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HomeMy WebLinkAboutCT 97-03; Rancho Carrillo Villages E, F, G, K, & P; Tentative Map (CT) (2)DEC-07-S9 15=58 FROM=CONTINENTAL HOMES December?, 1999 ID = 760 SIS GSB3 PAGE 2/2 W Fifth AveniK, Suite 200 San Dicgfc CA HW-B58 619 / 30^9333 fa Mr. Don MacKay Continental Homes 12636 High Bluff Drive, Suiqe 300 San Diego, CA 92130 i Reference: Rancho Canillo Village E Intent* Noise (RECON Number 2954N) Dear Mr- MacKay:ii I have revtewed the plot plans and architectural drawings forjihe Rancho Canillo Village E project. Additionally, I have reviewed the exterior noise study that w»s previously prepared for the reference project (RECON 1997). As a result <?f this review, it is apparent that the interior noise levels for the Village U units wilt be below the City's standard of 45 A-wei ghtcd decibels community noise equivalent level (dBA CNEL). The 1997 report addressed afi units along PaJomar Airport Ri >ad, not just those in Village £. Ty further evaluate the second-floor units on Village E facing the roadway we r<aran the noi^e model to determine the exterior noise levels at the first and second flo ITS of the units in the project. Based on this review, the exterior noise levels at both ihe first and second floors of the units are anticipated co remain below 60 CNEL. The exterior noise levels are below 60 decibels because ihe r, sJ elevations are between 20 aad 30 feet bdow ihe grade of Ihe road and thpre is a wall along the roadway edge. Because of this grade Separation second-floor units on Village H d<> not exceed Cit r standards. The exterior noise level standard specified by ihe City of Co 45 CNEL. "When exterior noise levels are 60 CNEL decibels, or tess, standard construction will insure that interior levels are below 45, CNEL. Because the exterior noise levels at both the first and second floor of the units on Village B are projected to remain below 60 CNEL, these units meet both t ic interior and exterior standards for the city. No further interior acoustical analysis for thosic units wi thin Rancho Canillo Village E is required. Consequently, the standard construction shown in the architectural plans prepared by Dawson Hannouchc Fate Architecture Planning for Rancho Canillo attenuation of exterior IO interior nuisc. Please call me with any que tkms youjmight have. Sincerely, ; David Gottfredson Acoustic inn cc: mvid A. Lother, Continental Honies Reference Cited I RECON f 1997 Noise Technical Report for the Rancho Carrillo Pr< ject, Carlsbad, California. Ocrober 2- Isbad for interior noise level standard is illagc £ will provide adequate October 25,1999 x Martine Aguilera Fire Department - City of Carlsbad 2560 Orion Way Carlsbad, CA 92008 _ Subject: Brush Management Requirements - Rancho Carrillo - Village P Lots 4 through 13 and Village K Lots 92 and 93 Dear Martine: Thank you for meeting with Van Lynch, Jeremy Rappoport and me last week to discuss the brush management requirements for the above subject lots at Rancho Carrillo. The purpose of this letter is to document our understanding regarding the meeting. The Tentative Map for Villages P and K did not show any brush management zones along the perimeter of the subdivision in the vicinity of the subject lots. We wanted to find out if this was simply an oversight or whether the fire department would eventually require some brush management in this area. Our understandings are as follows: 1. The City will not impose any Zone 1 restrictions within the lot lines for the subject lots. 2. The City will require that the mustard grass in the area be cut down and converted to mulch a distance of at least 60 feet from the rear (or side) of the house. Some of this area lies within an open space lot that will be owned and maintained by trie Master HOA. This is my understanding of the, results of the meeting. Please contact me immediately if you have any revisions. Very truly yours, Continental Residential, Inc. , David Lother Vice President, Development cc Van Lynch - City of Carlsbad c:\msoffice\winword\dave\letters\aguilera.doc Rancho Carrillo Carlsbad, California Telephone: (760) 736-2344 A