Loading...
HomeMy WebLinkAboutCC Resolution 8165 (Priority Project Determinations)RESOLUTION NO. 8165 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL GRANTING PRIORITY PROJECT DETERMINATIONS (For 1990) WHEREAS, on October 17, 1988 the San Rafael City Council adopted Resolution No. 7853 establishing the Priority Projects Procedure, to implement General Plan Policies C-3 Timing of Development of Transportation Improvements, C-7 Proiects in a Circulation Impacted Area and Program C -b Project Approval Procedure in Traffic Impacted Areas. to mitigate traffic impacts resulting from new developments by relating the timing of construction of new development to the timing of construction of necessary circulation improvements associated with said new development and to the maintenance of traffic level of service consistent with General Plan policies: C- 1 Level of Service and C-2 Level of Service D Midpoint; and, WHEREAS, on October 16, 1989, the San Rafael City Council adopted Resolution No. 8071, which Resolution amended Resolution No. 7853; and, WHEREAS, the San Rafael Planning Commission held a duly noticed public hearing on Priority Projects Determination on March 13 and March 27, 1990, and considered all reports, recommendations, letters, and testimony; and, WHEREAS, the San Rafael City Council held a duly notice Public Hearing on Priority Project Determinations on April 16, 1990, and considered all reports, letters, testimony, and the recommendations of the San Rafael Planning Commission; NOW, THEREFORE, BE IT RESOLVED, the San Rafael City Council hereby adopts the following finding regarding definitions and criteria for evaluating projects competing for priority determination: 1. As defined by General Plan policy C-7, projects which shall 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 Projects consist of projects which provide at least 8% of the units affordable to low income households and a total of at least 15% of the units affordable to low and moderate income households and as further defined by General Plan policy H-20. High Tax Generating Uses are rated by annual revenues generated as follows: $0-25,000 = Poor; $25,000-100,000 = Fair; $100,000- 300,000 = Good; and $300,000 + =Excellent. OR111-711NAL Needed Neighborhood Servine Uses consist of those neighborhood serving uses identified in a neighborhood plan, the General Plan or through recommendation of the Advisory Committee, the Planning Commission, or City Council. BE IT FURTHER RESOLVED, that the San Rafael Council hereby grants Priority status to the following projects, based upon following analysis and findings: LUCAS VALLEY/SMITH RANCH ROAD INTERCHANGE PPP90-5: NORTHVIEW ANALYSIS: Traffic: The project is not entirely consistent with the trip allocation for the site in that it would generate 6 more PM Peak trips than allocated to the site. However, the project qualifies as an Affordable Housing Project with 8 (over 19%) of the units affordable to low and moderate income households with 4 units for low income and 4 units for moderate income and, therefore, may qualify for the needed six trip bonus from the 25 trip bonus reserve for affordable housing projects in the Northgate Area. The most notable traffic impact is on the Freitas Interchange with an impact of 24 CM's or 28% of the interchange's capacity. The project's impacts on the Lucas Valley/Smith Ranch Road interchange would be 1 Critical Move, or less that 1% of the interchange capacity. Oualifier: The project qualifies as an affordable housing project by providing 19% or 8 BMR units with at least 4 low and 4 moderate income units. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policies C-7 and H-20 in that 19 percent of the proposed units would be affordable to low and moderate income households. 2. Northview is approved as a Priority Project based on the following findings: 2a. The project has a high percentage of affordable units and has been designed to provide quality affordable housing, exceeds the requirements of Below Market Rate Housing and Affordable Housing Projects and will provide low income housing as required by General Plan policies H-17,19, 20 & 31, respectively. -2- 2b. Additionally, the project timing is such that the Merrydale Overcrossing is anticipated to be completed within 6 to 8 months of completion of the Northview project. Also, there are several exempt projects which have participated in the Merrydale assessment district which will not generate traffic as construction may not be complete or they may not be fully occupied within this time frame. Furthermore, the use of the 70 critical move diversion reserve will maintain the level of service at the Freitas interchange during the interim period before the completion of the Merrydale Overcrossing and new north bound on-ramp because improvements to highway 101 within