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Home My WebLink About2007-09-11; City Council; 19160 exhibits; Bressi Ranch town centerBressi Ranch Village CenterA Quick Comment… Yes, I want Trader Joe’s at Bressi Ranch, ASAP! Signed Yes, I want Trader Joe’s at Bressi Ranch, ASAP! SignedPeter Katz Is the Plan Consistent with the Master Plan? “Standard of Approval” “Standard of Approval” Buildings shall be oriented with windows, entries, balconies and/or porches oriented toward the street or active pedestrian area. This design will increase public safety by placing “eyes” on the street. … buildings should be oriented toward the village square and mixed-use street.Bressi Ranch Master PlanCommercial/Community FacilitiesDevelopment Standards & Design Guidelines, Page VIII-11 100 ft. +-100 ft. +- Buildings shall be oriented with windows, entries, balconies and/or porches oriented toward the street or active pedestrian area. This design will increase public safety by placing “eyes” on the street. … buildings should be oriented toward the village square and mixed-use street.Bressi Ranch Master PlanCommercial/Community FacilitiesDevelopment Standards & Design Guidelines, Page VIII-11 Quick, Easy Solutions A One Lane Street instead of the Sidewalk Liner Shops on Trader Joes Complete the E/W Mainstreet Design on the Dais?How about a Charrette? Thank You Bressi Ranch Village CenterUnderstanding the LNR Proposal Illustration from Approved Master PlanModification Requested by Applicant Because Bressi’s Village Square and retail center are large, removing the street between them will create one large superblock.The result of this change will lead to greater congestion, due to an “excess of circulation.” In your situation (Bressi), this means drivers will avoid bottlenecks by traveling greater distances, sometimes through residential areas, to get where they are going.Richard Hall, President, HPE Transportation EngineersConversation of June 18, 2007; to be memorialized by letter Illustration from Approved Master PlanModification Requested by Applicant160 ft.160 ft.CPTED: Crime Prevention Through Environmental Design275 ft.275 ft. The Boys and Girls Clubbuilding will restrict opportunities for surveillance along that edge of the park and may inadvertently create an unsafe area in that portion of the park adjacent to the building…The ideal situation is the existing design in the approved master plan…The applicant’s planis a deviation from the ideal scenario and I predict, will increase the possibility of crime-related incidents in the future. Dean Brennan, Co-author, Safescapesletter of August 14, 2007 Why are Buildings Turning their Backs to the Village Square? Buildings shall be oriented with windows, entries, balconies and/or porches oriented toward the street or active pedestrian area. This design will increase public safety by placing “eyes” on the street. … buildings should be oriented toward the village square and mixed-use street.Bressi Ranch Master PlanCommercial/Community FacilitiesDevelopment Standards & Design Guidelines, Page VIII-11 Illustration from Approved Master PlanModification Requested by Applicant90% Surveillance25% Surveillance …I’m trying to understand why the Trader Joe’s is turning its back to the “Village Square?” This is contrary to the concept of creating a village center and in essence the Trader Joe’s is ignoring the village square -it seems contrary to the community vision and missing an opportunity to help activate the sidewalk adjacent to stores with pedestrians.Dean Brennan, Co-author, SafescapesE-mail of June 20, 2007 Illustration from Approved Master PlanModification Requested by Applicant Double Fronted Retail: It’s Not Recommended Illustration from Approved Master PlanModification Requested by Applicant Retail Center Plan Proposed by Applicant State Street between Grand Avenue and Carlsbad Village Drive Village Center or Suburban Shopping Center? Illustration from Approved Master PlanModification Requested by Applicant Bressi Village Retail Center Bressi Village Retail Center•LNR Bressi Commercial Inc. – owner/developer•LNR has been involved with the Bressi Ranch project since 1998; 50-50 financial partner with Lennar in original 1997 Bressi Ranch land purchase and a minority equity partner on all master plan grading and infrastructure.