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 Hello33North@gmail.com 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 *