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THE JUNIPERS
WELCOME TO THE JUNIPERS OPEN HOUSE
March 15, 2017
Hotel Karlan
STATION #2
PROCESS CHECK
Land Use Planning Process
STATION #3
PROPERTY DETAILS
Site Location and History
Land Use Designations
STATION #6
FEEDBACK
Key questions
Vision Board
Comment Wall
Suggestion Box
We invite you to post comments and ideas
on our Vision Board and Comment Wall.
Please leave your Open House worksheet
in the suggestion box.
STATION #1:
Welcome Station
Open House Format
*YOU ARE HERE*
STATION #4
BUILDING BLOCKS
Community Outreach
Site Analysis
Site Constraints and Opportunities
Market Study
STATION #5
PRELIMINARY VISION
Initiation Criteria
Planning Principles
Conceptual Vision
What we heard/What we did
Responsive Plan
ENTRANCE EXIT
THE JUNIPERS
LAND USE PLANNING PROCESS
Research & Review*
Present Preliminary
Conceptual Vision*Refine Vision
Initiation Application Submittal
RPPB & Land Use Committee*
City Initiation Hearing*
Continue Community
Engagement*
Create Comprehensive Land Use Plan
Inform & Update*Project Application
Submittal to City
City Review & Comments on
Application
Continue Community
Engagement*Refine Plan Inform & Update* Scoping Meeting*
Full Environmental Review
Draft EIR Public Review*
RPPB & Land Use Committee*
Finalize Plan Inform & Update*
San Diego Planning Commission*
San Diego City Council*
33North Planning Process
Current Status
City of San Diego Process
Opportunity for Public Input
We are here
*
THE JUNIPERS
Research & Review*
Present Preliminary Conceptual
Vision*
Refine VisionInitiation
Application Submittal
RPPB & Land Use
Committee*
City Initiation Hearing*
Continue Community
Engagement*
Create Comprehensive Land Use Plan
Inform & Update*
Project Application Submittal to
City
City Review & Comments on
Application
Continue Community
Engagement* Refine Plan
Inform & Update*
Scoping Meeting*
Full Environmental
Review
Draft EIR Public Review*
LAND USE PLANNING PROCESS
Phase 1
Research & Review* (9/2016 – 2/2017) – Assess and understand site constraints and opportunities and market demand. Community
ascertainment through door-to-door interviews, one-on-ones and small group meetings to understand neighbor concerns
Present Preliminary Conceptual Vision (3/2017)
Refine Vision – Refine preliminary vision based on Community Open House feedback for Community Plan Amendment Initiation application
Initiation Application Submittal to City – Initiation is the starting line in the City’s land use process. At this stage, the specifics of a land use
plan are not yet defined; instead, Initiation is a nod from the City that allows us to begin to develop a detailed land use plan
Rancho Peñasquitos Planning Board (RPPB) and Land Use Committee* – As part of the City’s Initiation process, we will present our
conceptual plan and provide information to both the Land Use Committee and the full RPPB
City Initiation Hearing* – San Diego Planning Commission review of initiation application based on established criteria
Phase 2
Continue Community Engagement* – Once we get the go ahead from the City, we’ll kick off Phase 2 of our land use planning process and
continue working with our neighbors and the greater community to create a responsive land use plan
Create Comprehensive Land Use Plan – Your feedback, along with additional technical studies, will be used to build on our vision and will be
the basis of our land use plan
Inform & Update Community – We’ll keep you informed along the way through on-going meetings, website and FAQ updates, email and
direct mail
Submit Complete Land Use Application to City
Phase 3
City Review and Comments on Application – After we submit our land use application, the City will review and provide comments
Community Engagement – We’ll continue to gather feedback from our neighbors and the greater community with on-going one-on-one and
small group meetings
Refine Plan – City comments, technical studies and community feedback will be used to refine the plan
Inform & Update*
Scoping Meeting* and Environmental Review – A full Environmental Impact Report will be conducted per CEQA standards. The CA
Environmental Quality Act (CEQA) process is a robust review of the project’s potential environmental impacts. At this time, a
comprehensive traffic study will be done. CEQA Environmental Review will also evaluate factors like greenhouse gas emissions, noise and
aesthetics.
