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Home My WebLink AboutPRE 2020-0028; MIXED USE EL CAMINO AND COLLEGE; Preliminary Review (PRE)C (city of Carlsbad PRELIMINARY REVIEW REQUEST FORM P-14 Community Development Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov PROJECT NAME: Mbced Use Development -Camino & College Carlsbad, CA; Walmart Store No. 5724 Assessor's Parcel Number(s): 200-090-11-00 Description of proposal (add attachment If necessary): See attached narrative. Would you like to orally present your proposal to your assigned staff planner/ engineer? Yes l!J No U Please 11st tha staff members you have previously spoken to reaardlng this project. Please state "N/A" If not. N/A FOCUS AREA(S): [!) Site Design Oland Use [!] Architecture 0 Zoning Interpretations [!] Engineering Standards O Other OWNER NAME (Print): APPLICANT NAME (Print): Wal-Mart Real Estate Business Trust Barclay Group MAILING ADDRESS: MAILING ADDRESS: 2608 SE J Street 2415 E. camelback Road Suite 900 CITY, STATE, ZIP: CITY, STATE, ZIP: Bentonvllle, AR 72716 Phoenix, AZ 85016 TELEPHONE: TELEPHONE: 619-344-2980 480-596-9399 EMAIL ADDRESS: EMAIL ADDRESS: matt.wllcox@greshamsavage.com cfincham@barclaygroup.com I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE ABOVE INFORMATION IS TRUE AND CORRECTTO THE BEST OF MY OWNER AND THAT AL THE ~'.oN IS TRUE KNOWLEDGE. AND CORRECT TO BEST OF MY: NO GE. ~lt..n••""'-~ \')~~~~-/{)J:,.L -lD ✓~ ~lO/:Z./~0.;/.0 SIG~TUR@ 1 r I SIGNATU~ -I DATE DATE •owner's signature Indicates permission to conduct a prellmlnary review for a development proposal. CITY USE ONLY ProJect Number: Ptl~ U) l-0 ,, 0 O 2. 'b Development Number: l>'E"v' ZO lQ -0 2-3 :t FEE REQUIRED/DATE FEE PAIi): ~ 71\}'.~ RECEIVED BY: GA-~AA c,~ -l/' P-14 Preliminary Review Revised: 05/20 September 28, 2020 Don Neu, City Planner City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 C ~BARCIAY GROUP RECE~VED OCT O 6 2020 CITY OF CARLSBAD PLANNING DIVISIO:'IJ Subject: Preliminary Review Application for the Sunny Creek Commercial Site (aka Walmart Site) Dear Mr. Neu: We are pleased to submit this Preliminary Review Application to receive feedback on our mixed-use project. Our intent is to develop a residential and commercial project on the site pursuant to the city of Carlsbad General Plan. Attached is our conceptual site plan showing a detailed layout of the residential portion and the remaining area to be developed as retail commercial. This commercial area will potentially include retail shops, restaurants, banks, however, a market is not proposed on the site. While this site plan is conceptual and has not been engineered, we look forward to your feedback on the layout, proposed project types, densities, parking, access, and any other feedback related to the development of the site. We have included conceptual architecture as well, which we also welcome your feedback, but we recognize the architecture can be refined as we get further into the entitlement process. Below is a brief description of our proposal and attached are corresponding graphics. 1.1 Project Location The Project site Is 17.6 acres in size and is located on the northeastern corner of El Camino Real and College Blvd. The area surrounding the Project Site includes residential to the east and south; vacant land to the west; and rural residential to the north with Agua Hedionda Creek located north of an adjacent residence (Figure 2). The Agua Hedionda Creek flows west with Agua Hedionda Lagoon located downstream. The Project site is Assessor's Parcel Number (APN) 209-09-011-00. 1.2 Existing Conditions The existing condition of the project site mostly consists of vacant and previously graded areas. The Project site was previously graded in the late 1990s or early 2000s in anticipation of future commercial uses during the development of the Terraces at Sunny Creek located across College Boulevard. A small portion of the northeastern corner of the Project site is currently occupied by a RV /boat storage lot. 241 s E. Camelback Road, Swte 900 PIIOenlx, Anzona 85016 480 696.9399 BarclayGrdup.com C 1.3 Existing General Plan and Zoning General Plan: The project site has a General Plan mixed use land use designation of R-15/L, Residential 8- 15 du/ac/Local Shopping Center. Pursuant to City Council Resolution 2015-243 and Planning Commission Resolution 7114, the L designation consists of 8 acres and the R-15 designation consists of 9.6 acres. As part of these resolutions, the City Council allocated 115 units from the Excess Dwelling Unit Bank for the R-15 portion of the property. Zoning: RD-M/C-L, Res Density-Multiple/Local Shop Center 1.4 Project Description The 17 .6-acre Sunny Creek Project (Project) is a proposed mixed-use project with approximately 9.6 acres of residential and 8 acres of commercial. As part of the L portion of the site, there