In my last post, I reviewed six possible sites for the
second SMART station in Petaluma, four on the north side of N. McDowell
Boulevard near Corona Road, a fifth on Old Redwood Highway, and a sixth that is
between those two locations, on a parcel where a parking lot for the Lagunitas
Brewery is currently being constructed.
(More details on the six sites, including a quick summary of the pros
and cons of each, were provided in the earlier post.)
Today, I
want to look more deeply at the sixth. I’ll
conclude with a check for allies willing to join me in advocating for the site to
become the second station.
To begin, if
I rank the sites solely in terms of suitability as a commuter train station,
the sixth site, which I’ll describe at the Lagunitas parcel, comes in
third. Based on ease of access, I’d give
the edge to the two sites that front on N. McDowell Boulevard on either side of
Corona Road, followed by the Lagunitas parcel.
It’s true
the two parcels at McDowell and Corona have acquisition issues, price on one
and current use as a Post Office on the other, but the Lagunitas parcel is
currently under construction for another use, so also has its challenges. If we’re looking at the sites solely on the
basis of suitability as a commuter train station, the Lagunitas parcel isn’t necessarily
worth much further attention.
But we
shouldn’t be looking solely at the commuter train station question. There is second land-use issue in the
vicinity of the Lagunitas parcel. As I
written several times, most recently here, there is a growing Petaluma brewpub district
on N. McDowell. On the north side of
McDowell is Lagunitas, the phenomenally successful local brewery with its
ever-crowded brewpub. One south side is a
pair of smaller, but still popular, breweries with operational pubs or future
pub plans.
The
immediate problem with the brewpub district is that there is little parking on
the Lagunitas side of the street, so most Lagunitas patrons park in the
industrial district across McDowell and then risk a crossing of the 40 mph
arterial. It’s a worrisome situation. The community is probably lucky that no one
has yet been hurt.
To their
credit, Lagunitas is addressing the concern by building a new parking lot on the
parcel I’ve now identified as a possible train station.
But the
parking lot, however laudable it might be, is only a partial solution. There is still the problem of patrons who park
in the Lagunitas lot and then do a pub crawl, crossing McDowell between
Lagunitas and the other brewpubs while dodging 40 mph vehicles.
Also, the
Petaluma brewpub district may well become a regional destination, with beer
fans coming from San Rafael or Santa Rosa by train to enjoy Petaluma and its hoppy
beverages. But if the train station is
located at Corona, potential patrons are left with a quarter-mile along a
pedestrian unfriendly sidewalk to reach Lagunitas and then must also navigate a
crossing of McDowell to reach the other brewpubs. It’s not the best way to treat folks who want
to enjoy a day in Petaluma.
But if the
train station, including parking, is built on the Lagunitas parcel and if crossing
McDowell is made safer and easier, all of the concerns would be addressed. Beer patrons could park on either side of
McDowell and cross the street safely.
None of the brewpubs would be excluded from the boom. Petaluma gets a tourist destination. And train commuters, who still have readily available
parking because the morning commute would be long before the brewpubs opened
for business, could end their workday in a bustling pedestrian environment.
The
conventional approach to crossing McDowell would be with a traffic signal. But there is a problem with signal
location. Pub crawl patrons would want
the signal near Lagunitas. Train
passengers who use Petaluma Transit to reach the train station and don’t want a
post-work beer would want the signal in front of the station. From experience, we know that some folks won’t
walk several hundred feet to use a signal, but will cross on their most direct
route. Those folks would remain at risk
from high-speed arterial traffic.
So, rather
than a signal or signals, the better solution would be traffic calming McDowell
to 25 mph so that painted crosswalks become effective and any pedestrians who might
still be struck by cars have a much better chance of survival. (Dave Edmondson, writing in Vibrant Bay Area,
recently produced a bar chart showing how dramatically pedestrian deaths decline as traffic
slows.)
An extensive
traffic calming effort on McDowell might have a similar cost to the signals or
signals, but would offer more benefits.