Draft EIR Public Review* - The community will have an opportunity to review the Draft EIR and provide comments
Phase 4
RPPB and Land Use Committee* – We will present our final plan and provide information to both the Land Use Committee and the full RPPB
Finalize Plan – The final plan will reflect more than a year’s worth of community outreach, extensive market research, City input and
thousands of hours by our professional design team
Inform & Update*
Public Hearings* – The Junipers Plan will be considered for approval by the San Diego Planning Commission and San Diego City Council
RPPB & Land Use Commitee*
Finalize PlanInform & Update*
San Diego Planning
Commission*
San Diego City Council*
We are
here
33North Planning Process
Current Status
City of San Diego Process
Opportunity for Public Input *
THE JUNIPERS
SITE LOCATION The 114 acre site is located west of Interstate 15 and north of the Hotel Karlan (formerly DoubleTree Hotel). The property is within the Rancho Peñasquitos Community Plan Area.
The property is surrounded by single-family homes, townhomes and apartments that comprise the Glens neighborhood. The existing topography consists of developed rolling terrain with single-family homes to the west generally situated 20 to 60 feet above the property. The defunct hotel golf course previously operated on this site.
HISTORY OF SITE
1967 Carmel Highlands Golf Course opens
1993 Rancho Peñasquitos Community Plan adopted to meet the needs of a growing community and
designates the existing Carmel Highlands Golf Course property as “preserve golf course use” to
reflect its then operational use
2006 Cornerstone Communities announces plans to replace the DoubleTree and Carmel Highlands Golf
Course with a few hundred homes, a boutique hotel, a community center with an Olympic-sized
pool, tennis courts, fitness center & meeting rooms, and a commercial center
2007 Great Recession hits and causes housing and development proposals across the nation to be placed
on hold
2011 Laurus Corporation (Laurus Corp) purchases DoubleTree Hotel and Carmel Highlands Golf Course
2013 Citing declining rounds and revenue and increases in water costs, Laurus Corp reports to Rancho
Peñasquitos Planning Board that the Carmel Highlands Golf Course is losing $500,000 annually
2014 Laurus Corp partners with Lewis Operating Corp to begin process to redevelop golf course property
2015 Carmel Highlands Golf Course closes permanently in March 2015
2016 JULY – 33North Development Group (33North) purchases the former golf course from Laurus
Corp
SEPT – 33North begins Community Outreach Process (door-to-door introductions, kitchen table
meetings, “9 in the Neighborhood” small group meetings, coffees with Jeff of 33North)
OCT – 33North begins market and site related research (site analysis, geotechnical analysis,
traffic analysis), meeting with City planning and parks staff, public safety personnel, and
with the Rolling Hills Elementary School Principal and Rolling Hills Elementary School
Foundation
2017 33North begins compiling information needed for City of San Diego Community Plan Amendment
Initiation application based on results of community outreach and research
NOW 33NORTH HOSTS COMMUNTY OPEN HOUSE TO REVEAL PRELIMINARY VISION AND RECEIVE
FEEDBACK FROM NEIGHBORS
NEXT Presentation at Rancho Peñasquitos Planning Board (RPPB) Land Use Committee
Initiation of a Community Plan Amendment with the City of San Diego to begin comprehensive
land use planning process and continue community engagement
THE JUNIPERS
LAND USE DESIGNATIONS
City of San Diego General Plan Land Use Designation:
Park, Open Space, and Recreation (Private/Commercial Recreation)
THE JUNIPERS
LAND USE DESIGNATIONS
City of San Diego Zoning Designation:
RS-1-14 (Residential Single Unit) 5,000 sq. ft. lots
Rancho Peñasquitos Community Plan:
Preserve Golf Course Use
RS – 1-14
Residential
Single-Unit
min. 5,000 sq. ft.
