HomeMy Public PortalAboutPolicy Resolution-22POLICY RESOLUTION NO. 22
POLICY RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NAPA,
STATE OF CALIFORNIA, ESTABLISHING POLICY STATEMENT FOR
PRIVATE STREETS
BE IT RESOLVED by the City Council of the City of Napa as follows:
WHEREAS, Section 16.36.030, Napa Subdivision Regulations states:
(b) Satisfactory access to the subdivision and to each lot shall be provided by public streets
meeting all applicable standard specifications. Subdivisions with streets longer than five
hundred (500) feet may be required to provide multiple access. Access shall be deemed
satisfactory only if it will allow reasonable ingress and egress for emergency vehicles.
Private streets shall not normally be permitted. However, in the event a public street is
not necessary for future street connections, a private street may be permitted upon a
finding by PERC that a private street is justified because of the topography or other
natural features of the land or because of limitations imposed by adjacent developed
property. In such case the subdivider shall be required to provide a feasible method for
maintenance of, and parking enforcement on, such private street(s), which shall be
subject to the approval of the Public Works Director and City Attorney.
Section 1. That policy in the matter of public streets is as follows:
In order to administer Section 16.36.030, a conference with the Fire, Police, Planning and Public
Works Directors or their designee is required prior to the submittal of an application for a project with
private streets. The purpose of the conference is to determine whether or not private streets are an
appropriate concept for the property in question. Applicants who are considering the possibility of private
streets shall submit a letter addressed to the Planning Director requesting a "private street conference",
briefly describing the type of development desired, identifying the property in question, and explaining
how their project will meet the requirements of Section 16.36.030 and this policy statement.
The General Plan Circulation Study identified several key deficiencies in Napa's circulation
system. These include incomplete or discontinuous arterial and collector streets and lack of circulation
network continuity involving minor access streets as well as higher volume streets. Regardless of other
factors, streets that are needed to correct such existing deficiencies, or to provide for connections,
network continuity or traffic circulation for the future, expanded circulation system will not be considered
for private street approval.
As implied by the language of Section 16.36.030, the use of private streets in proposed
developments will be special cases. When private streets are allowed, additional mitigation measures may
be required to offset adverse impacts.
Following are situation outlines where PERC entertain private street proposals:
(1) HILLSIDE AREAS - Where the grading, soil disturbance or vegetation removal impacts
on public street construction for a development are severe and would be significantly
improved by the use of private streets.
(2) PHYSICAL FEATURES - Where topography, water courses, vegetation or other natural
features of the site, or its surroundings, severely restrict the ability to comply with public
street standards.
(3) INFILL - Where the adjacent properties are developed to an extent that future street
connections are not practical, or where the natural surroundings, such as topography,
preclude future street connections and where reductions in street widths are necessary to
achieve efficient development.
(4) LARGER SPECIAL PROJECTS - Where the special requirements of an integrated site
plan for a condominium or apartment project dictate that alternative street development
standards would best serve the development.
(5) AFFORDABLE HOUSING - Alternative street development standards may be considered
as one of a number of alternative ways of providing low and/or moderate income housing
when specific commitments by the developer to provide said affordable housing are
proposed.
In evaluating a request for use of private streets, it may be necessary to study the planned area -
wide circulation system in relation to the proposed development. If requested by the PERC Committee,
the developer shall submit a map showing his proposal and the City's planned circulation system in the
surrounding area.
All of the following items will be considered by PERC when evaluating the appropriateness of
private streets:
(1) Area circulation needs and/or the potential for street extensions through to adjacent
properties.
(2) Access for emergency vehicles.
(3) Provisions for parking, including guest parking.
(4) Enforcement alternatives for on -street parking limitations.
(5) Feasibility of maintenance provisions.
(6) Implementation of General Plan policies.
(7) Potential for improved overall site design or building design.
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I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the
Council of the City of Napa at a regular meeting of said City Council held on the 3rd day of October,
1995, by the following roll call vote:
AYES: Wagenknecht, Watter, Busenbark, Martin and Solomon
NOES: None
ABSENT: None
ATTES'1.— �a --
CITY CLERK OF THE CITY OF NAPA
Editor's Note: Initially adopted 09/06/88
Amended 10/03/95 - recodification of Napa Municipal Code
bAPOLRFS.22
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