HomeMy WebLinkAboutPCD 00-02; Rancho Carrillo Village T; Planning Commission Determination (PCD)The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: September 20, 2000
Application complete date: July 6, 2000
Project Planner: Van Lynch
Project Engineer: Mike Shirey
SUBJECT: PCD 00-02 - RANCHO CARRILLO VILLAGE T - Request for approval of a
Planning Commission Determination to allow Village T within the Rancho
Carrillo Master Plan, a community service facility site, to revert back to the
underlying Residential-Medium land use designation.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4823
APPROVING PCD 00-02, allowing the community service facility land use designation of
Rancho Carrillo Village T to revert to Residential-Medium General Plan designation.
II. BACKGROUND
This item was scheduled for August 16, 2000, but was continued to the meeting of September
6th and then to the September 20th meeting. The continuance was to allow the applicant and
staff time to do additional research.
The Rancho Carrillo Master Plan was originally adopted in 1972 and significantly amended in
1993. The General Plan Land Use Element (1974), at the time of the amendment, did not
address the requirement for community facilities. The provision of the community facilities
within Rancho Carrillo was a negotiated item during the master plan review. Staff has since
determined that community facilities are desirable in the development of residential
neighborhoods in master plans and specific plans over 100 acres in size and has since amended
(1994) the General Plan Land Use Element to include them.
One residential objective of the present Land Use Element of the General Plan (Page 30, B.4,
attached) is "To ensure that new master plan communities and residential specific plans
contribute to a balanced community by providing, within the development, adequate areas to
meet some social/human service needs such as sites for worship, daycare, youth and senior
citizen activities, etc". The implementation policies and action program (Page 31, C.I2,
attached) "Require new master planned developments and residential specific plans over 100
acres in size to provide usable acres to be designated for community facilities such as daycare,
worship, youth and senior citizen activities. The exact amount of land will be determined by a
future amendment to the Planned Community Zone". Staff is currently working on GPA 99-01,
which will establish a Community Facilities land use designation with goals, objectives, and
implementing policies and action programs.
PCD 00-02 - RANCHO CATtRILLO VILLAGE T
September 20, 2000
Page 2
There are a variety of master plans and specific plans that address community facilities. Below
is a summary of the plans and their community facility provision.
« Rancho Carrillo Master Plan provides for a day care site centrally located and a
community facility site located within Village T. Village T is 3.2 net acres and is
reserved for a three-year period to be developed as a community facility site.
• The Arroyo La Costa Master Plan has reserved, indefinitely, a 6.6-acre site for a church.
• The Aviara Master Plan has reserved, indefinitely, planning area 32B, which is 4.5 gross
acres for a daycare/church site.
« The Zone 20 Specific Plan identifies the need for community facilities and allows a
developer to reserve, for a period of five years, a site that would be located near a park,
school, or other major public facility. For the reservation, the City would offer
development incentives for the provision of a community facility site.
• The Kelly Ranch has a daycare site reserved and also provides a visitor center for the
Agua Hedionda lagoon.
• The Calavera Hills Master Plan presently does not have a provision for community
facilities, but will be revised to include the requirement during an upcoming amendment.
• The Green Valley Master Plan does not have a provision for community facilities.
• Poinsettia Properties Specific Plan (92 acres, exempt from required community facilities
requirement) allows a child care center within the commercial/retail component of the
specific plan.
Future master plans, such as the Bressi Ranch and Villages of La Costa Master Plan, and specific
plans will be required to provide community facilities in accordance with the new General Plan
Land Use Element goals and objectives.
It has been determined that church sites should have a minimum of two acres of net usable area.
This is based on a survey of existing church sites in the City of Carlsbad that indicates that the
average church site is approximately two acres. These church sites are older establishments that
may not provide the full range of services (i.e. day care, youth programs, educational programs,
etc.) that current churches provide.
The Rancho Carrillo Master Plan states that Village T revert to residential "upon approval of the
Planning Commission Determination which shall be granted upon a showing by the applicant
that they have made good faith efforts to market this site...". Staff does not have a definition of
good faith effort. As stated in the staff report, staff did give input as to what groups should be
solicited for interest in the site.
PCD 00-02 - RANCHO CARRILLO VILLAGE T
September 20, 2000
Page 3
ATTACHMENTS:
1. Planning Commission Resolution No. 4823 (PCD)
2. Letter from Hofman Planning, dated 9-12-00, Attachment "A"
3. Letter from Continental Homes, dated 9-11 -00, Attachment "B"
4. Excerpts of the Rancho Carrillo Master Plan
5. Excerpts of the current General Plan Land Use Element
6. Staff Report dated August 16, 2000 with attachments
VL:cs:mh
ATTACHMENT "A'
Hofman Planning
Associates
September 12, 2000
Bill Compas
Chairman, Carlsbad Planning Commission
1200 Carlsbad Village Drive
Carlsbad, Ca. 92008
RE: PCD 00-02- RANCHO CARRILLO VILLAGE T
Dear Mr. Compas:
Continental Residential, Inc. appreciates the continuances that have been granted by the Planning
Commission. It has allowed our office to work with them to research our files and their files to
provide additional background on Village T and the efforts that Continental has done to market
this site to a church or other community facilities use.
History
The location and acreage of this site was determined as a part of the Rancho Carrillo Master Plan
that was approved by the City Council on July 27, 1993. The decision as to the location and
acreage of the site was determined based on negotiations and input from staff in 1992. When
this site was established in 1992 the City had no set standards for community facility sites.
Currently, staff is working on a Community Facilities General Plan designation and Zoning, but
this still is a long ways from being adopted. As stated above, the acreage and location of this
site was based on discussions with staff. The applicant provided a study of church sites in
Carlsbad which showed that they ranged in size from approximately 1 acre to 4 acres. Based on
that information staff, the applicant, Planning Commission and City Council believed that a two
acre site would be adequate to accommodate a church or other community facility.
The location for this facility was chosen because it overlooked the valley and was separated from
the adjacent residential development in Village Q by streets and open space. Staff felt that this
separation would help to avoid conflicts between any nosie or traffic generated by the
community facility use and adjacent residences.
Master Plan Text
Accompanying this letter is the text from the Rancho Carrillo Master Plan addressing Village T.
This text was prepared based on input from City staff. Similar text was in the Master Plan for
Village S, the site that is currently occupied by the San Marcos School District's Elementary
5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760)438-1465 • Fax: (760)438-2443
School. This text is similar to text in many of the other Master Plans in the City of Carlsbad
where there are school sites or other properties where community facilities may be located.
Similar to the school site this property was given a General Plan designation of R-M, Residential
Medium and an underlying zoning of RD-M, Residential Density Multiple. It was given these
designations for the following reasons:
1. The City did not have and still does not have a Community Facilities General Plan
designation or zoning.
