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HomeMy WebLinkAboutPlanning Commission 2015-08-25 #2 Memo4 �� /� Community Development Department •./ "7� INTER -DEPARTMENTAL MEMORANDUM DATE: August 21, 2015 TO: Chairman Schaefer and Planning Commissioners FROM: Sean Kennings, Contract Planner SUBJECT: Supplement to Staff Report — for 755 Lindaro Street (San Rafael Corporate Center New Office Building) and 788 Lincoln Avenue (Phase II parking structure expansion) to be considered at 8/25/15 Planning Commission meeting Since the distribution of the staff report last Friday, August 14th, there are a few updates and corrections/clarifications to the staff report that are being forwarded under this memo: 1. Corrections/Clarifications to Staff Report Page 5 of the staff report 2nd bullet from top — The Development agreement did not provide for public parking use of the Lindaro Street garage, only the western parking lot next to the Lindaro Street garage. That sentence should have read: "Public parking use of the western parking lot west of Lindaro Street and garage during evening hours and weekends" Page 14 of the staff report item #1 The discussion in this section (as well as the traffic section of the Initial Study) focuses on the trip generation numbers used for evaluation of impacts to Level of Service (LOS). The traffic study identifies that the new office building would generate 156 additional AM + PM peak hour trips. This is the correct number of new trips for modeling purposes. However, what was not clearly explained in the staff report is that for traffic mitigation fee purposes, the number of new trips generated by this project is 209 new AM + PM peak hour trips. The reason for the difference is as follows: San Rafael uses LOS as the established threshold to evaluate and monitor traffic capacity. This threshold is established as a policy in the General Plan 2020 and has been the threshold for traffic evaluation for local merits review and consistency with the General Plan as well as CEQA analysis since the General Plan 2000. Just over a year ago, the State Legislature passed SB 743, which seeks to create a new threshold for traffic evaluation, called Vehicle Miles Travelled (VMT). The intention is that all CEQA analysis will use VMT as the threshold for significance in CEQA analysis. However, to date, the State has not refined or created the standards for VMT analysis, therefore, VMT analysis is not currently part of CEQA review. Until those new guidelines are adopted by the State, the City will continue to use LOS for both local General Plan consistency analysis and CEQA analysis. • For modeling of the project's impacts to the capacity of the City's roadway network, AM and PM peak hour trips generated by a new project are added to the baseline amount of traffic in the system. The baseline traffic database includes all existing development, plus any new approved project including those not yet built. An approved project may be built at any time pursuant to the specific entitlement timeline. Some project approvals include timelines for building permit submittal and construction, others, such as the 2011 approval for medical office use amendment to the SRCC PD district, grant the property owner an entitlement for future development. As such, the SRCC has an approved use that is not tied to an immediate development requirement. In order for the City:to adequately analyze potential traffic for an approved, yet unbuilt, project, all the traffic projections must be included in the model to adequately reflect load on the overall system. Therefore, the approved project's impacts are counted in future evaluations, even though not yet built, in order to make sure the City doesn't under represent traffic impacts. If an approved project ever loses its approved status (ie it expires), then the trips associated with that project are then removed from the baseline and the model would be revised. Specific to the proposed BioMarin project for 755 Lindaro Street, the baseline traffic for modeling purposes includes the currently approved PD zoning (approved in 2011) which allows for 68,000 sq ft of the 401,000 sq ft office complex to be used as medical office. Medical office uses have a higher AM and PM peak hour generation than general office. So, the current baseline traffic allotment for the site is higher than an allocation based solely on 401,000 sq. ft. of general office. As part of the current application, the applicant has requested to eliminate the allowance to use 68,000 sq ft of the existing 401,000 sq ft office complex as medical office and proposed to add a new 72,396 general office building, for a