Lago Fresco Appeal
Site-specific Public
Safety Risks
Project Address: 4744 Hoen Ave / 2445 Summerfield Rd
Date: February 24, 2026
Presented by: Katy Moranda
Legal Standard:
Density Bonus
and Safety
This Appeal is about safety — NOT opposition to housing Density bonus concessions cannot create a specific
adverse impact on public health or safety.
Impacts must be:
• Site-specific
• Identifiable and factual
• Related to public health or safety
• Capable of mitigation
This appeal identifies impacts that meet this standard.
Traffic
Conflict at a
Congested
Intersection
50-unit residential entry point added at an already
congested signalized intersection
Existing conditions include:
• Heavy turning movements
• Peak hour backups
• School and commuter traffic
SAFETY IMPACT
A new residential driveway creates a concentrated
vehicle conflict zone at the intersection.
Safety
Impacts of
Driveway
Placement
Driveway placement requires split-second conflict
judgments
Drivers exiting must simultaneously:
• Judge limited traffic gaps
• Monitor bike lane activity
• Watch pedestrians
• Merge near signalized intersection
SAFETY IMPACT
Increased likelihood of rear-end collisions and side-impact crashes from left-turn exits.
High Conflict Density Within 800 Feet
1 Signalized intersection 9 Driveways Striped bike lanes (both sides)2 Crosswalks SAFETY IMPACT: Adding a 50-unit entry point intensifies an already high-conflict corridor.
Constrained
Internal
Access
50 Units — One Access Point
• Narrow driveway
• Parking on both sides
• Single ingress/egress
SAFETY IMPACT
All vehicle traffic is concentrated at one
constrained exit.
Internal congestion & limited parking
• 20 Tandem spaces (10 stalls)
• No visitor parking
• No service/delivery parking
SAFETY IMPACT
Internal congestion increases blind
exits and queueing into the
intersection.
High
Pedestrian
Exposure
Project entrance located in high pedestrian activity area Nearby:
• Multiple crosswalks
• Medical and office buildings
• Frequent foot traffic
• Frequent cyclist traffic
SAFETY IMPACT
Increased turning movements raise risk of vehicle-
pedestrian conflict.
Severe injury and fatal pedestrian incidents have occurred in this corridor.
Bike Lane
Safety
Driveway introduces new conflict point in active bike
corridor
• Heavily used bike lanes
• Usage expected to increase with greenway
SAFETY IMPACT
Reduced visibility + turning movements increase vehicle- cyclist collision risk.
Fire and
Emergency
Access
Concerns
Emergency access constrained by single narrow entry
• Narrow access lanes
• Parking on both sides
• Tandem spaces limit maneuverability
• A single access point
SAFETY IMPACT
Potential delays for fire apparatus and life-safety
evacuation bottlenecks.
Cumulative
Safety Impact
This site combines multiple risk factors within one
compact area:
• A busy signalized intersection
• Multiple driveways
• Crosswalk activity
• Bike lane traffic
• A concentrated 50-unit entry and exit point
SAFETY IMPACT
These overlapping risks create a concentrated safety
conflict zone.
Requested
Action
This appeal seeks project modification — not housing
denial.
Request:
• Driveway redesign or widening
• Parking layout revision
• Independent traffic safety review
• Emergency access reevaluation
• Fire evacuation reevaluation
Closing
Statement
This appeal seeks prevention of identifiable safety risks.
We respectfully request reconsideration and modification to protect:
• Residents
• Pedestrians
• Cyclists
• Emergency responders
Thank you for your consideration.