HomeMy WebLinkAboutCC Resolution 7960 (Priority Project Determination)RESOLUTION NO. 7960
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL
GRANTING
PRIORITY PROJECT DETERMINATIONS
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 Tim of pevelooment of
Transportation Jmprovements, C-7 projects in a Circulation Impacted
Area and Program C -b Proiect 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, the San Rafael Planning Commission held a duly noticed
public hearing on Priority Projects Determination (P89-1) on January 24,
31 and February 7, 1989, and considered all reports, recommendations,
letters, and testimony;
WHEREAS, the San Rafael City Council held a duly noticed public
hearing on Priority Projects Determination (P89-1) on March 7, 1989 and
considered all reports, recommendations, letters and testimony;
NOW, THEREFORE, BE IT RESOLVED, the San Rafael City Council
hereby adopts the following findings 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 citywide shall include projects which provide significant
amounts of affordable housing, high tax generating uses, or needed
neighborhood serving uses as defined below:
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 Genera 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 Neiahborhood Servina 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.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the San Rafael
City Council hereby makes the following findings with regard to the use
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Of "Critical Move Diversion Reserve" and acceptance of a Level of Service
condition fourteen critical moves below MID LOS D at the Freitas
interchange:
1. The City Council does hereby find that the use of the "Critical
Move Diversion Reserve" at the Freltas Interchange during
the interim period prior to the completion of the Merrydale
Overcrossing and new north bound on-ramp to Highway 101 is
justified in that the diversions are not anticipated to return during
the interim period prior to the completion of the needed circulation
improvements because lanes on Highway 101 will not be restricted
or closed during the construction of the project. Furthermore,
planned improvements to Highway 101, including construction of a
High Occupancy Vehicle Lane from Miller Creek to Highway 37, will
increase the capacity of Highway 101 and reduce or eliminate the
potential for traffic diversions during this interim period.
2. The City Council does hereby find it would be unlikely that
the level of service would drop below MID LOS D because planned
development projects either will not have been completed or the
buildings will not be fully occupied prior to completion of the
Merrydale Overcrossing and Freitas interchange improvements,
therefore, full traffic generation is not anticipated. In the event
that full traffic generation is achieved, Level of Service MID D
would be exceeded by fourteen critical moves which is acceptable as
the two projects which would cause MID LOS D to be exceeded
provide the highest percentage of affordable units (Northview) or
the highest tax revenue generation (Costco) of any of the projects
submitted for Priority Determination. Finally, if Level of Service
MID D is exceeded it will occur for a period of no more than eight
months during which time all projects will be under construction or,
occupied and the circulation improvements will be under
construction.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the San Rafael
City Council hereby finds the use of a portion of the "Critical Move
Diversion Reserve" and the "Exempt Project Reserve" warranted at the
Bellam interchange based on the following findings:
1. The San Rafael City Council hereby recommends that the 19
critical move 1's and 13 critical move 3's remaining after the
granting applications: PPP88-1 a & 1b, The Golden State Projects;
PPP88-2, 111 units of Spinnaker on the Bay; PPP88-16, Jim's Food
& Liquor; PPP88-5, Honda/Restaurant; and PPP88-9, Orchard
Supply Hardware a Priority Determination, should be maintained
for exempt projects and possibile diversions reoccurring off of
Highway 101 through the Bellam interchange prior to completion of
the Bellam interchange improvements because it is not possible to
determine the affect of projects which may be approved in other
communities and it is not possible to fully assess the total number
of projects and/or critical moves necessary for projects which may
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be granted an "exempt" status as defined by section 2.1 of Priority
Projects Procedure established under Resolution No. 7853.
