HomeMy WebLinkAboutCC Resolution 8396 (Priority Project Determinations)RESOLUTION NO. 8 3 9 6
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL
RECOMMENDING
PRIORITY PROJECT DETERMINATIONS
1991
WHEREAS, on October 17, 1988 the San Rafael City Council adopted
Resolution No. 7853 establishing the Priority Projects Procedure, to
implement General Plan Policies C-3 Timing of Development of
Transportation Improvements, C-7 Projects in a Circulation Impacted Area
and Program C -b Project Approval Procedure in Traffic Impacted Areas to
mitigate traffic impacts resulting from new developments by relating the
timing of construction of new development to the timing of construction of
necessary circulation improvements associated with said new development
and to the maintenance of traffic level of service consistent with General Plan
policies: C-1 Level of Service and C-2 Level of Service D Midpoint; and,
WHEREAS, on October 16, 1989, the San Rafael City Council adopted
Resolution No. 8071, which Resolution amended Resolution No. 7853; and,
WHEREAS, on December 17, 1990, the City Council amended Resolution 8071
by eliminating the Freitas Parkway/ 101 interchange from the Priority Projects
Procedure; and,
WHEREAS, the San Rafael Planning Commission held a duly noticed public
hearing on Priority Projects Determination on March 12 and considered all
reports, recommendations, letters, and testimony; and,
WHEREAS, the San Rafael City Council held a duly noticed Public Hearing
on Priority Project Determinations on May 6, 1991 and considered all reports,
letters, testimony, and the recommendations of the San Rafael Planning
Commission;
NOW, THEREFORE, BE IT RESOLVED, the San Rafael City Council hereby
adopts the following finding regarding definitions and criteria for evaluating
projects competing for priority determination:
1. As defined by General Plan policy C-7, projects which shall receive
priority city-wide shall include projects which provide significant
amounts of affordable housing, high tax generating uses, or needed
neighborhood serving uses as defined hereafter:
Affordable Housing Projects consist of projects which provide at least
8% of the units affordable to low income households and a total of at
least 15% of the units affordable to low and moderate income
households and as further defined by General Plan policy H-20.
High Tax Generating Uses are rated by annual revenues generated as
follows: $0-25,000 = Poor; $25,000-100,000 = Fair; $100,000- 300,000 =
Good; and $300,000 + =Excellent.
Needed Neighborhood Serving Uses consist of those neighborhood
serving uses identified in a neighborhood plan, the General Plan or
through recommendation of the Advisory Committee, the Planning
Commission, or City Council.
BE IT FURTHER RESOLVED, that the San Rafael City Council hereby grants
Priority status to the following projects, based upon following analysis and
findings:
oRic ANaL �,396
LUCAS VALLEY/SMITH RANCH ROAD INTERCHANGE
PPP91-4: REGENCY CENTER II
ANALYSIS:
Traffic: The number of trips generated by this project will be determined
through project review. If necessary to allow for a suitably sized childcare
facility, trips in excess of the 331 assigned to the site may be secured from one
of the Northgate trip reserves through project review. The project will be
limited in size to produce no more than 66 Critical Moves at the Lucas
Valley/Smith Ranch Road interchange with a childcare facility capable of
meeting a significant amount of the demand for childcare services in the
vicinity. The amount of office or restaurant floor area proposed by the
applicant at this time would exceed the available Critical Move Capacity.
Final square footage will be determined through the permit review process.
The project would also affect the Freitas Parkway interchange, producing
approximately 3 Critical Moves or 3% of the interchange capacity.
Oualifier: The project qualifies as a high priority project in that it will
provide an affordable childcare facility which has been determined by the
Planning Commission to be a needed neighborhood serving use. The
childcare facility will be approximately 2,400-3,000 sq. ft. in area and will
accommodate 60-75 children (infant, toddler and preschool care). The
developer will also coordinate area employers to provide subsidized
scholarships to at least 25% of total enrollment. Annual scholarship monies
contributed shall be consistent with the estimated dollar figure, $81,000, as
calculated by the developer. The requirement for subsidized scholarships will
be mandatory until such a time when the Lucas Valley/Smith Ranch Road
interchange is eliminated from the Priority Projects Procedure.