2. There was no way to guarantee that the developer of the Master Plan would be
able to get a community facilities use to locate at this site. Almost all of the
Master Plans containing potential school sites and community facility sites
recognize that this is a possibility and have similar language. This allows the
sites to be developed per their underlying residential designation without the need
for a General Plan and Master Plan Amendment.
Marketing Efforts
The attached letter from Greg Hastings of Continental Residential Inc. explains the effort that
they have put forth to market this property to churches and other community facility type of uses.
Continental met with Michael Holzmiller to review this program and received his concurrence.
As explained above, when the acreage and location of this site was established the developer,
staff and the decision makers all believed that it was adequate in size. Since that time it appears
that many churches have decided to expand their operations to include daycare and other uses
which require a larger site. If the applicant had been able to predict this eight years ago they
would have designated a larger site. It was never their intent to designate an inadequate site, wait
three years, process a Planning Commission Determination and then a Tentative Map for a site
that had a maximum potential of 19 units.
Provision of Public/Community Facilities
Continental Residential Inc. has provided more than their fair share of public facilities. They
constructed full width Melrose Avenue, a six lane Prime Arterial, regional roadway, through the
Master Plan even though less than 20% of the traffic on Melrose can be attributed to the Master
Plan. They received no financial aid from either the City or State to assist in the construction of
this regional road. Although the Zone 18 Local Facilities Master Plan only required the
dedication of an additional 5.7 net acres of park land, Continental has dedicated 16.4 acres of
parkland, with a net acreage of 9.4 acres. This acreage was incorporated into the existing 10.5
acres to create the 26.9 acre Carrillo Ranch Park. .
The Rancho Carrillo Master Plan has provided over 252 acres of open space, even though the
Planned Community Zone only required the provision of 103.5 acres of open space. Finally the
Rancho Carrillo Master Plan has provided several miles of Citywide and Master Plan trails that
are open to the public even though the City has not established a maintenance or liability entity.
Conclusion
Continental has provided more than its share of public and community facilities. The location
and acreage of the site was based on input from the developer and staff and approved by the
decision making bodies. They have made a good faith effort to market Village T to churches and
other community facilities based on a marketing plan that has been reviewed and approved by
the Planning Director. It was always their intent to market this site to a community facility type
of use. It was never their intent to sit on the site for three years and then do develop it for
residential purposes.. Continental has made a good faith effort to market the site and now they
wish to develop the site in accordance with the approved Rancho Carrillo Master Plan. We
would respectfully request the Commission's concurrence with staffs recommendation of
approval. We will be happy to provide additional information and answer any questions the
Commission may have at the meeting on September 20th.
Sincerely,
Mike Howes
cc Planning Commission
Gary Wayne
Van Lynch
attachments
ATTACHMENT "B'
September 11,2000
Bill Compas
Chairman
Carlsbad Planning Commission
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Re: Village T, Rancho Carrillo
Dear Mr. Compas:
Continental Homes
2237 Faraday Avenue, Suite 100
Carlsbad, California 92008
(760)931-1980
Fax (760)931-0237
www.conlinentalhomes.com
As director of land acquisition for Continental Homes last year, it was my responsibility
to document our attempts to sell Village T to a community service group. I have been
buying and selling property for various development companies for nearly 20 years.
I followed the time honored direct mail technique, which can be very effective with the
right mailing list. Continental used KM Lists, Inc. to help prepare the list of churches
and other community facilities. KM Lists, Inc. is the best source for preparing mailing
lists in San Diego County. They did extensive research to prepare the two lists. After the
mailings were sent out I followed up with phone calls to each of the organizations on the
respective lists. 595 contacts were attempted in November 1998 and 215 contacts in June
1999.
A grand total of five church organizations expressed some interest and zero community
service groups. I spoke to Jehovah's Witnesses, a bishop of the Episcopal Church, Oak
Hills Church pastor, Holy Cross Church, and Living Faith Christian Church in some
detail.
The comments from my contacts were very clear about what they want. The trend is
toward "mega-facilities" with a church including teaching center, play areas, overnight
facilities, and massive parking areas. Most respondents were looking for a site between
three and five acres; our site is only two acres. Various organizations tried to talk me into
putting the church at our recreation center/daycare site because it was larger. This was
not feasible because the Master Plan required a recreation center/daycare site.
To summarize, I was surprised by the nearly unanimous lack of interest in our
community service site but realize that the numerous comments about the inadequate size
indicate that churches and other community facilities need larger sites than they did in
Bill Compas - page 2 of 2
September 11, 2000
1992 when this site was chosen. The choice of the site and its acreage was determined ^
based on a survey of church sites in Carlsbad in 1992 and input from City staff. Our
sales contract with Kindercare, which has been approved to construct a daycare facility
adjacent to our recreation center, prevents us from locating another daycare facility in the
Master Plan. This has prevented us from marketing the site to daycare facilities. I hope
this information helps you reach the same conclusion. If you have any questions, I can be
reached at (760) 931-1980.
Sincerely,
Continental Residential, Inc.
Gr^gA. Hastings
Division President
Cc: Planning commission
Gary Wayne
Van Lynch
ATTACHMENT 4
The daycare center will be provided within Open space Area 11 adjacent to the park site.
This location will take advantage of the passive recreational opportunities within the park
and open space areas, as well as being centrally located within the Master Plan area for
easy access.
A potential school site (Village S) will be offered to the San Marcos Unified School
District per the requirements of the Zone 18 LFMP. The site is contiguous with the
Rancho Carrillo Park Site and within the Open Space Corridor as shown on Exhibit 4. The
school site is adjacent to the park site and open space network and in close proximity to
adjacent residential development.
Village T, a 3.2 net acre site, will be provided as a community facilities site. This site
could be utilized by a church, Boys and Girls Club or other community facility. As shown
on Exhibit 4, the site is located adjacent to El Fuerte and contiguous with the open space
system on the western boundary of the Master Plan area.
Location of the community facilities within the central open space corridor will strengthen
the area's sense of place. The central location provides for visual prominence, easy access
and connection by pedestrian trail.
C. MASTER APPLICATIONS
The following applications are being processed concurrently with this Master Plan:
1. General Plan Amendment to revise land use designations within the Master Plan
area to reflect existing topography or constraints based on up-to-date surveys and
current city codes for this site, and a single ownership of the entire Master Plan
area. The proposed revision will have two main results: 1) Changing open space
boundaries to result in larger, more contiguous open space areas that protect the
more valuable biological resources on the site and 2) provide a greater variety of
residential dwelling units to address all segments of the market to include
affordable housing.
2. Master Plan Amendment to the existing Rancho Carrillo Master Plan to revise land
uses within the Master Plan.