2. The San Rafael City Council hereby notes that should the
established reserve, described above, not prove adequate, there are
an additional 63 CM1's and 63 CM3's available to the bottom of Level
of Service D which will preserve Level of Service as defined by
General Plan policy C-2 during the interim period.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the San Rafael
City Council hereby grants Priority Determinations based on the
following analysis and findings:
PPP88-IA GOLQEN STA R (TOYS R USI
ANALYSIS:
Traffic: The project is within the traffic allocation to the site in
that: there are 54 historic trips; there are an additonal 155 trips
which the General Plan assigns based on the fact that the site is
currently underdeveloped; finally the remaining 101 trips, needed to
accommodate the project, are to come from the Redevelopment Agency
Trip Reserve of 210 trips. The project would generate 7 CM1'S and 8
CM3's or approximately 8% and 13%, respectively, of the remaining
capacity of the Bellam interchange.
JAiah Tax Generation: 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. The project, in combination with Golden State Retail
Center, would generate exceptionally high revenues.
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 granted a Priority Determination based on the
following findings:
2a. The project, along with the Golden State Lumber Relocation project
would be one of the highest tax generators within the Bellam
interchange.
2b. The project will fulfill General Plan 2000 goals and policies in
that redevelopment of the lumber yard site will enhance an
entryway to the City as required by Land Use policy 24.
2c. 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.
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ANALYSIS:
Traffic: The project is consistent with the traffic allocation for the
parcel in that there are 30 trips assigned to the parcel by the General
Plan and the remaining 24 trips are available from the Redevelopment
Agency's trip reserve.
High Tax Generation: Currently, Golden State Lumber is the City's
second highest single tax revenue generator at approximately
$150,000 annually. It is of extreme importance to the City to
maintain such uses for it's continued prosperity.
Communitv Benefits: Redevelopment of the existing location through
the lumber yard's relocation to the industrial sector of the City will
enhance the image of the City.
FINDINGS:
1. The project qualifies as a high priority project as defined by
General Plan policy C-7 in that the described project would retain
sales tax revenues of approximately $150,000 annually for the
City and inasmuch as revenues in excess of $100,000 are defined
as good high tax revenue generating uses.
2. The proposal is granted a Priority Determination based on the
following findings:
2a The project, along with Golden State Retail Center, would be one
of the highest tax generators per critical move of projects
competing within the Bellam interchange.
2b The project will fulfill General Plan 2000 goals and policies in
that relocation and redevelopment of the lumber yard site will
enhance an entryway to the City as required by Land Use policy 24.
2c 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.
ANALYSIS:
Traffic: The project is consistent with the trip allocation of 241
trips where 337 are available. Phase 1 (111 units) of the project will
generate 26 CM1's and 4 CM3's at the Bellam interchange or
approximately 28% and 7% of the available capacity to MID LOS D.
Housing: Phase I of the project proposes 21% of the 111 units be
affordable to low and moderate Income households. This is the
highest percentage of affordable units proposed by any project within
the Bellam Interchange during the interim period prior to the
completion of the needed circulation improvements. Additionally the
mix of "For Sale" and "Rental" units provides housing for a range of
household incomes.
Community Benefits: The projects would provide access and
improvements to the City's Shoreline Band Park.
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FINDINGS:
1. Phase I, 111 units, of 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 21% of the units affordable to
low and moderate income households.
2. Phase I, 111 units, of the project has been granted a Priority
Determination based on the following findings:
2a The project has the highest percentage of affordable units of the
housing projects submitted within the Bellam interchange and is in
compliance with General Plan housing policies in that the project
has been planned consistent with traffic, other service capacities
and community wide needs; would provide quality affordable
housing; would exceed the Below Market Rate quotas required of
larger subdivisions and affordable housing projects and provide
low income and rental housing.
2b The project fulfills many General Plan policies and goals including
completion of the connection of Bellam with Catalina Blvds. as
required by General Plan policy ESR -16 and Shoreline Band Park
access/improvements, preservation of bay and hillside
views and wetlands as required by General Plan policies LU -22, 36,
R-261 NE -1, 2, 3, 5, 6, 13,14, ESR -12,13,14, 22, 26 and CB -1, 71
11 and 13 and furthermore, provides onsite recreation facilities
as required by policies R-5, 13, 14, ESR -22, 23, and CB -4.