the past two years have increased the capacity of the highway and have thereby reduced the diversions from the highway onto the surface streets. PPP90-9: REGENCY CENTER II ANALYSIS: Traffic: The number of trips generated by this project will be determined through project review. If necessary to allow for a suitably sized childcare facility, trips in excess of the 335 assigned to the site may be secured from the Northgate trip reserve for needed neighborhood serving uses through project review. The project will be limited in size to produce no more than 60 Critical Moves at the Lucas Valley/Smith Ranch Road interchange with a childcare facility capable of meeting a signficant amount of the demand for childcare services in the vicinity. The amount of office or restaurant floor area proposed by the applicant at this time would exceed the available Critical Move Capacity. Final square footage will be determined through the permit reiview process. The project would also affect the Freitas Parkway interchange, producing approximately 3 Critical Moves or 3% of the interchange capacity. Oualifier: The project qualifies as a high priority project in that it will provide an affordable childcare facility which has been determined by the Planning Commission to be a needed neighborhood serving use. The size of the facility will be determined through project review based upon the results of the City's current childcare needs survey. The size of the facility will be capable of accommodating 60 to 75 children. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policy C-7 in that it will provide a needed neighborhood service in the form of an affordable childcare facility. -3- 2. The proposed project is approved for priority status based upon the following findings: 2a. The project is the only one competing for interchange capacity which proposes an affordable childcare facility as a needed neighborhood serving use. The size of the facility is to be determined based upon the current City sponsored survey of childcare needs, and will be adjusted to assure that the facility meets a significant demand for childcare services in the vicinity. 2b. The need for affordable childcare in the North San Rafael has been demonstrated by current use of City sponsored childcare facilities which are at capacity and are maintaining waiting lists for vacancies. PPP90-7: SMITH RANCH PARCEL 3 ANALYSIS: Traffic: The project would generate 28 CM's or 24% of the Lucas Valley/Smith Ranch interchange capacity. Oualifier: The project qualifies as a needed neighborhood serving use in that the 5,000 s.f neighborhood retail center has been determined by the General Plan to be needed to serve the daily needs of the increasing residential population in the vicinity of the site. The provision of a fire station parcel would allow for future relocation of the Joseph Ct. Fire station to a site which will better serve the North San Rafael area, thereby providing a major safety benefit to North San Rafael Neighborhoods. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policy C-7 in that the described project proposes a needed fire station site as described in General Plan policy LU -u which requires the relocation of the Joseph Court Fire Station to a parcel around Smith Ranch Road. Furthermore, there is a need for a neighborhood serving retail center as identified by the General Plan Land Use designation of Retail/Office and as identified by the Advisory Committee and the Planning Commission. 2. The project is approved as a Priority Project based on the following findings: 2a. The fire station site is needed to provide adequate fire protection to development proposed for the North San Rafael area. The relocation of the Joseph Court Fire Station will enhance response time and -4- mutual aide benefits to surrounding neighborhoods and communities because the proposed site would have faster and easier freeway access and will be more centrally located to serve existing development. 2b. A neighborhood serving retail center in this location would serve the immediate neighborhood residences and businesses, eliminating the need for several trips through the interchange, and thereby improve the interchange capacity and overall circulation system. PPP90-10: OAKRIDGE APARTMENTS ANALYSIS: Traffic: Sufficient trips exist to allow for the development of the residential units as the project qualifies as an affordable housing project and there are additional trips assigned to this parcel to accommodate a full scale hospital which is no longer planned. Surplus trips may be reallocated based upon the size and type of the Medical Facility that would be proposed for the remainder parcel. The project would generate 26 CM's or 21% of the Lucas Valley /Smith Ranch Road interchange capacity. Oualifier: The proposed project qualifies as an affordable housing project with 15% or 28 BMR units of which 15 units will be available to low income and 13 units available to moderate income households. