HomeMy WebLinkAbout- - Supplemental Memo PA-09-18 - 7/6/2010CITY COUNCIL
SUPPLEMENTAL MEMORANDUM
MEETING DATE: JULY 6, 2010
SUBJECT: REVIEW OF PLANNING APPLICATION PA -09-18: MASTER PLAN FOR A MIXED USE,
53 -UNIT, 4 -STORY, SENIOR HOUSING AND 4,980 SQ. FT. RETAIL COMMERCIAL
PROJECT AT 845 BAKER STREET
DATE: JULY 1, 2010
FOR FURTHER INFORMATION CONTACT: MEL LEE, SENIOR PLANNER
(714) 754-5611 (mlee&i.costa-mesa.ca.us)
The following information has been provided in response to Mayor Pro. Tem Leece's
questions regarding the proposed senior housing project being reviewed by.. the City
Council on July 6, 2010.
Question:
Please explain the how the residents were notified of the Planning Commission hearing
for the proposed project.
Response:
The original public hearing notice was mailed for this project, 10 days in advance of the
June 14th Planning Commission meeting, which included the date, place, and project
description. The only information that was inadvertently excluded was the start time of
6:00 p.m. Staff confirmed that the sign notice posted on the property and published in
the newspaper included the 6:00 p.m. time as well as other pertinent information.
When this was brought to the staff's attention, a revised post card was mailed out on
Friday, June 11th, three days in advance of the meeting. This was considered adequate
public noticing for this project.
Question:
How many handicapped parking spots are planned for this project?
Response:
The proposed project provides two handicapped parking spaces, which complies with
the minimum number of handicapped spaces required per Code.
Question:
How was the overall number of required parking spaces determined .for..this project?
Response:
For the retail component, a parking ratio of 4 spaces per 1,000 square feet of floor area
was applied, which .equates to a minimum of 1.9 spaces (21 spaces are provided). For
the senior apartment component, a ratio of .75 spaces for every unit was applied, which
equates to a minimum of 40 spaces (45 spaces provided). With the two handicapped
spaces, this accounts for the 68 total parking spaces provided for the project.,
The Zoning Code does not stipulate a parking requirement for senior apartments. The
.75 spaces' per unit requirement were derived from similar senior apartment facilities
operated by the applicant as well as similar developments in surrounding cities.
Additionally, Council Policy 500-5 requires for single room occupancy (SRO) residential
hotels.5 parking spaces for every unit.
Question:
What would be the. process to install the lighted/flashin.g signals in the roadway? Who
would pay for that? Could the developer pay for it? Could we get funding?
Response:
Transportation Services reviewed the issue and determined that an "unprotected" mid -
block crossing on Baker Street would be too hazardous to pedestrians due to speed
and high traffic volume of the street. Addition of lights to crosswalk may not make
crossing the street safer as the lights are simply a warning, do not require. vehicles to
stop, and thus may result in a greater level of hazard as it gives pedestrians a false
sense of security. A more detailed analysis of this issue by Transportation. Services
staff is attached to this report for reference. A simpler alternative may be adding a
condition of approval requiring the installation of on-site signage reminding residents
that pedestrians should cross Baker Street only at signalized intersections.
Question:
Where would the residents of the new project catch the bus going the other direction?
Response:
There is currently a bus stop (for westbound trips) located at the corner of Jeffrey Drive
and Baker Street, directly across from the project site. However, this is not a signalized
intersection and as noted above, an unprotected mid -block crossing at this location
would be hazardous to pedestrians. A map. showing the location of the bus stops,
traffic signals, and signalized intersections closest to the project site is attached to this.
memo. As shown, there is a westbound OCTA bus stop located at the northwest
corner of Baker Street and Bear Street, which is a signalized intersection. It is
approximately .25 miles from the project site. Additionally, a condition of approval may
be added requiring the operator of the senior facility to inform future residents of the
west bound bus stop locations and the safest route to access it.
Question:
What are the residents being told about noise? Is there something in their rental
agreement?
0Z
Response:
Condition of Approval; #14 requires advance notification regarding the existing noise
environment, as follows:
"Prior to signing. the lease agreements, prospective tenants shall receive ,written
notice of the then -existing traffic and noise environment and noise associated with .
Shark Club operations. The tenant notice shall also indicate that the site is located
above commercial uses and is also in close proximity to light industrial uses and a
nightclub uses. Therefore, residents may experience additional noise levels
compared to a typical residential neighborhood due to operation of these various
types of businesses. Prospective tenants must sign a form to acknowledge that
they have read and understand the existing neighborhood conditions. This form
shall be kept on file by the facility operator."
Question:
In addition to seniors, will.* there be the other residents living there --are they
handicapped?
Response:
With exception of the manager's unit, the apartments are age -restricted to seniors aged
55 years or older. Although the project is designed for active seniors, the residents may
include seniors who are handicapped.
Question:
Is this going to be open to sex offenders residing at this facility?
Response:
According to the applicant, residents are pre-screened and residents with criminal
records, substance abuse problems, etc. will be not accepted into this development.
