Initial Study MND - Sonoma County Agricultural Preservation and ...

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Taylor MountainINITIAL STUDY/MITIGATED NEGATIVE DECLARATIONWatt access is underestimated because this access is the highest point of elevation into the park and willlikely be very popular for drop off use. The comment questions the IS/MND finding that the access pointwould have the potential to increase vehicle trips to no more than two per hour, noting that the currenttraffic conditions are already challenging for residents. The comment calls for additional analysis toaddress the following concerns:The barn is slated to be renovated and used for a variety of events and activities, which wouldincrease car, van, trailer, and even bus traffic on Holland Heights Road and Panorama drive.The project will cause an increase in vehicle trips, including drop off and pick up trips, which willsignificantly increase the hazards for motorists, pedestrians, and cyclists alike, despite the restrictedparking.The restricted parking may result in more vehicle trips, related to trips for drop offs and pick ups.Parking near Bennett Valley Road will increase and this impact has not been evaluated. Parkingrestrictions will be difficult to enforce.Response:Responses are provided for each point in the comment.Access to Preserve Uses and Attractions – The main uses and amenities are located elsewhereon the property adjacent to the primary access points such as the Kawana Springs Resort accessarea. The only vehicles that would be allowed to use the Bath-Watt access are disabled userswith an ADA placard and users who have obtained a special use permit from Regional Parks.This coupled with the restricted parking at the Bath-Watt staging area (maximum of 10 spaces)and the lack of on-street parking in adjacent neighborhoods make it unlikely for visitors to usethe Bath-Watt staging area to access these services.Vehicle Trips – See response to #2 Traffic Analysis above.Drop off use – Generally, the limited activities allowed in this area of the Preserve are not thetypes of uses that would generate drop off and pickup use. Experience with other parksindicates that drop offs occur at well developed trailheads where access and supportingamenities are present for the public’s use and convenience. Given the somewhat remotelocation, restricted access and the fact that it is not an apparent entrance from Bennett ValleyRoad, it is unlikely that many visitors would choose to use this as a drop-off location. Instead,other staging areas that would be identified as general access locations and have moreamenities would more likely be used for the purpose of drop-offs. Essentially, the Bath-Wattsstaging area would not be convenient compared to other locations. Based on this, the expectedamount of traffic that would be generated at this staging area remains low.Bus Use - This is unlikely because bus drivers would not choose to drive in a neighborhood withinadequate maneuvering and staging spaces when other access locations areavailable. Furthermore, the gated vehicle access driveway would not be designed toaccommodate full size buses. By requiring a permit to access the locked gate, Regional Parkswill have control over the type and amount of vehicles entering the site through this access.Parking – The Master Plan includes a specific provision to implement a residential parkingpermit program. This program will be implemented in consultation with the local community.Final APP-4 September 2012
Taylor MountainINITIAL STUDY/MITIGATED NEGATIVE DECLARATIONFurthermore, the Master Plan includes a guideline calling for responsible agencies to workclosely with law enforcement and the neighborhood to monitor traffic and parking in the area.Although the issue of parking is not required to be analyzed under CEQA, the importance of thisissue is reflected in the Master Plan provisions for the Bath-Watt access.Comment: 4. Alternatives. The comment states that there are reasonable alternatives to the Bath-Watt staging area and they should be evaluated for disabled access potential. For example, there arewonderful views even higher up if access were located near or through the lands to the south east.Response: Potential alternative access points were reviewed during development of the MasterPlan. There is no publicly owned land on the eastern side of the Preserve, therefore, no otheraccess from the north or east is possible at this time. Any new access in this area would requirepurchase of an easement or acquisition of property, which is unlikely at this time. Given fundingand other limitations, these types of alternative access were determined to be infeasible.Comment: 5. Unlimited Access Point. The comment states a concern that the easement that theCounty holds on the Bath-Watt property is open ended and can be changed in the future to allow anexpansion of uses and increased access. The comment concludes that there are no assurances thatlimited access for the disabled will remain the primary reason for this access point and that, given thisconcern, the impacts of the proposed access and foreseeable future uses on Holland Heights andPanorama Drive have not been adequately evaluated or properly mitigated. The comment notes thatthe northern section of property off of Panorama Drive (Bath‐Watt parcel) and the Linwood Avenueparcel are within the City’s Urban Services area and that could lead to additional uses being developedat the Preserve. The comment mentions the various future uses allowed within the proposed MasterPlan, which the commenter believes supports the notion that the easement is open ended and presentsa real concern.Response: The MND fully discloses all potential impacts associated with the project, as definedin the Master Plan. Because the proposed access is restricted, the impacts are substantially lessthan a full public unrestricted access. Each allowed use in the Master Plan is assigned to specificareas of the Preserve, within designated development envelopes. See Table B.1-1, Allowed UsesMatrix, in the IS/MND. Changing the access to allow unrestricted vehicular access or changingthe allowed uses in the Preserve would require amending the Master Plan, as described inSection 2.5 of the Master Plan. Master Plan amendments will require additional evaluation ofenvironmental impacts of proposed changes, as required under CEQA. The commenter suggeststhat the development of uses such as the visitor center or bed and breakfast inn would have animpact on traffic within the neighborhood. These uses would be located on a different area ofthe property near the Kawana Springs Resort staging area, where access is from Kawana SpringsRoad and parking would be provided.Comment: 6. Conclusion. The letter concludes with a summary of concerns outlined in the previouscomments: The proposed uses at the Preserve will result in an expansion of the easement from Panorama Driveand there is no limitation on future uses Use of the Bath-Watt trail head and parking lot will necessarily exacerbate the current roadconditions and increase traffic, pedestrian, and cyclist presence and these issues have not beenproperly evaluated. If the easement were narrowed in scope, there might be a means by which some access forSeptember 2012 APP-5 Final
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