lots
THE JUNIPERS
COMMUNITY OUTREACH CONDUCTED
The following represents the community outreach/engagement conducted
to date:
- Door-to-Door Community Ascertainment (9/9/16, 9/10/16, 9/22/16, 11/10/16)
- Website www.ConnectTheGlens.com launched (9/9/16)
- Dedicated email [email protected] established (9/9/16)
- Introduction to Rancho Peñasquitos Planning Board (RPPB) (10/5/16)
- Introduction letter sent to 967 Glens neighbors (10/6/16)
- One-on-one community meetings with neighbors (on-going)
- Small group meetings (11/1/16, 11/14/16)
- Outreach to Rolling Hills Elementary School Principal (11/3/16) and Rolling Hills Foundation (11/21/16)
- First update to RPPB (12/7/16)
- Outreach to Fire Station 42 (1/11/2017)
- Second update to RPPB (2/1/17)
- Informational meeting with City of San Diego Parks and Rec Department (2/9/17)
- Second letter sent to 967 Glens neighbors – Project update and Open House invite (3/3/17)
- Community Open House (3/15/17)
THE JUNIPERS
SITE ANALYSIS CONDUCTED
Technical Studies conducted to date:
- ALTA Survey
- Utility Locational Survey
- Preliminary Traffic Study
- Geotechnical Exploration
- Biological Study
- Water Usage Analysis
- Market Analysis
SITE CONSTRAINTS AND OPPORTUNITIES
- Rolling Hills Elementary School existing capacity
- Topography of site
- Existing high-pressure gas lines, and existing sewer and water lines
- One entry/exit for Glens neighborhood
- No major arterial-facing property for retail opportunities
- Ease of access to transit corridors
Surrounding land uses:
- Single-Family detached and attached residential
- Multi-Family residential
- Hotel/resort
RS-1-14: Residential Single-
Unit
Min. 5k sq. ft. lots
Single-family homes
RM-2-5: Residential – Multiple Unit
Max. density of 1 du/ 1,500 sq. ft. of lot area
The Hills Apartments
RM-1-1: Residential – Multiple Unit
Max. density of 1 du/3k sq. ft. of lot area
Cresta Bella
CV-1-1: Commercial Visitor
Accommodate a mix of large-scale, visitor-serving uses and residential uses and permits a max. density of 1 du/1,500 sq. ft. of lot area
Hotel Karlan
Existing Zoning, Density & Current Uses
CC-1-3: Commercial Community
Accommodate development with an auto orientation and permits a max. density of 1 du/1,500 sq. ft. of lot area
Peñasquitos Village retail center
THE JUNIPERS
MARKET ANALYSIS RESULTS
Findings
- There exists a pent up demand for age-qualified, active adult (55+) new home projects. Especially true for San Diego County locations driven by San Diego’s historic appeal to military retirees
- Only age-qualified, active adult (55+) new home project available in San Diego (Auberge at Del Sur) is projected to be completely sold out by Q1 2017
- Product demand is for single-family one and two-story detached and attached homes with master bedroom and main living areas on first floor with guest/hobby room upstairs
Who is an Active Adult, age 55+?
- Retired/Pre-retiree - Singles/Couples - Empty Nesters - Move-down buyers
These empty nesters have a strong sense of self.
They are successful, intelligent and independent.
Their home needs to be of the highest quality,
sustainable and zero maintenance. This target
market often trades size for upscale,
neighborhood-exclusive recreational amenities.
Desired Features & Amenities
- Single-level living areas with master suite downstairs
- HOA amenities: pool, spa, club with fitness room, kitchen, hobby room, media room
- Dog park and linear greenbelts
- Access to trails and other recreation opportunities
*Source: Market Update, Bob McFarland, Managing Director Market InSite Dec 2016
THE JUNIPERS
CITY OF SAN DIEGO INITIATION PROCESS
The first step for a Community Plan Amendment is a preliminary step known as “Initiation.” The Initiation of a plan amendment is “a limited decision and is neither an approval nor denial of the plan amendment and accompanying development proposal.”
– General Plan and Community Plan Amendment Manual
- The City’s General Plan and the Land Development Code both note that the “initiation of a plan amendment is not an expression of support for a project or policy change. It is simply direction that an amendment warrants study and provides an identification of issues to analyze in the process”
- The Initiation process is outlined in the General Plan and Community Plan Amendment Manual
- Initiation criteria includes:
Level and diversity of community support
Appropriate size and boundary for the amendment site
Provision of additional benefit to the community
Implementation of major General Plan and community plan goals, especially as related to the vision, Guiding Principles and City of Villages Strategy
Provision of public facilities
- Consideration of the merits of the proposed project is not a part of the Initiation process
- If the Community Plan Amendment request satisfies each of the Initiation criteria, the Planning Commission needs to only determine that the request is “worthy of further analysis”
- Denial of an Initiation Application for a Community Plan Amendment is provided for only “if it is clearly inconsistent with major goals and policies of the General Plan”
- Initiation allows an opportunity for early input on the proposed amendment from the Planning Commission or City Council, the recognized community planning group for the area, and the broader public
- Once the Planning Commission supports further study of a Community Plan Amendment, the Amendment process “will follow consistently-applied practices to analyze issues, seek community and general public input as well as consistent noticing, environmental and hearing processes”
THE JUNIPERS
