Project updates



community updates on The Junipers



One of our core values as a company is to be as transparent as we can as we navigate the land use planning process. We understand that there will be a lot of questions so we've set up opportunities for you to participate and have your concerns heard.


This blog is one way we plan on giving project updates. We're open to suggestions for future topics you would like to have us address in blog posts, so please email us if you have a request.


Thanks for checking out our blog!





11.11.19



BRUSH MANAGEMENT UPDATE



Phase 3 of brush management began on Friday 11/8 and includes removing dead trees. Our arborist report identified trees which are dead or lacking structural integrity. These are the trees which are most likely to fall during high winds or winter storms creating both a fire hazard and public safety concern. The scope of Phase 3 will also address the palm trees on the slopes that adjacent property owners have asked us about. If you have any questions or would like to meet with a member of our team, please email info@connecttheglens.com.



11.1.19



SLOPE BRUSH CLEARING



As we presented at the 9/5 RPPB meeting, The Junipers is in the midst of the most robust brush management program since the golf course closed in 2015. Phase 1 included mowing the property and was completed in early September. Phase 2 concluded today (11/1) and involved clearing dry brush and tumble weeds, and weed whacking the slopes. This part of the program was especially time consuming as all the work had to be done by hand. Thank you for your patience while we completed this important work.



9.5.19



RPPB LAND USE COMMITTEE - FIRE SUMMARY 2



Thank you to those of you who attended last night's RPPB Land Use Committee. Allegra Parisi (Development Director) and Mike Huff ( Wildland Fire Consultant) provided follow up, clarity and supplemental information to the findings we shared on 6/5.


The objectives of the meeting were:

  • Review on-site brush management
  • Review the expanded population analysis (areas included in the evacuation study)
  • Clarification of new egress options
  • Andorra Way Evacuation Route

ALL OF THE INFORMATION PRESENTED HAS BEEN VERIFIED AND CONFIRMED BY SAN DIEGO FIRE MARSHALL, CHIEF DOUG PERRY.

Click here to download the presentation.


Below is a summary of each.

  • We are currently in the midst of the most comprehensive brush management program since the course’s closure! Mowing was completed on 8/16. Brush control on the slopes is in process. Next, we will be clearing dead trees and those found to be the greatest fall risk. (slide 5)
  • In response to community comments on our 6/5 presentation, the Fire Protection Planning analysis was expanded to include the populations of Cresta Bella, the Hotel, the Lutheran Church and Rolling Hills Elementary. It is important to note that this new scenario assumes 100% occupancy. It is highly unlikely given that everyone would have to be home, school would be in session, church would be in session and at full capacity, and the Hotel would be sold out. (slide 6-7)
  • The Junipers provides NEW egress options. The new routes give first responders more options when evacuating residents. (slide 9)
  • The new evacuation options provided with The Junipers make evacuation more efficient. Even with expanded population, there is still a reduction in evacuation time when all three egress options are available. (slide 8)
  • Existing Egress: PQ Dr - Slides 12 - 14 review the existing condition and proposed improvements to PQ Dr.
  • New Egress 1: Carmel Mtn. Rd - slides 15 - 17 review the proposed improvements to evacuation with the new egress option at CMR.
  • New Egress 2: Del Diablo Street - 18 - 20 review the proposed improvements to what is currently the old course maintenance road. With The Junipers, the road will be widened to accommodate a fire engine and well as be a possible connection for Glens residents to travel through The Junipers to avoid PQ Dr. in the case of an emergency. Daily use is pedestrian access only.
  • New Egress 3: Andorra Way - there was some confusion about the validity of Andorra Way as a feasible evacuation route from our last presentation. We confirmed with Chief Perry that the improvements to the route that come with The Junipers would enhance the road so that it could be used as a public evacuation route. In it's current state, it is unreliable. (slides 21 - 24)


8.2.19



DEAR NEIGHBOR



We hope everyone is enjoying their summer! Since our last letter in October 2018, we've been hard at work refining the plans for The Junipers and working through City comments on our application. We know people are busy, so we sent our eighth letter to the Glens to fill everyone in on what we've been up to. More details are also available in this blog.


Click here to download the most recent letter to the community.



7.25.19



PROPERTY MAINTENANCE UPDATE



We just finished clearing all the downed/dead trees. on site. We'll begin mowing the site the first week of August. Scope of work includes the area outside the chain link fence. We will not be removing shrubs or trees from the slopes but will clear any brush/tumbleweeds.



6.6.19



RPPB LAND USE COMMITTEE - FIRE SUMMARY



Last night, Mike Huff from Dudek (The Junipers' wildland fire consultants and arborists) presented the Fire Protection Plan (FPP) and Evacuation Plans for The Junipers and the Glens. We understand that fire safety is a very important topic so the meeting was extended to last roughly 2 hours to ensure all questions were answered. We are working through the questions and discussion from last night and will return to a future Land Use Committee meeting to address them.