PPP88-3 LUCAS RIDGE ESTATES
ANALYSIS:
Traffic: The project falls within the allowable trips assigned to the
parcel by the General Plan 2000. The PM Peak trips from the site
would generate 8 CM's or 7% of the remaining capacity of the Lucas
Valley/Smith Ranch Interchange.
Housing: The project would provide the minimum number of BMR units
to be considered a priority project In that it provides 15% affordable
housing. Ten percent of the units would be affordable to low income
households vs 8% required by General Plan policy H-20. The number
of BMR units that would be gained relative to the number of CM's the
project will generate is high (1.5 BMR units per CM).
Communitv Benefits: The project provides several public benefits
most notably the "Reserve" parcel for the needed right-of-way
improvements. Furthermore, the project respects the community wide
visible hillsides by locating the majority of the residential
development below the prominent ridgelines and designating a 68+
acre parcel as open space.
FINDING:
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 approximately 15 percent of the units affordable
with 10% affordable to low income households.
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2. The project has been granted a Priority Determination based on the
following findings:
2a The project provides 15% of the units affordable, with 10% of the
units affordable to low income households.
2b The project Mills many of the goals and policies of the General
Plan including preservation of open space (NE -1,2, 5, 13 and 20),
and specific area policies for the site NG -11 and 12.
2c The project has a very small traffic capacity demand,
approximately 7%, of the remaining capacity of the Lucas
Valley/Smith Ranch interchange as compared with other
residential projects affecting the interchange.
ANALYSIS
Traffic: The project is consistent with the traffic allocation for the
parcel and leaves adequate allocation for the remainder parcel should
it be developed as a light industrial/office complex (117 of 201 to
261 trips). The project would generate 8 CM1's and 17 CM3's or 9%
and 28% of the Bellam interchange's capacity, respectively.
High Tax__ Generator: The project would generate between
$300-371,000 dollars in Hotel Occupancy Tax for the City.
Community Benefits: The greatest asset would be the Shoreline Band
access and any improvements that would occur as a result of
developing the parcel. Additionally, the Hotel would provide new jobs
that would be available to neighborhood residents.
FINDINGS:
1. The project qualifies as a high priority project as defined by
General Plan policy C-7 in that the described project could
generate annual sales tax revenues of approximately $300-371,000
if occupancy projections are accurate. Revenues in excess of
$300,000 are considered excellent revenue generators.
2. The project has not been granted a Priority Determination based on
the following findings:
2a The economic demand for additional hotel rooms in the City of San
Rafael has not been documented by market studies or other
appropriate analyses. Each of the various development proposals
that could be submitted for consideration in the Priority Projects
Procedure has its own peculiar economic characteristics that
dictate the particular type of data and studies necessary to
support individual project applications. For this reason, the
Priority Projects Procedure requires that "the applicant shall
submit all the information necessary to enable the public to
determine. . .the capability of the community to .support the
proposal based on. . .impact on the economic base of the community.
. ." The hotel market is particularly competitve in the San Rafael
area as demonstrated by the high vacancy rates at the Clarion
Hotel. The market has been made more competitive - by the Embassy
Suites Hotel approved for construction by the City Council in
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December 1988. Based on these factors, a market study or other
equivalent analyses is necessary to determine whether there Is
adequate economic demand to support construction and operation of
a Howard Johnson Plaza Hotel and whether sales tax revenue
projections are accurate. Other projects proposed for the Bellam
interchange are more certain in terms of economic viability and
revenue projections. The City Council finds that because of this
uncertainty it is not appropriate to award Priority Status to the
Howard Johnson Hotel Plaza project.
