COUNTY OF SONOMA PERMIT AND RESOURCE MANAGEMENT DEPARTMENT 2550 Ventura Avenue, Santa Rosa, CA (707) FAX (707)

Size: px

Start display at page:

Download "COUNTY OF SONOMA PERMIT AND RESOURCE MANAGEMENT DEPARTMENT 2550 Ventura Avenue, Santa Rosa, CA (707) FAX (707)"

Milton Bradford
5 years ago
Views:

1 COUNTY OF SONOMA PERMIT AND RESOURCE MANAGEMENT DEPARTMENT 2550 Ventura Avenue, Santa Rosa, CA (707) FAX (707) DATE: February 17, 2012 TO: Board of Supervisors FROM: Blake Hillegas, Project Planner :6.71." SUBJECT: Recent correspondence regarding Paseo Vista; General Plan item 4 scheduled for February 21, 2012, PLP Despite substantial revisions to the project in response to two joint City/County Design Review Committee meetings there remain a number of concerns expressed by the City in the attached letter dated February 9, City staff is primarily concerned with the proposed street and sidewalk design and long term maintenance of a landscape strip adjacent to the Sonoma Marin Area Rail Transit (SMART) corridor. The City suggests that all public and private streets include planter strips with street trees and sidewalks on both sides of the street in accordance with their Design Guidelines. The design parameters for public streets are subject to adopted City street standards, while the design parameters for private streets are less stringent. As noted in the staff report, the project is within a City/County agreement area where the City agrees to provide water service through its Utility Certificate process. In order to obtain a City Utility Certificate, the project must comply with City development standards and the recommended conditions of approval include that requirement. While City staff have indicated several areas where the project does not fully comply with certain standards, the City also has a public improvement variance process that allows a developer to seek approval of a different configuration. The developer has indicated that he will seek such a variance from the City and is actively discussing these requirements with City staff. The County's conditions of approval require that the project meet City standards, which would include standards approved through the City's public improvement variance process. Proposed Public Streets and sidewalks The proposal includes the dedication of a half-street right-of-way on Dutton Avenue to include a future continuous left turn lane, a travel lane, a bike lane, a planter strip with street trees, and a sidewalk along the project's southerly frontage. A looped public street system (Street A, Vanderford Drive and Leo Drive) is provided through the project and connects to Dutton Avenue at tvlojocations. Vanderford and Leo Drives include planter strips with street trees and sidewalks on both sides of the street. Street A includes contiguous sidewalk on the north side of the street and a portion of the south side of the street. Public sidewalk is not provided for 11 lots on street A. Proposed public sidewalks in the project would connect to existing public sidewalks and crosswalks in the surrounding neighborhood and provide access to the local elementary school and neighborhood grocery store. Proposed Private Streets and sidewalks For internal private streets, contiguous sidewalk is provided on one side of the street, such that 36 units would access the on-site pedestrian circulation network by crossing the street. On private streets, street trees are proposed behind the contiguous sidewalk, or curb line where no sidewalk is proposed. Summary of City Comments and s The following is a summary of City comments as numbered in their letter: City Public Works - Engineering and Development Services 1. All public streets shall have sidewalks on both sides ofthe street. Private streets shall connect to public streets with City standard driveway approaches.

2 Date: 2/17/12 File No. PLP Page 2 The applicant is fully aware of City standards requiring sidewalk on both sides of public streets and intends to request a public improvement variance as part of their application for a City Utility Certificate for City water. The project is conditioned to comply with City standards, which would include the provision of City standard driveway approaches at the private street connections to public streets. 2. Dutton Avenue shall be improved to include a 7 foot portion ofa continuous left turn lane, a 12 foot travel lane, a 5 foot bike lane, a 8 foot parking lane, a 8 foot planter strip, and a 5 foot sidewalk. The current design meets this standard, except for the 8 foot parking lane. The applicant also intends to request a public improvement variance from the parking lane requirement. As proposed, the project would include a parking lane on Dutton Avenue until such time as a future continuous center turn lane is coordinated and installed on Dutton Avenue. The project meets City and County on-site parking requirements and parking requirements as prescribed by state density bonus law, without the need for additional parking on Dutton Avenue. 3. Having no sidewalks along the frontages ofhomes is problematic. ADA accessible sidewalks shall be. provided ifat all possible on all house frontages. There is some opportunity to provide additional sidewalks. However, the project would need to be redesigned.to accommodate sidewalk on all home frontages. 4. All streets shall meet City of Santa Rosa Public Street Standards or alternatively shall be private streets. The private streets shall be a minimum of24 feet wide curb to curb. Where the proposecl public streets do not comply with City standards (public sidewalk for 11 lots and parking lane on Dutton Avenue), the applicant intends to apply for a variance from. City public improvement standards as noted above. The proposed private streets would be 25 feet in width. 5. Please show typical revised street sections for the private and public streets. The current plans include revised typical street sections. 6. Perpendicular parking off of an interior street will only be allowed if the interior street will be private. The interior streets, where perpendicular parking is proposed, are private streets. City Fire Department 1. The project is located in the Roseland Fire Protection District and must meet Santa Rosa Fire Department standards for access and water supply. Condition #15 requires the project to comply with City of Santa Rosa Fire Department standards for access and water supply. 2. The configuration ofinternal private streets and limited parking, combined with the lack ofparking enforcement, will result in on-street parking and obstruction offire access. There is an opportunity to improve circulation by connecting dead end streets. The internal private street configuration and on-site parking has been designed to meet City and County