Continental Homes Community http:\\www. truecalifofnia.com June 15, 1999 TO: BOBBIE HODER, PLANNING DEPARTMENT PLANNING DEPARTMENT - GRAPHICS TRAFFIC ENGINEER RAENETTE ABBEY, BUILDING DEPARTMENT STEVE RUGGLES, STATION #3 FIRE DEPARTMENT GREG CLAVIER, COMMUNITY SERVICES LORI ALLEN, POLICE DEPARTMENT KARL VON SCHLIEDER, CIS DEPARTMENT FROM: Planning Director STREET NAME CHANGE FOR CT 97-03, RANCHO CARRILLO VILLAGE '£' The following is in regard to Paseo Ganadero, which was previously changed to Paseo Cuero due to name duplication. The developer has requested that we again change this street name. The new street name is Paseo Carreta, which is one of the approved alternative street names for this development. A map delineating the street location is attached. Please submit any comments or questions to Paul Godwin (ext.4329) as soon as possible. Old Street Name: Paseo Cuero (Previously Paseo Ganadero) New Street Name: Paseo Carreta Attachment H:\Admin\Streets1 VILLAGES A, B, C, D, E, F, G, H, J, K, L, M, N ,0, P, Q 1, Q 2, Q 4, R 3, S.T, March 30, 1999 Brian Hunter Senior Planner City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 RE: Rancho Carrillo - Village G Grading Dear Brian, V We recently commenced grading in Village G of Rancho Carrillo and our soils engineer discovered an ancient landslide that must be remediated by removing and recompacting.. The landslide is located on the eastern edge of Village G. The proposed removal and recompaction would disturb some additional native areas that have Diegan Coastal Sage Strub. Enclosed is an exhibit prepared by Geocon, Inc. showing the area to be removed and reeompacted. The area shown on the attached exhibit has been staked in the field'and reviewed by Helix Environmental. Attached is their letter dated March 15, 1999. The letter indicates that approximately 0.69 acres of additional coastal sage scrub will be disturbed. We propose to re- vegetate this area by saving the topsoil and spread it on the area after grading ("Duff Specifications"). Based upon our meeting on December 17, 1998 regarding brush management our actual take of DCSS is now at 71.7 acres. See attached notes by Hofman Planning. With this landslide area our actual take would become 72.4 acres. Our permits with the wildlife"agencies allow up to 85 acres. ' Would you please let me know as soon as possible if we can proceed with the grading of this landslide area. . ' ' Very truly yours, • Continental Ranch, Inc. David Lother Vice President, Development Enclosures , cc: Barry Jones - Helix Environmental Mike Howes - Hofman Planning 1223.0 El Camino Real, Suite 300 San Diego, CA 92130 T: (619) 793-2580 F: (619)793-2575 A Continental Homes Community www.truecalifornia.com 8100 La Mesa Blvd., Suite 150 La Mesa, CA 91941-6452 e-mail: helix@4dcomm.com fax (619) 462-0552 phone (619) 462-1515 March 15, 1999 MAR 1 7 1999 COH-07 Mr. David Lother Continental Homes 2237 Faraday Avenue, Suite 100 Carlsbad, CA 92008 Dear Mr. Lother: This letter discusses the details of an additional impact area at Rancho Carrillo that is (o be cleared as part of the building of a cut slope, but is an impact that was unanticipated in the original project design. The cut slope needs to be expanded slightly to prevent the potential for landslide events. The expanded impact area is along the eastern boundary of Village G. HELIX Environmental Planning, Inc. (HELIX) biologist Scott Taylor, checked vegetation in the area to be impacted on Tuesday March 9, 1999. The vegetation in this area is a mixture of grassland/coastal sage scrub, consisting of several native and non-native grasses and California sagebrush (Artemisia californica) with scattered lemonade berry (Rhus integrifolia) and toyon (Heteromoles arbutifolia). This vegetation is considered sensitive and the additional impact would be considered significant. Approximately 30,000 square feet (0.69 acre) of coastal sage scrub would be impacted. It is my understanding that to date you are approximately 10 acres under the take limit of coastal sage scrub allowed under your permit. For this reason, mitigation for this unanticipated impact to coastal sage scrub is