HomeMy WebLinkAboutAGENDA REPORT 2003 0917 CC SPC ITEM 04ATO:
FROM:
DATE:
MOORPARK CITY COUNCIL
AGENDA REPORT
Honorable City Council
ITEM 4. A -
CITY OF 140ORPAR -K, C,V,aFORNIA
City Co nciI '�ieedra
of . Amto� Q' -►1 -03
A/C�TTO x:
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Barry K. Hogan, Community Development Director
Prepared By: Scott Wolfe, Principal Planner
September 16, 2003 (CC Meeting of 9/17/03)
SUBJECT: Consider Clarification of the Street Standards for
Tentative Tract 5307 in Order to Meet the Requirements
of the Americans with Disabilities Act (ADA) Relative
to Access for the Development Located at the Northeast
Corner of Los Angeles Avenue and Flory Avenue on
Application by Colmar Construction.
BACKGROUND /DISCUSSION
On May 1, 2002, the City Council approved a request by Colmer
Development Company for Tentative Tract Map No. 5307 and
Residential Planned Development Permit No. 2001 -01. These
approvals included the subdivision of +2.44 acres into 22- single
family residential lots and the construction of 22- single family
units (including three affordable units) located on the
northeast corner of Los Angeles Avenue and Flory Avenue. On
November 6, 2002, the City Council approved Major Modifications
to Tentative Tract Map No. 5307 and Residential Planned
Development Permit No. 2001 -01 to add 0.33 acres to the area of
the development, along with an additional three (3) units.
Following these approvals, improvement plans were designed for
the development, reflecting such components as streets,
sidewalks, walls and other `hard" improvements. In order to
meet the Americans with Disabilities Act (ADA) requirements for
accessibility, the sidewalks must avoid the slopes of the
driveway aprons. To accomplish this, the sidewalks have been
designed to encroach onto the private driveways away from the
apron slopes. While this avoids a violation of the ADA, it has
the unintended effect of eliminating needed space for driveway
parking on about half of the lots.
S: \Community Development \DEV PMTS \R P D \2001 -01 Colmer -Flory \Staff Reports \030900 cc agenda
rpt.doc
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Honorable City Council
September 17, 2003
Page 2
Solutions for this problem are limited. As street parking will
only be provided on one side of the street, the availability of
driveway parking is essential to ensure that neighboring streets
are not impacted. The houses cannot be moved back to accommodate
the additional space required for the sidewalk, as the
subdivision utilizes "Z" -lots. Moving the affected houses back
would force encroachments into required setbacks for neighboring
houses.
Two potential solutions are apparent. The first involves the
elimination of sidewalks from the subdivision. This would avoid
the problem of the driveway encroachment and would not run afoul
of ADA requirements. However, sidewalks are a common component
of surrounding neighborhoods. The second alternative is the use
of concrete rolled curbs, which would eliminate the need for
driveway aprons. This is the preferred alternative as it allows
both sidewalks and enough room for parking on the driveways.
STAFF RECOIOIENDATION
Provide direction to staff to approve the use of concrete rolled
curbs as the standard for street improvements for Tract 5307.
Attachments: Exhibit A - Typical Plot Plan
Exhibit B - Detail of Sidewalk Displacement
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