Planning Commission Agenda Report

Planning Commission Agenda Report
Meeting Date: May 24, 2012
Department: Development Services
INITIATED BY:
Patrick Gilster, Intern
SUBMITTED BY: Gayle Ackerman, Director of Development Services
REVIEWED BY :
Cheryl Kuta, AICP, Planning Manager
SUBJECT:
CONSIDERATION OF GENERAL PLAN CONFORMANCE
DETERMINATION 5-12-2578 FOR THE VACATION OF A
PORTION OF THE PEACHWOOD RIGHT-OF-WAY
EASEMENT
EXECUTIVE SUMMARY:
The vacation of a portion of the City’s public right-of-way easement over
Peachwood street has been requested in conjunction with surrounding
development. Government Code section 65402 requires a finding of General
Plan Conformance prior to the acquisition or disposition of real property,
including easements, by the City. As a related item on this agenda, the owner of
the surrounding property is requesting approval of a Tentative Tract Map and
Site Development Permit.
GPC 5-12-2578
PC Agenda Report – May 24, 2012
Aerial Photo of the Portion of Peachwood to be Vacated
SITE INFORMATION:
Surrounding Area
Land Uses
North:
South:
East:
West:
Open Space
Existing Single- and Multi-family
Residential
Low Density Residential
(proposed Pinnacle project)
Low Density Residential
(proposed Pinnacle project)
Zoning
Serrano Highlands PC, Open
Space
Serrano Highlands PC, High
Density Residential II
Serrano Highlands PC, Medium
Density Residential
Serrano Highlands PC, Medium
Density Residential
RECOMMENDED ACTION(S):
Adopt a resolution entitled:
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LAKE FOREST, CALIFORNIA, MAKING
CERTAIN FINDINGS REQUIRED UNDER CALIFORNIA GOVERNMENT CODE
SECTION 65402 FOR THE PROPOSED VACATION OF A PORTION OF THE
PEACHWOOD RIGHT-OF-WAY EASEMENT
BACKGROUND:
Peachwood is a collector roadway that runs north-south within the Serrano
Highlands Planned Community. The street is approximately .75 miles in length
with its southern terminus at Trabuco Road and its northern terminus within the
Pinnacle at Serrano Highlands property. The roadway is currently a four-lane
divided roadway. When the road was initially constructed, it was envisioned that
it would be a major north-south arterial. However, the Master Plan of Arterial
Highways (MPAH) was amended in the 1980s to include Bake Parkway as the
major north-south arterial.
A reduction in the Peachwood right-of-way (ROW) width and vacation of the
street ROW north of Tamarisk is requested. In accordance with California
Government Code Section 65402(a), a local agency may not dispose of real
property within the City until the location, purpose and extent of the disposition
has been reported upon by the Planning Commission of the City regarding the
conformity with the General Plan. The proposed vacation of the street is
considered a disposition pursuant to the Government Code and, therefore,
requires a conformance determination.
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PC Agenda Report – May 24, 2012
PROJECT DESCRIPTION:
The Pinnacle project applicant is requesting that the City vacate the portion of the
Peachwood ROW easement north and south of Tamarisk as shown by the
shaded areas on the following graphic (also included as PC Attachment 2). The
subject easement is held for public ROW purposes over portions of three
separate parcels.
South of Tamarisk
As part of the Pinnacle project, the Peachwood ROW, just south of the proposed
project development, will be tapered to provide a smooth transition from the
wider, public street to the narrower, proposed private street. The taper provides
for a gradual narrowing of Peachwood (from south to north) in order to achieve a
proper transition between existing Peachwood ROW (currently 80'-0") and
proposed “A” Street (46'-0" ROW).
The proposed taper and easement vacation would result in a new landscaped
parkway (0 – 20 ft. wide) behind the sidewalk along the corresponding segment
of Peachwood. The new parkway area would be maintained by the underlying
property owner, the Serrano Highlands Master Association, after vacation of the
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public easement, completion of ROW improvements and installation of
landscaping and irrigation by the Pinnacle developer.
North of Tamarisk
The area north of Tamarisk, within the proposed Pinnacle Development, is
proposed to be vacated. As part of the Pinnacle project, a new 46’ wide private
street would be constructed within the existing 80’ ROW. This width is consistent
with the number and type of trips, and associated traffic volumes expected on
this portion of the roadway.
ANALYSIS:
Conformance with the General Plan
As outlined in the attached resolution, the vacation of the ROW by the City of
Lake Forest and the reversion of ownership to the underlying property owners
would be consistent with the City’s General Plan Goals and Policies. Specifically,
the vacation of the street is consistent with the following Circulation Element
Policies:
Circulation Element Policy 2.1: Provide and maintain a City circulation system
that is in balance with planned land uses in Lake Forest and in the surrounding
region.
Circulation Element Policy 2.3: Improve the Lake Forest circulation system
roadways in concert with land development to ensure adequate levels of service.
The project is in compliance with Circulation Element Policies 2.1 and 2.3
because the vacated portion of Peachwood will be used as a private street
serving the Pinnacle development. Peachwood has been designed to
accommodate the new traffic from the development and transition smoothly from
the public street to the private street.. Therefore, the vacated portion of
Peachwood will not impact the City’s circulation system and it will be in balance
with the planned land uses. The City’s Public Works Department has reviewed
the proposed vacation and finds the reduction in the right-of-way to be
appropriate for the proposed traffic volumes.
With the proposed vacation, the City will be relieved of the maintenance
responsibility for the vacated portion of the ROW. Ownership and maintenance
will revert to the underlying property owners.
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Furthermore, the City’s General Plan Circulation Element Arterial Highway Plan
depicts Peachwood terminating at the location of the Pinnacle project.. The
Peachwood ROW is also not included in the Circulation Element’s existing OCTA
Transit Route map or Planned Bikeway map. Therefore, the vacation of the
Peachwood right-of-way will not be inconsistent with any part of the City’s
General Plan Circulation Element.
SUMMARY
Pursuant to California Government Code Section 65402, the proposed
disposition of real property by the City of Lake Forest is consistent with the
General Plan. Therefore, staff recommends that the Planning Commission adopt
the attached resolution approving General Plan Conformance 5-12-2578.
ATTACHMENTS:
1. PC Resolution for the Vacation of a Portion of the Peachwood Right-of-Way
Easement
2. Public Right-of-Way Easement Vacation Exhibit
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