likely not required. However the area being impacted is outside that approved under the original project and the final determination on the mitigation issue will fall under the purview of the City of Carlsbad. In either case, the additional slope area created should be revegetated with the same native seed mix as used for other artificial slopes on site. If you have any questions or comments regarding these findings please call. Sincerely, Scott Taylor cc: Michael Lombardi GEOCON TYPE 2 RIP GEOTECHNCAL CONSULTANTS -PPY niCCIDATno 6960 FUNDERS DRIVE - SAN DIEGO, CAtFORNlA_Kb T UlbilKA I OR PHONE 619 558-6900 - FAX 619 *«.AKO (DESIGNATION D) PER PROJECT NO <y% DETAIL SHT 3. ft- GEOCON I N.'C O R P O R A TED TYPE 2 RIP ' GEOTEOHNICAL CONSU.TANTS ERGY DISSIPATHR 6?6° «>NM«S OWVE - SAN DIEGO, CAIFORNIA 92121- rnfirwATinw n\ DCQ U »««6»5s»«oo-FAX(DESIGNATION D) PER PROJECT NO DETAJL SHT 3. •* 39* 03/29/1999. 15:43 760438^443 HOFMAN PLANNING PAGE 02 Hofman Planning Associates Planning Project Management Fiscal Analysis December 22,1998 Dave Lother Continental Homes 12230 El Camino Real Suite 300 San Diego, Ca, 92130 RE: MEETING NOTES FROM DECEMBER 17,1998 .•..-.:'• Dcarpavc: ..••-.".• ; .' .'.•"••'"• . . -.-"• •. •"•• '• •• .. ..'' The following arc the meeting notes I took when we met with Brian Hunter, Martin Aguilera, • Charlie Raddatz, Barry Jones, Bob Fontana and Russ Haley on Thursday, December 17, 1998 to discuss the setbacks between native vegetation and structures in the Raochp Carrillo Master Plan. started the meeting out by providing some exhibits that showed where we would have to v ;!; ••;•• push put in to native vegetation to provide a 60 horizontal separation between the homes and native vegetation. We. also provided a rough estimate of the acreage involved Only about 1 .5 . acres Of this impact involved Coastal Sage Scrub. Brian said that in the macro picture this was , ; an insignificant impact and not additional environmental review would be required. You explained that Continental Homes* permits from the Wildlife Agencies allowed for up to 85 acres of impacts to Coastal Sage Scrub, and per the letter from Continental Homes to Brian Hunter dated June 1 1 , 1997, Continental's impacts to pGSS actually totaled 70.2 acres. A copy , ' of thp June 11? 1997 letter and attached exhibits were transmitted to Brian at the meeting. Based on this Brian indicated that we would not have to contact the Wildlife Agencies to discuss the modifications that were being proposed. .Martin indicated that he would not have to confer with Mike Smith of the Fire Department to approve the proposed revisions. He indicated that he would be supportive of any changes that :'.. took FireXonel off of the building pads. Brian and Martin said that the next step would be to have ONA revise the landscape plans and ".:\. ..5'9gO:Pas.teur'Court • Suite T50 -. Carlsbpd ' C A. 92008 ••' • (760^2138- 1465 • Fax. (760) 438-2443 •V ..-HOFMAN: PLANNING'.PAGE '03 'submit them to Larry Black for his review and approval. Martin wanted to be made aware of "•'' when the plans were submitted and what they showed in the tlxree fire suppression zones.. ' . • Once the plans were reviewed and approved by Lany Black, it would be the developer's, responsibility to implement the revisions. I believe that these notes accurately reflect the discussion we had at this meeting. Please call me if you have any questions or believe any revisions are needed. Sincerely, Mike Howes cc Bob Fontana Russ Haley Charlie Raddatz Barry Joqcs environmental planning, inc. 8100 la Mesa Blvd., Suite 150 La Mesa, CA 91941-6452 e-mail: helix@4dcomm.com fax (619) 462-0552 phone (619) 462-1515 October 23,1998 Mr. Brian Hunter \ City of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92009-1576 ' ~"^~^_^^^ Subject: Rancho Carrillo Dear Mr. Hunter: Condition number 70 of Tentative Maps E, F, G, K, P (CT 97-03) for the Rancho Carrillo project states: "Prior to issuance of the building permit, the applicant shall obtain fire department, State of California Department of Fish and Game, and the United States Government Fish and Wildlife Service approval of a wildland