Loading...
HomeMy WebLinkAboutCC Resolution 12023 (Central San Rafael Area Development)RESOLUTION NO. 12023 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL GRANTING 2005 PROJECT SELECTION PROCESS (PSP) DETERMINATIONS FOR DEVELOPMENT IN THE CENTRAL SAN RAFAEL AREA; City File No's. PSP05-02, PSP05-03, PSP05-08, PSP05-06 WHEREAS, the Circulation Element of the San Rafael General Plan 2020 analyzes current traffic levels and the existing limitations on the transportation infrastructure and identifies limited traffic capacity as a major concern for San Rafael's citizenry and as a potential impediment to the health, safety and welfare of the City; and WHEREAS, on November 15, 2004, the San Rafael City Council adopted Resolution No. 11666 establishing the Project Selection Process (PSP), to implement San Rafael General Plan 2020 Policies LU -2 (Development Timing) and LU -3 (Project Selection Process) and Program LU -3a (Project Selection Process) to mitigate traffic impacts resulting from new development. PSP was established to: a) provide that any future adverse traffic impacts resulting from new development are avoided or minimized by relating the timing of construction of new development to the timing of construction of necessary circulation improvements associated with said new development; b) maintain the traffic LOS (LOS) standards consistent with General Plan Circulation Element Policy C-5 (Traffic Level of Service Standards); c) achieve approval and construction of desired projects with significant public benefit; and d) prioritize and allocate limited traffic capacity among development proposals citywide; and WHEREAS, the circulation -impacted areas are Citywide and have been divided into four geographic areas, North San Rafael, Central San Rafael, West Francisco Blvd and East San Rafael and findings and recommendations for the other three areas of San Rafael have been made through adoption of separate resolutions; and WHEREAS, on November 19, 2005, the City Traffic Engineer determined that there is limited traffic capacity available for new development in the City of San Rafael and on November 29, 2005, the Community Development Director initiated PSP 2005 and published a Notice of Invitation to submit applications for Project Selection Process determination. A January 13, 2006 application deadline date was established; and WHEREAS, four PSP applications for development projects in the Central San Rafael area were submitted by the filing deadline; and WHEREAS, the PSP Committee, comprised of staff members from various City Departments, reviewed the PSP applications and ranked them in accordance with the review criteria established by City Council Resolution No. 11666. The Committee's recommendations for Project Selection Process determination have been forwarded to and considered by the Planning Commission; and 1 �- WHEREAS, on July 25, 2006, the Planning Commission conducted a duly noticed public meeting on the PSP applications in the Central San Rafael area and considered all reports, recommendations, letters and testimony; and WHEREAS, on a 3-2-2 vote (Kirchmann and Paul dissenting and Colin and Mills absent), the Planning Commission adopted Resolution 06-12 recommending to the City Council the approval of three PSP applications and denial of one application in the Central San Rafael area; and WHEREAS, on Monday, August 21, 2006, the City Council conducted a duly -noticed public hearing on the four PSP applications for the Central 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 City Council has utilized the review criteria prescribed in the implementing PSP Resolution (City Council Resolution No. 11666) for evaluating development projects competing for PSP determination. hereby: BE IT FURTHER RESOLVED, that for the Central San Rafael area, the City Council a) Grants Project Selection Process determination for Emma Court Subdivision (2416 Fifth Ave.) residential subdivision, Village at Loch Lomond Marina (110 Loch Lomond Dr.) mixed-use residential and commercial development and San Pedro Cove III Subdivision (Vacant Lot off Pt San Pedro Rd./East of Bellevue Ave.) residential development, based on the following findings; and b) Denies Project Selection Process determination for Whole Foods Expansion (320 Third St.) grocery store expansion, based on the following findings: PSP05-02; EMMA COURT SUBDIVISION (2416 FIFTH AVE.) Traffic A total of 9 A.M. and 13 P.M. net new peak hour trips would be generated by the proposed project. The City Traffic Engineer concludes that the development would not: a) result in short- term traffic impacts to the affected intersections; b) result in a change in the LOS conditions; nor c) exceed LOS standards for affected intersections or arterials. Qualifier Affordable Housing - As a 15 -unit subdivision, the project would be required to provide 15% of the units as affordable, or 2.25 units. The project proposes to build 2 affordable units and pay an in -lieu fee for the fractional unit. Therefore, the project does not provide any more than required by the Ordinance and would receive a "Minimal" rating. 