total buildout of 473,096 sq ft. Specific to understanding the traffic model, once the medical office use is eliminated from the project, the project baseline then returns to 401,000 sq ft of general office use. Therefore, once the new 72,396 sq ft general office building is added, the result is a decrease of peak hour trips from the current PD (which allows 401,000 sq ft— consisting of 332,932 sq ft general office and 68,068 sq ft medical office). The calculation of traffic mitigation fees is a bit different, since mitigation fees are not collected until a building permit is issued for an approved project. In the case of the previous PD amendment, that allowed for 68,000 sq ft of the 401,000 sq ft office complex to be used as medical office, even though the additional traffic associated with adding medical office was modeled and evaluated for capacity, impacts, fees were never paid. For the SRCC campus development, all fees have been paid for the development and construction of the 5 existing office buildings (401,000 sq ft general office). The project proponent would only be responsible to pay for mitigation fees based on the new 72,396 sq ft office building at 755 Lindaro Street, which would result in 209 new AM + PM peak hour trips. A condition of approval has been included in Exhibit 5, page 5-17 — Condition # 63 Exhibit 8 — General Plan Consistency Table Page 8-3 — Response to policy H -9c should be clarified to have the current affordable housing fee of 254,599 and the calculation should be 72,396/1000 * .03 for a affordable housing requirement of 2.17188. So, this section should read, Consistent "As stated under response to Policy H-9, the project would pay an in lieu fee of $524,164.20 $552,479.83 (for 2.17 affordable housing units at $249,902 $254,599 per unit) into the City's affordable housing fund. . 2. Additional Public Correspondence Since the distribution of the staff report last Friday, staff has received two additional letters and multiple petition cards. The two letters are from Whistlestop and the San Rafael Chamber of Commerce and both express support for the project. The petition cards are expressing support from various Downtown merchants. Copies of these are attached. Any additional comment letters received after today, will be forwarded to the Commission on Tuesday night at the meeting Should commissioner have any questions before the meeting, please feel free to contact me at 533-2111 or you may also contact Raffi Boloyan, Planning Manager, at 485-3095 S�z August zo, 2o15 Planning Commission City of San Rafael 1400 5`h Avenue San Rafael, CA 94901 Re: BioMarin's proposed office building and parking structure expansion Dear Planning Commissioners On behalf of the San Rafael Chamber of Commerce, which represents nearly 600 Marin County businesses with over 1z,000 employees, I write to express our support for BioMarin's new office building and parking structure expansion. BioMarin is a locally grown business that is widely recognized throughout the world as a leader in the biotech industry — a sectorthat contributes to the economic growth of Marin County. Since relocating to San Rafael in 2012, BioMarin has played an integral role in stimulating our Downtown area with an infusion of new clientele for many of our local businesses. Every weekday, you can find BioMarin employees shopping at our stores, eating in our cafes and restaurants, and bringing positive energy and pedestrian traffic to 4th St. and beyond. BioMarin's new office building will provide this growing business with the necessary space to thrive in Downtown San Rafael. It will bring qualityjobs to our city and generate even greater business opportunities for others in our local economy. BioMarin's current and future employees also will help to make the launch of the SMART Train a success as workers choose to take a short walk from the nearby station versus driving their cars to work. The San Rafael Chamber believes that BioMarin is a vital contributor to our business community and that this project will substantially strengthen its roots in San Rafael. We look forward to building a long and lasting relationship with BioMarin as they expand their corporate headquarters in our city. We recommend that the Planning Commission support this proposal. We appreciate your consideration of our support. Please feel free to contact me with any questions. Sincerely, ' K" � "-*r- Joanne Webster President and CEO San Rafael Chamber of Commerce cc: Board of Directors (via email) 817 Mission Avenue - San Rafael, CA 94901- (415) 454-4163 - www.srchamber.com Whistlestop August 20, 2015 City of San Rafael Community Development Department 