management plan. The plan shall clearly indicate methods proposed to mitigate and manage fire risk associated with native vegetation growing within 60 feet of structures. The plan shall reflect the standards presented in the fire suppression element of the City of Carlsbad Landscape Guidelines Manual. Prior to occupancy of buildings, all wildland fuel mitigation activities must be complete, and the condition of all vegetation within 60 feet of structures found to be in conformance with an approved wildland fuel management plan by the Fire Department." Through the Section 7 consultation with the U.S. Fish and Wildlife Service and the 2081 agreement with the California Department of Fish and Game fire management issues were addressed. Specifically, as noted on page 34 of the Biological Assessment prepared for the project by Sweetwater Environmental Biologists, Inc., ..."the 'development area' assessed here and shown in Figure 8 includes all clearing for fire safety." I have attached page 34 and Figure 8 for your reference. This should fully satisfy condition number 70. Please call me if you have any questions. Sincerely, Barry L. Jones Senior Consulting Biologist cc: David Lother, Continental Homes An assumption of this assessment is that all areas within the lot lines and grading limits outside of the lot lines (i.e. for road improvements) will be interpreted as direct impacts. Another important assumption is that the "development area" assessed here and shown in Figure 8 includes all clearing for fire safety. *••'!» 6.1. DIRECT IMPACTS 6.1.1. PERMANENT 6.1.1.1. Least Bell's Vireo Approximately three acres of southern willow scrub would be permanently impacted. Direct impacts to habitat cause further fragmentation and introduce edge effects, such as introduction of exotic species, and lessening buffers from proposed artificial lighting. Southern willow scrub is potential habitat of the federally-listed endangered least Bell's vireo. Given on- and off-site vireo habitat, the occurrence of vireos in the area is possible. If the least Bell's vireo were to occur on site, the temporary impacts that they may suffer are those caused by construction noise and activity. Because no vireos have been observed on-site no impacts to currently occupied habitat will occur. 6.1.1. 2. Coastal California Gnatcatcher Currently, three pairs of coastal California gnatcatchers have been found to use the project site for at least a portion of their habitat requirements. One pair occupies a south-facing slope in the east-central section of the project. The two birds were seen numerous times in this area in high quality habitat dominated by California sage with a lesser component of black sage. Approximately one-third of the sage scrub area being used by this gnatcatcher pair would be impacted. This habitat is contiguous with coastal sage scrub off site in San Marcos. A second pair inhabits another south-facing slope along the west-central portion of the subject area. This coastal sage scrub habitat is dominated by black sage with some scattered shrubs. None of this sage scrub'will be directly impacted by the project as proposed, although it will be constrained on three sides by construction of homes directly adjacent to the habitat. S weetwater Environmental Biologists, Inc. Biological Assessment of the Rancho Carrillo Master Plan Project August 25, 1994 -34- Prepared for Continental Homes LEGEND FRESHWATER MARSH WILLOW SCRUB BACCHARIS SCRUB OAK RIPARIAN FOREST DIEGAN COASTAL SAGE SCRUB MIXED CHAPARRAL NATIVE G RASSLAND NON-NATIVE GRASSLAND DISTRUBED LEGEND £323 IMPACT AREAS I " '"[ PRESERVED AREAS I L 0 Feel 1000 2000 Source: RECON 1091 Date: 5-23-94 RANCHO CARRILLO MASTER PLAN AREA DIRECT IMPACTS TO EXISTING VEGETATION Sweetwater Environmental Biologists, Inc. Figure 8 City of Carlsbad Planning Department PLANNING COMMISSION NOTICE OF DECISION September 14, 1998 Continental Ranch 12636 High Bluff #380 San Diego, CA 92130 SUBJECT: CT 97-03/PUD 97-03 - RANCHO CARRILLO VILLAGES E,F,G, AND P At the Planning Commission meeting of September 2, 1998, your application was considered. The Commission voted 4-0 (Savary, Nielsen, and Welshons Absent) to APPROVE your request. Some decisions are final at Planning Commission, and others automatically go forward to City Council. If you have any questions regarding the final dispositions of your application, please call the Planning Department at (760) 438-1161. Sincerely, MICHAEL J. HO Planning Director MILLER MJH:BH:mh Enclosed: Planning Commission Resolutions No. 4385 and 4386 2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (76O) 438-0894 FROM 4. 