2 Findings The City Council hereby grants PSP determination. The project proposes to develop housing, which is a priority for the City. This project meets the zoning requirements for affordable housing and therefore provides the required public benefit and is assigned a "Minimal" rating. Secondly, the project would result in a minimal amount of traffic and impact to the roadway network and would comply with the LOS standards. Lastly, planning applications have been submitted and environmental review will be beginning within the next few months and therefore the project receives a "Minimal" rating. It is likely that the planning process can be completed within two years. Although there may be merit issues with the project that will be analyzed during the review of project entitlements, granting of PSP is appropriate at this time to allow the project applications to continue through the development and environmental review process. Granting PSP authorization is warranted due to the provision of needed affordable housing (2 units) and the minimal impact on traffic operations. PSP05-03; VILLAGE AT LOCH LOMOND MARINA (110 LOCH LOMOND DR.) Traffic A total of 46 A.M. and 57 P.M. net new peak hour trips would be generated by the proposed project. Under Phase 1, 75 A.M. and 80 P.M. peak hour trips would be generated and Phase II, (- 29) A.M. and (- 23) P.M. trips would be generated. The City Traffic Engineer concludes that although the project would result in a change to LOS at the affected intersections (from C to D), the intersection would continue to operate at an acceptable LOS. Oualifier The project would qualify for public benefit in two categories: A) Affordable Housing - With a residential component of 84 units, the project would be required to provide 20%, or 16.8 of the units as affordable. Based on the affordable housing requirement of the Zoning Ordinance, the number of affordable housing units required for this development would be 17 units. As proposed, the project would provide one affordable unit more than required by the Zoning Ordinance, and would therefore, provide 1.2% more affordability than required by the ordinance and would receive an "Acceptable" rating for providing 0% - 3% above the Zoning Ordinance requirement. B) Needed Community Use - The project proposes to provide parks, open space and recreational facilities in excess of that required by the parkland dedication requirements. The list of needed community uses includes "recreational facilities" as a type of use that is a priority. In addition, the proposed recreational improvements qualify as needed community uses due to the need for expanded recreational facilities in the area. The contribution of over $1 million in recreational improvements which will be open to the general public results in an overall "Excellent" rating for public benefits. With that, an "Excellent" rating has been assigned to the needed community use. Findings The City Council hereby grants PSP determination. The project proposes to develop housing on a "housing opportunity" site by redeveloping an underutilized site, which is a priority for the City. The project slightly exceeds the zoning requirements for affordable housing and therefore provides an "Acceptable" public benefit rating. Furthermore, the project would provide a significant amount of park improvements that would be privately constructed and maintained and be accessible to the public. Accordingly, it is assigned an "Excellent" rating for public benefit. Secondly, although the project would result in a change to the LOS at the affected intersections, these intersections would continue to operate at the acceptable LOS standards identified by the General Plan. Lastly, planning applications have been submitted and environmental review is nearing completion with the Final E1R scheduled to be released near the end of this year. Based on this, the project has been assigned an "Acceptable" rating for project readiness. It is extremely likely that the planning process and building permits can be obtained within two years for the first phase of the development. Although the planning applications have not been approved, the project has undergone numerous public meetings and review by the Design Review Board and Planning Commission. Granting of PSP is appropriate at this time to allow the project applications to continue through the development and environmental review process. Granting PSP authorization is warranted due to the provision of needed affordable housing (18 units) and significant recreational improvements and the limited impact on traffic operations. PSP05-08; SAN PEDRO COVE III SUBDIVISION (VACANT LOT OFF PT SAN PEDRO ROAD/EAST OF BELLEVUE AVE) Traffic A total of 