On August 28, we hosted a two-hour Community Character charrette, the first in a series of design charrettes. More than 50 neighbors were in attendance o discuss aesthetic elements that contribute to the character of the Glens.
Charrette One began at 7:08 pm
Welcome
Max Frank and Jeff Warmoth of 33North kicked off Charrette One with an introduction to The Junipers, a short drone video to help orient attendees with the property and a brief overview of the research and technical studies conducted to date.
In addition, they reviewed the results of the San Diego Planning Commission hearing from June 8, 2017 for The Junipers’ Community Plan Amendment Initiation Request. The Planning Commission voted unanimously to approve the Initiation request to re-designate the property from “Preserve Golf Course Use” to “Low-Density.” During their discussion, the Planning Commissioners encouraged 33North to pursue higher density of at least medium-density when designing The Junipers land use plan. As an example, in the Peñasquitos Community Plan, Medium-Density would be upwards of 2,500 unites on the total 114 acres.
Max and Jeff shared that while 33North is obligated to study the suggested higher density alternatives, they remain committed to the preliminary vision for a maximum of 570 age-qualified (55+), active adult residences.
Community Outreach Overview
Arlene from the 33North outreach team reviewed the nearly one year of community outreach conducted to date, including face-to-face conversations through door-to-door, one-on-one, and small group meetings, and a well-attended community open house. And, explained that neighbors have also been kept up to date with direct mail, emails, blog posts and website updates. Arlene encouraged attendees to join the 33North email list for updates and alerts on new website content as the land use planning process proceeds.
Community Character Charrette
Moderator Teri Slavik-Tsuyuki of tst ink. outlined the goals and activities for Charrette One, including defining Community Character, providing community character references found in the Rancho Peñasquitos Community Plan, conducting a visual voting red dot/green dot exercise and drafting a
Glens Community Character Statement.
Teri began with the definition of Community Character which refers to the natural and built features that shape a neighborhood’s identity.
Next was a voting exercise in five key aesthetic categories: architectural style, slopes and fencing, streetscape, landscaping and monumentation. Attendees were asked to review a series of images in each of the categories. Each attendee was given a sheet of green dots and a sheet of red dots to vote whether they liked or disliked an image.
Click here to see the presentation and how attendees voted.
Following this exercise, there was group discussion to identify themes, similarities and differences in the images receiving the most red and green dots. These aesthetic preferences will serve as a lens in the 33North land use planning process.
Key Takeaways – Visual Voting
- Junipers should create a sense of place that feels authentic to Peñasquitos through the integration of green space, respect for existing natural topography, and the incorporation of different colors and architectural articulation to create streetscapes with visual interest.
- Attendees gravitated towards landscaping that was manicured and maintained.
- The use of drought tolerant landscaping and native greenery is essential.
- Attention should be paid to ensuring green space be attractive and functional (i.e. stormwater detention basins).
- Attendees recognize the market demand for active adult, single-family homes for seniors.
- Spanish Mission style architecture received more green votes compared to modern or California Ranch.
- The design team should be mindful of run off and overall landscaping water management.
- The design team should be mindful of how materials will age because the long-term aesthetics are important to people. For example, stay away from wooden fencing because it ages poorly.
- Attendees preferred uniformity in fencing and walls over mixed-materials.
- Attendees preferred roads with landscaped medians featuring mixture of texture and height.
- Sidewalks with parkways were preferred.
- Smart architectural design is important for attached homes.
- Neighborhood lighting should respect night sky conditions.
- Natural materials of wood, large stone and rock were preferred in monumentation treatments.
Following a brief break, each table of 10 attendees was provided a worksheet which included Glens Neighborhood descriptors collected by the 33North Outreach team over the last year of discussion along with a ‘Draft Glens Community Character Statement’. Click here to view the worksheet.
Key Takeaways – Character Descriptors
- The suggested descriptor words - Quiet, Natural, Access to Open Space, Friendly, Good for families, Hidden Gem, Established, Safe, Private, Connected - all received multiple votes.
- Other descriptor suggestions included - park/open space, integrated into community and hotel, pitch and putt, batting cages, neighborhood gathering space, walking trails, lighting, trees, enough parking so people don’t park on street, maintain easy access to freeway and traffic flow in the community.
Key Takeaways – Draft Glens Community Character Statement
“The quiet, suburban neighborhood of the Glens is home to a diverse collection of homes and residents who value the safety, security and privacy afforded by the neighborhood’s location and setting at the base of Black Mountain.
The rolling hills, views and proximity to the Black Mountain Open Space Park create a welcoming place to walk, bike and connect with neighbors.
It is characterized by…”
After discussing the ‘Draft Glens Community Character Statement’, attendees added the following comments:
- Safety is important to the community
- The community is diverse. Public park, bike and running trails for public/the Glens residents use should be open.
- Trails with split wood rails, and with low maintenance, water tolerant plant material (but not bark). Have trees interspersed adjacent to the trails.
- Need a clean, grassy area for a “dog park” for public use.
Charrette One adjourned at 8:45 pm. With an announcement to watch for updates and details on the upcoming Charrette Two.
Post Event Q & A
Some attendees had general questions outside of the goals of the Community Character Charrette. Max and Jeff volunteered to stay after the event and answer questions. The 33North team announced these questions, along with others will be posted in a newly created FAQ page coming soon to the website.
Q&A adjourned at 9:53 pm