2b The proposed project would use 3.6 acres of a 7.0 acre site on
bayfront property. General Plan Policy LU -16 requires preparation
by the applicant of a Master Plan for all commercial and industrial
sites greater than five acres in size. The Master Plan must be
reviewed by the City's Design Review Board and approved by the
Planning Commission and City Council at public hearing. The
preparation and review of a Master Plan is a protracted process
which would take at least 90 days.
This project may have significant adverse environmental impacts
which will require the preparation of an Environmental Impact
Report prior to approval of the Master Plan and other discretionary
permits. The project site is on the San Francisco Bay shoreline and
adjacent to wetland mitigation ponds. Portions of the building site
include a former landfill and a contractor's yard. Construction
activity including excavation may temporarily impact the nearby
environmentally sensitive wetlands and bayfront habitat through
increased noise levels and vibration, disturbance of soil and water,
and increased human presence. Excavation may spread hazardous
materials from the landfill and contractor equipment yard to
surrounding wildlife habitat. Excavation may also cause airborne
releases and water contamination that could affect human
populations. Permanent adverse impacts may result from the
proposed project including alteration of natural drainage, changes
in wildlife patterns from increased human presence, increased
traffic congestion and visual Impacts. Based on the scope and
nature of the project, the environmental sensitivity of the site and
the surrounding area, and the requirements of the California
Environmental Quality Act, an Environmental Impact Report will be
required for this project.
Preparation, review and adoption of the Environmental Impact
Report would take up to fifteen months. The extended planning
process that would be needed to approve a Master Plan and adopt an
Environmental Impact Report for the project would result in the
reservation of a significant number of critical moves at the Bellam
interchange for more than one year. The City Council finds it in the
public interest to award the limited number of available critical
moves to other projects which can begin to operate sooner and
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provide affordable housing, generate sales tax revenue, or meet
neighborhood needs while the Howard Johnson Hotel Plaza project
is undergoing the planning process.
PPP88-5 SAN RAFAEL HONDA/RESTAUR HI
ANALYSIS:
Traffic: The proposed development is within the trip allocation (63
trips where 165 are possible). The 63 PM peak trips would generate
14 CM1's and 9 CM3's or 15% of the remaining capacity of the Bellam
interchange.
(Qualifier: Marin Honda is currently one of the strongest dealerships in
Marin County. It is anticipated that Honda would generate in excess of
$205,000 annually for the City or approximately $14,640 per CM.
The restaurant portion of the project is not a likey revenue generator
in that restaurants tend to pull business from one another, and
generally do not have revenues which could allow them to qualify as
either good or excellent sources of revenue.
Community E3enefits: The project would enhance the canal frontage
previously dedicated to the City and has 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 $205,000
annually and inasmuch as revenues in excess of $100,000 are
defined as being good high tax revenue generators.
2. The Honda project is granted a Priority Determination 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 fufill 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.
2c The project will provide access to the Canal Area and enhance the
canal frontage through the design and site development review
as required by Geneal Plan policies ESR -10,1.1,13 & 22 and
CB -3,7,8,9,10,11,13,14 &18.
ANALYSIS:
Traffic: The project is not entirely consistent with the trip
allocation for the site in that it would generate 6 additional PM Peak
trips based on the proposal for all of the units to be over 1000 s.f in
size. However, the project qualifies as an Affordable Housing Project
with over 15% of the units affordable to low and moderate income
households and, therefore, may qualify for the needed six trip bonus
from the 25 trip bonus reserve for affordable housing projects In the
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Northgate Area. The most notable traffic impact is on the Freitas
Interchange with an impact of 24 CM's or 28% of the interchange's
capacity.
Housing: The project qualifies as an affordable housing project by
providing 19% or a BMR units with at least 3 low and 5 moderate
income units. ~
Timina/Phasing: The needed improvement to the Freitas Interchange
(the Merrydale Overcrossing Project) is planned for completion within
14-18 months. If an EIR is required for the Northview proposal,
interchange improvements will be completed first. If a Negative
Declaration is approved for the Northview proposal, project occupancy
will coincide with the Merrydale Overcrossing Project construction
for 6-8 months.
