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Council Communication

Title:	Approval of Strawberry Lane Concept Design
Dept:	Public Works Department
Date:	May 21, 2002
Submitted By:	Paula Brown
Reviewed By: ........................	Greg Scoles, City Administrator

Synopsis:	Council approved the formation of the Strawberry Lane Local Improvement District (LID) at their regular meeting on November 20, 2001. During the discussion and public hearing, staff acknowledged that the design would be brought back to the neighborhood during the 35% and again at the 90% stages. On May 2, 2002, staff held an open house to provide the opportunity for review of the 35% design. During that meeting, the primary concern from the neighbors is the need for sidewalks. Sidewalks are shown on the design, but the neighbors overwhelmingly requested that Council revisit the need for sidewalks.
Recommendation:	Staff has met the Council's policy to include sidewalks in LIDs and new street design. The design shows that a sidewalk on one side of the street along all of the street sections; Strawberry, Alnutt, Nutley, Scenic and Westwood are possible and the impacts to the neighboring properties are minimized. In some cases, the need for retaining walls is higher because of a wider street/sidewalk cut into adjacent banks, and in other cases, there is a need to acquire a small amount of additional right of way. However staff supports the need for sidewalks to ensure the safety of pedestrians on these fairly narrow street systems. It is staff's recommendation to retain all of the sidewalks as shown on this 35% design and proceed to the 90% and final design. It is further recommended that the final design show a "heavy broom" finish on the concrete sidewalks to provide additional roughness for these steep streets.
Fiscal Impact:	The total project cost is estimated at $1,076,697 and includes the street work ($830,000) and storm drainage ($246,697). The City's participation is $641,176. A rough estimate was calculated for the sidewalk portion, which is estimated at $ 96,600. The cost could be higher as the need for the retaining walls is reduced. It is estimated that the total reduction if the sidewalks were removed from all of the areas would be $125,000. If the sidewalks are removed from the project, there will be an increase in design cost to redo these drawings, and a reduction in the construction requirements. The overall "savings" would be approximately $ 115,000. The City's portion of the costs would be reduced by that amount. There would be no impact on the cost assessed to each homeowner as the City is already subsidizing the difference between the full assessment (approximately $10,441 per lot) and the LID cap of $4,140 per potential unit.
Background:	After many years of discussion, the Strawberry LID was formed in November 2001. The LID includes the upper end of Westwood, Strawberry Lane down to Granite, Scenic (between Strawberry to Nutley), Alnutt and Nutley above Scenic Drive. The design shows one way travel down the hill on Strawberry between Alnutt and Granite, and one way travel on Alnutt from Nutley to Strawberry. The LID includes participation form the developers on the top of Strawberry, the City as we own property on the top of Strawberry and also at the reservoir on Hitt Road, and the Parks Department, as they also own parks land on the top of Strawberry. Prior to forming the LID, staff held numerous meetings with the affected property owners. Of primary concern was the need to retain trees and minimize the negative impacts within a developed area. The design criteria were developed during a walking tour of the site. All along, the neighbors in general have objected to the need for sidewalks. There were suggestions that if there was a need for sidewalks that they should meander around trees so that the trees could be saved. The resulting drawing from Hammond Engineers (teaming with Obec) shows the elimination of only three trees, some other vegetation and overall, very limited impacts to the surrounding properties. During the open house on May 2nd, the neighbors again expressed significant concern with the need for sidewalks. They requested that the sidewalks be eliminated and replaced with trails or pathways. Their concern is with the width of the streets and with the urban feel of the neighborhood. They have also expressed concern that the sidewalks would be too slippery and would not allow adequate traction in the winter in icy conditions. Although there have been other letters and prior emails, attached are two recent emails from residents (the only ones received since the open house on May 2nd and writing this staff report on May 15th), one in favor of sidewalks, one opposed. Current design shows sidewalks along one side of the road and are summarized as: Lower Strawberry (Granite to Alnutt) - 12' travel lane (one way down from Alnutt to Granite) with 4' sidewalk on the south side. No trees are threatened or scheduled to be removed. Strawberry (Alnutt to Westwood) - 22' travel lane (two way traffic parking on one side) with 