D. MASTER PLAN GOALS
The Rancho Carrillo Master Plan has been developed based on the following goals. All
development within the Master Plan shall conform to these goals:
10
acreage is contiguous with the existing Rancho Carrillo Park Site and exceeds the Zone
18 - LFMP requirement. It is anticipated that the park site will be predominantly
passive, however, final site design will be determined by the City of Carlsbad's Park and
Recreation Department.
5. COMMUNITY FACILITIES
Within the residential and open space land uses, land is reserved for a community
service facility and daycare center. The location and description of each of these
facilities is provided below and are shown on Exhibit 7.
a. Community Service (Village T)
A 3.2 net acre site is reserved for a Community Service in Village T
located near the southwest boundary of the Master Plan area. The site will
be available for a period of three years following the commencement of the
grading for El Fuerte Street or the collector street adjacent to this site. At
that time, the site will revert to the underlying General Plan land use of RM
for a potential of 19 dwelling units subject to approval of a Planning
Commission Determination which shall be granted upon a showing by the
applicant that they have made good faith efforts to market the site to a
community facility type of use during the three year period without any
success.
b. Davcare Center
A daycare center in conjunction with a common recreation center will be
provided in Open Space Area 11 adjacent to the Carrillo Ranch Park site.
18
LEGEND
Community Services2.1 acpad
RVStorage
2.6 ac pad
Elementary School
11.6 ac pad
City Park
26.9 ac
Childrens' Daycare
1.8 ac pad
NOTE:
1. Total park acreage does not include r.o.v. 's,
which are included in the 27.5 acre figure.
H O Community
Facilities
Approval of these villages above their growth control point is acceptable because
the maximum number of units allowed by the Master Plan, 1816, is below the 2091
residential units allocated to Zone 18 by its approved Local Facilities Management
Plan.
The maximum development potential permitted by this Master Plan is shown on
Exhibit 5. Unless a Master Plan Amendment is processed, the development
allocation shown shall not be changed except for the following circumstances:
a. Residential dwelling units in a village may be increased up to 10 percent
provided that there is a concurrent reduction in the number of dwelling
units permitted in another village in a corresponding amount, and further
provided the total maximum number of dwelling units shall not be
increased, or
b. Upon determination by the San Marcos Unified School District that the
elementary school site is not needed or at the end of three years from
approval of this Master Plan (This period may be extended in one year
increments subject to the approval of the Planning Director and School
District) and the City does not exercise it's right of first refusal to purchase
the site within a 90 day period if it is not acquired by the district, Village
S will be allowed to develop to the maximum number of dwelling units
allowed under growth management, or
c. Upon determination that the Community Facilities site, Village T, is not
needed or at the end of three years following the date of approval of the
tentative map for this parcel, Village T will be allowed to develop to the
maximum number of dwelling units allowed under growth management, or
d. Density bonuses for affordable housing as allowed per Program 3. 7a of the
City of Carlsbad Housing Element.
2. DWELLING UNIT TRANSFER
A dwelling unit transfer may be allowed within a quadrant pursuant to the Growth
Management Ordinance (Title 21.90 of the Carlsbad Municipal Code). Dwelling
units may be transferred from one property within the Rancho Carrillo Master Plan
to another property within the Master Plan or within the Southwest Quadrant as
long as the overall unit count in the quadrant is not exceeded and adequate public
facilities are provided concurrent with the need created by the transfer of the units.
Any transfer of density shall be analyzed as part of the discretionary action
proposing the transfer. This review shall determine if the proposed transfer is in
21
20. VILLAGE T
a. Description
Village T is located east of El Fuerte between Open Space Areas 12, 9 &
6. Village T has a gross area of 4.5 acres and a net developable area of 3.2
acres. This village has been designated as a community service facilities
site.
b. Use Allocation
Although this site carries the RM General Plan Land Use Designation (4-8
du/ac), it has been designated as a community service facility site by the
Rancho Carrillo Master Plan. If this site is not utilized by a community
service facility within 3 years of grading of the right-of-way for El Fuerte
Street or the collector street adjacent to this site, then the site shall revert
back to its underlying designation of RM. This would allow this site to be
developed with 19 residential units upon approval of a Planning
Commission Determination which shall be granted upon a showing by the
applicant that they have made good faith efforts to market this site to a
community facility type of use during the three year period without any
success.
c. Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planning area:
• Prior to development of this site other than the Phase 1 grading, a
Site Development Plan must be approved by the Planning
Commission.
• Village T should attempt to take advantage of views into the valley
open space to the north and northeast.
• The Community Service Facilities shall produce a positive landmark
building within the plans overall architectural theme.
177
ATTACHMENT 5
LAM) USE ELEMENT
C.9 Cooperate with other jurisdictions to ensure
the timely provision of solid waste management and
sewage disposal capacity.
C. 10 Manage the disposal or recycling of solid
waste and sewage within the City.
C. 11 Cooperate with other cities in the region to
site and operate both landfill and recycling facilities.
C. 12 Continue to phase in all practical forms of
mandatory recycling, to the extent possible.
RESIDENTIAL
A. GOAL
A City which provides for a variety of housing
types and density ranges to meet the diverse economic and
social requirements of residents, yet still ensures a cohe-
sive urban form with careful regard for compatibility
while retaining the present predominance of single family
residences.
B. OBJECTIVES
B.I To achieve a variety of safe, attractive
housing in all economic ranges throughout the City.
B.2 To preserve the neighborhood atmosphere
and identity of existing residential areas.
B.3 To offer safe, attractive residential areas
with a wide range of housing types, styles and price levels
in a variety of locations.
B.4 To ensure that new master planned commu-
nities and residential specific plans contribute to a bal-
anced community by providing, within the development,
adequate areas to meet some social/human service needs
such as sites for worship, daycare, youth and senior
citizen activities, etc.
C. IMPLEMENTING POLICIES AND
ACTION PROGRAMS
C. 1 Encourage the provision of low and moder-
ate income dwelling units to meet the objectives of the
City's Housing Element.
C.2 Allow density increases, above the maxi-
mum residential densities permitted by the General Plan,
to enable the development of lower-income affordable
housing, through the processing of a site development
plan. Any site development plan application request to
increase residential densities (either above the Growth
Management Control Point or upper end of the residential
density range(s)), for purposes of providing lower-income
affordable housing, shall be evaluated relative to: (a) the
proposal's compatibility with adjacent land uses; (b) the
adequacy of public facilities; and (c) the project site being
located in proximity to a minimum of one of the following:
a freeway or major roadway, a commercial center, em-
ployment opportunities, a City park or open space, or a
commuter rail or transit center.
C.3 Consider density and development right
transfers in instances where a property owner is preserv-
ing open space in excess of normal city requirements.