FINDINGS:
1. The project qualifies as a high priority project as defined by
General Plan policies C-7 and H-20 In that 19 percent of the
proposed units would be affordable to low and moderate income
households.
2. Northview is granted a Priority Determination based on the
following findings:
2a. The project has the highest percentage of affordable units of any
housing project submitted for Priority Processing and has been
designed to provide quality affordable housing, 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 & 31, respectively.
2b Additionally, the project timing is such that the Merrydale
Overcrossing is anticipated to be completed within 6 to 8 months
of completion of the Northview project and Inasmuch as there are
several exempt projects which have participated in the Merrydale
Assessment district which are not anticipated to generate traffic
as construction may not be complete or they may not be fully
occupied within this time frame. Furthermore, the use of the 70
critical move diversion reserve will maintain the level of service
at the Freitas interchange during the interim period before the
completion of the Merrydale Overcrossing and new north bound
on-ramp because improvements to highway 101 within the past
two years have increased the capacity of the highway and have
thereby reduced the diversions from the highway onto the surface
streets.
PPP88-7 NIDLAtj
ANALYSIS
Traffic: The project is within the trip allocation for the site (15
where 16 trips are assigned by the General Plan). The project would
generate 2 CM1's and 6 CM3's or use 2% and 10% of the Bellam
Interchange's capacity, respectively.
Qualifier: The project does not qualify as a Priority Project as
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identified under General Plan policy C-7.
Would develop the last vacant parcel in the Bahia
de Rafael Industrial Park.
FINDING:
1. The project does not qualify as a high priority project as defined
by General Plan policy C-7 in that the described project does not
provide affordable housing, would not generate tax revenues within
the good or excellent range nor would it provide a needed
neighborhood serving use.
Ah[ALYS IS
Traffic: The project is within the traffic allocation for Phase 1 of the
industrial park (320 of the 347-452 trips). The project would
generate 4 CMTs and 23 CM3's or approximately 4% and 38% of the
Bellam Interchange's capacity, respectively, (excluding the Snyder
proposal). The majority of Phase I, of the proposal could proceed
with exisiting historical trips to the site.
Hiah Tax Generator: The Advisory Committee analyzed the proposal
with the assumption that the Auto Center would draw 3 existing
dealerships from San Rafael and 3 new dealerships that are not
currently in San Rafael. The Committee also assumed that an' existing
dealership would improve sales an average of 30% in an Auto Center
over an independent location. The Committee estimated that an
average auto dealership would net $100,000 dollars in revenue to the
City. With these assumptions in mind the Committee determined that
approximately $300,000 would be retained in the relocation of
existing auto dealerships and approximately $300,000 would be gained
from new auto dealerships. Additionally, with the assumption that
existing dealerships would gain sales due to the Auto Center
environment an additional $90,000 would be generated for a total of
approximately $690,000. Revenue generation greatly depends on the
auto dealerships that are secured for the auto center. Their annual
contribution to the City can be as little as $30,000 to as much as
$230,000.
Community Benefits: Development of an Auto Center with related
improvements would greatly assist the City in retaining and expanding
its revenue base. Additionally, access to the Shoreline Band Park and
City owned parcel would be achieved.
Timing/Phasina: Contingent upon Landfill Closure" approval by the
State of California.
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 ""good".
2. The project has not been granted a Priority Determination as the
property has development potential because there are 300 historic
trips available to Shoreline Industrial Park that could be used
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to develop an auto center .
ANALYSIS
Traffic: The project is within the trip allocation only 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 or3) or use 19% and 33% of the Bellam
interchange's capacity, respectively.
HW Tax Generator: The project would generate approximately
$90,000 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.
