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HomeMy WebLinkAboutCT 02-14; Bressi Ranch Residential; Tentative Map (CT) (26)Hofman Planning Associates Planning Project Management Fiscal Analysis September 17, 2002 Christer Westman 1635 Faraday Avenue Carlsbad, Ca. 92008 Subject: Justification for Slope in Excess of 40' in Planning Area 9 of the Bressi Ranch Master Plan Dear Christer: We have previously discussed this slope, which separates the upper and lower portions of Planning Area 9, with you and Clyde during the processing of the Master Plan. Section X.B.7 of the Residential Design Guidelines was added to the Master Plan to address this particular slope and other slopes that may exceed the 40' height limit if it results in a grading design that better achieves the goals of the Master Plan as stated in Chapter II and the Ahwahnee Principles. The slope in excess of 40' between the upper and lower portions of Planning Area 9 is due to a number of factors. There is a significant natural topographic separation between the upper and lower portions of Planning Area 9. One of the major goals of the Master Plan was to create walk able neighborhoods with a minimal number of cul-de-sacs. Street RR in Planning Area 9 creates a pedestrian linkage from the alley loaded homes in Planning Area 8 through the front loaded homes in Planning Area 9 to the Street "B". This is also in conformance with the City's recently adopted Livable Neighborhood Policy which encourages the use of connector streets rather than cul-de-sacs. Both Street "B" and Street "RR" drop in grade as they move to the southeast along the edge of Planning Area 9. Street "RR" parallels Street "B" and is separated from Street "B" by a single row of homes. Since Street "RR" is only separated from Street "B" by the depth of one lot it requires that Street "RR" be close in grade to Street "B". This results in a slope in excess of 40' between the upper and lower portions of Planning Area 9. The height of this slope could be significantly reduced if Street "RR" was designed as a cul-de-sac street since it would not have to make a connection to Street "B". However, 5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760)438-1465 • Fax: (760)438-2443 this would not be in conformance with the goals of the Master Plan, Ahwahnee Principles or the City's Livable Neighborhoods Policy. We believe that it is more important to make every effort possible to conform with these guidelines to ensure that the Bressi Ranch Master Plan is a truly walk able neighborhood, rather than a project dominated by a series of cu-de-sacs. When the City was preparing the General Plan Amendment and Zone Code Amendment in the summer of 2001 to implement the Livable Streets Policies, HP A as well as other consultants made staff aware that in some instances it would be difficult to create street connections and still comply with the height requirements of the Hillside Development Ordinance. At that time we were told to address this issue on an individual project basis, which is what we did with the Bressi Ranch Master Plan. Lennar has done everything possible to reduce the number of cul-de-sacs and increase the walk able aspects of the project. The proposed slope in excess of 40' would be interior project slope less than 400 feet in length and would be partially screened from view by a row of homes. The Master plan allows for this flexibility to encourage the residents to walk and interact with their neighbors and we believe it is justified in this instance. If you need any additional information, please feel free to contact me. Sincerely, Mike Howes Cc Clyde Wickham Mark Rohrlick Kristine Zortman Marina Wurst