FINDINGS:
1. The project qualifies as a high priority project as defined by
General Plan policy C-7 in that it will provide a needed neighborhood
service in the form of an affordable childcare facility.
2. The proposed project is recommended for priority status based upon
the following findings:
2a. The project is the only one competing for interchange capacity
which proposes an affordable childcare facility as a needed
neighborhood serving use. The childcare facility will be
approximately 2,400-3,000 sq. ft. in area and will accommodate 60-75
children (infant, toddler, and preschool care). The developer will
coordinate with area employers to provide subsidized scholarships to at
least 25% of total enrollment.
2b. The need for affordable childcare in the North San Rafael has been
demonstrated by current use of City sponsored childcare facilities
which are at capacity and are maintaining waiting lists for
vacancies and by the conclusions of the Child Care Task Force Report,
dated August 1990.
PPP91-3: SMITH RANCH PARCEL 3
ANALYSIS:
Traffic: The project would generate up to 23 CM's or 20% of the Lucas
Valley/Smith Ranch interchange capacity.
Oualifier: The project qualifies as a needed neighborhood serving use in that
the 5,000 s.f neighborhood retail center has been determined by the General
Plan to be needed to serve the daily needs of the increasing residential
population in the vicinity of the site. The provision of a fire station parcel
would allow for future relocation of the Joseph Ct. Fire station to a site which
will better serve the North San Rafael area thereby provide a major safety
benefit to North San Rafael Neighborhoods.
FINDINGS:
1. The project qualifies as a high priority project as defined by General
Plan policy C-7 in that the described project proposes a needed fire
station site as described in General Plan policy LU -u which requires the
relocation of the Joseph Court Fire Station to a parcel around Smith
Ranch Road. Furthermore, there is a need for a neighborhood
serving retail center as identified by the General Plan Land Use
designation of Retail/Office and as identified by the Advisory
Committee and the Planning Commission.
2. The project is recommended as a Priority Project based on the
following findings:
2a. The fire station site is needed to provide adequate fire protection to
development proposed for the North San Rafael area. The relocation
of the Joseph Court Fire Station will enhance response time and
mutual aide benefits to surrounding neighborhoods and communities
because the proposed site would have faster and easier freeway access
and will be more centrally located to serve existing development.
2b. A neighborhood serving retail center in this location would serve
the immediate neighborhood residences and businesses, eliminating
the need for several trips through the interchange, and thereby
improve the interchange capacity and overall circulation system.
PPP91-6: OAK RIDGE APARTMENTS
ANALYSIS:
Traffic: Sufficient trips are allocated to this site to allow for the development
of the residential units as the project qualifies as an affordable housing project
and there are additional trips assigned to this parcel to accommodate a full
scale hospital which is no longer planned. Surplus site trips may be
reallocated based upon the size and type of the Medical Facility that would be
proposed for the remainder parcel. The proposed residential project would
generate 26 CM's or 23% of the Lucas Valley /Smith Ranch Road interchange
capacity.
.Qualifier: The proposed project qualifies as an affordable housing project
with 15% or 28 BMR units, of which 15 units will be available to low income
and 13 units available to moderate income households.
FINDINGS:
1. The project qualifies as a high priority project as defined by General
Plan policies C-7 and H-20 in that the described project would provide a
minimum of 15 percent of the units affordable to low and moderate
income households.
2. The project is recommended as a priority project based on the
following findings:
2a. The project is designed to meet General Plan policies requiring
quality affordable housing, innovative housing approaches, affordable
housing for low and moderate income households, control on the
resale of Below Market Rate Units; and Housing for smaller families.
2b. The project site has been identified as a Housing Opportunity area
as defined by General Plan policy H-38.