Indeed, with the train station on the Lagunitas parcel and McDowell simultaneously
calmed to 25 mph, the benefits begin to flow as if from an open beer tap. Let’s
start counting the pros.
Pro #1:
Petaluma would have a train station in a very acceptable location. It might not be quite as convenient as a Corona
location for many commuters, but would better serve beer tourists or commuters
eager to stop for post-work camaraderie.
Pro
#2: Petaluma would have a cohesive brewpub district. The brewpub district grew up in an unexpected
place. Placing the train station in the
midst of it would be way of endorsing the district and giving it further
momentum.
Pro
#3: Petaluma would have a new tourist destination. If developed properly, the downtown train
station already has the potential to welcome tourists into the historic
downtown. With a train station in the
brewpub district, the second train station would also have a personality. I’m tickled by the thought of someone staying
in a downtown hotel, walking to the downtown station, riding to the brewpub
district, and spending the afternoon enjoying music at Lagunitas. Petaluma would cement its place on tourism
lists.
Pro
#4: Pedestrian safety would be prioritized. A
giant step would have been taken toward the community goal of making pedestrian
safety rank above driving speed.
Pro
#5: Other cross-McDowell connections would be enhanced. This discussion has been about beer drinkers
crossing McDowell. But traffic calming
McDowell between Old Redwood Highway and Corona Road would also facilitate
other street crossings. Train riders could
more easily access the Petaluma Health Center.
Shoppers at OSH could more easily enjoy lunch at Beyond the Glory. At present, McDowell is a barrier to all but
car drivers. Many new connections could
blossom if pedestrians could more easily cross the street.
Pro
#6: Transit-oriented development remains a strong possibility. Transit-oriented
development, usually residential with light retail, should be an element of
most new train stations. The Scott
parcel is directly across the tracks from the Lagunitas site, so provides that
possibility. The Scott parcel has
challenges, including being outside the urban growth boundary, not fitting well
with a reasonable transect application, and having apparent wetlands, but those
are challenges that can be overcome.
But, of
course, there are also cons, limited in number but significant in presence.
Con
#1: Lagunitas is already building a parking lot on the site. I believe in the sanctity of
entitlements. Lagunitas did well by the
community in proposing and entitling the parking lot. If we’re going to unwind that approval,
Lagunitas would need to be kept whole, although I’m not sure what that might
mean.
Con
#2: Reconfiguring an arterial to drive at 25 mph is a big paradigm shift for
Petaluma. There are precedents
for this kind of change. Many European cities
have gone that direction and New York City is making similar strides. But it would be a new and non-intuitive idea
for much of Petaluma.
Con
#3: There would be costs to reconfigure McDowell. It would be an interesting challenge to find
the right combination of reduced lane widths, bulb outs, and other traffic
calming devices to cause drivers to stay at 25 mph while also allowing the
semi-truck traffic that serves the businesses and warehouses along McDowell. A cost tag of $1 million seems a reasonable
starting point. Grants might be available
for some of the cost, but funding would still be a challenge.
And there
you have it, my best summary of the alternative location for the second
Petaluma SMART station. I’m excited about
the possibilities, while also realistic that the cons may well be insurmountable. But with allies, I’m willing to tilt at the
windmill. And by allies, I don’t mean
folks who are willing to offer good wishes before heading off to a social
engagement, but folks who are willing to write letters, to stand up before the City
Council and/or SMART Board, and to generally agitate for a farsighted land-use
concept.
If you’re
willing to be one of those allies, let me know.
Either a comment below or an email would be fine. I’ll wait to see how many folks raise their
hands and then we can formulate a plan.
A change of
gears is coming in my next post. For the
past year, I’ve argued that Petaluma needs to become more officially supportive
of block parties. I haven’t gained much
ground, but I’ve been invited to some great parties, including one coming up in
the next couple of days. I’ll report in
my next post.
As always,
your questions or comments will be appreciated.
Please comment below or email me.
And thanks for reading. - Dave Alden (davealden53@comcast.net)
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