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policies C-7 and H-20 in that the described project would provide a minimum of 15 percent of the units affordable to low and moderate income households. 2. The project is approved as a priority project based on the following findings: 2a. The project is designed to meet General Plan policies requiring quality affordable housing, innovative housing approaches, affordable housing for low and moderate income households, control on the resale of Below Market Rate Units; and Housing for smaller families. 2b. The project site has been identified as a Housing Opportunity area as defined by General Plan policy H-38. 2c. The project fulfills General Plan policies and goals including provision of Apartment Recreation (LU -27, R-5,12,13,14,15), Planned Roadway improvements including completion of Deer Valley Road (C - 8d, 5-25), Preservation and enhancement of the natural environment -5- including the City owned Wetland parcel APN 155-251-15 as required by General Plan policies NE -1,2,3,4 & 15. FREITAS PARKWAY INTERCHANGE PPP90-5: NORTHVIEW ANALYSIS: Traffic: The project is not entirely consistent with the trip allocation for the site in that it would generate 6 more PM Peak trips than allocated to the site. However, the project qualifies as an Affordable Housing Project with 8 (over 19%) of the units affordable to low and moderate income households with 4 units for low income and 4 units for moderate income and, therefore, may qualify for the needed six trip bonus from the 25 trip bonus reserve for affordable housing projects in the Northgate Area. The most notable traffic impact is on the Freitas Interchange with an impact of 24 CM's or 28% of the interchange's capacity. The project's impacts on the Lucas Valley/Smith Ranch Road interchange would be 1 Critical Move, or less than1 % of the interchange capacity. .Qualifier: The project qualifies as an affordable housing project by providing 19% or 8 BMR units with at least 4 low and 4 moderate income units. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policies C-7 and H-20 in that 19 percent of the proposed units would be affordable to low and moderate income households. 2. Northview is approved as a Priority Project based on the following findings: 2a. The project has a high percentage of affordable units and has been designed to provide quality affordable housing, exceeds the requirements of Below Market Rate Housing and Affordable Housing Projects and will provide low income housing as required by General Plan policies H-17,19, 20 & 31, respectively. 2b. Additionally, the project timing is such that the Merrydale Overcrossing is anticipated to be completed within 6 to 8 months of completion of the Northview project. Also, there are several exempt projects which have participated in the Merrydale assessment district which will not generate traffic as construction may not be complete or they may not be fully occupied within this time frame. Furthermore, the use of the 70 critical move diversion reserve will maintain the level of service at the Freitas interchange during the interim period before the completion of the Merrydale Overcrossing and new north bound on-ramp because improvements to Highway 101 within the past two years have increased the capacity of the highway and have thereby reduced the diversions from the highway onto the surface streets. PPP90-9: REGENCY CENTER II ANALYSIS: Traffic: The number of trips generated by this project will be determined through project review. If necessary to allow for a suitably sized childcare facility, trips in excess of the 335 assigned to the site may be secured from the Northgate trip reserve for needed neighborhood serving uses through project review. The project will be limited in size to produce no more than 60 Critical Moves at the Lucas Valley/Smith Ranch Road interchange with a childcare facility capable of meeting a signficant amount of the demand for childcare services in the vicinity. The amount of office or restaurant floor area proposed by the applicant at this time would exceed the available Critical Move Capacity. Final square footage will be determined through the permit reiview process. The project would also affect the Freitas Parkway interchange, producing approximately 3 Critical Moves or 3% of the interchange capacity. .Qualifier: The project qualifies as a high priority project in that it will provide an affordable childcare facility which has been determined by the Planning Commission to be a needed neighborhood serving use. The size of the facility will be determined through project review based upon the results of the City's current childcare needs survey. The size of the facility will be capable of accommodating 60 to 75 children. