HomeMy WebLinkAboutAgenda Bill 6.A-Lttr 03/03/2003.1
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MAR 3 2003 6 f�
February 28, 2003
Mayor Glass and
City Council
City of Petaluma
11 English Street
Petaluma, CA 94952
I "
RE: REDWOOD TECHNOLOGY CENTER
Mayor Glass and City Council Members:
BASINSTREET
PR 0, PE F"f i ES
We have reviewed the staff•report..prepared in connection with the hearing scheduled for
Monday,, March, 3, 2003, and we believe that City staff has done an admirable and thorough job
anal all of the issues. More ecif
y ` g p ically, we have reviewed the ,five requested actions listed
in the staff report (Items A -E), and 'supp "o'rt those recommended actions. We do request,
however, that you incorporate the 'following changes at the hearing:
1. In connection with ado '
v
Mit ation Measures CIR -1 CIR
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b tin the con rtions o a ro al for the project, replace 2'and CIR 3 with t he following:
o CIR -1 : The developer of the project shall make the following improvements:
a. Add a right turn 6verlapl�,uto the ,signal operations Tor the southbound right turn
'! movement on North McDowell Boulevard to westbound Old Redwood
Highway.
b. Extend.the northbound left turn lane on North McDowell ,Boulevard from its
I , approximateNcurrent length of 500 feet to approximately 600 feet, The space
needed to' complete this improvement is clu center two -way left -turn
lane, and therefore will require no additional right -of -way.
c. Add'a center median barrier, on North, McDowell Boulevard between Old
Redwood;' Highway and Redwood Way to deli' neate left turn pockets at the two
intersections, and prohibit left' turn movements'into and out of private driveways
N The d`
along the street segment.
ev eloer
shall rece ffic ` p Fee. Credit with respect to each of
p h ive,a Tra Imp act
the ab'ove-mprovements. The amount of the credit in each case shall be based
p contribution for the Old Redwood Highway/North
develo er s fair share, contr ' '
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.Mayor Glass and
City Council
February 8 2003 BAS I N S T R E E T
y � P R O P E R T I E S
Page 2
McDowell Boulevard intersection. Such share is equal to;the Project Traffic
Volume divided by the Future Plus Project Traffic Volume or 5.3 %. The credit
in each case shall thus be equal to (x) the actual cost incurred by °the developer
to construct the improvement, :multiplied by (y) 94.7% (100 %- 5.3 %).
® CIR -2 Each component of the project shall provide its fair share contribution for the Old
Redwood Highway/Highway 101 North Ramp intersection (which is equal to the Project
Traffic Volume divided by the Future Plus Project Traffic Volume for such intersection,
or 42 %) to accomplish the following;
a. Provide an additional right turn lane on the northbound off -ramp.
b. Widen Old. Redwood Highway to provide three continuous eastbound lanes
between this intersection and the Old Redwood Highway/North McDowell
Boulevard intersection.
® CIR -3 : Each component of the project shall provide its fair share contribution.for the Old
Redwood Highway Overpass (which is equal to the Project Traffic Volume divided by
the Future Plus Project Traffic Volume for such overpass, or 3.1 %) to the widening of the
Old Redwood Highway freeway overpass to four lanes. This improvement would
correspondingly provide two westbound through lanes on Old Redwood Highway at the
Old Redwood Highway /101 North Ramps intersection and two eastbound through.lanes is
on Old Redwood Highway at the Old Redwood Highway/ 101 South Ramps intersection.
2. In connection with adopting the "Mitigated Plan" in the )FEIR as the Unit Development
Plan for Redwood Teehnology Center:,
e - Approve the Site Plan and Architectural Plans.
We have changed. CIR -1 to include a requirement that we construct the traffic improvements
listed in CIR -1. We have done so in order to comply with the Council's request that we
construct the improvements concurrently with our project, rather than simply contributing our
fair share towards the cost of such improvements. As you will note, the revised CIR. -1 also
includes a credit for the portion of the construction costs that are in excess-of our fair share. Last
summer, the Council discussed the possibility of using a reimbursement mechanism, but we feel
the traffic fee impact credit is a better solution because it does not require, an outlay of public
funds.
In each of the modified mitigation measures, we have revised the calculation of our fair share
contribution. We have not changed any of the underlying data in the FEIR. Instead, we have
based our fair share calculation on the percentage by which our project will contribute to the
entire traffic flow at each intersection in 2015, as determined in the FEIR. The mitigation
measures attached to the staff report would calculate our fair share based on the percentage by
which our project is contributing to the increase in traffic from today to 2015. Such method,
however, is at odds with established case law, which requires that impact fees : must be roughly
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Mayor Glass and
Al
City Council ..
BASINSTREET
February 28 2003
P R O P "E R T I E S
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Page 3
proportional to a project's impacts. A more thorough discussion of the issue is set forth in out
June 7, 2002 letter to the Council.
Thank you for your consideration, of this matter.
Please feel free to call me if you have any
questions.
Sincerely,
V �'U
MATTHEW T. WHITE
PRESIDENT
BASIN STREET PROPERTIES
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