EIN131NGS:
1. The project qualifies as a Priority Project in that it would
generate revenues of approximately $90,000 annually with
anticipated increases in revenues based on performance at other
locations within the Bay Area.
2. The project is granted a Priority Determination based on the
following findings:
2a. The project has been granted a Priority Determination as a high tax
revenue generating use within the category defined as fair. It is
anticipated that based on the performance of other such stores
within the Bay Area that reveunes will increase to the category
defined as good once the business has established itself.
2b The use will serve to provide additional jobs for the neighnorhood
and with the relocation of Golden State Lumber aid in the
development of a regional building trades center within Marin
County.
FINDING:
1. The projects are no longer competing for a Priority Determination
as a Writ of Mandate has been issued requiring issuance of a
building permit for Bayview Business Park.
ANALYSIS
Traffic: The project is within the trip allocation for the parcel (487
trips where 423-491 are available). The project is the most intensive
project proposed in the Bellam interchange area with 75 CMTs and 135
CM3's generated or approximately 80% and 225% of the interchange's
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capacity, respectively. Critical move generation would not occur
until Mid 1992-1993.
Housing: The project qualifies for a priority determination in that it
provides approximately 16% of the units affordable to low and
moderate income households or 36 BMR units with equal distribution
to low and moderate income households.
Community Benefits: Benefits include connection of Kerner Blvd.;
improvements to the shoreline levee and shoreline band park,
relocation of the storm drainage pumps; an offer of a 1.1 acre Child
Care center parcel and extension of Bellam Blvd. This must, however,
be contrasted to the loss of salt marsh habitat for the endangered Salt
Marsh Harvest Mouse.
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 16 percent of the units affordable to low and
moderate income households.
2. The project is not granted a Priority Determination as the project
exceeds traffic capacity of CM3 or 225% of the Bellam
interchange's capacity.
3. 112,800 s.f. of office does not qualify as a high priority project in
that it does not provide affordable housing, would not generate
above average taxes nor would it provide a needed neighborhood
serving use.
4. Finally, there are several permitting agencies involved which will
extend the time necessary for project approval. Other projects
which have applied for Priority status could provide significant
amounts of affordable housing within the one year.
JPPP88-13 SAUSALIJQ MOVING AND STORAGE
ANALYSIS
Traffic: The project is consistent with the trip allocation for the
site (16 trips where 32-42 are available). The project would generate
1 CM1 and 5 CM3's or use 1 % and 8% of the Bellam interchange's
capacity, respectively.
Qualifier: Staff has not been able to justify the project as a High
Priority Project as defined by General Plan policy C-7.
FINDING:
1. The project does not qualify as a high priority project as defined
by General Plan policy C-7 in that the described project does not
provide affordable housing, would generate tax revenues within the
poor range, and would not provide a needed neighborhood serving
use.
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P P PS 8-14 REGENCY CENTER 11
ANALYSIS:
Traffic: The project is within the PM peak trip allocation assigned to
the parcel. This project has the highest CM generation with 78 CM's
or 63% of the L/S interchange's capacity. Additionally, the project
has an affect on the Freitas interchange of 3 CM's or 3% of the Freitas
interchange capacity.
Qualifier: The project does not fit well into one of the three qualifier
categories because the restaurant is only 10% of the overall project.
Staff finds that while the restaurant would serve local offices and
residential development, this only represents a small percentage of
the total restaurant clientele. For a restaurant of this size to be
financially feasible it would have to have regional or at least
community -wide patronage.
FINDINGS:
1. The project does not qualify as a high priority project as defined
by General Plan policy C-7 in that the described project does not
provide affordable housing and would generate sales tax revenues
defined as poor .
2. The restaurant is not considered as a needed neighborhood
serving use. It represents only ten percent of the total project
and the remaining office portion has no neighborhood serving
benefit.
PPP88-15 §IMIjH RANCH PARCEL_z
ANALYSIS:
Traffic: The project would generate up to 28 CM's or 23% of the
Lucas Valley/Smith Ranch interchange capacity.