C.4 Limit medium and higher density residential
developments to those areas where they are compatible
with the adjacent land uses, and where adequate and
convenient commercial services and public support sys-
tems such as streets, parking, parks, schools and utilities
are, or will be, adequate to serve them.
C.5 Locate multi-family uses near commercial
centers, employment centers, and major transportation
corridors.
C.6 Encourage cluster-type housing and other
innovative housing design that provides adequate open
space areas around multi-family developments, especially
when located adjacent to commercial or industrial de-
velopment.
Page 30
LAM) USE EI.EMEKT
C.7 Locate higher density residential-uses in
close proximity to open space, community facilities, and
other amenities.
C.8 Consider high and medium high density
residential areas only where existing or proposed public
facilities can accommodate the increased population.
C.9 Coordinate provision of peripheral open
areas in adjoining residential developments to maximize
the benefit of the open space.
C. 10 Encourage a variety of residential accom-
modations and amenities in commercial areas to increase
the advantages of "close in" living and convenient shop-
ping.
C.ll Require new residential development to
provide pedestrian and bicycle linkages, when feasible,
which connect with nearby community centers, parks,
schools, points of interest, major transportation corridors
and the proposed Carlsbad Trail System.
C.12 Require new master planned developments
and residential specific plans of over 100 acres to provide
usable acres to be designated for community facilities
such as daycare, worship, youth and senior citizen activi-
ties. The exact amount of land will be determined by a
future amendment to the Planned Community Zone.
C.I3 Introduce programs to revitalize all resi-
dential areas which are deteriorating or have a high
potential of becoming deteriorated.
C.I4 Ensure that all hillside development is
designed to preserve the visual quality of the preexisting
topography.
C.I5 Consider residential development, which
houses employees of businesses located in the PM Zone,
when it can be designed to be a compatible use as an
integral part of an industrial park.
COMMERCIAL
A. GOALS
A. 1 A City that achieves a healthy and diverse
economic base by creating a climate for economic growth
and stability to attract quality commercial development to
serve the employment, shopping, recreation, and service
needs of Carlsbad residents.
A.2 A City which provides for the development
of compatible, conveniently located neighborhood shop-
ping centers.
A.3 A City which promotes economic develop-
ment strategies, for commercial, industrial, office and
tourist-oriented land uses.
A.4 A City which promotes recreational and
tourist oriented land uses which serve visitors, employees
of the industrial and business centers, as weU as residents
of the city.
B. OBJECTIVES
B.I To limit the amount of new commercial land
use designations to that which can feasibly be supported
by the current growth rate of the trade area and the City,
and to those which are consistent with the prime concept
and image of the community as a desirable residential,
open space community.
B.2 To ensure that all residential areas are
adequately served by commercial areas in terms of daily
shopping needs which include convenience goods, food,
and personal services.
B.3 To establish and maintain commercial devel-
opment standards to address landscaping, parking, signs,
and site and building design, to ensure that all existing and
future commercial developments are compatible with
surrounding land uses.
Page 31
The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: September 6, 2000
Application complete date: July 6, 2000
Project Planner: Van Lynch
Project Engineer: Mike Shirey
SUBJECT: PCD 00-02 - RANCHO CARRILLQ VILLAGE T - Request for approval of a
Planning Commission Determination to allow Village T within the Rancho
Carrillo Master Plan, a community service facility site, to revert back to the
underlying Residential-Medium land use designation.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4823
APPROVING PCD 00-02, allowing the community service facility land use designation of
Rancho Carrillo Village T to revert to Residential-Medium General Plan designation.
II. BACKGROUND
This item was scheduled for August 16, 2000, but was continued.
ATTACHMENTS:
1. Planning Commission Resolution No. 4823 (PCD)
2. Staff Report dated August 16, 2000 with attachments
VL:cs:mh
Thie City of Carlsbad Planning Departmenf ATTACHMENT 6
me uiijr ui i/aiiauau nouiimg iicjjai uiiciii **?/( /}
A REPORT TO THE PLANNING COMMISSION^
Item No.
P.C. AGENDA OF: August 16, 2000
Application complete date: July 6, 2000
Project Planner: Van Lynch
Project Engineer: Mike Shirey
SUBJECT: PCD 00-02 - RANCHO CARRILLO VILLAGE T - Request for approval of a
Planning Commission Determination to allow Village T within the Rancho
Carrillo Master Plan, a community service facility site, to revert back to the
underlying Residential-Medium land use designation.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4823
APPROVING PCD 00-02, allowing the community service facility land use designation of
Rancho Carrillo Village T to revert to Residential-Medium General Plan designation.
II.INTRODUCTION
Village T of the Rancho Carrillo Master Plan is a 4.5-acre parcel located at the westerly edge of
the master plan on the northeasterly corner of El Fuerte and Rancho Pancho. The Rancho
Carrillo Master Plan specifies that if the Village T is not utilized by a community service facility
within three years of grading of the right-of-way for El Fuerte Street or the collector street
(Rancho Pancho) adjacent to the site, then the site shall revert back to its underlying designation
of Residential-Medium.
III. PROJECT DESCRIPTION AND BACKGROUND
Village T is located within the boundaries of the Rancho Carrillo Master Plan, which was
approved by the City Council on October 21, 1997. The purpose of the Master Plan is to provide
for the orderly development of Rancho Carrillo, while preserving the environmental resources of
the area. Grading for the entire Master Plan area was approved under Hillside Development
Permit HDP 91-17. For planning purposes, the Rancho Carrillo Master Plan is divided into
Villages "A"- "T." The Master Plan identifies the allowable type and intensity of land uses in
each village and provides general development and design standards, requirements, and the
method by which the Rancho Carrillo Master Plan will be implemented.
The project site has been previously graded into a large building pad as part of the Rancho
Carrillo mass grading and is therefore devoid of vegetation. The site is 4.5 acres in size and is
bounded by manufactured and landscaped slopes to the north and an open space lot (portion of
Open Space Area OS-12) that provides buffers to the east. The net developable area is 2.33
acres. Adjacent to the north is a desiltation basin that is part of the Bressi Ranch development.
West of the site is future El Fuerte Street, which is presently improved but does not provide
access to anything and Open Space area six (OS-6). To the south is Rancho Pancho (street),
o
PCD 00-02 - RANCHO CARRILLO VILLAGE T
August 16, 2000
Page 2
which provides access to the southern portion of the master plan consisting of Villages O, Q, R,
T, Open Space area nine (OS-9), and the recreational vehicle (RV) storage area. The entrance to
the RV storage area is directly south of, and across the street from, the entrance to Village T.