is an existing 0.46 acre RV /Boat Storage lot. Residential -The residential proposal includes 152 residential condominiums. The two product types include 70 detached condominiums referred to as an 8-Pack and 82 attached Townhomes and all will be for sale units. All dwelling units have a minimum of 3 bedrooms and a 2-car garage. The proposed unit mix is summarized in the following table: 8-Pack Plan 1 Plan 2 Plan3 Plan4 Total Town homes Plan l Plan 2 Plan 3 Total Square Footage (sf) +/-1,694 +/-1,767 +/-1,917 +/-2,086 +/-1,723 +/-1,847 +/-2,087 Bedroom/Bath 3 bd / 2.5 ba 3 bd / 2.5 ba 3 bd / 3.5 ba 3 bd/ 3.5 ba 3 bd/3.5 ba 3 bd / 2.5 ba + den 4 bd / 3 ba + den Number of Units(du) 20 17 15 18 70 30 22 30 82 Attached are a conceptual site plan and conceptual elevations for Staff's review. A total of 423 parking spaces are provided for the residential portion with 334 spaces located in garages, 17 spaces provided via driveways, and 72 parking spaces provided along streets. A total of 2.8 parking spaces are provided per dwelling unit. Private open space Is provided at 60 square feet per unit and the site plan affords multiple common open space and landscape areas. 2415 E C8melbaek Road, Suite 900 PhOenix, Arizona 85016 480.596.9399 lan:layGrdup.com C To accommodate the proposed number of dwelling units, the applicant is requesting a density bonus in accordance with CMC Section 21.86.040. It appears the project requires a density bonus of 35% for the project to remain consistent with permitted densities outlined in the General Plan Land Use and Growth Management sections. The method of achieving the 35% density bonus as outlined in Tables A, B, and C of section 21.86.404 has not been determined at this time. Furthermore, since the site plan has not been engineered yet, it is possible the overall yield might vary slightly, resulting in a need for less than the 35% density bonus. If site plan changes reduce the amount of density bonus necessary, we will communicate that change with Staff. Commercial -The commercial portion of the property does not have a proposed site development plan at this time but feedback from the city regarding the items listed below would be desired. 1.5 Feedback Requested Besides the normal review that the city staff provides as part of the Preliminary Review process, we would like the following specific questions answered to the extent possible: Residential Design and Layout -We would like staff's input on our design, layout, product type, densities, parking layout, access, etc. for the residential portion of the property as depleted in the attached exhibits. Allowed access to the property. Per the site plan, we would like a¾ access driveway from El Camino Real (R-turn in and out, l-turn in). We would like two access driveways from College Avenue (full access to residential and¾ access to commercial). We would like staffs feedback to this proposal. Easements -There are two easements on the west side of the property extending north from El Camino Real. One is a SO' access easement granting access to this site and other landlocked sites. The other is an older, wider easement for utilities granted in 1950 (see attached exhibit). It is our desire to take access from the access easement as shown on the site plan. What will be the improvement requirements for this easement? Also, we intend to vacate the wider utility easement. Are there any issues the city would have with the abandonment of that easement? College Blvd Improvement -One of the requirements of the Local Facility Management Plans for this site is the financial guarantee for College Blvd prior to building or grading permits. There is a long history of attempts by the property owners to develop a financing scheme and those attempts have been unsuccessful to date. Our property is located outside of the Planning Area, and geographically separated, from the properties that need this road to develop. Unlike the other properties in Zone 15, development of this property is not dependent on the physical Improvement of the College Blvd. extension and our site has adequate existing access. We will be proposing an amendment to the Zone 15 LFMP to allow this property to develop ahead of the required financial guarantee being in place. Also, because of the likelihood that a financial guarantee will not be in place for many years, we would like to independently negotiate with the city our own financial contribution to this road. We would like the staffs comments on this approach. 2416 E. Camelbad< Road, Suite 000 Phoenix, Arizona 85016 480.596.9399 BarctayGrCIUp.com Thank you for your feedback on our project. If you have any questions or need any additional information, please let me know. Sincerely, Colby Fincham Vice President of Development 2415 E. Camelllack Road, Sult& 900 Phoenix, Arizona 85016 ◄80.596.9399 BarclayGrdup.com