3 Date: 2/17/12 File No. PLP Page 3 standards. Condition #122 requires that private streets be posted with "no parking" signs and curbing be painted red. In addition, condition of approval #120 requires the project Conditions, Covenants, and Restrictions prohibit parking on private streets and require residents to maintain their garages for parking. The current design has reduced dead-end streets to 3 short private driveways. 3. A collector street or bifurcation ofthe project by Waterford Drive (neighborhood street to south) would provide a less circuitous route to remote portions ofthe development. The current street circulation plan is a result of a number of design revisions required by the joint City/County Design Review Committee to improve access throughout the site. Except for the absence of sidewalks and a proposed parking lane on Dutton Avenue as mentioned above, the proposed street circulation and configuration comply with City and County design standards. A collector street within the development would require substantial land area and reduce the number of affordable units inconsistent with affordable housing goals of both the County and City of Santa Rosa. 4. A temporary emergency vehicle access is needed in the Southeast corner ofthe development until such time the roadway is connected to the south.. The City Fire Department has confirmed that emergency vehicle access is no longer necessary because of improvements to on-site circulation. City Recreation, Parks, & Community Services Department The park strip along Vanderford Drive is unacceptable to the City unless it is a separate parcel with a.public access easement and the developer provides a means to fund the maintenance ofthe parcel. A back up maintenance alternative capable ofassuming maintenance funding shall be subject to approval by the City Attorney and Director ofrecreation and Parks. Recognizing that the park strip betweem Vanderford Drive and the SMART corridor would not be excepted by the County or City due to maintenance liability, condition # 102 requires that a public use easement be shown on the Final Map and recorded. The proposed Homeowners Association is required to maintain this property. 1. To be in compliance with the American Disabilities Act (ADA) the neighborhood park requires accessible parking. Consistent with the City of Santa Rosa General, the 1 acre public park is proposed to be offered for dedication, but would not be improved at this time. ADA accessibility would need to be considered at the time the park is developed. 2. On the neighborhood park site, provide stub-outs for electrical and potable water. The park site shall have positive drainage. Condition of approval #93 requires that irrigation and domestic water service be provided to the 1 acre park site. This condition can be amended to require electrical service also be provided. The applicant has agreed to provide positive drainage for the parks site. 3. No construction stock piles, spoils or storage shall be allowed on the neighborhood park site. A condition can be added that explicitly prohibits stock piles, spoils, or storage from occurring on the neighborhood park site during and after project construction.

4 Date: 2/17/12 File No. PLP Page4 Cc: Pete Parkinson, PRMD Director Jennifer Barrett, PRMD Deputy Director Dean Parsons, PRMD Project Review Manager Erin Morris, City Project Planner File Attachment: City of Santa Rosa Correspondence; February 9, 2012

5 February 9,2012 Charlie Traboulsi TDG Consulting Engineers 3289 Regional Parkway Santa Rosa, CA Dear Mr. Traboulsi: RE: City File No. UC Paseo Vista at 1960, 2000 and 2290 Dutton Avenue_.._ Assessor's Parcel Numbers: , -015 and , -046 Thank you for providing the final revised plans and a cover letter outlining the changes to the Paseo Vista project on January 16, City staff has reviewed the plans and we have identified significant issues with the redesigned project. Based on these issues, it is staff'sposition that the Utility Certificate cannot be approved unless the project is redesigned to meet City standards. (, COMMUNITY DEVELOPMENT - PLANNING The lack of sidewalks and planter strips in front of many of the proposed homes (located on both public and private streets) is inconsistent with the City's Design Guidelines for neighborhood design. The Design Guidelines state that streets should be designed to J accommodate the pedestrian as well as bicycle and automobile use. A planter strip with street' trees should be provided between the street and the sidewalk (see Section -1.3). The Design Guidelines also state that on-street parking should be provided as a buffer between traffic and the pedestrian. PUBLIC WORKS - ENGINEERING DEVELOPMENT SERVICES 1. Leo Drive, "Street A" and Vanderford Drive at a minimum shall be public streets. All public streets shall have sidewalks on both sides of the street. All private streets shall be separated from the public streets by standard driveway approaches per City Standard 250A. Please revise the Tentative Map showing driveway approaches to the private streets. 2. Dutton Avenue shall be improved to City of Santa Rosa Avenue Standards. Improvements to the project side of street centerline shall consist of a 7 foot portion of a continuous left turn lane, a 12 foot travel lane, a 5 foot bike lane and an 8 foot parking lane, for 32 feet from centerline to curb face. Right of way shall be 8 feet behind face of curb. A 5 foot sidewalk shall be constructed behind an 8 foot planter strip. 3. Having no sidewalks along the frontages of homes is problematic. ADA accessible 100 Santa Rosa Avenue, Room 3 Santa Rosa, CA Phone: (707) Fax: (707)