8.1997 12:15 P. 2 Hofman Planning Associates Planning Project Management Fiscal Analysis April 8, 1997 Brian Hunter , 2075 Las Palmas Drive Carlsbad, Ca. 92009 RE: REMAINING ISSUES OF THE PROPOSED RANCHO CARRILLO MASTER PLAN AMENDMENT Dear Brian: Per our discussion last week, this letter contains the remaining unresolved issues of the proposed amendment to the Rancho Carrillo Master Plan: 1. Circulation foi the northeast portion of the Master Plan 2. More than ten units in a row 3. Panhandle Lots Continental Homes has provided justification for what it is proposing within the Master Plan. Attached to this letter is justification for the three streets in the proposed revision to the Master Plan that have more than 10 units in a row not broken up by a 90 degree street intersection. In regards to the proposed street widths and turnarounds in Village H, Continental Homes believes that this is a tentative map issue rather than a Master Plan issue. Continental Homes is willing to agree that the City's approval of the street designs shown in the conceptual exhibits shown in the Master Plan for Village H do not commit the City to the approval of these designs on the tentative map. Continental Homes has provided its justification for the circulation in the northeast portion of the Master Plan in a letter dated February 25, 1997. The Engineering Department has reviewed and provided a written response along with options for resolving this issue. We would like to know what the Planning Department's position is on this issue. Once received, Continental Homes will then consider how to address. 2386 Faraday Avenue • Suite 120 • Carlsbad • CA 92008 • (619)438-1-165 • Fax: (619)438-2443 FROM 4. 8.1997 12:16 P. 3 We are waiting for your response on the panhandle lot issue, based on the latest policy being prepared by the Planning Department. Continental Homes requests that you present these issues at the next seniors' meeting to get the rest of the senior level staff's concurrence that these are the only issues remaining with the proposed Master Plan Amendment. We would like to get this concurrence prior to making any additional revisions to the proposed Master Plan Amendment. It is our goal to get the proposed Master Plan Amendment to a public hearing as soon as possible. Please give me a call after you have had a chance to review this letter. We would like to have these issues discussed at the next seniors' meeting. Sincerely, $£$< Mike Howes cc Dave Lother attachments FROM 4. 8. 1997 12:16 P. 4 STREETS WITH MORE THAN 10 UNITS IN A ROW After reviewing street alignments proposed by the Rancho Carrillo Master Plan we believe that there are only three streets where there are more than 10 units in a row that are not broken up by a 90 degree intersection. Every where else in the Master Plan special effort has been put into the design of the Villages to ensure that there would no be more than 10 units in a row. We have looked at each of these three streets and believe that there is no good planning justification to eliminate a unit on these streets and replace it with an open space lot. An open space lot on these streets would not provide a view corridor or a link to an open space area or trail. Village F - Street F-l A. There are only 11 units on this street. B. This street is a cul-de-sac which will only be used by the residents of this street. C. The units along this street will not be readily visible outside of the subdivision. D. There is a relatively high street gradient which creates side yard slopes which separate units vertically as well as horizontally. Village P - Street F-S A. There are only 14 units on this street. B. This street is a cul-de-sac which will only be used by residents of this street. C. This is a curving street which comes very close to making a 90 degree turn. Due to the curvature of this street it is impossible to ever view more than 9 units in a row, which is the intent of the requirement never to have more than 10 units in a row. D. Due to this streets location adjacent to open space it will not be readily visible outside of the subdivision. FROM 4. 