Mike presented 42 slides which included a comprehensive review of the components of both plans. He explained that the reports are the product of collaboration and coordination with City staff and several key project consultants/engineers. to ensure all recommendations and solutions are feasible.


Click here to download the presentation.

Click here to download a complete summary of the presentation.


NOTES:

  • Allegra began the meeting with an update on the brush management and maintenance taking place on site. (See slide 3 for maintenance overview)
  • Mike noted that even with regular maintenance, the property’s existing condition poses greater fire risk than the proposed condition. The Junipers converts existing non-native fuels to managed, ignition resistant landscape and structures.
  • The Junipers includes three on-site points of emergency ingress/egress able to be used by all residents of the Glens and future residents of The Junipers. During an emergency evacuation, first responders will determine the most appropriate routes for all (Glens and Junipers) residents.
  • Lennar has included enhancements to the end of Andorra Way as a condition of approval. This means that upon approval of The Junipers, the evac road at the end of Andorra will be brought to code. As noted above, first responders will determine ingress/egress.
  • The Evacuation Plan is for The Junipers and the Glens. For the purpose of the plan, Cresta Bella is included as part of the Glens.
  • The new evacuation options included and implemented with The Junipers reduce evacuation time by roughly 44%.


6.5.19



RPPB LAND USE COMMITTEE - FIRE PROTECTION PLANNING AND EVACUATION



Click here to download tonight's presentation.

Click here to download the handout.


A complete summary will be available tomorrow (6/6/19)



5.24.19



PQ REC ADVISORY GROUP APPROVES GDP



Following a months long process, the Peñasquitos Recreation Advisory Council voted on May 23 to approve the General Development Plan for the new public park at The Junipers.


Thank you to everyone who participated in the GDP workshop process! Click here to check out the park design and to read summaries of each of the workshops.



5.6.19



RPPB LAND USE COMMITTEE - CIRCULATION



Allegra from The Junipers project team presented at the May 1 Rancho Peñasquitos Planning Board (RPPB) Land Use Committee. The topic was circulation. The presentation focused on pedestrian, bicycle and vehicular mobility. We understand that traffic is a community concern so John Boarman from Linscott, Law & Greenspan presented the key findings and traffic mitigation from The Junipers' traffic study.


Click here to download the presentation.


Notes:

  • Allegra reviewed how community feedback was incorporated into the traffic study for The Junipers. The neighborhood feedback outlined on slide 6 was explained through out the presentation and incorporated into the proposed mitigation measures for The Junipers.
  • Consistent with the goals and policy recommendations in the PQ Community Plan, The Junipers enhances pedestrian and bicycle circulation by linking to existing class II bike lanes. In addition, the plan also includes space for a bike repair station, complete with shade structures, tools and maps of regional bike routes. This feature is intended to make biking more convenient.
  • John explained how and what traffic studies are. He reviewed the study area and analysis criteria. The traffic study for The Junipers evaluates current conditions as well as anticipated future impacts. This includes projects currently under construction like Pacific Villages.
  • Project trip generation is based on a standard regional rate. The regional rate is determined by multiple, objective, third-party counts of existing age-restricted housing sites. The restriction of The Junipers as an age-restricted (55+) community generates fewer average daily and peak time trips than a traditional, all-age community.
  • Two roundabouts are proposed for PQ Dr. at Janal and Cuca. Attendees expressed their dislike for the inclusion of roundabouts, however John explained that they are the best option to address the neighborhood concerns about speed control while also meeting City planning requirements. Alternative intersection treatments (i.e. stoplight, stop sign) were studied, but roundabouts proved to be the superior option. The addition of the two roundabouts improves the "Level of Service" on PQ Dr.
  • The complete traffic study will be available for review as part of the Draft Environmental Impact Report public circulation.




4.29.19



GDP WORKSHOP 2 - Recap



The second public park workshop for the new neighborhood park at The Junipers was held on April 25, 2019 at the Hotel Karlan. In addition to the members of the Rancho Peñasquitos Recreation Advisory Group and City staff, approximately twenty-five community members attended to share their thoughts and ideas on the new park. The Junipers' landscape architet presented two draft park alternatives which were based on the feedback collected at the first workshop (3/26).


Click here to read a complete summary.


Each attendee was given the opportunity to vote on their favorite concept and provide comments. The feedback will be used to refine the plan with the most votes. Then, an updated version will be presented to the PQ Rec Advisory Group for a vote on May 23.



4.24.19



SAVE THE DATE - May Planning Board Meeting



The Junipers is scheduled to be an action item on the 5/1 PQ Planning Board Land Use Committee agenda. The topic will be circulation.