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policy C-7 in that it will provide a needed neighborhood service in the form of an affordable childcare facility. 2. The proposed project is approved for priority status based upon the following findings: 2a. The project is the only one competing for interchange capacity which proposes an affordable childcare facility as a needed neighborhood serving use. The size of the facility is to be determined based upon the current City sponsored survey of childcare needs, and -7- will be adjusted to assure that the facility meets a significant demand for childcare services in the vicinity. 2b. The need for affordable childcare in the North San Rafael has been demonstrated by current use of City sponsored childcare facilities which are at capacity and are maintaining waiting lists for vacancies. BELLAM INTERCHANGE BE IT FURTHER RESOLVED, that the City Council assigns Priority status and reserves capacity at the Bellam interchange for certain Priority development projects which could cause Level of Service (LOS) at the Bellam intechange to fall below the General Plan standard of mid -LOS D for a definable interim period, as such assignment would be consistent with General Plan policy C-2, based upon the following findings: 1. There are currently 52 Critical Move #3's (CM 3's) to mid -LOS D at the Bellam interchange. The capacity of the interchange will be increased to 59 CM 3's above mid -LOS D upon completion of the City's West Fransisco Boulevard/Tamalpais Avenue Extension improvement project. 2. The timeframe for completion of the West Fransisco Boulevard/Tamalpais Avenue Extension project is definable in that project design, funding, and environmental review are complete, and the project is expected to be completed within 12 months. 3. The projects recommended by the Commission for Priority status would produce a total of 58 CM 3's, which, with existing conditions, would cause LOS mid -D to be exceeded by 6 CM's. 4. Upon completion of the West Fransisco Boulevard/Tamalpais Avenue improvement project, the capacity of the Bellam interchange will be increased by 7 CM 3's, which would improve the Level of Service (LOS) at the Bellam interchange one CM 3 above the General Plan standard of mid - LOS D, when the combined impacts of the recommended Priority Projects are considered. 5. Approval of the recommended Priority Projects would be consistent with General Plan policy C-3 in that completion of the roadway improvement necessary to maintain LOS mid -D (West Fransisco Boulevard/Tamalpais Avenue Extension) will occur within a definable period of time as required by policy C-3. BE IT FURTHER RESOLVED that the San Rafael City Council hereby determines that 12 critical move 1's shall be maintained in reserve for projects which may be granted an "exempt" status as defined by section 2.1 of Priority Projects Procedure established under Resolution No. 8071 NOW, THEREFORE, BE IT FURTHER RESOLVED, that the San Rafael City Council grants Priority status to the following projects based on the following analysis and findings: PPP90-8: TOYS R US ANALYSIS: Traffic: The project is within the traffic allocation to the site in that: there are 54 historic trips; there are an additonal 155 trips which the General Plan assigns based on the fact that the site is currently underdeveloped; finally the remaining 101 trips, needed to accommodate the project, are to come from the Redevelopment Agency Trip Reserve of 210 trips. The project would generate 7 CM1'S and 8 CMS's or approximately 9% and 19%, respectively, of the remaining capacity of the Bellam interchange. Oualifier: The use qualifies as a priority project in that it would provide approximately $200,000 per year in revenues to the City of San Rafael. Community Benefits: A major benefit, in addition to the financial benefit, is the beautification and improvements that would occur along Francisco Blvd West through the redevelopment and design review processes. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policy C-7 in that the described project would generate sales tax revenues of approximately $200,000 annually to the City; uses generating tax revenues in excess of $100,000 are defined as good revenue generators. 2. The proposal is approved as a Priority Project based on the following findings: 2a. The project will fufill General Plan 2000 goals and policies in that redevelopment of the lumber yard site will enhance an entryway to the City as required by Land Use policy LU -24. 