1400 5TH Avenue PO Box 151560 San Rafael, CA 94915-1560 To the City of San Rafael, As the CEO of Whistlestop, I would like to express my full support for BioMarin's efforts to create a new building In downtown San Rafael on Lindaro Street. Much like Whistlestop, their focus is to help people. BioMarin provides innovative medical treatments that give people the chance to live long, healthy lives. For some, BioMarin has been the provider of medical treatments that have saved their lives and Whistlestop is proud to support such an innovative and important company. Downtown San Rafael is booming with new shops and people lining its streets every day. BioMarin would be perfectly suited on Lindaro Street, as it will be part of an important expansion of businesses in downtown. Inviting and welcoming new businesses in downtown San Rafael will keep our economy growing strong and will contribute to the vibrancy and livelihood of our community. Aside from an economic standpoint, it is important that our community stands behind the efforts of organizations like BioMarin whose mission is to provide the chance at a better life for people. While Whistlestop focuses on the mental and physical health of seniors, BioMarin's services mostly address the needs of young children, whose lives depend on medications that target rare diseases and disorders. This biotechnology company compliments many of the existing health care services in Marin and should be considered an asset to our city. It is important that the City of San Rafael recognizes the benefits this company has to offer and approves BioMarin's efforts to develop their new building. Sincere Joe e® re CEO Whistlestop Whistlejtop 930 Tamalpais Avenue, San Rafael, CA 94901.3325 Marin Senior Coordinating Council, Inc. 415-456-9062 • www.whistlestop.org �p Yes!I support the proposed BioMarin expansion project in Downtown San Rafael BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email ( �� �Oy t P✓ta) � Ilwphone Signature Yes! I support the proposed BioMarin expansion project in Downtown San Rafael BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name k- aoa c" Address p r7 Email Phone Signature Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf65 and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name ` S Business Name Address Email Phone Signature �j Yes! I support the proposed BloMarin Mansion project in Downtown San Rafael Biolvlarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name inMOYA Cr0() -SL��I Business Name l) 1 Ttin R�5 T AU RI)r�"' Address t Sf. Email Phone Signature 4.JiO I! \R I I M` Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address �� _ �aA-A Email Phone Signature BiOMAR I N^ ©Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf€s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name NIA,/KC" � 'L()C( , Address Email Phone Signatures BMA I N MjYes I I support the proposed BioMarin expansion project in Downtown San Rafael. LcjBioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name r�s c l u" z" Business Name L tNI (1lP Address 7,} Email \Phone —[ L; " ( Signature I ,/ I Yes I support the proposed BioMarin Mansion project in Downtown San Rafael. I i BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name ?VIAPo4"1 /?/ 2i /el Business Name ITh` Address 81G9 S Email Signature J Phone k1 -J Liz %'371 BOMAR i N' I ' j 1 Yes I support the proposed BioMarin Mansion project in Downtown San Rafael. uBloMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafds and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name i (e� �a- L I ✓(.' u 1d4x Business Name �� lAtv a7 PS Address Email Signature GPS- S2,TG 2OMAR N YeS I I support the proposed BioMarin eXDansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Signature Phone �= o✓ M \ 1 7 I t V yes! I support the proposed BioMarin expansion project In Downtown San Rafael. BloMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name \ VlVt t Business Named Address ) f ='T > `' l�tr u V- �•3"_' Email' l✓d1ii1� i Phone i) ���" -�i� i Signature Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf€s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Signature �QNn Ib Pl (L lY Phone rte_. Yes. i I Support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St, and beyond. We encourage the City of San Rafael to support the proposal. Name Z&& j Business Name F-(2, P --j2 f Address Signature GF—194�u 'C� Phone B:OMAR N' I support the proposed BioMarin expansion project in Downtown San Rafael. Yes! vi BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name r S�t�cast C S Business Name Address Email A Phone l y� CEy 6 <6 (oci3 Signature 5 c 1 X I YeSi support the proposed BioMarin eMansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Signature I support the proposed BioMarin Mansion project in Downtown San Rafael. Yes! [Z BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in ourcafcs and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name p pe P/ Wl111to✓g°e Address I "t �5r Email SN '39�r�s'Whone Signature 0 Yes!I support the proposed BioMarin Mansion project in Downtown San Rafael Y 7 BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Signature Phone B Y O M I \ • \ N [2f Yes! I support the proposed BioMarin expansion project in Downtown San Rafael BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Phone Signature 11A I.aS!