Neiahborhood Serves: The 5,000 s.f of neighborhood retail has been
determined to be near the maximum amount of retail the neighborhood
could realistically support. The provision of a fire station parcel
would allow for future relocation of the Joesph Ct. Fire station to
better serve the North San Rafael area thereby providing a major
health, safety and general welfare benefit to the 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:
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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 service the immediate neighborhood residences and
businesses eliminating the need for several trips through the
interchange thereby improving the interchange capacity and overall
circulation system.
P P P8 8-16 "'S FOOD AND LIQUOR
ANALYSIS
Traffic: In order to accommodate this proposal additional trips would
need to be allocated from the neighborhood commercial trip reserve.
The number of trips would depend on the Council's decision regarding
the captured trip argument. It could range from 66 trips (no captured
trips) to 26 trips (the applicant's consultant argument). Critical
moves for this project were based on the City Traffic Engineer's
40-60% captured trip argument which would generate 4 CMTs and 2
CM3's or use 4% and 3% of the Bellam interchange capacity,
respectively.
Needed NaLghborhood Service: The draft East San Rafael Neighborhood
plan identifies the need for a retail service such' as this. In the
interim period, until the interchange improvements are completed,
this may provide the only neighborhood shopping facility besides Lee's
Market and 7-11 in the area. Additionally, the neighborhood
associations and several local residents have expressed their support
for this project noting its need in the community.
FINDIi QS:
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 neighborhood serving use for the East San Rafael
Community.
2. The proposed 1,680 s.f. expansion (within existing floor space) has
been identified as a needed neighborhood serving use as evidenced
by petitions received at the Planning Commission and by letters
and testimony in support received from neighborhood organizations
such as the Canal Community Alliance and local residents
describing the shortage of facilities in East San Rafael.
ANALYSIS
Traffic: The project
is within the trip allocation to
the parcel
(11
trips where 19-25 area
available). The project would
generate 1
CM1
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and 2 CM3's or use 1 % and 3% of the Bellam interchange's capacity,
respectively.
Qualifier: The applicant contends that a restaurant would serve the
neighborhood and that there would be a fair amount of sales tax
generated through the sale of alcohol.
Community Benefits: Shoreline Band improvements and recreational
opportunties would be the greatest community benefit.
Timing/Phasing: Timing of this project will be tied to the
development and environmental review process which involve several
permitting agencies.
FINDINGS:
1. The project does not qualify as a high priority project as defined
by General Plan policy C-7 in that the described project does not
provide affordable housing and would generate sales tax revenues
that would be considered poor . Furthermore, the restaurant could
not be considered a needed neighborhood serving use as there are
existing restaurants within the East San Rafael neighborhood.
•'. ''. k 9 i, 14 Lk F1
ANALYSIS:
Traffic: Sufficient trips exist to allow for the development of the
residential units as the project qualifies as an affordable housing
project. Additionally, the site has an allocation of trips sufficient to
accommodate the project as a full scale hospital was previously
proposed for the site and is no longer planned. Surplus trips may be
reallocated based upon the size and type of the Medical Facility that
would be proposed for the remainder parcel. The project would
generate 26 CM's or 21 % of the L/S interchange capacity.
Nousinq: The site is identified in the General Plan 2000 as a Housing
opportunity site. Furthermore, the project qualifies as an affordable
housing project with 15% or 28 BMR units and with 15 units available
to low 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 granted a Priority Determination 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) ,
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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.
PPP88-tJ COSTCO
ANALYSIS:
Traffic: There are sufficient trips to accommodate the Costco
proposal in that: there are 90 existing historical trips to the site; 90
trips allocated to the site by the General Plan In that it is considered
to be an underdeveloped site, and 158 trips to be obtained from the
Northgate Retail Trip Reserve. In terms of CM's the Costco proposal is
the most intensive. Costco would generate 146 Critical Moves or
approximately 170% of the Freitas Interchange's capacity to LOS MID D.
