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HomeMy WebLinkAboutCC Resolution 12564 (Central SR Area Development)RESOLUTION NO. 12564 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL GRANTING 2008 PROJECT SELECTION PROCESS (PSP) DETERMINATIONS FOR DEVELOPMENT IN THE CENTRAL SAN RAFAEL AREA; City File No's. PSP08-001, PSP08-002, PSP08-003 & PSP08-004 WHEREAS, the Circulation Element of the San Rafael General Plan 2020 analyses current traffic levels and the existing limitations on the transportation infrastructure and identifies limited traffic capacity as a major concern among San Rafael's citizenry and as a potential impediment to the health, safety and welfare of the City; and WI IEREAS, on November 15, 2004, the San Rafael City Council adopted Resolution No. 11666 establishing the Project Selection Process (PSP), to implement San Rafael General Plan 2020 Policies LU -2 (Development Timing) and LU -3 (Project Selection Process) and Program LU -3a (Project Selection Process) to mitigate traffic impacts resulting from new development. PSP was established to: a) provide that any future adverse traffic impacts resulting from new development are avoided or minimized by relating the timing of construction of new development to the timing of construction of necessary circulation improvements associated with said new development; b) maintain the traffic LOS (Level Of Service) standards consistent with General Plan Circulation Element Policy C-5 (Traffic Level of Service Standards); c) achieve desired projects with significant public benefit; and d) prioritize and allocate limited traffic capacity among development proposals citywide; and WHEREAS, on October 15, 2007, the San Rafael City Council adopted Resolution No. 12364 revising the procedures for PSP and rescinding Resolution No 11666; and WHEREAS, the circulation -impacted areas are Citywide and have been divided into four geographic areas, North San Rafael, Central San Rafael, West Francisco Blvd and East San Rafael and findings and recommendations for the other three areas of San Rafael have been made through adoption of separate resolutions; and WI IEREAS, on February 19, 2008, the Community Development Director initiated PSP 2008 and published a Notice of Invitation to submit applications for Project Selection Process determination. An April 4, 2008 application deadline date was established; and WHEREAS, four PSP applications for development projects in the Central San Rafael area were submitted by the filing deadline; and WHEREAS, the PSP Committee, comprised of staff members from various City Departments, reviewed the PSP applications and ranked them in accordance with the review criteria established by City Council Resolution No. 12364. The Committee's recommendations for Project Selection Process determination have been forwarded to and considered by the Planning Commission; and i,)561 WHEREAS, on July 15, 2008, the Planning Commission conducted a public meeting on the PSP applications in the Central San Rafael area and considered all reports, recommendations, letters and testimony. WHEREAS, on a 4-0-3 vote (Commissioner's Colin, Lang and Sonnet absent), the Planning Commission adopted Resolution 08-13 recommending to the City Council the approval of three of the four PSP applications in the Central San Rafael area; and W1 IEREAS, on Monday, August 18, 2008, the City Council conducted a duly -noticed public hearing on the four PSP applications for the Central San Rafael area, accepting public testimony, reviewing the written report of the Community Development Department and considering the recommendation of the Planning Commission. WHEREAS, the City Council closed the public hearing and continued the Central San Rafael area to the September 2"d meeting to allow a revised resolution to be prepared since the resolution before the Council was to deny PSP for the Peacock Gap Golf Course project and the sense of the Council was to grant PSP for the project given the applicant's offer to increase the public benefit toward the neighborhood landscape median improvement project by $30,000 (for a total contribution of $60,000 to this improvement project). NOW, THEREFORE, BE IT RESOLVED, the City Council has utilized the review criteria prescribed in the implementing PSP Resolution (City Council Resolution No. 12364) for evaluating development projects competing for PSP determination. BE IT FURTHER RESOLVED, that for the Central San Rafael area, the City Council herebyrg ants Project Selection Process determination for Elk's Club Residential Condominiums (1312 Mission Ave.) residential development, Village at Loch Lomond Marina (I 10 Loch Lomond Dr.) mixed use project, Peacock Gan Golf Course Soa/Fitness Building (333 Biscayne Dr.) recreational development and Dominican University Admission's office (226 Magnolia Ave), based on the following findings: PSP08-001 ELK'S CLUB RESIDENTNIAL CONDOMINIUMS (1312 MISSION AVE.) Traffic A total of 21 A.M. and 20 P.M. peak hour trips would be generated by this project. The traffic analysis prepared by the City Traffic Engineer concludes that the development would not: a) result in short-term traffic impacts to the effected intersections; b) change the LOS conditions; nor c) exceed LOS standards for affected intersections or arterials. Qualifier Affordable Housing - As