Although Village T carries the Residential-Medium General Plan land use designation (4-8 units
per acre), it has been designated as a community service facility site by the Rancho Carrillo
Master Plan. Pursuant to the master plan, if the site is not utilized by a community service
facility within three years of the grading of the right-of-way for El Fuerte Street or Rancho
Pancho, then the site shall revert back to its underlying designation of Residential-Medium. This
would allow the site to be developed with 19 residential units upon approval of a Planning
Commission Determination which shall be granted upon a showing by the applicant that they
have made good faith efforts to market this site to a community facility type of use during the
three year period without any success.
Village T (Lot 103) was created by the Village Q subdivision (CT 93-04) approved by the
Planning Commission on January 4, 1995 and recorded on March 31, 1998.
IV. ANALYSIS
The master developer of Rancho Carrillo, Continental Residential, Inc., contend that they have
made good faith efforts to market this site to a community facility type of use during the three
year period without any success. Evidence of this consists of two solicitation packages, which
were mailed to various community service organizations. The first was on November 23, 1998
to 595 organizations. These were primarily religious organizations. The second package was
sent out on June 30, 1999 to 215 organizations. These organizations were various community
groups, charitable services, and senior groups. In both cases the subject property was advertised
for a half-million dollars ($500,000.00). An opinion of value has been provided for a similar
property located in the Village of La Costa Development which verifies the market value of the
property.
The property is located in the southwestern portion of the Master Plan area. The site is low in
the valley, adjacent and south of the detention basins in the Bressi Ranch. Natural open space
separates the property from the surrounding developed residential single-family homes. The
nearest home is approximately 1,200 feet to the south. Being low in the valley, the site is visible
from homes to the south as is the RV storage facility. In this respect, the site developed as a
community service facility or residential use would be compatible since there is no future or
existing use that would conflict with either proposed use. The net developable area of the project
site, 2.33-acres, is relatively small to accommodate a church or other use that has large
assemblages of people. The site is triangular in form, which is difficult to develop efficiently.
The Rancho Carrillo Master Plan does provide for a community recreation and daycare facility
located within Open Space Area 11, which is located northwest of Carrillo Way and Melrose
Drive. The daycare facility is 8,350 square feet with 15,497 square feet of play area on 1.3 acres
of land. The recreation facility, consisting of meeting room, bathhouse and pool, is constructed
and the Planning Comission recently approved the childcare facility. These facilities are closer
to the geographic center of the master plan than Village T. A purchase agreement between
PCD 00-02 - RANCHO CARRILLO VILLAGE T
August 16, 2000
Page 3
Continental Homes, Inc. and Kindercare stipulates that another childcare facility will not be
developed within the Rancho Carrillo Master Plan.
The adjacent master plan developments of La Costa Greens and Bressi Ranch both propose
community facilities. La Costa Greens proposes a childcare facility adjacent to El Camino Real
at Camino Vida Roble. Bressi Ranch proposes a 10.7-acre community facilities site on El
Fuerte, across the valley from Village T. Separation of the two would be about 2,500 feet.
There is an existing church site at Alga Road and El Fuerte (St. Elizabeth Seton), which is south
of Village T.
In conclusion, the Rancho Carrillo Master Plan allows for the reversion of the community
facility site to the underlying Residential-Medium General Plan land use designation with the
developer showing a good faith effort to market the property as a community facilities site. The
developer has provided information to show that the effort to market the property was made and
now wishes to utilize the option to allow the reversion as written in the master plan.
V. ENVIRONMENTAL REVIEW
The proposed modification does not affect the previous environmental determinations. The
potential impacts of the previously approved actions were already evaluated in the EIR for the
Rancho Carrillo Master Plan (EIR 94-01) and the 1994 General Plan update (MEIR 93-01). No
Public Resource Code 21081 findings are required.
ATTACHMENTS:
1. Planning Commission Resolution No. 4823 (PCD)
2. Location Map
3. Disclosure Statement
4. Excerpts of Rancho Carrillo Master Plan - Village T (p. 177 and exhibit 58)
5. Solicitation package
6. Property appraisal report
VL:cs:mh
RANCHO CARRILLO VILLAGE "T"
PCD 00-02
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will require
discretionary action on the part of the City Council or any appointed Board, Commission or Committee.
The following information MUST be disclosed at the time of application submittal. Your project cannot
be reviewed until this information is completed. Please print.
Note:
Person is denned as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city
municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be
provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership, include the
names, title, addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-
APPLICABLE (N/A) IN THE SPACE BELOW If a publiclv-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person N/A Corp/Part
Title Title
Address Address
2. OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e,
partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a
corporation or partnership, include the names, title, addresses of all individuals owning more
than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person Corp/Part Continental Residential, Inc
Title Title
Address Address 2237 Faraday Ave., Ste.100
Carlsbad, CA 92008
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-46OO • FAX (760) 6O2-8559
3 NON-PROF!^ RGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the
names and addresses of ANY person serving as an officer or director of the non-profit
organization or as trustee or beneficiary of the.
Non Profit/Trust N/A Non Profit/Trust
Title Title_
Address Address
4. Have you had more than $250 worth of business transacted with any member of City staff,
Boards, Commissions, Committees and/or Council within the past twelve (12) months?
u Yes X No If yes,please indicate Derson(s):
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
/
a. .Signature of owner/date \ Signature of applicant/date
\)-W. N\l
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:AOMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2
20. VILLAGE T
a. Description
Village T is located east of El Fuerte between Open Space Areas 12, 9 &
6. Village T has a gross area of 4.5 acres and a net developable area of 3.2
acres. This village has been designated as a community service facilities
site.
b. Use Allocation
Although this site carries the RM General Plan Land Use Designation (4-8
du/ac), it has been designated as a community service facility site by the
Rancho Carrillo Master Plan. If this site is not utilized by a community
service facility within 3 years of grading of the right-of-way for El Fuerte
Street or the collector street adjacent to this site, then the site shall revert
back to its underlying designation of RM. This would allow this site to be
developed with 19 residential units upon approval of a Planning
Commission Determination which shall be granted upon a showing by the
applicant that they have made good faith efforts to market this site to a
community facility type of use during the three year period without any
success.
c. Special Design Criteria
All community-wide design standards described in the Community
Development Standards section of this Master Plan shall be implemented in
this planning area. The following specific guidelines shall be included in
this planning area:
• Prior to development of this site other than the Phase 1 grading, a
Site Development Plan must be approved by the Planning
Commission.
• Village T should attempt to take advantage of views into the valley
open space to the north and northeast.
• The Community Service Facilities shall produce a positive landmark
building within the plans overall architectural theme.