4- �4k
MEL LEE, AICP KIMBERLY BRA T, AICP
Senior Planner Development Svs. Director
Attachments: 1, Area Map
2. Memo From Transportation Services Regarding Mid -Crossing at
Baker Street
Distribution: City Manager
Asst. City Manager
City Attorney
Acting Asst. Dev. Svs. Director
Public Services Director
Transportation Services Manager
W
City Clerk (2)
Staff (4)
Planning Staff (8)
File (2)
Eric A. Nelson
1234 E. 17" Street
Santa Ana, CA 92701
Jan R. Hochhauser, AIA
Hochhauser Blatter Architecture + Planning
122 E. Arrellaga Street
Santa Barbara, CA 93101
Arthur M. May, AIA
Senior Vice President
USA Properties Fund
2440 Professional Drive
Roseville, CA 95661-7773
Larry McElwain
Architectural Development Manager
USA Properties Fund
2440 Professional Drive
Roseville, CA 95661-7773
Michelle Keldorf
USA Properties Fund
3950 Paramount Blvd., Suite 101
Lakewood, CA 90712
Peter Buffa
2824 Nevis Circle
Costa Mesa, CA 92626
File: 070610PA0918Su Memo Date: 070110 1 Time: 3:00 p.m.
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CITY OF :COSTA. MESA
Public Services Department
INTER OFFICE MEMORANDUM
TO: THE HONORABLE CITY COUNCIL
FROM: PETER NAGHAVI, DIRECTOR
DEPARTMENT OF PUBLIC. SERVICES ,
DATE: JUNE 30, 2010
SUBJECT: BAKER STREET — MID BLOCK FLASHING CROSSWALKS
The City Council, at their July 6, 2010, regular meeting will - consider approval of "Harper's
Pointe," a mixed-use development at 845 Baker Street (south side).. The City received
correspondence from Ms. Margaret Thibodeau, President of Knowleton Home Owners Association,
located at 810 Baker Street (north side), requesting a mid -block crosswalk with embedded flashing
lights across Baker ,_.Street .at . Jeffrey Drive_ for transit access for potential users of the proposed
mixed-use development.
Balker Street is classified as a six -lane Major Arterial in the City's Master Plan of Arterial Highways
(MPAH), between Bear Street and Red Hill Avenue. At present, Bear Street is striped with two
travel lanes in each direction and a two-way left -turn lane. The outside through lanes are wide due
to the availability of additional right-of-way. Baker Street currently carries approximately 25,000
vehicles per day in the vicinity of Randolph Avenue. The 851h percentile speed, which is typically
used to set posted speed -limits representing the maximum speed of 85 percent of vehicles, is 43
miles per hour. The actual posted speed limit on Baker Street is 40 miles per hour. A review of the
accident history on Baker Street indicates a total of 10 mid -block accidents between Bear Street and
Randolph Avenue over the past three years. The accidents were predominately rear -end or
broadside type, with seven of them resulting in injuries to one or more persons. Two accidents
involved either a -bicyclist or a pedestrian.
The concerns that have been articulated by Ms. Thibodeau in her request for crosswalks include
heavy volume and high speed of traffic during peak hours. Staff has reviewed concerns expressed
by Ms. Thibodeau; however, due to the designation of Baker Street as a major thoroughfare,. as well
As other factors considering pedestrian safety issues, staff does not recommend installation of an
"unprotected" crosswalk at this location. A lighted crosswalk does not offer significant protection
for pedestrians as it relies on driver behavior to "yield to pedestrians" when lights flash. The
visibility of crosswalks is more apparent to pedestrians: than to motorists, and this may lead to a
potential false sense of security. In addition, the location of the proposed crosswalk close to the SR -
73 Freeway overcrossing creates visibility issues to motorists as well as pedestrians, especially
during night times.
Staff has reviewed transit access for the residents of the proposed project and potential need to cross
Baker Street. In the eastbound direction, the nearest bus stop is at Century Place. In the westbound
direction, there is a bus stop across from 845 Baker Street. The other bus stops are at Randolph
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Avenue and Bear Street. The bus stop at Bear Street can be accessed by crossing at the signalized
intersection on Baker Street at Bear Street. The total distance from the Bear Street bus stop to 845
Baker Street :is approximately 1,500 feet. This 1/a. mile distance is generally considered an
acceptable walking distance for transit access.
At City Council directio14 -staff could consider other options for the installation of a protected . .
crossing of Baker Street in the vicinity of 845 Baker Street. One possible location could be at the.
existing Fire Station signal, approximately 300 feet east of 845 Baker Street. This signal controls
Baker Street traffic for Fire Department access, and could potentially .be modified to allow
pedestrian crossing using a .pedestrian -activated push button to stop vehicular traffic. on Baker
Street. Staff could work ..with Fire Department staff to develop plans for both fire emergency
access, as well as a safe and protected pedestrian crossing if directed by the City Council. This
option would require funding estimated at approximately $100,000. For comparison purposes, an
unprotected crosswalk with embedded flashing lights costs approximately $70,000.
If you have any questions on the above information, please feel free to contact me at extension
5182; or Raja Sethuraman, Transportation Services Manager, at extension 5032.
/ch
c Allan Roeder, City Manager
Kimberly Brandt, Director, Development Services Department
Raja Sethuraman, Manager, Transportation Services
David. Cho, Assistant Engineer
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