Furthermore, Costco has an impact on the L/S interchange of 6 CM's or
5% of LIS capacity. The Merrydale Overcrossing is planned to be
complete within 14-18 months and that it is anticipated it will take
an undetermined amount of time to find a solution to the toxic
clean-up issue which may delay construction.
High Tax Revenue Generation: The Costco application is the highest
tax revenue generator. This operation may take business away from
other City merchants but it will also prevent the loss of those
shoppers which currently go to other communities to do their shopping.
Community Benefits: This project offers two community benefits.
First it will provide a location within the community where goods may
be purchased at discount. This Is a convenience to city residents and
would increase San Rafael's regional draw. Second, the additional tax
dollars generated will allow the City to continue to provide needed
services to the community Including the possibllty of providing needed
circulation improvements.
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 $450,000 annually
which are considered excellent by definition.
2. Costco has been recommended as a Priority Project based on the
following findings:
2a. The project has the highest revenue generation of any of the
priority projects submitted.
2b. The project timing is such that the Merrydale Overcrossing Project
is planned to be completed within 6 to 12 months of completion
of the Costco project; there are several exempt projects which
have participated in the Merrydale Assessment district which are
not anticipated to generate traffic as construction may not be
complete or they may not be fully occupied within this time frame.
The use of the 70 critical move diversion reserve will maintain the
level of service at the Freitas interchange during the interim
period before the completion of the Merrydale Overcrossing
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Project because full traffic generation is not anticipated and
capacity of Highway 101 has been increased as there have been
several improvements within the past two years which have
increased the capacity and have thereby reduced the diversions
from the highway onto the surface streets.
2c. There are additional traffic improvement projects (C-8) either
underway or planned for the Redwood Frontage road which will
maintain Level of Service C, as required by General Plan policy
C-1 b, which include signalization of Redwood Highway at Smith
Ranch Road, at either Paul or Mitchell Drive and at Professional
Center Parkway. Furthermore, a left-hand turn pocket will be
required as a condition of approval on south bound Redwood
Highway turning into the Costco parking lot.
PPP88-2Q Steve Snvder Chevrolet - Shoreline Park
ANALYSIS
Traffic: The project is within the trip allocation to the parcel (83
trips where 94-122 area available). The project would generate 6
CMTs and18 CM3's or use 6% and 30% of the Bellam interchange's
capacity, respectively.
High Tax Generator: Snyder Chevrolet qualifies as a high priority
project in that it is a known high tax generator for the City. By
relocating to an auto center atmosphere it would be anticipated that
Synder Chevrolet would increase revenues by at least 30%.
Community Benefits: Development of an Auto Center with related
improvements would greatly assist the City in retaining and expanding
it's revenue base. Additionally, access to the Shoreline Band Park and
City owned parcel would be achieved.
Timina/Phasing: Contingent upon Landfill Closure approval by the
State of California. There has been no written doccumentation from
State agencies regarding the approval of closure of the landfill.
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 which are considered to be good.
2. The project has not been granted a Priority Determination as the
property has development potential in that there are 300 historic
trips available to Shoreline Industrial Park that could be used to
develop an auto center and in that the landfill on which this
project has been proposed has not recieved written approval for
closure from the state. It is not known when closure will be
approved or under what conditions, which makes it uncertain that
this project can be constructed.
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I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, California,
HEREBY CERTIFY that the foregoing Resolution was duly and regularly
introduced and adopted at a Regular meeting of the Council of
said City held on the lst __ day ofmay
______1989, by the
following vote, to -wit:
AYES: Councilmembers : Boro, Breiner, Frugoli & Mayor Mulryan
NOES: Councilmembers : Thayer
ABSENT: Councilmembers : None
J NE M. LEONCI I
Clerk of the City of San Rafael
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