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Home My WebLink AboutCC Resolution 11330 (101 Interchange Projects)RESOLUTION NO. 11330 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL GRANTING THE 2002 PRIORITY PROJECT DETERMINATION FOR DEVELOPMENT IMPACTING THE LUCAS VALLEY ROAD/SMITH RANCH ROAD/HIGHWAY 101 AND THE FREITAS PARKWAY/HIGHWAY 101 INTERCHANGES (NORTH SAN RAFAEL) City File No. PPP03-001 THE CITY COUNCIL OF THE CITY OF SAN RAFAEL FINDS AND DETERMINES THAT: WHEREAS, on October 17, 1988, the San Rafael City Council adopted Resolution No. 7853 establishing the Priority Projects Procedure (PPP), to implement San Rafael General Plan 2000 Policies C-3 (Timing of Development with Transportation Improvements), C-7 (Projects in Circulation -Impacted Areas) and Program C -b (Project Approval Procedure in Traffic impacted Areas) to mitigate traffic impacts resulting from new development. The procedure was established to ensure: a) that the timing of new development coincides with the timing and construction of necessary transportation improvements; and b) that City adopted level of service standards at effected intersections are maintained (required by General Plan Policy C-2, Level of Service D Mid -Point). The circulation -impacted areas of San Rafael are the Lucas Valley Road/Smith Ranch Road/Highway 101 Interchange, Freitas Parkway/Highway 101 Interchange and the Bellam Boulevard/I-580/Highway 101 Interchange; and WHEREAS, on January 21, 2003, the San Rafael City Council adopted Resolution No. 11238, inviting applications for the 2002 Priority Projects Procedure (PPP). A March 5, 2003 application deadline was established; and WHEREAS, one (1) PPP application for a development project was submitted for the North San Rafael area. The one development project, McInnis Park Apartments IIB, is 14 -unit multi -family residential project that would be an addition to the McInnis Park Apartments II project, which received PPP approval in 2000 and 2001; and WHEREAS, on Tuesday, April 29, 2003, the Planning Commission conducted a duly - noticed public hearing on the PPP application affecting the Lucas Valley Road/Smith Ranch Road/Highway 101 and the Freitas Parkway/Highway 101 Interchanges (North San Rafael) and considered all reports, recommendations, letters and testimony; and WHEREAS, as part of the review of the PPP application, the Planning Commission considered the findings and recommendations of the Priority Projects Review Committee; and WHEREAS, on a 5-1-1 vote, the Planning Commission adopted Resolution 03-11 recommending to the City Council the approval of the one PPP application; and WHEREAS, on Monday, June 2, 2003, the City Council conducted a duly -noticed public hearing on the one PPP application for the North San Rafael area, accepting public testimony, reviewing the written report of the Community Development Department and considering the recommendation of the Planning Commission. NOW, THEREFORE, BE IT RESOLVED, the San Rafael City Council hereby adopts the following finding for defining and establishing criteria for evaluating development projects competing for Priority Projects determination: As defined by General Plan Policy C-7, projects which receive priority Citywide shall include significant amounts of affordable housing, high tax generating uses or needed neighborhood serving uses as defined hereafter: Affordable Housing Proiect (AH) - Projects providing a minimum of 15% of the total units within the development that are affordable to very low-, low- and moderate -income households. For projects proposing for-sale/ownership units, the below market rate units shall be affordable to low-income (50-80% of the median) and moderate -income (80- 100% of the median) households, with at least 8% for low-income households, for at least 40 years. For projects proposing rental units, the below market rate units shall be affordable to very low-income (below 50% of the median) and low-income (50-80% of the median) households, with at least 8% for very low-income, for at least 40 years. This definition is consistent with the definition of an "Affordable Housing Project," per San Rafael General Plan 2000 Housing Element Policy H-20, as amended by the City in March 2000. Needed Nei.hborhood Servins Uses (NNS) - A use that provides a valued service or public benefit to the community such as the direct construction or a substantial financial contribution to the development of a child care center, library, planned public trails and bicycle paths, community facility, etc. The use shall be identified by a neighborhood plan, the North San Rafael Vision, the San Rafael General Plan 2000, or as recommended by the Priority Projects Review Committee. Retail uses identified in the San Rafael General Plan 2000 Land Use Element Policy LU -13a (Neighborhood Commercial) are considered good. High Tax Generatins Uses (HTG) - A use that generates a significant amount of annual taxes provided directly to the City of San Rafael. The annual tax revenue range that is provided to the City of San Rafael shall be ranked as follows: • $300,000 or greater in annual taxes to the City EXCELLENT • $100,000 - $300,000 GOOD • $25,000 - $100,000 FAIR • $0 - $25,000 POOR BE IT FURTHER RESOLVED, that for the North San Rafael area, the City Council hereby approves the PPP application for McInnis Park Ap_ artments IIB (_end of North Avenuel based on the following findings: PPP03-001; McInnis Park Apartments IIB (End of North Avenue) Traffic A total of 12 PM peak hour trips would be generated by this project, which would require the securing of 12 PM peak hour trips from the General Plan reserve. As the project is proposed as an "affordable housing project," assignment/allocation of additional reserve trips would be consistent with the General Plan. The traffic analysis prepared for this project concludes that the development would not: a) result in short-term traffic impacts to the Lucas Valley Road/Smith Ranch Road/Highway 101 Interchange; or b) result in a change in the level of service conditions. Qualifier The project qualifies as a "high priority" project in that it would provide two (2) on-site below market rate (BMR) units that would be rented to very low-income households for 40 years. This BMR proposal represents a 14.2% of the total project density. Although the number of BMR units would be slightly less than the 15% specified in the criteria for qualification as an "affordable housing" project in PPP Resolution No. 11238, the project sponsor has proposed to increase the affordability of these units by providing two very low-income units, rather than one very low-income unit and one low-income unit, and this increase in the level of affordability would be adequate to be considered a "high priority" project. Findinizs The Priority Projects Review Committee has given this project an overall rating of Good and it is recommended that the project be granted Priority Project determination. This affordable housing project would meet the qualifications as a "high priority" project" through an increase in the level of affordability. The traffic analysis prepared for this project concludes that the development would not: a) result in short-term traffic impacts to the Lucas Valley Road/Smith Ranch Road Interchanges; or b) result in a change in the level of service conditions. Furthermore, the project would be consistent with the pertinent policies and programs of the San Rafael General Plan 2000 and the pertinent goals and priority actions of the Vision North San Rafael. Finally, the required land use entitlements and environmental review for this project have been approved and a building permit could be issued within one year of Priority Project determination. I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the foregoing Resolution was duly and regularly introduced and adopted at a regular meeting of the City Council of said City held on Monday, the 2nd day of June, 2003 by the following vote, to wit: AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips and Mayor Boro NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None JEkNNE M. LEONCINI, City Clerk