9 A.M. and 11 P.M. new peak hour trips would be generated by the proposed project. The City Traffic Engineer concludes that the development would not: a) result in short-term traffic impacts to the affected intersections or arterials; b) result in a change in the LOS conditions; or c) exceed LOS standards for affected intersections or arterials. Qualifier Affordable Housing -- The project would provide 2 of the 11 units as below market rate (BMR), resulting in an 18.2%. One of the BMR units would be affordable to low-income households and one unit would be affordable to moderate -income households. This proposal is found to provide the minimum amount of affordable units to be considered an "affordable housing project" and has been ranked as a "Minimal" rating for public benefit. Findings The City Council hereby grants PSP determination. The project proposes to develop housing, which is a priority for the City. This project meets the zoning requirements for affordable housing and therefore provides the required public benefit and receives a "minimal" rating. Secondly, the project would result in a minimal amount of traffic and impact to the roadway network and would comply with the LOS standards. Lastly, planning applications have been submitted, but have not yet been deemed completed nor has environmental review commenced and therefore the project is assigned a "Minimal" rating for project readiness. However, it is likely that the planning process can be completed within two years. Although there may be issues with the project that will be analyzed during the review of project entitlements, granting of PSP is appropriate at this time to allow the project applications to be submitted and proceed through the development and environmental review process. Granting PSP authorization is warranted due 4 to the provision of needed affordable housing (2 units) and the limited impact on traffic operations. PSP05-06; WHOLE FOODS EXPANSION (320 THIRD ST.) Traffic A total of 34 A.M. and 57 P.M. new peak hour trips would be generated by the proposed project. The traffic analysis prepared by the City Traffic Engineer concludes that although the project would be consistent with LOS policy for both effected intersections and arterials, the project would result in significant operational issues, including increased deterioration of the eastbound approach on Third Street during P.M. peak hour due to an inadequate eastbound left turn pocket on Third Street at Union and lack of turn lane into the Whole Foods driveway on northbound Union Street. Although the improvements to address these issues have been identified in the General Plan, these improvements have not been funded. Therefore, a "Minimal' rating is assigned for circulation impacts. Oualifier The project proposes to qualify for public benefit through two categories and receives a "Minimal" overall rating is assigned for public benefit: A) Needed Community Use - The project proposes to contribute $75,000 to the Canal Alliance to use to help them purchase a site and/or to develop a market in the Canal community. A full service food store in the Canal Neighborhood is identified as a needed community use. Although the $75,000 is found to be a modest contribution towards establishment of the food store, this project is assigned a "Not Applicable" rating for public benefit because neither a site nor the funding have been identified for the full service food store in the Canal. B) High Tax Generating - It is estimated that the expansion would increase annual sales tax directly to the City by $7,350. This amount of sales tax would result in $81/new vehicle trip, thus receives a "Minimal' rating. Findings The City Council hereby denies PSP determination. First, the project proposes to expand an existing grocery store and would generate a minimal amount of additional sales tax to the City and thus receives a "Minimal' rating. The project proponent has also offered to contribute $75,000 to the Canal Alliance towards the development or site acquisition of a market in the Canal area. However, there is no site identified and necessary funding has not been secured. It is therefore assigned a "Not Applicable" rating. The public benefit proposed by this project is not found to be significant. Furthermore, the operational and safety issues that currently exist on the eastbound approach on Third Street would be further deteriorated by this project. Although planning applications have been submitted, they have not yet been deemed complete and environmental review has not commenced. Given the operational impacts to the system and the minimal public benefit, PSP determination is denied at this time. 5 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 21St day of August, 2006 by the following vote, to wit: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: Cohen, Heller, Miller and Mayor Boro None Phillips 6 JEANNE M. LEONCM, City Clerk