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HomeMy WebLinkAboutCT 02-14; Bressi Ranch Residential; Tentative Map (CT) (29)Hofman Planning Associates Planning Project Management Fiscal Analysis October 25, 2002 Christer Westman City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 RE: Justification of Retaining Walls Within the Bressi Ranch Residential Tentative Map CT 02-14 (Planning Areas 6-10 and 12) Dear Christer: One of the issues of concern raised after the initial submittal of Bressi Ranch residential tentative map was the number of small side yard retaining walls. The number of small retaining walls was due to Lennar's desire to create walkable, livable neighborhoods. The City's Livable Streets policy emphasizes the need for an interconnected street system and a reduction in the use of cul-de-sacs to encourage walking and interaction between neighbors, thus creating walkable and livable neighborhoods. Lennar has done everything possible to reduce the number of cul-de-sacs so that less emphasis is placed on the automobile. Bressi Ranch is the first truly walkable master plan in the City of Carlsbad. Bressi Ranch's topography does not easily lend itself to create flat pads with interconnected streets. The need to crate an interconnected street system has required substantially more grading to create a flatter site than would a project developed with numerous cul-de-sacs separated by large slopes, which tend to discourage pedestrian activity. To avoid creating numerous large slopes, much of the grade differentials have been taken up through the use of a number of small retaining walls located between the lots. The creation of an interconnected street system has also caused street grades to become steeper which in turn cause an increase in side-yard retaining walls. Since, the use of the small retaining walls encourages residents to walk and interact with their neighbors (as emphasized by the City's Livable Streets policy) we believe their use is justified. Lennar believes that a small side yard retaining wall rather than a side yard slope results in a flatter more usable side yard. Clyde and you both noticed this when we visited the Verrazano project, which had slopes in the side yards that limited the usability of these 5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760)438-1465 • Fax: (760)438-2443 yards. In that instance you both agreed that a small side yard retaining wall would have been a better solution. When the Planning Department was preparing the Livable Neighborhoods Policy, HPA and others made staff aware, that in some instances the creation of walkable neighborhoods with an interconnected street system would require more grading than a neighborhood dominated by cul-de-sacs. Staff acknowledged this and said that projects would have to be evaluated on a case by case basis. Lennar will be creating a walkable neighborhood at the Bressi Ranch and has worked hard to comply with all of the requirements of the Hillside Development Ordinance as well as the Livable Neighborhoods Policy. The Bressi Ranch project complies with the grading limits established by the Hillside Development Ordinance for residential projects and manmade slope heights other than one slope in Planning Area 9. We believe that the use of small side yard retaining walls to create a walkable neighborhood is an acceptable solution. If you have any questions or need any additional information, please feel free to contact me. Sincerely, Mike Howes Cc Clyde Wickham Kristine Zortman Marina Wurst Hofman Planning Associates