a 52 -unit residential development, the project would be required to provide 20% of the units as affordable, or 10.4 units. The project proposes to build 10 affordable units and pay an in -lieu fee for the fractional unit. Therefore, the project does not provide any more than required by the Ordinance and would receive an "Acceptable" rating. Findings The Council hereby grants PSP determination. The project proposes to develop housing, which is a priority for the City. This project meets the zoning requirements for affordable housing and therefore provides the required public benefit and is assigned an "Acceptable" rating. Secondly, the project would result in a minimal amount of traffic and impact to the roadway network and would comply with the LOS standards. Lastly, planning applications have not yet been submitted and environmental review has not commenced and therefore receives a "Minimal" rating. It is likely that the planning process can be completed within two years. Although there may be issues with the project that will be analyzed during the review of project entitlements, granting of PSP is appropriate at this time to allow the project applications to commence through the development and environmental review process. Granting PSP authorization is warranted due to the provision of needed affordable housing (10.4 units) and the minimal impact on traffic operations. PSP08-002 VILLAGE AT LOCH LOMOND MARINA (110 LOCH LOMOND DR.) Traffic A total of 49 A.M. and 33 P.M. net new peak hour trips would be generated by the proposed project. The City Traffic Engineer concludes that although the project would result in a change to LOS at the affected intersections, the intersection would continue to operate at an acceptable LOS. Furthermore, the project would not result in short-term traffic impacts to the affected intersections. The project would result in acceptable traffic operations with certain improvements to be installed by this project. Therefore a "Preferred" rating is assigned. Qualifier The project would qualify for public benefit through two categories: A) Affordable Housing - With a residential component of 81 units, the project would be required to provide 20%, or 16.2 of the units as affordable. The project proposes to build 17 affordable units, or 21 % would result in I% more affordability than required by the ordinance. Therefore, the project would receive a "Preferred" rating for providing 0% - 3% above the Zoning Ordinance requirement. B) Needed Community Use - The project proposes to provide parks, open space and recreational facilities in excess of that required by the parkland dedication requirements. The list of needed community uses includes "recreational facilities" as a type of use that is a priority. In addition, the proposed recreational improvements qualify as needed community uses due to the need for expanded recreational facilities in the area. The contribution of over $1 million in recreational improvements open to the general public would result in an overall "Excellent" rating for public benefits. With that, an "Excellent" rating has been assigned to the needed community use. Findings This project was granted PSP determination in 2006 and the Council hereby grants PSP authorization again this year. The project proposes to develop housing on a "housing opportunity" site by redeveloping an underutilized site, which is a priority for the City. The project slightly exceeds the zoning requirements for affordable housing and therefore provides a "Preferred" public benefit rating. Furthermore, the project would provide a significant amount of parks, open space that would be privately constructed and maintained and accessible to the public and this is assigned an "Excellent" rating for public benefit. Secondly, although the project would result in a change to the LOS at the affected intersections, these intersections would continue to operate at the acceptable LOS standards identified by the General Plan with certain improvements that are to be installed by this project. Lastly, planning applications were approved and environmental review was completed in August 2007. Based on this, the project has been assigned an "Excellent" rating for project readiness. It is extremely likely that building permits can be obtained within two years for the first phase of the development. Granting PSP authorization is warranted due to the provision of needed affordable housing (17 units) and significant recreational improvements and the minimal impact on traffic operations. PSP08-003 PEACOCK GAP GOLF COURSE SPAXITNESS BUILDING (333 BISCAYNE DR.) Traffic A total of 3 A.M. and 28 P.M. net new peak hour trips would be generated by the proposed project. The City Traffic Engineer concludes that the project would not result in a change to LOS at the affected intersections and those intersections would continue to operate at an acceptable LOS. Therefore an "Excellent" rating is assigned. Qualifier The project presents its qualification for public benefit through three categories: Affordable Housing — Based on the size and use of this project, the project would be required to pay $61,760.00 to the City's affordable housing fund. An "Acceptable" rating is assigned since it meets the Zoning Ordinance requirement for affordable housing for non residential developments. Needed