Rancho Peñasquitos Community Plan Goals: Goal 1 Ensure that needed public facilities are provided at the time of need Goal 2 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
Goal 3 Provide attractive commercial development to serve the community's
day-to-day shopping, service and recreational requirements Goal 4 Provide public parks and recreation facilities as needed, while
preserving and maintaining landscaped and natural open space areas Goal 5 Construct and maintain an adequate system for vehicular, bicycle and
pedestrian circulation within the community, while providing adequate access to the larger San Diego region
Goal 6 Ensure a pleasant and healthful physical and social environment for
Rancho Peñasquitos residents by balancing development with the preservation of the community's natural resources and amenities
Goal 7 Provide and maintain a high level of public facilities and services
concurrent with community growth and tailored to community needs
33North’s Guiding Planning Principles:
Goal 1 Preserve and enhance existing property values of the adjoining neighborhood
Goal 2 Consider key concerns of neighbors Goal 3 Create bicycle and pedestrian connectivity with the adjoining
neighborhood Goal 4 Identify public recreational opportunities within our property Goal 5 Re-establish social and recreation linkages missing since closure of golf
course Goal 6 Repurpose the property as a high-quality, sustainable residential
community Goal 7 Provide much-needed ownership opportunity for existing and new San
Diego Active Adults Goal 8 Identify public benefit opportunities Goal 9 Provide inclusionary affordable housing Goal 10 Create housing opportunities for new families, by providing
opportunities for empty-nesters to find more suitable, new housing in their neighborhood
Goal 11 Meet the goals of the San Diego General Plan, Housing Element and
the Rancho Peñasquitos Community Plan
THE JUNIPERS
THE JUNIPERS
The preliminary conceptual vision for The Junipers is a new, age-qualified,
active adult (55+) residential neighborhood of primarily single-story homes
that incorporates community benefits for the entire Glens neighborhood.
The Junipers’
Amenity/Recreation area
A new Glens neighborhood public
park/open space area
Approximately 30% of the
property will be reserved for
active recreation, trails and
open space
Generous setbacks where possible and landscape
buffers to provide beautification and address privacy
concerns of adjacent neighbors
Residences will be no
more than 2 stories to
ensure that long views
of mountains are
maintained
Foster neighborhood
connectivity by providing
public access to a new Social
Loop and walking trails
A new neighborhood connector
street will reduce impacts to the
Peñasquitos Dr./Carmel Mountain
Rd. intersection
In addition, designation as an
age-qualified, active adult (55+)
neighborhood eliminates school
impacts and has less traffic impacts
Our Community Plan Amendment Initiation
application will request our property be
changed from “Preserve Golf Course Use” to
“Low Density” in accordance with the site’s
current zoning and consistent with the
existing, surrounding residential community.
Low Density allows for 1-5 units per acre, or
a maximum of 570 units. The final unit count
has not yet been determined.
THE JUNIPERS
WHAT WE HEARD/WHAT WE DID
We heard community connectedness is a big part of what makes the Glens unique.
SOLUTION: A key planning principle of ours is the incorporation of elements that foster social
interaction. For example: The Junipers includes publicly accessible ‘Social Loop’ walking trails.
We learned there is an interest in recreation opportunities. Residents shared with us that our
property is the last opportunity for a neighborhood amenity or park.
SOLUTION: We are focused on the incorporation of community-wide benefits into our plan. For
example: We are reserving approximately 30% of the property for active recreation, a park,
walking trails and open space.
We understand that some worry the redevelopment of our property has the potential to affect
the existing character of the neighborhood.
SOLUTION: We are committed to ensuring the plan for The Junipers is cohesive with the
surrounding community’s uses and lifestyle. For example: We are proposing the elimination of
the potential for apartments as a use. The Junipers will be exclusively for-sale, and primarily
single-level, single-family, attached and detached homes.
We were told that neighborhood traffic and access are a concern.
SOLUTION: We are proposing an age-qualified, active adult (55+) residential neighborhood that
will significantly decrease any potential traffic impacts.
Homeowners living adjacent to our property shared with us their fear of possible impacts to
privacy and views of the mountains to the east.
SOLUTION: We are committed to providing generous setbacks wherever possible and landscape
buffers between adjacent existing homes. We will also consider view impacts throughout our
planning process. For example: we are placing a two-story limit on all residences.
We received questions around whether the redevelopment of our property would create
overcrowding at Rolling Hills Elementary School. Many neighbors told us Rolling Hills is a “little
gem” and stressed that maintaining its small class sizes is very important.
SOLUTION: We are proposing an age-qualified, active adult (55+) residential neighborhood,
which eliminates any impact to school enrollment and any resulting peak pick up/drop off
traffic.
Many neighbors shared with us that they do not want high-density, rental apartments or three-
story residential buildings.