2b. The project assists in the improvement of Francisco Blvd. West and promotes specialty retail uses and design policies of the Francisco Blvd. West area as required by General Plan policies FBW-2, 6, 9 & 24. MGM PPP90-1: SPINNAKER ON THE BAY PHASE 1 ANALYSIS: Traffic: Phase I of the Spinnaker on the Bay project will generate 107 of the 337 peak p.m. trips allocated to the larger Spinnaker on the Bay Phase I and II project site. The Phase I project will produce 26 CM 1's and 4 CM 3's, or 9% and 19% of Bellam capacity, respectively. Qualifier: The project qualifies a high priority consistient with General Plan policies C-7 and H-20 in that it proposes 24 Below Market Rate housing units; 21% of the total project. This is more than any other project requesting Priority status at the Bellam interchange. Communitv Benefits: The project's major benefit would be the access and improvements to the City's Shoreline Band Park, and the preservation and enhancement of Spinnaker Lagoon. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policies C-7 and H-20 in that the described project would provide 21% of the units affordable to low and moderate income households. 2. The project is approved as a Priority Project based on the following findings: 2a. The project has the highest percentage of affordable units of the housing projects submitted within the Bellam interchange and is in compliance with General Plan housing policies in that the project has been planned consistent with traffic, other service capacities and community wide needs; would provide quality affordable housing; would exceed the Below Market Rate quotas required of larger subdivisions and affordable housing projects, and provide low income and rental housing. 2b. The project fufills many General Plan policies and goals including completion of the connection of Bellam with Catalina Blvds as required by General Plan policy ESR -16 and Shoreline Band Park access/ improvements, preservation of bay and hillside views and wetlands as required by General Plan policies LU -22, 36, R-26, NE -1, 2, 3, 5, 6,13,14, ESR -12,13,14,22,26 and CB -1, 7,11 and 13 and provides onsite recreation facilities as required by policies R-5, 13,14, ESR -22, 23, and CB -4. -10- PPP90-3: SAN RAFAEL HONDA/RESTAURANT ANALYSIS: Traffic: The proposed development is within the trip allocation (63 trips where 165 are possible). The 63 PM peak trips would generate 14 CM 1's and 9 CM 3's or 19% and 21% of the remaining capacity of the Bellam interchange, respectively. Oualifier: Marin Honda is currently one of the strongest dealerships in Marin County. It is anticipated that Honda would generate approximately $225,000 annually for the City. Community Benefits: In addition to the financial benefits of the Honda dealership, the restaurant component of this project would enhance the canal frontage previously dedicated to the City . The project has also been designed to account for a future Right -of -Way take along Francisco Blvd East. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policy C-7 in that the described project would generate sales tax revenues of approximately $225,000 annually; uses generating tax revenues in excess of $100,000 are defined as being good tax revenue generators. 2. The project is approved as a Priority Project based on the following findings: 2a. The project is one of the highest tax generators of those projects competing within the Bellam interchange. 2b. The project will fufill General Plan 2000 goals and policies as the project has been designed to accommodate the widening of East Francisco Blvd as required by General Plan policy C -8x. 2c. The restaurant component of the project will provide access to the Canal Area and enhance the canal frontage through the design and site development review as required by General Plan policies ESR -10,11,13 &22 and CB -3, 7, 8, 9, 10, 11, 13, 14, & 18. PPP90-8: SHORELINE INDUSTRIAL PARK (HOME DEPOT) ANALYSIS -11- Traffic: The proposed Home Depot project would generate 388 of the 1210 trips allocated to the overall Shoreline Industrial Park site. 300 historic trips are recognized as having been generated by the historic debris landfill operations, so the net traffic generation would total 88 new trips producing 7 CM 1's and 19 CM 3's (9% and 45% of capacity, respectively) at the Bellam interchange. Oualifier: The project would qualify for priority as a high tax generating use, producing $250.000 to $350,000 annually for the City ("Excellent"). Community Benefits: The project would result in improved public access to the Shoreline Park. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policy C-7 in that the described project would generate new sales tax revenues in the range rated ""exellent". 2. The project is approved for priority status based upon the following findings: 2a. The Home Depot project would produce more revenue than any other project competing for Priority status at the Bellam interchange. 