177
'(II
',—' -' L\-^ w <—O
\
\ \ \
Note: Fence and wall signs are shown on Exhibit 22&23
Community
Theme Wall
' Community
Theme Fence
V
Village Fence
Land Use: RM
Product: Com. Facility
Max. Yield: (19)
Village Entry
w/Monumentation
Resource Fence
Trail Head
Recreation
Facility
Distant
View
. .« Streetscape
*•' View
Design Criteria
Village T 58
ATTACHMENT 5
June 30, 1999
Dear Friend,
Please allow this letter to transmit location maps and site plans for a 2.0 net acre
community services facility in San Diego County's newest master planned community,
Rancho Carrillo. Within the gently sloping hillsides of Carlsbad, Rancho Carrillo is
blossoming into a community of residential villages and wildlife corridors. From the
meandering walking paths which join each village to the historic park, state-of-the-art
elementary school, and your future community services facility, Rancho Carrillo will be
one of the prime addresses in coastal North County.
Seven model home complexes are currently open and residents are already moved in.
Your future community services facility pad is graded and access streets are completely
paved; the City of Carlsbad is awaiting your site development plans. The purchase price
for this ready to go parcel is a very competitive $500,000. For additional information I
can-be reached at (760) 931-1980. Call now for an appointment to see this property; I
look forward to hearing from you soon.
Sincerely,
Continental Homes
David Lother
Vice President, Development
Enclosures
2237 Faraday, Suite 100 V^^l^Oj T: [7601 931-1980 F: [7601 931-0237
Carlsbad, CA 92008 ^S^Sr A Continental Homes Community
www.truecalifornia.com
November 23, 1998
Dear Friend,
Please allow this letter to transmit location maps and site plans for a 2.0 acre church site
in San Diego County's newest master planned community, Rancho Carrillo. Within the
gently sloping "hillsides of Carlsbad, Rancho Carrillo is blossoming into a community of
residential villages and wildlife corridors. From the meandering walking paths which
join each village to the historic park, state-of-the-art elementary school, and your future
church site, Rancho Carrillo will be one of the prime addresses in coastal North County.
By early next spring, seven model home complexes will be open and the first residents
will be moved in. Your future church site is graded and access streets are completely
paved; the City of Carlsbad is awaiting your church site development plans. The
purchase price for this ready to go parcel is a very competitive $500,000. For additional
information I can be reached at (619) 793-2580. Call now for an appointment to see this
property; I look forward to hearing from you soon.
Sincerely, / • '
Greg Hastings
Vice President '
Enclosures
,2230 El Camino Real, Suite 300
San Diego, CA 92130
T: (619) 793-2580 F: (619) 793-2575
A Continental Homes Community
www.truecalifornia.com
Project Vicinity
LEGEND
Community Services \
2.0acpad • "
RVStorage
2.6 ac pad
Elementary School
11.6 ac pad
City Park
26.9 ac
Childnns' Daycare
1.8 ac pad plus
Recreation Center
OS 11
NOTE:
/. Total park acrtaee dot] not includ* raw.'}.
which are included in the 27.3 acre figure.
R A Community
Facilities
07/12/00 WliD 10:38 FAX 858 546 9146 COLLIKKS S.I).
ATTACHMENT 6
COLLIERS
INTERNATIONAL
June 29,2000
Bob Burmington
Bank of America
4820 Irvine Boulevard
Irvine, CA 92620-1910
4660 Li JolbViflice Drive. Suite 200
San Ditto. Cififomlt 92122
Telephone: 6I9.4SS.ISIS
Facsimile: 619.546.9146
www.coniers.coni
RE: LA COSTA VALLEY - PLACE OF WORSHIP, 6.4 GROSS ACRES
BROKER OPINION OF VALUE
Dear Bob:
The following is a summary of four church sites that sold since July 1998. I used them as the
basis for my Opinion of Value.
NO.
DATE
1
7/98
2
1/99
3
1/00
4
3/00
SUBJECT
BUYER/LOCATION
Roman Catholic
SEC Melrose &
Cannon Oceanside
Roman Catholic
SWC Camino Ruiz &
Hwy56
Penasquitos
Taiwnese Lutheran
Church
Azuaga W of Camino
Ciera
Carmel Valley
Lutheran Church
Black Rail Rd. west of
Ambrosia Lane
La Costa Valley
NET
ACRES
9.9
8
3.8
10
3
PRICE
$1,315,000
$3,600,000
Appraised for
$2,700,000
$930,000
$2,200,000
$600,000
PRICE/
SF
$3.05
$10.33
$7.75 on
appraised value
$5.60
$5.05
$4.60
REMARKS
I was the broker on this deal.
The Comp Report only
shows a part of the
transaction. It was a total of
11 acres for $3,600,000. It
appraised for $2,700,000.
However, the Catholics
wanted it so bad that they
paid the price. It is raw
property and won't have
roads to it until 2001.
The site is impacted by the
split pads and/or the cost to
deal with the approximate
40 foot grade separation
between the pads.
A CMNInc.
07/12/00- WliD 10:38 FAX 858 546 9146 COLLIIiHS S.I).
COLLIERS
INTERNATIONAL
Based upon the above comps it's my opinion that $600,000 is a fair value for the property.
Please call me if you have any questions.
Best Regards,
COLLIERS INTERNATIONAL
/ JxWvv-tS*--*--_
Gunder Creager
Senior Vice President, Marketing
D:\1WVLIFF\IWA\LiCo.1.WIlr7llOVJor
07/12/00- WEI) 10:38 FAX 858 546 9146 COLLIliRS S.D.
COMPS
9IM Cirroll Centre Rd. Suite 100, Sin Dit(o, CA 9IIJ6 (619) 578-3000 (800) 821-1573
1^)004
Full Comp Report
Saturday, JUKI 24,1000
Uctnui hj: CeUim Iliff T*trm
Church Site
SE cnr Cannon Rd & Melrosc Dr
Oceanside.CA 92056
Commercial Lind
SDC-52226-10-98
Issue* 10
Aret 01-Occanside
$1,315,000
MAP: M07-G3
Parcel*: 169-011-46
Confirmed
BUYER
Roman Catholic Bishop of San Diego
Pastor McGuinn-SL Thomas More
!9IOShadowridgcDr
Vista, CA 92083
(760)599-1980
SELLER
Melrosc/Cannon Partnership
Igor Paskhover - Majestic Car Wash
8017W3rdSt
Los Angeles, CA 90048
(213)933-7393
Photo path not found
ADDITIONAL CONTACTS
VltAlbATA
Recording Date
Escrow/Under Contract
Market Time
Exchange
Conditions
Doc#n>ans Tax
Sale Price
Down Payment
Loan Data
Zoning
Topography
OfTsites
Structures
Land Improvement*
Traffic Front
Traffic Side
PRIOR TRANSFER
Parcel # 169-01M6
Legal Par 3 PM 18079 -f casement
LAND AREA
Acres
Price/Acre
SqHt
Pricc/SqFl
Gross Acreage
11.500
$114,348
500,940
S2.63
Net Acreage
9.870
$133,232
429,937
$3.06
lx)t Dimensions
July 31,1998
1.5 months
180
No
Natural Habitat Issue
479771
$1,315,000 Confirmed
$1,315,000 100%
1st Not Applicable: all cash sale.