6 ....;.~;. Paseo Vista February 9, 2012 Page 2 of3 sidewalks shall be provided if at all possible on all house frontages. 4. All streets shall meet City of Santa Rosa Public Street Standards or alternatively shall be private streets. The private interior streets shalf be a minimum of 24 feet wide, curb to curb. 5. Please show typical revised street sections for the private and public streets. 6. Perpendicular parking off of an interior street will only be allowed if the interior street will be private. FIRE DEPARTMENT 1. This project is located in the Roseland Fire Protection District, with primary emergency response by Santa Rosa Fire Department Engine Companies 8 and 10. As such, it must. meet Santa Rosa Fire Department standards for fire apparatus access and water supply The configuration of internal streets presents several difficulties: a. "Private" streets lack Vehicle Code enforcement by CHP, Sheriff or Sant.a Rosa Police Department. Narrow streets, limited parking and scarce enforcement (only by complaint) create prolonged obstructions.to access routes.. b. Lack of available parking which will promot~ residents and visitors to park on the narrow streets. One vehicle will obstruct the narrow fire lane. c. There are opportunities to improve circulation which would avoid delays in emergency vehicle response times, Le. connecting dead end streets to entrance streets.. '.. 3. A collector street or bifurcation of the project by Waterford Drive would provide aless circuitous route to remote 'portions of the development. 4. A temporary EVA is needed in the SE corner of the development until such time the roadway is connected to the south. RECREATION, PARKS, & COMMUNITY SERVICES DEPARTMENT The "Public Park" strip along Vanderford Drive is unacceptable to the City Recreation and Parks Department unless the developer provides a means to fund the maintenance, such as a special tax district, CC&R's, or property owners associations. In order to make the Vanderford Drive strip acceptable, it must be a separate parcel with a public access easement and use easement. The easement may be conveyed to the City. The parcel(s) shall not be dedicated to the City. In the event the developer chooses a method of assuring perpetual maintenance which is subject to revocation by the property owners by an election or other means of termination, developers shall establish a backup alternative which will be capable of automatically assuming the maintenance funding obligation in the event the primary method is no longer available. The documents creating the method for permanent maintenance and any necessary backup alternative(s) shall be subject to and have been approved by the City Attorney and the Director of the Recreation and Parks and in place prior to city acceptance. The landscaping 100 Santa Rosa Avenue, Room 3 Santa Rosa, CA Phone: (107) Fax: (707)

7 improvement plans and standards for maintenance shall be subject to approval by the Department of Recreation and Parks. Paseo Vista February 9,2012 Page 3 of3 1. To be in compliance with the American Disability Act the neighborhood park requires accessible parking spaces. 2. On the neighborhood park site, provide stub-outs for electrical and potable water. The park site shall have positive drainage. 3. No construction stock piles, spoils or storage shall be allowed on neighborhood park site during any phase of construction.. Next Steps The proposed Utility Certificate cannot be approved because the project is inconsistent with City design standards and City Council Policy A resolution of denial of the Utility Certificate will be prepared by the end of next week. Sincerely, ~~ ERIN MORRIS Senior Planner --:" Cc: Lee Taylor, Public Works - Engineering Development Services Rob Sprinkle, Public Works - Traffic Engineering Mark Pedroia, Fire Department Lisa Grant, Recreation, Parks, and Community Services Rich Hovden, Recreation, Parks, and Community Services Lisa Bayanat, Police Department Blake Hillegas, County PRMD Mitch Simson, County PRMD 100 Santa Rosa Avenue, Room 3 Santa Rosa, CA Phone: (707) Fax: (707)

SAN FRANCISCO MUNICIPAL TRANSPORTATION AGENCY BOARD OF DIRECTORS. RESOLUTION No

SAN FRANCISCO MUNICIPAL TRANSPORTATION AGENCY BOARD OF DIRECTORS RESOLUTION No. 15-031 WHEREAS, Transportation Code Division II, Section 909 authorizes the Director of Transportation to install and permit