2c. The project fulfills General Plan policies and goals including
provision of Apartment Recreation (LU -27, R-5,12,13,14,15), Planned
Roadway improvements including completion of Deer Valley Road (C -
8d, S-25), Preservation and enhancement of the natural environment
including the City owned Wetland parcel APN 155-251-15 as required
by General Plan policies NE -1,2,3,4 & 15.
BELLAM INTERCHANGE
BE IT FURTHER RESOLVED, that the San Rafael City Council assigns
Priority status and reserves capacity at the Bellam interchange for certain
Priority development projects which could cause Level of Service (LOS) at the
Bellam interchange to fall below the General Plan standard of mid -LOS D for
a definable interim period, as such assignment would be consistent with
General Plan policy C-2, based upon the following findings:
1. There are currently 65 Critical Move #1's (CM 1's) and 55 Critical Move #3
(CM 3's) to mid -LOS D at the Bellam interchange. The capacity of the
interchange will be increased to 108 CM 1's and 98 CM 3's above mid -LOS D
upon completion of the City's Andersen Drive Extension improvement
project.
2. The time frame for completion of the Andersen Drive Extension project is
definable in that project design is complete, funding is available, project
construction is expected to commence within 12 months and the
environmental review (EIR) will be complete prior to the construction of all
approved PPP projects.
3. The projects recommended by the Commission for Priority status would
produce a total of 79 CM 1's and 60 CM 3's, which, with existing conditions,
would cause LOS mid -D to be exceeded by 14 CM 1's and 5 CM 3's,
respectively.
4. Upon completion of the Andersen Drive Extension improvement project,
the capacity of the Bellam interchange will be increased by 43 CM 1's and 43
CM 3's, which would improve the Level of Service (LOS) at the Bellam
interchange 29 CM 1 above the General Plan standard of mid -LOS D and 38
CM 3 above the General Plan standard of mid -LOS D, when the combined
impacts of the recommended Priority Projects are considered.
5. Approval of the recommended Priority Projects would be consistent with
General Plan policy C-3 in that completion of the roadway improvement
necessary to maintain LOS mid -D (Andersen Drive Extension) will occur
within a definable period of time as required by policy C-3.
BE IT FURTHER RESOLVED that the San Rafael City Council hereby
recommends that 10 critical move 1's and 10 critical move 3's be maintained
in reserve for projects which may be granted an "exempt" status as defined by
section 2.1 of Priority Projects Procedure established under Resolution No.
8071
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the San Rafael City
Council grants Priority status to the following projects based on the following
analysis and findings:
PPP91-8i TOYS R US,
ANALYSIS:
Traffic: The project is within the traffic allocation to the site in that: there are
54 historic trips; there are an additional 155 trips which the General Plan
assigns based on the fact that the site is currently underdeveloped; finally the
remaining 87 trips, needed to accommodate the project, are to come from the
Redevelopment Agency Trip Reserve of 210 trips. The project would
generate 6 CM1'S and 7 CM3's or approximately 11% and 15%, respectively, of
the remaining capacity of the Bellam interchange.
Oualifier: The use qualifies as a priority project in that it would provide
approximately $200,000 per year in revenues to the City of San Rafael.
Community Benefits: A major benefit, in addition to the financial benefit, is
the beautification and improvements that would occur along Francisco Blvd
West through the redevelopment and design review processes.
FINDINGS:
1. The project qualifies as a high priority project as defined by General
Plan policy C-7 in that the described project would generate sales tax
revenues of approximately $200,000 annually to the City and inasmuch
as revenues in excess of $100,000 are defined as good high tax revenue
generating uses.
2. The proposal is recommended as a Priority Project based on the
following findings:
2a. The project will fulfill General Plan 2000 goals and policies in that
redevelopment of the lumber yard site will enhance an entry way to
the City as required by Land Use policy LU -24.
2b. The project assists in the improvement of Francisco Blvd. West
and promotes specialty retail uses and design policies of the Francisco
Blvd. West area as required by General Plan policies FBW-2, 6, 9 & 24.
