Workshop 3 - Site Planning

Background

In partnership with the Scripps Ranch Planning Group (SRPG) Ad-Hoc Subcommittee, Shea Homes hosted its third workshop to share the progress made on the site planning efforts for the redevelopment of five vacant parcels located at Scripps Ranch Blvd. and Scripps Lake Blvd.

Project team members included: Paul Barnes, Dennis Schroeder, Marisa Lundstedt, Arlene Tendick, JT Barr, Jen Montgomery and Marina Wurst.

Welcome

The team outlined key milestones and provided an overview of the site location and community context.

They also gave a recap on the project’s alignment with the Scripps Miramar Ranch Community plan residential and transportation elements. The Community Plan serves as the governing document for the area.

Community Responsive Planning

Arlene Tendick (community outreach) provided a summary of the feedback generated from the community outreach workshops and presentations (slides 7-9). Community feedback was used to identify planning priorities and served as the framework for internal design charettes.

Preliminary Site Design

JT Barr (landscape architect) reviewed the design features included in the preliminary site plan (slide 13). Initial estimates shared with the public were that there would be 450 market rate, for sale townhomes plus 10% for rent designated for affordable housing. However, the current unit count is roughly 400 market rate + 10% affordable. The team is continuing to refine the plans.

Ridge Walk

The Ridge Walk is a pedestrian trail that spans the eastern edge of the site, along the existing eucalyptus grove (slide14). The Ridge Walk will be punctuated with recreation nodes (slides 16-17) that may include picnic areas, kids play areas, and look out points. The Ridge Walk will be open to the public and culminate at the private recreation center.

Recreation Center

The Rec Center will be exclusive to residents of the project (slide 18). It’s location fronting Meanley takes advantage of the views of Meanley Park and the eucalyptus grove, while also providing visual relief for the street.

Vehicular Circulation

The feedback we received from the transportation workshop was incorporated into the site’s vehicular circulation plan (slide 19). There will be no vehicular access proposed for Canyon Lake. Secondary emergency vehicle access will be taken from Hoyt Park Dr. While it was no easy feat, we’re glad our engineer was able to accommodate this important community request.

Edge Conditions

Edge conditions are how the project interfaces with the public realm. In other words - what will people see along the perimeter. Slides 20 and 21 include cross sections from two locations on Scripps Ranch Blvd. Section A shows that the new townhomes in that location will sit slightly above Scripps Ranch Blvd. Section B shows that the new buildings will sit below Scripps Ranch Blvd. Large landscape buffers separate the buildings from the street in both scenarios.

The team has worked to leverage the site’s natural topography to reduce visual impacts from existing residences (slide 22). Residents asked if Shea could look at increasing the setbacks on unit 6 to further increase visibility from Canyon Lake. Shea agreed to explore this further.

A massing study was prepared to further depict the bird’s eye view at Scripps Ranch Blvd. and Scripps Lake Dr. (slide 23 and below). Although no architecture is included, the image shows how the building orientation creates opportunities for more landscaping and increases porosity (as opposed to having the buildings run parallel to Scripps Ranch Blvd. which would be better for Shea, yet create a wall along the main road).

Summary and Next Steps

The meeting concluded with a review of next steps. The team outlined the upcoming phases of the process, noting that the input gathered during this session will directly inform both design concepts and future discussions. Technical studies, including traffic, would follow completion of site plan.