Ventana
Project Focus Group Findings
June 12, 2005
Members of City of
Oceanside Planning Commission, City Council, Michael Crews Commercial
Development, 4Design’s Ken Chriss:
Pursuant to previously held
discussions between L.A.N.A. board members Greg Root, Edward Burns, Barry
Steinmann, James Felton, Janice Roche, Alan Case and the designers and
developers of the proposed project known as Ventana, and at the request of
Michael Crews Commercial Development’s Tony Frost, a focus group was formed to
research and analyze the proposed development and accompanying traffic analysis
regarding the planned Oceanside subdivision known as Ventana.
Focus group:
The Ventana focus group
convened at 6:00 PM on Thursday, June 9th 2005.
In attendance were L.A.N.A.
Board President Greg Root, Vice President Edward Burns, and five L.A.N.A.
members. These LANA members/volunteers represent a significant cross section of
the community. Their homes are located throughout the community and range in
location from directly adjacent to Ventana to several blocks away. Thanks to Ken
Chriss of 4Design for preparing and producing several Ventana illustrated
brochures and several copies of the traffic analysis. These documents were
distributed to the members of the focus group in advance to allow ample time to
read and understand the document.
We all agreed there are
many positive aspects to the development of Ventana and we are pleased that Mr.
Frost and company has requested our input regarding his project. We recognize
the value to our community that will come from underground utilities, sidewalks
and landscape. We value the investment in the Loma Alta Community and appreciate
the benefits of two (or three) single-family homes planned in conjunction with
the condominium units.
Further, we recognize that
development can add significant value to our community. To maximize the value,
the development must remain consistent with the surrounding neighborhood. It is
in that spirit that we offer the following considerations and recommendations.
Identified Issues:
Diminished quality of
life and cumulative density: caused by the enormous number of proposed condominiums in or peripheral
to the Loma Alta community: Ocean Ranch (400 units), The City of Oceanside’s
proposed low income apartments on Mission Avenue (82 units), Ocean Creek (266
units plus commercial development) and additional commercial developments
planned for the site currently occupied by the Oceanside Drive-in theatres will
create aggregate traffic and infrastructure issues now and into the future.
These issues, compounded by the soon to be completed Sprinter Station at Crouch
Street and Oceanside Boulevard, if not carefully monitored, will result in a
significant reduction to the character, quality of life and property value
currently enjoyed by the members of the Loma Alta Community. Therefore, Reducing
the number of units planned for this project will help lessen the impact of the
cumulative density surrounding the Loma Alta Community.
Increased traffic on
Crouch Street:
The proposed Ventana
project is located between Crouch Street and Canyon Drive with Apple Street
close to the south. It concerned the members of the focus group that Apple
Street and any impact generated from Apple street was omitted from the supplied
traffic analysis conducted by Linscott, Law and Greenspan, Engineers. Therefore,
we are uncertain if the inclusion of Apple Street and it’s impact will lower
the LOS (Level of Service) to an index rating worse than D as stipulated in the
standards for determining traffic standards for street segments.
There is strong sentiment
among the community members of Loma Alta that the entrance to the development be
located on Canyon Drive and not on Crouch Street. Crouch Street is currently
impacted by significant traffic at peak hours and is particularly impacted in
the area close to the proposed Ventana site. This impact manifests itself in a
near gridlock condition from 6:30AM to 9:00 AM and again from 4:00 PM to 6:00
PM.
Increases in Traffic
patterns during these times are generated by two large schools at the southern
end of Crouch Street and by commuter traffic by Loma Alta Residents going to or
coming from the direction of Oceanside Boulevard towards Interstate 5.
The Sprinter station at
Crouch Street and Oceanside Boulevard will soon become a destination for daily
train travelers. We anticipate significantly increased numbers of drivers
utilizing Crouch Street in an attempt to find easier routes as traffic worsens
along Oceanside’s corridors from El Camino Real west to Crouch Street.
Further, Crouch Street, classified as a “collector road” is home to all
single-family homes starting at Mesa Drive and running south to the subject
property.
Conversely, Canyon Drive,
classified as a “Secondary Arterial” supplies access to 100% high-density
apartments and condominiums. It would be in keeping with the character of Canyon
drive to offer access to the condominiums from Canyon Drive, not Crouch Street.
Recommendations:
We feel it would be
impossible to gain unanimous support from the Loma Alta Community unless the
project is designed and oriented with entrance via Canyon Drive for the
condominiums and Crouch street for the single-family homes.
Respectfully submitted,
Loma Alta Neighborhood
Association Ventana Focus Group
Greg Root President
Loma Alta Neighborhood
Association
404 Hoover Street Oceanside, CA 92054
760 721 7958 Residence
760 420 3590 Cell
gregroot@cox.net
gregr@cpsprinting.com
www.lomaalta.org
L.A.N.A. Committed to the past, present and future of the Loma Alta
community
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