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Project offers preemptive design to slow traffic

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Project offers preemptive design to slow traffic

Crivello Estates is planned for 20.22 acres between the current dead-end of Vasconcellos Avenue and Louise Avenue in East Manteca.


POSTED June 14, 2009 1:20 a.m.
Crivello Estates – a 65-home semi-custom neighborhood planned for the northern extension of Vasconellos Avenue in East Manteca –  may end up with at least three firsts for Manteca.

They are:

•the inclusion of traffic chokers or bulb-outs at the intersections of Vasconcellos and Azalea as well as Granite and Azalea to slow traffic and enhance pedestrian safety.

•the placement of a break in the sound wall along Louise Avenue with low profile landscaping to allow emergency vehicle access and pedestrian access to Vasconcellos Avenue.

•the requirement the developer use an exterminator if rodents and gophers are present before grading starts. In the past new development of barren land in and around Manteca have literally forced rodents and gophers to invade nearby yards.

The subdivision located just to the northeast at Cowell School and the adjacent Heritage Ranch neighborhood is being proposed for annexation to Manteca. The 20.22-acre annexation and prezone will be before the Manteca City Council Tuesday at 7 p.m. when they meet at the Civic Center, 1001 W. Center St.

The developer also is agreeing to only build one-story homes where the neighborhood backs up to Marigold Lane on the west.

It also is designed to continue the greenbelt parkway along and beneath the PG&E transmission towers.

Residents on Vasconcellos, who were among the 30 attending a community meeting April 30 at Cowell School, were particularly concerned about speeding.

There is already a 1,200-foot stretch of Vasconcellos between Nehemiah Way and Iderbitizin Way where motorists – primarily those who live there and their visitors since the two streets currently dead-end – that reach substantially high speeds. Manteca has since pursued a subdivision design policy that avoids creating such long streets out of concern for speeding.

To avoid Vasconcellos from becoming a short cut for someone traveling from Louise Avenue to East Highway 99 by cutting up Azalea Way from Pestana Avenue, the project will have bulbs outs at Azalea’s intersections with Granit (which turns into Inderbitzin Way) and Vasconcellos Avenue.

The bulb outs would be placed in a manner like the ones downtown at the southern end of the 100 block of North Maple Avenue where they effectively squeeze the pavement down to the travel lanes.

This has two advantages. First, it forces those making right turns to do so at 15 mph or less. It also provides added protection for pedestrians as vehicles won’t block the corner and traffic turning has to slow.

It also makes it safer those jogging, walking or bicycling down the concrete path in the greenbelt that will be extended that meander through East Manteca near power transmission lines. The current park will be extended to reach the southwest corner of Azalea and Granite. The upkeep of both the park and the greenbelt along with landscaping and sound walls on Louise Avenue will be paid by future homeowners through a landscape maintenance district.  The greenbelt now connects two parks and will connect more as Manteca grows to the east.

Vasconcellos was never designed to serve a collector street as it is 50 feet wide while Pestana is designed as such a street with a width of 60 feet from Louise Avenue to East Yosemite Avenue. Caltrans would not allow both Pestana Avenue and Vasconcellos Avenue to have traffic signals. The traffic signal at Vasconcellos serves a southern four-lane extension that ultimately will access the proposed Yosemite Square office park and residential area.

Staff provided presidents with copies of the city’s traffic calming program that is a how-to process to get stop signs or other passive devices out in place to slow down traffic. Requests for such devices must come from neighborhood groups.
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