PPP91-1: SAN RAFAEL HONDA
ANALYSIS:
Traffic: The proposed development is within the trip allocation (44 trips
where 78 are possible). The 44 PM peak trips would generate 8 CM 1's and 5
CM 3's or 14% and 11% of the remaining capacity of the Bellam interchange,
respectively.
Oualifier: Marin Honda is currently one of the strongest dealerships in Marin
County. It is anticipated that Honda would generate approximately $225,000
annually for the City.
Community Benefits: In addition to the financial benefits of the Honda
dealership, the project would enhance the canal frontage previously dedicated
to the City. The project has also been designed to account for a future Right -
of -Way take along Francisco Blvd East.
FINDINGS:
1. The project qualifies as a high priority project as defined by General
Plan policy C-7 in that the described project would generate sales tax
revenues of approximately $225,000 annually and inasmuch as
revenues in excess of $100,000 are defined as being good high tax
revenue generators.
2. The project has been recommended as a Priority Project based on the
following findings:
2a. The project is one of the highest tax generators of those
projects competing within the Bellam interchange.
2b. The project will fulfill General Plan 2000 goals and policies as the
project has been designed to accommodate the widening of East
Francisco Blvd as required by General Plan policy C -8x.
PPP91-9: SHORELINE INDUSTRIAL PARK (HOME DEPOT)
ANALYSIS
Traffic: The proposed Home Depot project would generate 388 of the 1210
trips allocated to the overall Shoreline Industrial Park site. 300 historic trips
are recognized as having been generated by the historic debris landfill
operations, so the net traffic generation would total 88 new trips producing 7
CM 1's and 19 CM 3's ( 13% and 42% of capacity, respectively) at the Bellam
interchange.
.Qualifier: The project would qualify for priority as a high tax generating use,
producing $250,000 to $350,000 annually for the City ("Excellent").
Community Benefits-, The project would permit improved public access both
to the Shoreline Park and City owned parcel.
FINDINGS:
1. The project qualifies as a high priority project as defined by
General Plan policy C-7 in that the described project would
generate new sales tax revenues in the range rated ""excellent".
2. The project has been recommended for priority status based upon the
following findings:
2a. The Home Depot project would produce more revenue than any
other project competing for Priority status at the Bellam interchange.
2b. The project would allow for the development of improved
public access to the City Shoreline Park consistent with the Shoreline
Park Master Plan requirements.
PPP91-2: ORCHARD SUPPLY HARDWARE
ANALYSIS:
Traffic: The project is within the trip allocation if the Redevelopment Agency
grants the additional 45 PM peak trips necessary to allow for this specialty
retail development. The Redevelopment Agency has indicated that the
clustering of such uses as Golden State Lumber and Orchard Supply Hardware
would establish a regional draw to the East San Rafael portion of Andersen
Drive. The project would generate 18 CM(1 or 3), 33% and 40% of the Bellam
interchange's capacity, respectively.
Qualifier: The project would qualify as a high tax generating use, generating
approximately $100,000 in revenues to the City annually.
Community Benefits: The project would aid in the establishment of a
regional building trades Center that would serve Marin County.
FINDINGS:
1. The project qualifies as a high priority project as defined by
General Plan policy C-7 in that the described project would
generate new sales tax revenues in the range rated ""fair/good".
2. The project has been recommended for priority status based upon the
following findings:
2a. The project will produce needed tax revenues to the City.
2b. The project will provide additional jobs for the neighborhood and,
with the relocation of Golden State Lumber, aid in the development of
a regional building trades center within Marin County.
PPP91-5: SPINNAKER ON THE BAY PHASE II
ANALYSIS:
Traffic: Phase II of the Spinnaker on the Bay project would produce 128 of
the 337 trips allocated to the larger Spinnaker on the Bay Phase I and Phase II
project site. This project would produce 31 CM 1's and 5 CM 3's, or 56% and
11% of interchange capacity, respectively.
Qualifier: The project qualifies as a high priority project consistent with
General Plan policies C-7 and H-20 in that it proposes 24 Below Market Rate
housing units (15% of total).