4' sidewalk on one side. The current proposal shows the sidewalk on the south side and crossing to the north past Hitt Road. At the corner with Westwood, the sidewalk will meander to avoid the large pine tree (on City property). No other trees are threatened or scheduled to be removed. Scenic (Strawberry to Nutley) - 20-22" travel lane (two way traffic parking possible on one side in some locations) with 4' sidewalk on the east side. Some of the sidewalk meanders around trees and there are some higher (6-7 feet) retaining walls at the Strawberry Lane end. There is also a need to obtain some right of way in one section. One tree threatened and no trees are scheduled to be removed. Alnutt (Nutley to Strawberry) - 12' travel lane (one way from Nutley to Strawberry) with 4' sidewalk on the west side. There may be a need for some right of way acquisition (minor if at all) and there will be a need for retaining walls on the east side. The mailboxes at the end of Alnutt at Nutley will need to be relocated. Three trees are threatened and scheduled to be removed. Nutley (Scenic to Alnutt) - 22' travel lane (two way parking on one side) with 4-5' sidewalk on the south side. One tree is threatened and may need to be removed. Nutley (above Alnutt) - 18' travel lane (two way no parking) with 4' sidewalk on the south side. The sidewalk does meander to avoid four large trees. No trees are threatened or scheduled to be removed. Westwood - 22' travel lane (two way with parking on one side) and 5' sidewalks on the east side. The sidewalk meanders around a tree at the end of the project limits and there may be a need to acquire additional right of way at this location. Additional Comments Addressed at the Open House: During the open house there were a few details and suggestions / questions brought up by the neighborhood - the first was the type of road surface. Staff will continue to work with the consulting engineers to identify the preferred surface texture to ensure there is adequate traction in the winter months. Staff advised that during heavy icy conditions, the roads are so steep that any surface is a challenge. Currently the best alternative is an open asphalt mix that could have an imbedded slurry/chip. The concern is that we ensure that if a chip seal is provided that the material is adequately imbedded so that it does not cause more concerns with loose material on the surface of the road. Staff will ensure that a recommendation is made at the 90% neighborhood meeting. Some of the neighbors indicated a preference for meandering streets and meandering sidewalks. In many areas the existing right of way is very narrow and only 24-28 feet. Without gaining significant right of way, the current location of the street allows the majority of the trees to be retained. This would not be the case with any real "meandering" of the street. Similarly, meandering standard 4 foot sidewalks would require additional right of way and potentially the removal of some trees. Sidewalks, like roads are constructed and have a gravel base so that they will not crack or fail. If a different material (there were suggestions for gravel, sand or even bark or wood chips) were used for sidewalks or pathways, they would be impossible to maintain for regular use. There was a concern with the narrow one way streets and the need for a pull off if there are emergency vehicles. Staff will pose this concern to the Fire Department and see if there is a need for mountable curbs in some locations, or if there is space for a pull out. One down side with a mountable curb is that on steep slopes in icy conditions, the vehicle could roll over a mountable curb where it would be stopped with a standard curb face. One recommendation from a couple of the property owners was to close lower Strawberry from Montview to Granite Street. Their concern was that if lower Strawberry is used as an egress point for the new development that there would be more accidents at the end of Strawberry at Granite. Staff is concerned that this closure would, in effect, pose a cul-de-sac situation and require out of direction travel. Staff does not recommend a change to the current travel pattern and awaits further guidance from Council. In all, the consultant has pulled together a very "doable" design that incorporates the desires of the neighborhood to retain the trees and provide a narrower sidewalk (4 foot instead of the standard 5 foot). Although the design does urbanize the area and will definitely change the "feel" of a more wooded rural area, those impacts have been minimized. The retaining walls can be a pattern that is not a blank concrete wall and in some cases could be a material that could be open for planting. The majority of the retaining walls are less than 3 feet high and can be planted on the property owner's side so that the construction material can be somewhat hidden and softened. Staff is pleased with the design and with the ability to provide sidewalks for the many walkers that both live in that area and enjoy walking in that area.

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