�(r c� Eli/e§ I support the Rroposgd BioMarin eMansion project In Downtown San Rafael. 1 SloMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf6s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address, EmailiMlY Qh-,fY>"t~srVhone ft5"siro•62R9 Signature Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf6s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Signature 1 �05 >gjtZ j� Jr. Phone I /J B.OM'ARIN+ PYep I support the proposed SioMarin emansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Phone "/'/GJJ 7 S l� 3--1=6 Signature BiOMARINO F]Yes! I support the proposed BioMarin mansion project in Downtown San Rafael. BloMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Signature Phone BiZOMA \N VIh j X Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. SioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in ourcafcs and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Addressy 3Co Email _6' Phone _ `r`S `1 5—iF-3�`t� Signatures Yes! I su000rt the proposed BloMarin gMansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name '` ///� Address Email Phone �vn�.Cud"�(_I(' 17q ._ Signature BZOM RN ®. Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to -support the proposal. ! Name �/ r),D Z:-- ( " � ` / / VSO/ V r Business Name @� Address Email PhonewT� Signature O ° : O M R 1 `ice ® yeSI I support the proposed MoMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafds and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name G'Ji " bO 'A? -.i Business Name G -"NI '??E ct 't A'r taeEE� �4os Bao<S Address 3c.{ ¢ zow+ pR' NOVE*To, G!k NN�iC} Email a�VA�t-kl5OIC�3vm,::,1 Phone Signature R--- V i \./ 1 1/ 1 r 4N D/ �/eS! I support the proposed BioMarin mansion project in Downtown San Rafael, BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in ourcaf6s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. NameWf Business Name Addresses Email "I 4e v4 PhoneL- w a �:_ nC rlrl Signature _ B4 ARIN' Yes! I support the proposed BioMarin expansion project in Downtown San Rafael, BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf6s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Business Name Address Email Phone Signature I support proposed BioMarin expansion project in Downtown San Rafael Yes! BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name c7ri-r 7+ M 4'11111'11 1 '11111'111 Business Name Uo b�` d' ��`>�7 �• Address /�� Email cio�6tt�atnbv / c<4 °o•fa•� =atcSr4gyPhone t((S `fSl DSS = Signature U _ Bi e.. MA N ErYes! I suonortthe pLposed BioMarin Mansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf6s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name 5 e a S� n c -)o C/C c i� Address 1� S+ Email `�x�erc\��w.@ �jt^a\; Phone �it5� LI Signature 100 yo CA hQ-'C O M A R I N, Soccd'- J Ye$� support the proposed BioMarm expansion project in Downtown San Rafael. �t({J�• BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name �� �r/ \ > �oos Address�� I �" ' Email ����174�d°•G6PhonetS'tiJ�/�7 ` Signature 1 h Yesi I supportthe proposed BioMarin expansion project in Downtown San Rafael 11 •�� BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name t/�� Business Name u\� r �C " �� S Address Email Phone Signature ��y) (Y\\ A [�qj MP 6 VrI f • I • • � I N'" tom{' �/e,�� I support the proposed BioMarin eMansion project in Downtown San Rafael, BioMarincreatesnewrevenueforourlocalbusinessesastheiremployeesregularly shop at our stores, eat in our cafes and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name frp�q��i/�—rc f Business Name Address Email I VVFO C- re 0VC LJ it 0 cA,dr� Phone Signature to A IM Yes! I support the proposed BioMarin expansion project in Downtown San Rafael. BioMarin creates new revenue for our local businesses as their employees regularly shop at our stores, eat in our caf6s and restaurants, and bring positive energy to 4th St. and beyond. We encourage the City of San Rafael to support the proposal. Name Business Name Address Email Signature Phone