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
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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
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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