HomeMy WebLinkAboutCC Resolution 10762 (General Plan 2000 Project Determinations)RESOLUTION 10762
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL GRANTING THE 2000 PRIORITY
PROJECT DETERMINATIONS FOR DEVELOPMENT IMPACTING THE BELLAM
BOULEVARD/I-580/HIGHWAY 101 INTERCI IANGE (EAST SAN RAFAEL)
City File Nos. PPP 00-1, PPP 00-4, PPP 00-5 and PPP 00-6
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 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: a) ensure 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 are 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 of
these improvements has been implemented, while Phases II and III of these improvements are
being designed. The approved improvements would result in additional capacity for the
impacted intersections. As a result, additional PM peak hour trips have become available for the
2000 Priority Projects Procedure; and
WHEREAS, on September 18, 2000, the San Rafael City Council adopted Resolution
10704, inviting submittals for the Priority Projects Procedure- 2000 (PPP). A November 1, 2000
application deadline date was established; and
WHEREAS, four (4) applications were submitted affecting the Bellam Boulevard/I-
580/Highway 101 Interchange (East San Rafael). One of the applications is a request for a time
extension for a PPP approval granted in 1999. Consistent with the provisions of Resolution
10704, all PPP time extension requests must be processed and considered with new PPP
applications; and
WHEREAS, on Tuesday, December 12, 2000 the Planning Commission conducted a
duly noticed public hearing on the Priority Projects applications affecting the Bellam
Boulevard/I-580/Highway 101 Interchange (East San Rafael), and considered all reports,
recommendations, letters and testimony. As part of this review, the Planning Commission
considered the findings and recommendations of the Priority Projects Review Committee. On a
7-0 vote, the Planning Commission adopted Resolution 00-28 recommending to the City
Council: a) the approval of a priority project determination time extension for the 2350 Kerner
Boulevard (Fasken) Office and City Corporation Yard project; b) the approval of a priority
project determination for the PG & E Service Center expansion at 1220 Andersen Drive, the
Team GM Dealership at the Shoreline Center and the Francisco Hotel development- Alternative
1 (85 -room hotel plan) at 1775 Francisco Boulevard East; and c) denial without prejudice the
priority project application for the Francisco Hotel development- Alternative 2 (120 -room hotel
plan) at 1775 Francisco Boulevard East; and
WHEREAS, on Tuesday, January 16, 2001, the City Council conducted a duly noticed
public hearing on the PPP applications for the East San Rafael area, accepting public testimony,
reviewing the written report of the Department of Community Development and considering the
recommendations of the Planning Commission.
NOW, THEREFORE, BE IT RESOLVED, the 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.
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Hiah Tax Generating 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 to $300,000- FAIR - GOOD
* $100,000 or less- POOR
BE IT FURTHER RESOLVED, that for the East San Rafael area, the City Council
hereby grants: a) approval of a Prioritv Proiect Determination time extension for the 2350 Kerner
Boulevard Fasken Office Complex / City of San Rafael Corporation Yard proiect, b) approval of
a Priority Project Determination for the PG & E Service Center Expansion at 1220 Andersen
Drive, the Team GM Dealership at the Shoreline Center and the Francisco Hotel development -
Alternative 1 (85 -room hotel plan) for 1775 Francisco Boulevard East, and c) denial without
preiudice, of the priority project application for the Francisco Hotel development - Alternative 2
(120 -room hotel plan) for 1775 Francisco Boulevard East, based on the following findings:
PPP 00-1; 2350 Kerner Boulevard- Fasken Office Complex &
City of San Rafael Corporation Yard
(2350 Kerner Boulevard)
Traffic
This 116,000 square foot office complex and City Corporation Yard project would generate a
total of 337 PM peak hour trips. This development project will not result in short-term traffic
impacts to the Bellam Boulevard/I-580/Highway 101 Interchange. Furthermore, given that PPP
approval was granted for this project in 1999, the traffic from this project has already been
factored into the "baseline" traffic conditions utilized for this PPP.
Qualifier
The project qualifies as a "high priority" project in that: a) it would establish a new and needed
location for the City's Corporation Yard, b) would provide a 50 -year ground lease to the City for
the Corporation Yard at nominal fee ($1.00 per year), and c) would be consistent with the San
Rafael General Plan 2000 policies, which encourage the relocation of the present Corporation
Yard to a site located outside the Downtown area. This proposal represents an Excellent rating
as a "needed neighborhood -serving use."
Findings
The Priority Project Review Committee has given the project an overall rating of Excellent and it
is recommended that a time extension to the 1999 PPP approval be granted. In addition to
meeting the qualifications as a high priority project, the project would: a) not result in
unacceptable traffic impacts at the affected intersections, b) has received all required,
discretionary approvals and environmental clearance from the City of San Rafael and c) a
building permit has been issued for foundation construction. Finally, the project would be
consistent with the policies and programs of the San Rafael General Plan 2000 that would be
pertinent to the subject property.