Community Facilities - The project would constitute a priority use since it would contribute to a public/private partnership for median upgrades and maintenance that is currently being developed in this neighborhood. The project would contribute $60,000 toward the neighborhood improvement project that is currently being designed as a joint project between the City and the Peacock Gap Neighborhood Association to renovate the existing medians at the entries to the neighborhood with new irrigation and landscaping and provide for ongoing maintenance. The Council finds this project's contribution to this public/private project an excellent contribution to needed neighborhood facilities. Needed Community Use - The project has also contributed $30,000 (total) to two schools (Glenwood Elementary and Brandeis Hillel) to be used for various physical improvements at these facilities. The Council finds that the contribution to the public school at Glenwood Elementary for renovations to the school would be a benefit for needed neighborhood uses and therefore is assigned an "Acceptable" rating. Overall, this project is assigned a "Preferred" rating for public benefit Findings The Council hereby grants PSP determination. The project proposes to improve a recreational use and proposes to provide public benefit to the community through its contribution to a public/private partnership for median upgrades and maintenance that is currently being developed. In addition, the project would contribute to a public school for physical improvements and meet its fair share of affordable housing by providing the required in lieu fee. Therefore, the project is assigned a "Preferred" public benefit rating. Secondly, the project would result in a minimal amount of traffic and impact to the roadway network and would comply with the LOS standards. Lastly, environmental review is completed and planning applications have been approved, but are under appeal. Based on this, the project has been assigned an "Acceptable" rating for project readiness. It is extremely likely that the planning process and building permits can be obtained within two years for the first phase of the development. Granting PSP authorization is warranted due to the contribution to the public/private partnership in the surrounding neighborhood to improve and maintain the medians and the minimal impact on traffic operations. PSP08-004 DOMINICAN UNIVERSITY ADMISSIONS OFFICE (226 MAGNOLIA AVE.) Traffic A total of 11 A.M. and 10 P.M. net new peak hour trips would be generated by the proposed conversion of use. The City Traffic Engineer concludes that the project would not result in a change to LOS at the affected intersections and those intersections would continue to operate at an acceptable LOS. Therefore an "Excellent" rating is assigned. Oualifier The project would qualify for public benefit through two categories: Affordable Housing — Based on the size and use of this project, the project would be required to pay $52,584.00 to the City's affordable housing fund. An "Acceptable" rating is assigned since it meets the Zoning Ordinance requirement for affordable housing for non residential developments. Needed Community Facilities - The project would be required to install 1,700 linear feet of sidewalk along University property that would connect the existing sidewalk along Grand Ave with the existing sidewalk along Coleman School. It is estimated that 850 linear feet of this sidewalk would be required as a condition of already approved development for Phase IV of the Dominican University Master Plan. Therefore, this project would create 850 linear feet of 5 sidewalk to create a continuous sidewalk for pedestrian access for the public, including children walking to Coleman school, and would implement a "safe routes to school" program. This sidewalk improvement is above and beyond the frontage improvements that could be required of the University. This benefit is estimated at over $150,000 and is found to be an outstanding contribution. Therefore, the project is assigned an "Excellent" rating for needed neighborhood facility. Findinpas The Council herebyrg ants PSP determination. The project would make an outstanding contribution to a needed neighborhood facility by implementing a needed transportation safety improvement (safe routes to school program). Therefore, the project is assigned an "Excellent" public benefit rating. Secondly, the project would result in a minimal amount of traffic and impact to the roadway network and would comply with the LOS standards. Lastly, planning applications are deemed complete and environmental review is underway. Based on this, the project has been assigned an "Acceptable" rating for project readiness. It is extremely likely that the planning process and building permits can be obtained within two years for the change in use. Granting PSP authorization is warranted due to the outstanding contribution to the pedestrian safety improvement in the neighborhood and the minimal impact on traffic operations. I, ESTHER C. BEIRNE, 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 Tuesday, the 2"d day of September, 2008 by the following vote, to wit: AYES: COUNCILMEMBERS NOES: COUNCILMEMBERS ABSENT: COUNCILMEMBERS: Brockbank, Connolly, Heller, Miller & Mayor Boro None None ESTHER C. BEIRNE, City Clerk