is denied without prejudice because a) the project traffic would exceed the amount of PM peak hour trips that are available for this Priority Projects Procedure, b) the project traffic would exceed the peak hour trip amount that is allotted to the subject property under Appendix B of the San Rafael General Plan 2000 and c) the project would exceed the maximum floor area ratio (FAR) permitted for the subject property under the San Rafael General Plan 2000 (maximum mix of 45,500 square feet of general and bulk retail use). 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 regular meeting of the City Council held on Monday, the third of August, 1998, by the following vote to wit: AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips & Mayor Boro NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None JE LEONCNI, City Clerk cc-resoldoc