Community Benefit& The project's major benefit would be the
improvement of access to the Shoreline Park.
FINDINGS:
1. The project qualifies as a high priority project as defined by General
Plan policies C-7 and H-20 in that it would provide 15% of the units for
low and moderate income households.
2. The project is recommended for Priority status for 1991 based upon
the following findings:
2a. The project has a high percentage(15%) of affordable housing units
and has been designed to provide quality affordable housing for low
and moderate income households, exceeds the requirements of Below
Market Rate Housing and Affordable Housing Projects and will
provide low income housing as required by General Plan policies H-17,
19, 20 and 31, respectively.
2b. The project site has been identified as a Housing Opportunity area
as defined by General Plan policy H-38.
2c. The project fulfills many General Plan policies and goals including
Shoreline Band access/improvements, preservation of bay and hillside
views and wetlands as required by General Plan policies LU -22, 36, R-
26,
26, NE -1, 2,3,5,6,13,14, ESR -12,13,14,22,26 and CB -1,7,11 and 13. The
project proposal also provides on-site recreation facilities as required by
policies R-5,13,14, ESR 22,23 and CB -4.
PPP91-7: LUCAS ARTS ENTERTAINMENT
ANALYSIS:
Traffic: The project site currently consists of three parcels. Approval of
a lot consolidation application would be necessary to consolidate all the
PM peak trips currently allocated to the three parcels onto one parcel
(project site as proposed). Upon approval of the lot consolidation, the
project will generate less traffic than allocated under the General Plan
2000 (70 trips, where 80 are allocated). The 70 PM peak trips would
generate 9 CM 1s (16% of remaining capacity) and 6 CM 3s (13% of
remaining capacity) at the Bellam interchange.
Oualifier: The project qualifies as a needed neighborhood serving use
in that the project will continue and expand educational and cultural
programs which benefit both East San Rafael and City-wide residents.
The test program (Mac Magic), currently directed by Lucas Arts
Entertainment, is a program designed to explore the potential role of
technology as an incentive to learning. The Lucas Arts building is one-
third the size of Regency #2. Lucas Arts agreed to pay a pro rata share
compared to the childcare value received by the City with the
application for the PPP approval for Regency Center #2. The pro rata
amount is calculated based on one-third of the Regency Center #2
project's annual contribution of the childcare center based on building
cost, property taxes, operating income and scholarships for 25% of the
total childcare enrollment. Lucas Arts would contribute one-third of
this estimated figure, or approximately $55,104 (as adjusted by the Lee
Saylor Index) annually. The final dollar figure will be established in a
formula/method acceptable to the Planning Director and Recreation
Director. This figure shall be adjusted annually, consistent with the
Lee Saylor Index.
FINDINGS
1. The project qualifies as a high priority project as defined by General Plan
policy C-7 in that the described project proposes the continuation and
expansion of needed educational and cultural programs in both East San
Rafael and City-wide. Furthermore, there is a need for affordable, additional
childcare facilities in San Rafael, as concluded by the Childcare Task Force
Study, circulated in August 1990. Lucas Arts Entertainment will fund
scholarships for East San Rafael childcare in a pro rata amount based on the
percentage (25% of total childcare enrollment) being provided by the Regency
Center #2 PPP 1991 project. The requirement for subsidized scholarships will
be mandatory until such a time when the Bellam Interchange is eliminated
from the Priority Projects Procedure.
2. This project is approved as a Priority Project based on the following
findings:
2a. The Mac Magic project will continue to provide and will expand
needed educational and cultural programs to both East San Rafael and
City-wide residents.
2b. Lucas Arts will fund childcare scholarships to facilitate needed City
of San Rafael childcare programs in the East San Rafael area.
I, JEANNE M. LEONCES11, 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 of said City held on Mon dav the 6th
day of Mav ,1991, by the following vote, to wit:
AYES: COUNCILMEMBERS: Boro, Breiner, Shippey, Thayer & Mayor
Mulryan
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
JEAN LEONCINI, e Jerk of the City of
San Rafael