8.1997 12:17 P. 5 Village K - Street K-l A. There are only 14 units on this street. B. All lots will have a minimum width of 60* , the same as a standard R-l subdivision. The Master Plan requires that all lots maintain a side yard setback of 10% , the same as a standard R-l subdivision. For all purposes this street will have the appearance of a typical R-l Subdivision. The majority of the lots on this street will be in excess of 7500 square feet in size. In addition, the approved Rancho Carrillo Master Plan allows lots with a minimum width of 60 feet in Village K to have a side yard setback equal to 10% of the lot's width. We are not requesting any change to this portion of the Master Plan. Neither the Planning Commission or City Council had any concerns about the number of units on Street K-l when the previous Master Plan and Tentative Map were approved. C. Street K-l is basically the same as shown in the existing Rancho Carrillo Master Plan and the approved tentative map for Village K. The tentative map submitted by UDC and approved by the City Council on 9/10/96_had 15 unit on this street without an open space area at the end of the cul-de-sac. The proposed Master Plan Amendment and Tentative Map will reduce the length of the cul-de-sac and number of units on the street. D. Street K-l has been designed to provide an open space area at the end of the street. This creates an open space view for everyone living and driving on the street. This will create a much greater feeling of openness than would a couple of open space lots located between homes in the middle of the street. E. Most of Street K-l is substantially below the level of Street A-A, the Local Collector to the north of this street and will not be readily visible from Street A-A. FROM 4. 8.1997 12:18 P. 6 'Poped—- 'Emergency Accht Note: Fence and vail signs are shown on Exhibit 22&23 ^•* Village FenceLand Us*: RM Product: SF Max. nsU: 150 Community Theme Wall Village Entry w/Monvmentatton " Community ThemeFence Village Theme Wall ..•' Trail ,. *• Recreation Facility Distant View Streetscape R A N C H O Design Criteria Village F FROM 4. 8. 1997 12:20 P. 7 K\ III VI \ i Note: Fence and wall signs are shown on Exhibit 22&23 Land Use: RLM Product: SF Max. Yield; 95 Village Entry w/Monumentation Community Theme Wall ' Community Theme Fence ~\ > Village Fence -X 'Village ^r Theme Wall R A Thtf/ Trail Head Recreation Facility Distant View .,.» Streetscape *'* Hew ?> Design Criteria Village K ***END*** Hofman Planning Associates Planning Project Management Fiscal Analysis MEMORANDUM DATE: February/, 1997 TO: Brian Hunter CC: Dave Lother, Bob Wilkinson FROM: Mike Howes; (NC) SUBJECT: FEBRUARY 4, 1997 MEETING WITH MIKE SMITH I am sorry that you couldn't make the meeting with Mike Smith, Dave Lother, Bob Wilkinson, and me to discuss Village G of Rancho Carrillo. I have enclosed my notes from the meeting to keep you informed. Please call me if you have any questions. 2386 Faraday Avenue ° Suite 120 ° Carlsbad ° CA 92008 ° (619)438-1465 ° Fax: (619)438-2443 Continental Homes Meeting Notes Village G Cul-de-Sac 2-4-97 Mike Smith Dave Lother Bob Wilkinson Mike Howes Bob and I explained the goal of creating a quiet, safe community in Village G and some of the concerns that have arisen from the Engineering Department's review of the project. We discussed the Brodeia and grasslands adjacent to the site downhill. Up slope was spotty Coastal Sage Scrub. It is Dave's understanding that the adjacent property in San Marcos will be graded in the near future. Mike Smith said that he had concerns that gates delay response time and can not be egressed by citizens during an emergency. In this case natural fuel was