SOLUTION: We are proposing only for-sale, single-family, attached and detached homes. Our
vision eliminates apartments as a potential land use and places a two-story limit on all
residences.
THE JUNIPERS
A COMMUNITY RESPONSIVE PLAN
Traffic Circulation Improvements
- New connector road from Carmel Mountain Rd. to Peñasquitos Dr. - New traffic signal along Peñasquitos Dr.
- New proposed Emergency Access from Peñasquitos Dr. to Carmel Mountain Rd.
- Reduced traffic impact through Age-qualified (55+) housing designation
Recreation Improvements
- New “Social Loop” walking trails connecting The Junipers to the Glens neighborhood
- New neighborhood park
- Approximately 30% of property reserved for active recreation, a park, walking trails, privacy buffers and open space
Neighborhood Compatibility
- Primarily single-story homes
- No three-story townhomes
- No high-density multi-family apartments
- Low Density zoning - Privacy landscape buffers
- Quality architecture
- No impact to existing schools, yet still contributing $500,000+ in school fees
- On-site senior affordable housing
Sustainability
- Elimination of water-intensive land use
- Quality architecture - Green building practices
- Use of sustainable building materials
THE JUNIPERS
FEEDBACK
What would you like to see included in a neighborhood park?
What are your ideas to improve traffic circulation?
What did we miss? What would you like us to know?
THE JUNIPERS
Research & Review*
Present Preliminary Conceptual
Vision*
Refine VisionInitiation
Application Submittal
RPPB & Land Use
Committee*
City Initiation Hearing*
Continue Community
Engagement*
Create Comprehensive Land Use Plan
Inform & Update*
Project Application Submittal to
City
City Review & Comments on
Application
Continue Community
Engagement* Refine Plan
Inform & Update*
Scoping Meeting*
Full Environmental
Review
Draft EIR Public Review*
LAND USE PLANNING PROCESS
Phase 1
Research & Review* (9/2016 – 2/2017) – Assess and understand site constraints and opportunities and market demand. Community
ascertainment through door-to-door interviews, one-on-ones and small group meetings to understand neighbor concerns
Present Preliminary Conceptual Vision (3/2017)
Refine Vision – Refine preliminary vision based on Community Open House feedback for Community Plan Amendment Initiation application
Initiation Application Submittal to City – Initiation is the starting line in the City’s land use process. At this stage, the specifics of a land use
plan are not yet defined; instead, Initiation is a nod from the City that allows us to begin to develop a detailed land use plan
Rancho Peñasquitos Planning Board (RPPB) and Land Use Committee* – As part of the City’s Initiation process, we will present our
conceptual plan and provide information to both the Land Use Committee and the full RPPB
City Initiation Hearing* – San Diego Planning Commission review of initiation application based on established criteria
Phase 2
Continue Community Engagement* – Once we get the go ahead from the City, we’ll kick off Phase 2 of our land use planning process and
continue working with our neighbors and the greater community to create a responsive land use plan
Create Comprehensive Land Use Plan – Your feedback, along with additional technical studies, will be used to build on our vision and will be
the basis of our land use plan
Inform & Update Community – We’ll keep you informed along the way through on-going meetings, website and FAQ updates, email and
direct mail
Submit Complete Land Use Application to City
Phase 3
City Review and Comments on Application – After we submit our land use application, the City will review and provide comments
Community Engagement – We’ll continue to gather feedback from our neighbors and the greater community with on-going one-on-one and
small group meetings
Refine Plan – City comments, technical studies and community feedback will be used to refine the plan
Inform & Update*
Scoping Meeting* and Environmental Review – A full Environmental Impact Report will be conducted per CEQA standards. The CA
Environmental Quality Act (CEQA) process is a robust review of the project’s potential environmental impacts. At this time, a
comprehensive traffic study will be done. CEQA Environmental Review will also evaluate factors like greenhouse gas emissions, noise and
aesthetics.
Draft EIR Public Review* - The community will have an opportunity to review the Draft EIR and provide comments
Phase 4
RPPB and Land Use Committee* – We will present our final plan and provide information to both the Land Use Committee and the full RPPB
Finalize Plan – The final plan will reflect more than a year’s worth of community outreach, extensive market research, City input and
thousands of hours by our professional design team
Inform & Update*
Public Hearings* – The Junipers Plan will be considered for approval by the San Diego Planning Commission and San Diego City Council
RPPB & Land Use Commitee*
Finalize PlanInform & Update*
San Diego Planning
Commission*
San Diego City Council*
We are
here
33North Planning Process
Current Status
City of San Diego Process
Opportunity for Public Input *