C-O-PDD, Oceanside
Sloping
All (o site
None
Raw land
11.80K-Cannon
N/Av
Irregular
INTENDED USE
To construct the St. Thomas More Catholic Church
I.ISTINO BROKER
Cirubh & I-llis
8880 Rio San Diego Dr #200
San Diego, CA 92108
(619)297-5500
Reg Kobzi Joe Grceno
SELLING BROKER (619)297-5500
Grubb & tillis
8880 Rio San Diego Dr #200
San Diego, CA 92108
Reg Kobri Joe Greeno
COMPS bu obuintil UK iifonnubt coiititaaj lurein fiom vena «hitli h bdievn In bt Kliible. COMf S miln IB itprticrtnion. wmouy or IMIWR. tiptw ec ImplW. a » OK iRimr " rdiibilily or Hit
uironniuoi e»«iinrf l«.on Hcpredocliw in .ny fen,. wUlioul Hie xptcjuil *tilltn comtnl orCX)MPS».COM. te. ii pfoliftilcd All litlm Itltnti. C<»pi«W I»W k» COMPS* COM. Inc. (1001IJ1.1 »73.
07/12/00 WILD 10:39 FAX 858 546 9146
COMFS
COLLlIiRS S.I).
98S8 Cirroll Centre Rd. Suite 100, Sin niego, CA 92116 (619) 578-3000 (SOD) 811-1573
COMPSFile* SDC-52226-10-98 Title Company: Chicago Tille
1^)005
Full Comp Report
Saturday, Juut 24, }lte
UetMtd by: Colliers
MAP: II07-G3 Parcel*: 169-011-46
Legal: Far 3 PM 18079 + eusement
Description
tl»d b«cn k• CendlKlani IroVvr «*port««l .
involvlnv ee«>tal ttyc. 9«ll«r h«rf tr>olv«d the Itiu* pilet to the elate
•tei«M. Cftit* invotvvd could not b« d«t«rmln*d.
* Plnl*h*d l4*tj rinlih*d lot co«t Mat not •w*il»bl«.
l hkbittt
btvkti.
r«port»d thlt biiytr vll) tharv toad eoft with n«i9hbotlnq ownar (AFN'
161-011-««,<M •
O«Cf Itwncal Condition: DC CI
ConHrmed liy: Tina Lichens Dale: 10/9/1998
07/12/00 Wlil) 10:39 FAX 858 546 9146 COLI.II-KS S.I).
COMPS
9188 Curron Centre Rd. Snlte 100, San Dkfo, CA Mil* (619) 57J-3000 (MO) $21-1573
Full Comp Report
Sauntty, Juiu H, Jttt
Uctnttd ft/.- CtUUn lllff Therm
Regional Chnrth Facility Site
NEofEICaminoRcal
Solana Beach. CA 92075
Commercial Land $2,750,000 Connrmed
SDC-14754-03-99 MAP: 1167-J5
Issue* 3 Pared*: 306-050-18.19
Area 08 - Beach Cities/Reno Santa Fe
BUYER
The Roman Catholic Bishop
P.O. Box 85728
San Diego, CA 92186
(619)490-8200
SELLER
Raymond 13 Schooley
P.O. Box 463010
Escondido. CA 92046
(760)747-3045
Photo path not found
ADDITIONAL CONTACTS
VITAL DATA
Recording Date
Escrow/Under Contract
Market Time
exchange
Conditions
Doc#/Trans Tax
Sale Price
Down Payment
Loan Data
Xoning
Topography
OITsitcs
Structures
Land Improvements
Traffic front
Traffic Side
PRIOR TRANSFER
Parcel* 306-050-18,19
306-050-28
Legal NE4SE4NE4SE4sccl4T14SR3W
SBB&M -I casement
LAND AREA Gross Acreage
Acres 8.320
Price/Acre $330.529
SqFl
Pricc/SqIH
362,419
57.59
Net Acreage
N/Av
N/Av
N/Av
N/Av
I/ot Dimensions
375'x323'apx
INTENDED USE
To construct regional church facility site including
January 15.1999
N/Av
N/Av
No
None
026406 ($770.00 Full)
SJ.750,000 Connrmed
$2,750,000 100%
1st Not Applicable: all cash sale.
AI.S U. County
Rolling
All needed
None
Raw land
N/Av
N/Ap
LISTING IIKOKER
Unknown
SELLING BROKER
Unknown
it oUlincd Ihi liifennaioii cnnilnn) hml» Fiom Diiicei »<iicb il bdicvo u kt icliiblc COMPS mikct «o reptnttuiioii. winimy or pmilce. eipretl V Implied. « U ll« Keimcy or ccllibilily orO
cnuiinul tmtil RcprodiclKiii in oir 'ami wiUnil UK n|>a>cd oriiun COIKM of COUPS* COM. Inc. bprabibil«< All H|iu iiKtvtd ftpymbl !9Wby COMrciD.COU. IK. (100) 1)1.15?)
07/12/00 Wlil) 10:40 FAX 858 546 9146
COMPS
COLL1KKS S.D.
98!l Carroll Centre Rd. Suite 100. San Dlep.0, CA 92)16 (619) 574-3000 (800) 821-1573
COMPSFile* SDC-14754-03-99 Title Company: Chicago
1^007
Full Comp Report
Saturday, June U, I960
LlttiaeJ ty: Ctlliert IKff Tkan
MAP: I167-J5 Parcel*: 306-050-18,19
l-egal: NE4 SE4NTJ4 SE4 sec I4TI4SR3W
SDDAM •< cacement
Description
• ftele ftlcit: Th« bitytl Indteittd that tht value «•• ••a«l«t«d hy th« f«et
thiit S«n DltQO Ms ipprov«4 d»v«lap«»nt o< Hlqhwvy St ttiat will {tent thi«
piop«rcy with * new 4-Un« fttcet intcrctctlnq Kwy. &fi «nd mlto providing
full tcMti to the ilt«.
• Doe I I TTI On docUMnt OM4Q«. AfN I30ft-050~7l tcefllferrrd (or
1700,000. On document IOJil07. XTN IIO(-giO-M tianilctrrfl (01 II.400.000.
On docUMnt lOItlOt, MB DOt-ObO-H tltnilrxed lot tltO.OOO.
• Uiet To eonittuet ifloieaal chuteh fecllitjr iltr Lneludlnq qenetel and
kdrainletretlvr oCtlcee
Buyeri The Ki
rrepeity Addran
ItfenelCy epeeldc
D..d D«t>: 01/li/l
Cetholte llehop of Sen nleao.