not a serious a problem, but must be dealt with. Easiest way would be to recognize the down hill area as a fuel break. It would help if homeowners have the ability to cut the grass on a yearly basis to remove the hazard. Mike would want a 100-150 foot buffer of controlled vegetation. This is very difficult for the City to manage. The City's standard of 60 foot buffer is about to change to a wider requirement based on the Harmony Grove fire and other fires. Staff will be recommending a new 150 foot buffer. This buffer could be decreased in width if developer was willing to have fire resistant architecture and other mitigation. The delays created by the gates could be mitigated by residential sprinklers on all units. Mike does not see need for special fire resistant architecture to reduce fire hazards due to the low fuel load in the grasslands that will be mowed annually. Mike talked about a potential new sprinkler systems that could be installed with the regular plumbing system. He was willing to look at a modification to the standard 13d system for this project. However, we could not go too far away from the those standards. To Mike, it looked like the only problem lots would be 1,2,&3 and the City's Standard 60 foot buffer would probably suffice. Mike thought that getting an ambulance to the site in 4 minutes would be tough. 30 MPH is the average speed for a fire engine. We should plot emergency response from the Orion and Levente Stations. We should also include the station in San Marcos, but this should not be relied on because the City has no control over San Marcos. Mike would prefer Opiti-comm system at the location of the gate on the emergency access to be managed and maintained by the HOA. Village H - It will be acceptable if we comply with the cul-de-sac policy. The downhill slope on to the Bressi property could be an issue. Usually takes about 2 minutes for a fire engine to get through a gate. Hofman Planning Associates January 29, 1997 Ken Quon 2075 Las Palmas Drive Carlsbad, Ca. 92009 RE: CUL-DE-SAC IN VILLAGE G Dear Ken: The attached article comes from the May, 1996 issue of the American Planning Association's magazine. It explains the advantages of the type of community that Continental Homes is attempting to create in Village G of the Rancho Carrillo Master Plan. As described in this article, the residents of Village G will be able to enjoy the advantages of living on a quiet cul-de-sac, while having easy access to the City-Wide trail system from the end of the cul-de- sac. In addition, this project will also have paved emergency vehicular access from the end of the cul-de-sac in Village G to connect to Street F-4 in Village F to the north. Thus the residents of Village G will have the advantages of living on a quiet cul-de-sac, with the benefit of having two access points in emergency situations. Hopefully the information provided in this article will help you in coming to a favorable evaluation of Continental Homes' proposal for the development of Village G. We believe that this design will make Village G one on the more desirable neighborhoods in the Rancho Carrillo Master Plan. Please feel free to call me if you have any questions or need any additional information. Sincerely, W& Mike Howes cc Brian Hunter Mike Smith attachments LEGEND Public Trail StagingAreas Village TrailHead City-wide Trail Master Plan Trail Neighborhood Recreation Areas NOTES: 7. The public trail staging area shown within Ullage "S" is an alternative location and requires ajoint use agreement between theCity and School District. 