•LNR acquired the 12-acre retail site via a purchase option in 2003; closed in May 2004•LNR has worked with City of Carlsbad since 2002 on the tenant mix, site plan, and design of Bressi Village Bressi Village Retail Center•Review of the Bressi Village project•Background• Master Plan guidelines • Site Plans, renderings•Review of Planning Commission Approval and Conditions• Fulfillment of conditions Bressi Village Retail Center•A new retail village in Bressi Ranch –the heart of the community in Bressi Ranch’s mixed-use district•Unique main street, pedestrian shopping experience with shops on the street, wide sidewalks, benches, planters/pots, and street trees•Restaurants, retail goods and services for the residents of Bressi Ranch and surrounding neighborhoods and businesses Bressi Village Retail Center•Location off Palomar Airport Road – acceptance by grocery anchors and other retailers•Main street concept/parking access - challenge for retailers, however creates opportunity to create a unique sense of place•Anchoring main street and the project; creating the required draw and synergy in a 12-acre, isolated, irregularly-shaped site•Fixed entry points, two public roads bisecting projectProject Constraints/Challenges/Opportunities BRESSI VILLAGEBressi Ranch – Overall Site Plan Bressi Village Retail Center•Create a village; focal point for community•Mixture of commercial/retail, housing, community facilities•Pedestrian scale and amenities; adequate building separation; people places•Buildings oriented with windows/entries/balconies/porches toward the street•Wide sidewalks, tree grates, planters/pots•Outdoor seating•Tower elements at building corners/entries•Focal tower element integrated into design•Pedestrian links to parking areas and other buildingsMaster Plan – Guidelines for PA-15 Bressi Ranch Master Plan: PA-15 Concept Plan Bressi Village Retail CenterBressi Ranch Master Plan: PA-15 Concept Plan Bressi Village Retail CenterBressi Ranch Master Plan: PA-15 Concept Plan Bressi Village Site Plan Bressi Village Site Plan Bressi Village Retail Center•Trader Joes anchors west end of site and terminus of two segments of village; energizes Finnila Place, Town Garden and the north edge of the Village Green; pedestrian entry onto park/traffic circle•Stater Bros anchors east end of site; 45’ high clock tower as terminus of Town Garden•Finilla and Town Garden streets proposed to have restaurants, coffee, day spa, proposed drug store, and other tenants that will create a village feel; anchors at ends create necessary draw for success of smaller retailers Bressi Village Site Plan – Finnila Place Finnila Place – view looking south Bressi Village Site Plan – Town Garden View looking east along Town Garden Bressi Village Site Plan – Finnila/Town Garden intersection View from Village Green – looking north at Trader Joes, Shops A & B Bressi Village Site Plan – Town Garden Bressi Village – typical shop buildingStreet ElevationParking Lot Elevation Bressi Village Site Plan – Paseo at Village Green Boys and Girls Club Building – elevation facing Village Square Bressi Village Retail Center•Add pedestrian entry at SE corner of Trader Joes building and set building further back from the traffic circle• The Trader Joes building was reconfigured, moved back off the traffic circle, and a pedestrian entry is now provided at the SEcorner•Add display windows on south side of Trader Joes building and add street furniture, landscape, and decorative lighting. Add street furniture, landscape, and decorative lighting on east frontage.• Display windows, porch element, railing, and seating have been added on the south elevation. Decorative lighting has been provided. Street furniture and lighting was already provided along east elevation.Fulfillment of Planning Commission Conditions Bressi Village Retail Center•Include a minimum 10 foot wide pathway, not to adversely affect the Boys and Girls Club, along the eastern boundary of the Village Square that is inviting with architectural features that may include benches, trellises, and other park features• A paseo/walkway has been provided and connected with a walkway along the Boys and Girls Club property. LNR and BressiGardenlane have agreed to pay for this walkway and coordinate design to ensure integration•Reconsider relocation of the Pad A building to be on the west side of Finnila Place and/or consider the addition of more substantial structures along the western side of the FinnilaPlace frontage• A significant entry feature/structure has been placed at the western corner of Finnila Place and Gateway road to provide a gateway into the village districtFulfillment of Planning Commission Conditions Trader Joes building showing pedestrian entry at SE corner, porch area, and seating View of Trader Joes south elevation from Village Green Paseo along Village Green – landscaping, lighting, benches Finnila Place – entry, trellis, landscaping Finnila Place – view looking south Trader Joes – building elevations Stater Bros – building elevations Proposed Drug Store and Shop E - elevations Bressi Village Retail Center•Two HOA meetings – March and May 2007 – over 120 residents total•Subsequent meetings with different groups in community, both supporters and residents with objections•Significant excitement and support in the community for project•Tenant mix – anchors, small tenants•Delivery routes, hours; noise; security•Building architecture•Additional noise conditions will be imposed•Discussions with opposition group focused on specific site plan design issuesCommunity Input/Concerns/Questions – Bressi HOA Bressi Village Retail Center•Architectural and Landscape Inspiration• Bressi Ranch Community Building• Boys and Girls Club Building• Design elements in Bressi Ranch community Bressi Ranch Community Building Bressi Ranch Community Building Bressi Ranch Community Building Bressi Village Retail Center Bressi Village Retail Center•Excerpt from the Bressi Ranch Master Plan• “Exhibit VIII-3 on page VIII-7 shows a possible scenario for the development of Planning Area 15 and how the uses can tie into the adjacent residential areas of the Master Plan. The exact location and details of the various land uses will be determined as a part of the review of the Site Development Plans and/or Conditional Use Permits for the various land uses listed below.” Trader Joes - Store layout Trader Joes – Orignal store layout Projected Traffic Circulation Additional Intersections - Road at East edge of Village Green Projected Traffic Circulation and Estimated Average Daily Traffic Traffic Circulation and Estimated ADT – with road at east edge of park Traffic Circulation Diagram used by opposition group EIR Assumed Access Points Bressi Village Retail CenterBressi Ranch Master Plan: PA-15 Street Concept Sketch Site line studies - View 1 – at Bressi Ranch Way/Paradise Site line studies - View 2 – on Bressi Ranch Way Site line studies - View 3 – near south driveway Site line studies - View 4 – past south driveway Aerial view of southeast portion of site Bressi Village Retail Center Bressi Village Site Plan Bressi Village Site Plan – Finnila Place Bressi Village Site Plan – Town Garden Bressi Village Site Plan – Finnila/Town Garden intersection Bressi Village Site Plan – Town Garden Bressi Village Site Plan – Paseo at Village Green Bressi Ranch Village CenterSDP 06-17 Location MapGATEWAY RDEL FUERTE STPARADISE RDNYG A ARD S T TOWN GARDEN RDVILLAGE GREEN DRM O N T E C IT O D RWHITNEY PLBRESSI RANCH WYC O T TAGE DR GATEWAY RDEL FUERTE STPARADISE RDN YG A AR D S T TOWN GARDEN RDM O N T E C IT O D RWHITNEY PL0400200FeetMP 178E/CT 06-24/CUP 06-19/SDP 06-17Bressi Ranch Village CenterBRESSI RANCH WYC O T TAGE DR Bressi Ranch Master Plan Bressi Ranch Master Plan• These exhibits are conceptual in nature and are provided soley to indicate general location, amount and type of development, potential access points, limits of grading, circulation and proposed development scheme for each Planning Area. The detailed design of these planning areas will be reviewed at the time of tentative map or site development plan submitted to ensure that they are in conformance with the design criteria of the Bressi Ranch Master Plan and all applicable City ordinances and policies Bressi Ranch Village Center Bressi Ranch Village Center8 Commercial Lots122,800 square feet12 Buildings43,830 sq.ft. Grocery Store12,000 sq.ft. Specialty Grocery Store614 Onsite Parking Spaces10 surplus parking spaces Bressi Ranch Village Center• L-configured “main street”• East–West Pedestrian Orientation– West - Traffic Circle– East - Clock Tower• Wide Sidewalks• Park Adjacent– Restaurant– Boys and Girls Club Concept Mixed-Use Site Plan• Single “main street”• North-South Pedestrian Orientation– South - Traffic Circle/Park• Wide Sidewalks• East-West “Boulevard”– East – Anchor Store• Park Bounded by Streets– Additional access off of Paradise Bressi Ranch Village Center Bressi Ranch Village Center • The Planning Commission has recommended approval of the site plan to the City Council with the inclusion of:– a paseo on the east side of the Village Square– a store entry at the northwest corner of Finnila Place and Town Garden Road– add pedestrian amenities and display windows on the south side of “Trader Joe’s”– consider moving “Pad A” building or make revisions to the open pavilion structure located at the northwest corner of Finnila Place and Gateway Road Bressi Ranch Village Center