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HomeMy WebLinkAboutCC Resolution 11331 (580-101 Interchange Projects)RESOLUTION NO. 11331 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL GRANTING THE 2002 PRIORITY PROJECT DETERMINATIONS FOR DEVELOPMENT IMPACTING THE BELLAM BOULEVARD/I-580/HIGHWAY 101 INTERCHANGE (EAST SAN RAFAEL) City File Nos. PPP03-002 and PPP03-003 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 March 16, 1998, the City Council accepted a report approving the implementation of a number of transportation improvements for the East San Rafael area. These improvements were intended to serve as an interim, equivalent solution to the construction of the Irene Street Overcrossing, a major, planned transportation improvement for the area. Phase I and II of these improvements have been implemented, while Phase III of these improvements is currently being designed; and WHEREAS, on January 21, 2003, the San Rafael City Council accepted a report from the City Traffic Engineer recommending against the release of any new trips in the East San Rafael area. However, since a project that had previously been granted Priority Project determination but has not yet been vested, the trips granted to this project would be available for competition; 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, three (3) applications were submitted affecting the Bellam Boulevard/I- 580/11ighway 101 Interchange (East San Rafael). One of the three applications was a request for a time extension for PPP approval granted in 2000 and 2001. Consistent with the provisions of Resolution No. 11238, all PPP time extension requests must be processed and considered with new PPP applications; and WHEREAS, one (1) application, an eight service bay expansion at 1599 Francisco Boulevard East (Sonnen BMW), was deemed to be exempt from the requirements of PPP in that it would generate 9 PM peak hour trips. Consistent with the provisions of Resolution No. 11238, L Il..qai any new use which would generate fewer than 10 trips is considered exempt from the requirements of PPP; and WHEREAS, on Tuesday, April 29, 2003, the Planning Commission conducted a duly - noticed public hearing on the remaining two PPP applications affecting the Bellam Boulevard/I- 580/Highway 101 Interchange (East 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 4-2-1 vote, the Planning Commission adopted Resolution 03-12 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 two PPP applications for the East 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 projects which provide 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 Neighborhood Serving 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 Project 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 Generatina 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 East San Rafael area, the City Council hereby: a) approves a time extension for Priority Project determination for the Hilton Gardens Hotel (1775 Francisco Boulevard East) development; and b) denies without preiudice the Priority Project determination for the Oakmont at Shoreline Center (End of Shoreline Parkway) retirement community, based on the following findings: PPP03-002; Hilton Gardens Hotel Development (1775 Francisco Boulevard East) Traffic A total of 53 PM peak hour trips would be generated by this project, which is consistent with the General Plan trip allocation for the subject property. The traffic analysis prepared for this project concludes that the development, individually, would: a) not result in short-term traffic impacts to the Bellam Boulevard/Eastbound I-580 interchange; and b) not result in a change in the level of service conditions at this interchange. Furthermore, given that PPP approval was granted for this project in 2000 and 2001, the traffic from this project has already been factored into the "baseline" traffic conditions utilized in analyzing this year's PPP applications. Oualifier The project qualifies as a "high priority" project in that it would generate a substantial amount of annual, transient occupancy tax revenue to the City of San Rafael. The annual tax revenue is estimated at $372,000 and, therefore, this proposal receives a Good rating as a "high tax - generating use." In addition, the project sponsor proposes to offer $350.00 per hotel room to be placed in an escrow account to be used for a "needed neighborhood -serving use" in the East San Rafael area. Findings The Priority Projects Review Committee has given the proposed project an overall rating of Good and it is recommended that a time extension to the 2000 and 2001 PPP approvals be granted. The 85 -room hotel project would: a) meet the qualifications as a "high priority" project; and b) would be consistent with the policies and programs of the San Rafael General Plan 2000. In addition, all discretionary land use entitlements and environmental clearance have been granted and remain valid and a building permit could be issued within one-year. However, this should be the last extension granted to this project given that it would be the third consecutive Priority Project determination granted for the same project. Conditions of Approval The priority project determination shall be valid for a period of one (1) calendar year commencing on the date of City Council approval, June 2, 2003, and shall be specifically conditioned upon all of the following having occurred during said one year period: a) issuance of a building permit, b) execution of a franchise agreement or management contract to operate the proposed hotel, and c) initiation of project construction. Construction of the project shall thereafter be diligently pursued toward completion in reliance upon said approvals and building permit. If the foregoing requirements have not been accomplished during the one-year period described herein, this priority project determination shall terminate and become null and void. PPP03-003; Oakmont at Shoreline Center Retirement Residential Development (End of Shoreline Parkway) Traffic The proposed 289 -unit retirement and healthcare community would generate 48 PM peak hour trips, which is consistent with the General Plan trip allocation for the subject property. Although the number of trips generated by this project would be within the number available for release in this year's PPP, the City Traffic Engineer has determined that more trips would be distributed to the Bellam Boularvd/Eastbound I-580 intersection and, thereby, the project would exceed the available number of trips at this critical intersection. Oualifier The project qualifies as a "high priority" project in that, it would provide 15 % of the total senior residential units as affordable to very low- and low-income households for 40 years. This proposal received a Good/Fair rating as an "affordable housing use" since the percentage of affordable units is consistent with Priority Project criteria; however, the affordability of services associated with the care component of project has not been addressed. Findings With regard to the 289 -unit retirement and healthcare community project, the Priority Projects Review Committee has given the project an overall rating of Poor, recommending that the application be denied without vreiudice. The provision of affordable housing in this project would qualify as a "high priority" project. However, the distribution of trips generated would exceed those available at the Bellam Boulevard/Eastbound I-580 intersection. While a senior retirement community may provide a needed and beneficial use to the community, this project would not be consistent with policies in the San Rafael General Plan 2000, including LU -13.g and ESR -45 (Light Industrial/Office land use designation) and LU -38 (Conflicting Uses) in that residential uses are not permitted under the current land use designation for the site and the proposal would introduce a potentially conflicting use in the light industrial area. Any such proposal would require amendments to the General Plan and Zoning District and an extensive planning and environmental review process, which would likely take well over the one-year approval period of PPP. Therefore, until the project is further along in this development review process, it is premature to grant Priority Project determination. I, JEANNE M. LEONCI I, 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 2"a day of June, 2003 by the following vote, to wit: AYES: COUNCILMEMBERS: Cohen, Heller, Phillips and Mayor Boro NOES: COUNCILMEMBERS: Miller ABSENT: COUNCILMEMBERS: None JE M. LEONC I, City Clerk