2. Recreation area locations are diagramatic. Mm A. no R A N C H OT3I Recreation Plan The Living End Extending cul-de-sacs means you can have your protected enclave and connect it, too. Bv Mark Childs ngland's Public Health Act of 1875 included a street ordi- nance that required wide and 'straight paved streets and banned cul-de-sacs. Thirty years later, Raymond Unwin convinced Parliament to pass the "Hampstead Gar- den Suburban Act," which suspended parts of the street ordinance and allowed new cul-de-sacs. The debate over cul-de-sacs continues today, with the neotraditionalists stand- ing up for the street grid and planners like Oscar Newman proposing that streets be closed to promote neighborhood secu- rity. Lost amid the pros and cons is a range of other possibilities. In 1989, I studied the open space in four subdivisions in the King County suburbs of Seattle. In three of the projects, the developer had dedicated land for trails to satisfy the county's open space re- quirement. But the trails led nowhere |an isolated part of the freeway, a tangle of wet woods). One subdivision, however, fulfilled its open space mandate by leaving a small wooded parcel at the intersection of three cul-de-sacs. Neighboring residents estab- lished their own connecting paths through the woods, and the place became a kind of adventure playground for the children of ail three cul-de-sacs. I also observed a street-end barbecue attended by families from the three streets. One of the neigh- bors joked that this was a "live-end street." A new kind of street The live-end street is a street on which automobile traffic ends while the path- way for pedestrians and bike riders con- tinues. It is not a new idea. The New York Regional Plan of 1929 recommended that cul-de-sacs and dead- end streets be allowed only as part of a com- plete subdivision plan that integrated pedes- trian and vehicular cir- culation. If long blocks are used, the plan con- tinued, pedestrian footpaths should of- fer shortcuts. The benefits are clear. One is socia- bility of the sort il- lustrated in the sub- A wooded triangle connects three cul-de-sacs in a King County, Washington. subdivision. urban Seattle subdivi- sion. This sociability is exactly what Block Watch programs en- courage to reduce neigh- borhood crime. Second, the live-end street pro- vides shortcuts tor walk- ing and biking, thus cut- ting down on energy use and reducing pol- lution. At the same time, live-end streets main- tain the benefits that cul-de-sacs have over grids. They eliminate through traffic, lower development costs (by reducing the number of arterial intersec- tions), and decrease the amount of pav- ing needed to serve the area. I live on a live-end street in northwest Albuquerque. It is a dirt-edged. 20-foot- wide asphalt road. At the point where the 1,500-feet-long auto lanes end—at an in- tersection—the street becomes an unpaved path that runs for miles alongside an acequia (an irrigation ditch). The path connects to other residential streets, the local village hall, and the Rio Grande River State Park. Over 10 hours of observation, on four occasions, I counted 16 times as much pedestrian and bicycle traffic along my street as on a neighboring dead end, even though the dead end has sidewalks and about 50 percent more houses. About 10 children regularly ride their bikes to and from school along the route offered by the live-end street, and on warm evening, many families come out to stroll. Time to change the code Typically, local development codes con- sider arterials, residential streets trails and sidewalks as separate systems ne- glecting their interaction. Dead-end cui- de-sacs meant to eliminate auto throuan traffic also limit pedestrian and cyclist mobility. And Albuquerque s recreational bike trails are difficult to »et to from the streets ot adjacent residential develop- ment. Chance ;s coming, though. In late 199-i Kinu Cv.iunty. \Vasliington updated its /oiling ,'ode to require 'nonmotorized links bet'.veen cul-de-sacs in residential developments and adjacent activity cen- ters parks, schools, and transit stops. And las; spring, the Mancopa Associa- tion ui Governments in the Phoenix area urarted a new set of pedestrian-area poli- cies •.hat encourage pedestrian pass- throuur.s at the end ot cui-ue-sacs. Lr.'e-^:-o .streets are not the answer in all cases. The issue is moot when a robust grid pattern already exists. Saietv along the '.rn;:s and ongoing maintenance are oilier -'.y.estions that must be addressed. Site _:es:^:-.ers should be encouraged to design ~:-.ort. direct, and easily mor.i- tore,: p:;t:-..s. On the -.vhoie th0112:1. iive- e!i'_: -trowts .ippear ;o oit:-r .; '.vav to •--"• sur-c -a: _;•.• .;>-,d niobiiitv.