4.16.19



GDP WORKSHOP 2



The next GDP workshop is scheduled for April 25 at the Hotel Karlan. The Lennar team and representatives from the City of San Diego Planning Department will be presenting two draft park concepts. Plans are based on the feedback received at the first workshop (3/26). Attendees will have the opportunity to vote on their favorite plan.


Click here to RSVP.



4.12.19



PROPERTY MAINTENANCE



Property maintenance began today behind the Hotel Karlan. The team is working its way north mowing and clearing brush and downed trees.



4.1.19



GDP WORKSHOP 1 - Recap



The first workshop to create a General Development Plan for the new park at The Junipers was held on March 26 at the Hotel Karlan. More than 40 attendees participated in robust conversation at one of seven tables. A member of The Junipers project team was stationed at each table to facilitate the discussion and answer questions.


Click here to read a complete summary.


Workshop 2 is scheduled for 4/25. Stay tuned for more details!



3.19.19



RPPB LAND USE COMMITTEE - ARCHITECTURE



Allegra from The Junipers project team presented at the March 6 Rancho Peñasquitos Planning Board (RPPB) Land Use Committee. The topic was architecture.


Prior to jumping in to this month's topic, she provided a brief recap of the 2/6 presentation on open space. Read more below on our blog post from 2/12.


Notes:

  • The architecture for The Junipers meets the goals of the PQ Community Plan. Most specifically, the goal to "Provide a diversity of housing opportunities for a variety of household types, lifestyles and income levels, while maximizing the health, safety and welfare of the community.”
  • In addition to meeting the design guidelines outlined in the Community Plan, the design for The Junipers is rooted in the history of PQ. Allegra shared about the research the team did in the area, specifically the early structures within Los Peñasquitos Canyon Preserve. These structures include The Rock Spring House (early 1800s), Ruiz Adobe Ranch House (1823), Johnson Taylor Adobe Ranch House (1862) and Mohnike Barn (1912).
  • The architectural styles of these structures are Rustic Minimalist, Adaptive Modern, Elevated Ranch and Adobe Ranch. Elements from each of these styles have been incorporated in to The Junipers to ensure the community reflects the rich history of the area.
  • Elements from each of these styles are also incorporated in to the affordable units so the community will be cohesive. Lennar has also offered to take any interested board members on a tour to demonstrate how affordable units are integrated in to local communities.

The presentation culminated with a 3D flyover video. Click here to check it out!



2.27.19



SAVE THE DATE - March Planning Board Meeting



Lennar will be presenting at the RPPB Land Use Committee on March 6 at 6:00pm. The primary topic will be architecture. As discussed on 2/6, we will cover the community benefits related to community character and also explain how the designs for the homes at The Junipers meet the goals and policies of the PQ Community Plan.


In response to a request made at our last presentation, we will briefly review open space once more.



2.12.19



RPPB LAND USE COMMITTEE - PARKS



Allegra from The Junipers project team presented at the February 6 Rancho Peñasquitos Planning Board Land Use Committee Meeting. She provided a recap of what was discussed on 12/5 and shared that we have organized the comments from that meeting in to four key topics:

  • Parks and Open Space
  • Mobility and Circulation Improvements
  • Fire and Evacuation
  • Architecture and Views

We’ll be breaking these topics out over a series of meetings so we can give the most pertinent issues the time and attention they need, and be prepared to answer your specific questions.


We heard you loud and clear about your desire to understand the community benefits being provided by The Junipers. As we address these topics, we will explain the community benefits associated with each one as well as identify which PQ Community Plan goals we’ll be addressing (slide 4).


She also provided clarification on a couple things from 12/5:

  • In addition to working with RPPB and our neighbors, there are multiple entities that we are in communication with. From City Staff to resource agencies, the project team is working to ensure that any refinements to The Junipers address the needs of each stakeholder group (slide 2).
  • Lennar has not increased the unit count for The Junipers. The unit count remains 455 age-qualified homes and 81 affordable units for low-income seniors (536 homes in total). This unit count was the subject of The Junipers scoping meeting on 4/18/18. (slide 6)
  • As mentioned on 12/5, Allegra reminded the group that we’ve reworked The Junipers' zoning. We heard the concern that with RM-1-1 we could build substantially more units, so we’re carving out designated open space which reduces our developable footprint and therefore the number of units feasible on the property (slide 6 and 7).

The rest of the presentation focused on Parks & Open Space. Click here to download the presentation.


Notes:

  • The Junipers has been designed to maintain views and address privacy concerns of adjacent neighbors. Slides 9 - 20 provide sample sections. We will provide more information on this subject when we discuss architecture and views on 3/6.
  • The Junipers provides 4x the amount of park space required by the City of San Diego (slide 22).
  • In partnership with the City of San Diego, Lennar will be launching the process to design the General Development Plan (GDP) for The Junipers. A GDP is a document that details the plan and design guidelines to build a new public park. The first workshop will be held on March 28 at 7pm at the Hotel Karlan. Click here to RSVP.


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