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PPP 00-4; Pacific Gas & Electric Service Center Expansion
(1220 Andersen Drive)
Traffic
A total of 34 PM peak hour trips would be generated by this project, which would require the
securing of PM peak hour trips from the General Plan reserve. Reserve trips have been set aside
for redevelopment projects. The estimated traffic from the smaller PG & E expansion plan,
which received PPP approval in 1999 (28 of the 34 PM peak hour trips) has been factored into
the "baseline" traffic conditions, thus the current project would result in the allocation of 6 PM
peak hour trips. The traffic analysis prepared for this project concludes that the development,
individually, will: a) not result in short-term traffic impacts to the Bellam Blvd./I-580/Highway
101 Interchange and b) not result in a change in the level of service conditions at this
interchange.
Qualifier
The project qualifies as a "high priority" project in that it would implement the first step in
redeveloping the PG & E site in Downtown San Rafael. The PG & E site in Downtown San
Rafael is presently occupied by PG & E office and operation space, which would be relocated to
the Andersen Drive Service Center site. The Downtown site is planned for redevelopment with
both a high tax -generating use (new hotel with an estimated annual transient occupancy tax of
approximately $600,000) and a needed neighborhood -serving use (relocation of St. Vincent's
Dining Room). The redevelopment of the Downtown property could not occur without the
proposed service center expansion and relocation. This proposal represents an Excellent rating
as facilitating both a "high tax -generating use" and a "needed neighborhood -serving use".
Findings
The Priority Project Review Committee has given this project an overall rating of Good and it is
recommended that it berg anted priority project status. In addition to meeting the qualifications
as a high priority project, the project: a) would not result in a minimal amount of traffic impacts
at the affected intersections, b) would initiate the first steps in redeveloping the PG & E property
in the Downtown San Rafael and c) would be able to secure approval of all of the required,
discretionary permits and environmental clearance by the City of San Rafael within one year of
this priority determination. This project would be consistent with the policies and programs of
the San Rafael General Plan 2000 that are pertinent to the subject property and would be
consistent with the policies and programs adopted for the Third Street P G & E property located
in the Downtown area.
PPP 00-5; Team GM Dealership at Shoreline Center
(Francisco Boulevard East at Shoreline Center)
Traffic
A total 88 PM peak hour trips would be generated by this project, which is within the "trip pool"
for the Shoreline Center. 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/I-580/Highway 101 Interchange and b) would not result in the change of the level of
service conditions at this interchange. However, the addition of the traffic from this project and
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the proposed Francisco Hotel - Alternative 2 (120 -room hotel plan) would exceed the amount of
traffic capacity that is available for this Priority Projects Procedure.
Qualifier
The project qualifies as a "high priority" project in that, it would generate a substantial amount of
annual sales tax revenue to the City of San Rafael. The annual sales tax revenue is estimated to
be in excess of $300,000, which represents and Excellent rating as a "high tax -generating use."
Findings
The Priority Project Review Committee has given the proposed automobile dealership an overall
rating of Good and it is recommended that it berg anted priority project status. The project, as
proposed, would: a) meet the qualifications as a high priority project, b) would be consistent with
the policies and programs of the San Rafael General Plan 2000 and c) the land use and planning
approvals and environmental clearance required for this project could be processed within one
year of this PPP action.
PPP 00-6; Francisco Hotel Development (two alternatives)
(1775 Francisco Blvd. East)
Traffic
For Alternative 1 (85 -room hotel plan), 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 base project concludes that the development, individually,
will: a) not result in short-term traffic impacts to the Bellam Blvd./I-580/Highway 101
Interchange and b) not result in a change in the level of service conditions at this interchange.
With regard to project Alternatives 2 (120 -room hotel plan), the estimated traffic from this
alternative, in combination with the other competing projects would exceed the amount of traffic
capacity that is available for this Priority Projects Procedure.
Qualifier
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 sales tax revenue
is estimated at $372,000 for Alternative 1 (85 -room hotel) and $510,400 for Alternative 2 (120 -
room hotel). This proposal represents an Excellent 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 Project Review Committee has given the Alternative 1 project (85 -room hotel plan)
an overall rating of Good and it is recommended that it berg_anted priority project status. The 85 -
room hotel project, as proposed, 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 planning approvals and environmental clearance required for this project could be
processed within one year of this PPP action. With regard to the Alternative 2 project (120 -room
hotel plan), the Priority Project Review Committee has given the project an overall rating of Fair,
recommending that the application be denied without meiudice. While this hotel alternative
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would qualify as a "high priority" project, this alternative would not be fully consistent with
policies LU -45 (Hotels), and ESR -35 (Suburban Character) of the San Rafael General Plan 2000
in that this plan would result in a building height in excess of four -stories and the estimated
traffic from this project would exceed the PM peak hour trip allocation established for this site
under General Plan Appendix B. Furthermore, the estimated traffic from this hotel alternative, in
combination with the traffic from other competing projects would exceed the amount of traffic
capacity that is available for this Priority Projects Procedure.
I, JEANNE M. LEONCINI, City 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 held on Tuesday, January 16, 2001, by the following vote to wit:
AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips & Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
JEA E M.�LEONC I, City Clerk
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