2b. The project would allow for the development of improved public access to the City Shoreline Park consistent with the Shoreline Park Master Plan requirements. PPP90-4: ORCHARD SUPPLY HARDWARE ANALYSIS: Traffic: The project is within the trip allocation only if the Redevelopment Agency grants the additional 45 PM peak trips necessary to allow for this specialty retail development. The Redevelopment Agency has indicated that the clustering of such uses as Golden State Lumber and Orchard Supply Hardware would establish a regional draw to the East San Rafael portion of Andersen Drive. The project would generate 18 CM(lor3), 21% and 42% of the Bellam interchange's capacity, respectively. Qualifier: The project would qualify as a high tax generating use, generating approximately $100,000 in revenues to the City annually. -12- Community Benefits: The project would aid in the establishment of a regional building trades Center that would serve Marin County. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policy C-7 in that the described project would generate new sales tax revenues in the range rated "Good". 2. The project is approved for priority status based upon the following findings: 2a. The project will produce needed tax revenues to the City. 2b. The project will provide additonal jobs for the neighborhood and, with the relocation of Golden State Lumber, aid in the development of a regional building trades center within Marin County. PPP90-2: SPINNAKER ON THE BAY PHASE II ANALYSIS: Traffic: Phase II of the Spinnaker on the Bay project would produce 131 of the 337 trips allocated to the larger Spinnaker on the Bay Phase I and Phase II project site. The projects together would produce 238 trips, and so would be within the site's trip allocation. Phase II would produce 32 CM 1's and 5 CM 3's, or 43% and 11% of interchange capacity, respectively. Oualifier: The project qualifies as a high priority project consistent with General Plan policies C-7 and H-20 in that it proposes 27 Below Market Rate housing units (19% of total). Community Benefits: The project's major benefit would be the improvement of access to the Shoreline Park. FINDINGS: 1. The project qualifies as a high priority project as defined by General Plan policies C-7 and H-20 in that it would provide 19% of the units for low and moderate income households. 2. The project is not approved for Priority status for 1990 based upon the following findings: 2a. Approval of the Spinnaker on the Bay Phase II project in combination with the Spinnaker on the Bay Phase I project would -13- preclude the City from granting extensions of 1989 PPP determinations to important tax generating projects which have completed or significantly advanced through the Planning permit process (i.e, Orchard Supply Hardware and Toys R Us). PPP90-8 (COSTCO) ANALYSIS: Traffic: The COSTCO project would produce approximately 400 of the 1210 trips remaining allocated to the Shoreline Industrial Park with the use of 300 historic trips by the other Shoreline Industrial Park project, Home Depot. The COSTCO project would generate 31 CM 1's and 85 CM 3's or 41% and 202% of the Bellam interchange capacity. Oualifier: The proposed project would qualify as a high tax generating use as required by General Plan policy C-7 in that it would generate approximately $400,000 in annual revenue for the City. FINDINGS: 1. The project qualifies as a high tax generating priority project as defined by General Plan policy C-7 in that it would provide approximately $400,000 in annual revenue for the City ("Excellent") 2. The project is not approved for Priority status based upon the following finding: 2a. The project would severely impact the Bellam interchange, generating traffic which would produce 202% of interchange capacity. The project would cause a Level of Service 33 Critical Moves below mid -D, which would be inconsistent with the General Plan standard of mid -LOS D as a minimum performance standard for interchanges. The timeframe for completion of roadway improvements which could improve interchange capacity to a level that would accommodate the traffic generated by the project within the General Plan's mid -LOS D standard is not presently definable. Approval of projects which would cause the mid -LOS D standard to be exceeded is possible under General Plan policy C-2 "for a definable interim period"; without a definable timeframe for completion of the necessary roadway improvements, approval of the project would be inconsistent with General Plan policy C-2. -14- I, Jeanne M. Leoncini, Clerk of the City of San Rafael, California, HEREBY CERTIFY that the foregoing Resolution was duly and regularly introduced and adopted at a Regular meeting of the Council of said City held on the 7th day of May , 1990, by the following vote, to wit: AYES: Councilmembers: Boro, Brei ner, Thayer & Mayor Mul ryan NOES: Councilmembers: None ABSENT: Councilmembers: Shippey JE ESM. LEONCINI, ity Cler -15-