Th. loot I ox of piopeity wj. betid on the *W« end the
e. Theie etc no eitu* eddcelie* or eroee itceetf to
on: DC Cleee 1
Coanrmedby: Marc F. Piyne Dite: 3/15/1999
07/12/00 WEI) 10:40 FAX 858 54(i 9146 COLL1KRS S.D.
COMPS
9888 Carroll Centre Rd. Suite 100, Sin Diego, CA 92116 (619) 578-3000 (800) 821-1573
1^)008
Full Comp Report
Saturday, June 14, 1000
UctnitJ by: Colliers Hlff Thorn
Church Silt
Azuaga W of Cmlo Ciera
San Diego, CA 92129
Commercial Land
SDC-34529-04-00
Issue* 4
$930,000
MAP: II89-F4
FarctlX: 315-570-05
Connrmed
Area 07 - Rch Demardo/Rch Penasquilos
BUYER
Taiwncse Lutheran Clmrcli San Diego
Metro Properties - Kenneth Wang
4433 Convoy St Ste. H
San Diego, CA 92111
(619)576-6910
SELLER
San Diego Gas & Electric Company
Steven D Davis (V.P.)
101 Ash St
San Diego, CA 92101
(619)696-2000
Photo path not found
ADDITIONAL CONTACTS
Parcel* 315-570-05
Legal Par 2PM 14640
LAND AREA Gross Acreage
Acres 3.780
Price/Acre $246,032
SqFl 164,657
Price/SqFt $5.65
Net Acreiee
3.780
$246,032
164.657
$5.65
Lot Dimension!
VITAL DATA
Recording Date
Escrow/Under Contract
Market Time
Exchange
Conditions
Doctf/Trans Tax
Sale Price
Down Payment
Loan Data
Zoning
Topography
OfTsitcs
Structures
Land Improvements
Traffic frontTraffic Snlc
PRIOR TRANSFHR
January 10,2000
I year
N/Av
No
None
014474
$930.000 Confirmed
$930,000 100%
1st Not Applicable: all cash sale.
CA-CP, San Diego
Level
All to site
None
Raw land
N/Av
N/Ap
Irregular
INTENDED USE
To construct a church
LISTING BROKER
John Burnham - Oncor Int'l
1901 Camino Vida Roble Ste 120
Carlsbad, CA 92008-6560
Terry Jackson
(760) 929-2000 SELLING BROKER
Great Real Estate
1516 W Redwood St #200
San Diego, CA 92101
SamWu
(619) 220-6888
l^
in ox bn> «MMI *• a*a
07/12/00 WED 10:41 FAX 858 546 9146 COLLIUKS S.I).
COMPS
9B«a Carrel) Ctntre Rd. Suite 100, San ItltEO, CA 92126 (619) 578-3000 (800) S2I-1S73
COMPS File» SDC-J-1529-04-00 Tide Company: Stewart Tillc
Full Comp Report
Saturday, June 24. 2000
IJcemtd by: Ctllien UiffTkorn
MAP: II89-P4 Parctld. 3I5-S700S
Lejil Pat 2 PM 14640
Description
Tht telling bfoktir rvpettrd th« l«r»d sold with no coil cont«Mln»Ft
OKtllMntftl Condition: DC Clcsl I
Confirmed by: Mark Panginiban OaU: 4/22/2000
•71
Q7/12'OQ WED 10:41 FAX 858 546 9146 COLLIIiKS S.D.
COMPS
9»t» Cirroll Centre Rd. Sirilt 100, Sin Diego, CA 92116 (619) 578-3000 (800) 811-1573
1^1010
Full Comp Report
Siturity, June H, 2000
Uctiutdty: CtUlen IHffTkcr*
Church Site
Redeemer Uy The Sea Lutheran Church
Black Rail Rd.W Ambrosia Ln
Carlsbad, CA 92009
Commercial Land
SDC-36935-04-00
Issue* 4
Area 03 - Carlsbad
$2,260,000
MAP: I127-C4
Parcel*: 215-080-22
Confirmed
BUYER
Redeemer by Ihe Sea Lutheran Church
Stephen Lawrence (Prcs)
6355 Cortc Del Abeto Ste. 100
Carlsbad, CA 92008
(760)431-8990
SELLER
Theresa K. Spencer (et al)
Kaiser & Associate
4060 Morena Blvd Sle. C
San Diego, CA 92117
(619)483^140
Photo path nut found
ADDITIONAL CONTACTS
Pastor Robert Mcdonald Duycr
Contact (760) 753-2246
Parcel* 215-080-22
Legal For sec 22 TI2S R4W SBB&M
LAND AREA
Acres
Price/Acre
SqFt
Pricc/SqFl
Gross Acreage
10.110
$217,606
440,392
$5.00
Net Acreage
N/Av
N/Av
N/Av
N/Av
Lot Dimensions
VITAL DAtA
Recording DaleEscrow/Under ContractMarket Time
Exchange
Conditions
Doctf/Trans Tax
Sale PriceDown Payment
Loan Data
$2,108,220
Zoning
Topography
OfTsilcs
Structures
I .and Improvements
Traffic Front
Traffic Side
1'RIOR TRANSFER
March 13.2000
180 days
180
None
126353 ($2,420.00 Full)
$2,200,000 Confirmed
$91,780 4%
1st Luthern Church Extension Fund
(VIR) 7.625%
PC, Carlsbad
Level
All to site
One farm building
Raw land
Irregular
INTENDED USE
To construct a church
LISTING HROKER
Seller is broker - represented self
SELLING BROKER
Dyson & Dyson Real Estate
437 Hwy. 101 Ste.101
Solana Beach, CA 92075
Michael Kassingei
(619)755-0500
COMFS kn otftiinctf (lit ifilomilim UMniinl haa'n faun ie,.rr, «l,kb ii bdltxa 10 be Idutlr COMPS nitn in icpmtilllion. winmiy « pi.net. tiprtn Or iuplicd. »II OK KCUIxy « (dUbilily oHh«
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07/12/00 WIZD 10:42 FAX 858 546 9146 COIJ.H-US S.I).IgOll
COMFS
9(8* Cirroll Centre Rd. Suite 100, San Ditto, CA 92126 (619) 571-3000 (KOO) 821-1573
COMPSFile* SDC-369J5-04-00 Title Comptny: Fint American Title
Full Comp Report
Saturday* 3u*' H>
UcemeJ ty: Collitrl
MAP: \\11-C4 Ptrcelf: 215-080-22
I^gil: Porsec22T12SR4WSBB&M
Description
Condition: DC
Confirmed by: MiUMcncWj D»lc: 4/17/2000