sunset greens in carmel valley west · to allow for more flexibility of lot standards. the first...

Sunset Greens in Carmel Valley West2.7 Acre Coastal Site | 9+ Single-Family Lots

Shaw Ridge Road Carmel Valley, San Diego, CA 92130

9+ Small Lot Single Family OpportunityErin McKinley

Land Advisor Dir +1 858 677 5312 Lic No. 01939372 [email protected]

David Santistevan Sr. Executive Vice President Dir +1 858 677 5314 Lic No. 00913491 [email protected]

San Diego San Diego Jewish Jewish

AcademyAcademy

Kaiser PermanenteKaiser Permanente

Shaw Ridge

Rd

Shaw Ridge

Rd

2 Sunset Greens | Carmel Valley

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Executive Summary 04

Project Overview 05

PLSA Exhibits 06

Fee Schedule 09

Aerials 10

Amenities Map 17

Resale Comps 18

Market Overview 19

Schools 20

Erin McKinley




Th

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Shaw Ridge Rd

Shaw Ridge Rd

San Diego San Diego Jewish AcademyJewish AcademyCa

rmel

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Carm

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Rare opportunity to create new single-family lots with an infill housing subdivision in the sought after community of Carmel Valley. The property is approximately 2.7 acres nestled just northwest of the highly esteemed Jewish Academy of Carmel Valley and just under two miles from the Pacific Ocean and Torrey Pines State Beach. The property benefits from extraordinarily high surrounding resale values for both attached and detached product types. Two layouts for the site have been studied utilizing Density Bonus to allow for more flexibility of lot standards. The first contemplates the highest achievable yield as constrained by the topography of the site, at 16 small lots. The second study takes a more conservative approach yielding 9 lots and adhering to maximum buffers and setbacks related to the Very High Fire Hazard Severity Zone (VHFHSZ) to the north and west of the property. There is potential to negotiate with Fire regarding enhanced structural and mitigation measures that could allow for reduced setbacks and achieving additional lots. Seller will grant a reasonable contingency period to allow Buyer to explore and resolve fire buffer requirements and establish a set yield. Offers should include information to provide insight into Buyer’s established per-lot value.

Executive Summary

Shaw

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Shaw

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e RdCarmel Creek RdCarmel Creek Rd

San Diego San Diego Jewish AcademyJewish Academy


LOCATION Shaw Ridge Rd., San Diego, CA 92130(Carmel Valley)

APN Portion of 307-051-22-00

ACREAGE 2.7 acres

PROJECT/PROPERTY DESCRIPTION Vacant land in natural state, some slope.

MUNICIPALITY City of San Diego

ZONING CVPD-SF2 (very low density 1-5 du/acre) - Carmel Valley Community Plan.

GROSS YIELD Based on the existing underlying zoning 13.5 market rate units.

Estimated Land Area 2.7 Acres

Address Shaw Ridge Road

San Diego, CA 92130

APN Portion of

307-051-22-00

Project Overview

DENSITY BONUS

Due to the irregular shape of the site and the topography, the highest and best yield would be achieved through Density Bonus which would allow for flexibility in lot & parking requirements. The highest yield is based on site layout conditions. Best case scenario would allow for 16 small lots (15 market rate + 1 affordable).

OVERLAY ZONES

Very High Fire Hazard Severity Zone State Coastal Overlay (COZ) - DEF - CER Geological Hazard Category 53 Transit Priority Area (TPA) Potential Sensitive Vegetation Parking Impact Overlay (PIOZ) Carmel Valley South (FBA)

ESTIMATED DEVELOPMENT IMPACT FEES

$55,866 per lot (based on 2,300 SF)*Does not include inclusionary housing fee


PLSA Exhibit | Layout with Maximum Fire Buffers


PLSA Exhibit | Layout without Fire Buffers


Fee

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Fee Schedule Per Unit Cost Notes

Inclusionary / Affordable Housing Fee $0.00 $12.73 sq. ft. not applicable - affordable onsite

Water Capacity $3,047.00

SDCWA Fee $5,413.00 Based on 3/4” meter $5,157 per unit

Sewer Fee $4,124.00

Unified School Fee $8,004.00 San Diego Unified

RTCIP (2020) Multi-Family $2,950.00

FBA (2020) Carmel Valley Multi-Family $32,328.00

Per Unit Total Cost Estimate $55,866.00

Sunset Greens

Location City of San Diego (Carmel Valley)Number of Units 9 to 16

Acres 2.7Product type Single-FamilyNumber of bldgs 9 to 16Product sq ft (avg) 2,300

Fee Schedule


CAMINO DEL M

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CAMINO DEL M

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DEL MAR HEIGHTS RD DEL MAR HEIGHTS RD

EL CAMINO REAL

CARMEL MOUNTAIN RD

EL CAMINO REAL

CARMEL MOUNTAIN RD

CAR

MEL COU NTRY RD

CAR

MEL COU NTRY RD

C

ARMEL VALLEY RD

C

ARMEL VALLEY RD

SORR

ENTO

VALLEY BLVD

SORR

ENTO

VALLEY BLVD

MIRA MESA BLVD

MIRA MESA BLVD

CAMINO SANTA FE

CAMINO SANTA FE

Aerials | Locator Map

SITE


Aerials | Regional

DEL MAR HEIGHTS RD

CARMEL COUNTRY RD

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CAMINO DEL M

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VIA DE LA VALLE

SAN DIEGUITO RD

HWY 101

CARMEL VALLEY RD

CARM

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Y RD

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NCHO SANTA FE FARMS RD

CARMEL VALLEY RD

DEL MAR HEIGHTS RD

CARMEL COUNTRY RD

EL C

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CAMINO DEL M

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VIA DE LA VALLE

SAN DIEGUITO RD

HWY 101

CARM

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SITE


Aerials | Close

Tang DrTang Dr

Shaw Ridge RdShaw Ridge Rd

Carmel Creek Rd

Carmel Creek Rd

San Diego San Diego Jewish AcademyJewish Academy

KKaiseraiserPermanPermanenteente


Aerials | Oblique


AcademyAcademy


Aerials | Oblique


Many Carmel Valley residents have watched this community grow right before

their eyes – with new developments, roads and community facilities added

year by year. One thing that hasn’t changed though is the strong heart of

Carmel Valley, the collection of shopping centers, parks, homes and condos

located south of Del Mar Heights and north of Highway 56. Of course back

when Carmel Valley lay down its first roots, there wasn’t even a Highway 56,

but rather Black Mountain Road – a rock filled dirt route connecting Carmel

Valley to areas to the east.

As Carmel Valley has expanded with the influx of new residents this area

continues to exemplify the lifestyle we are still known for. Carmel Valley stands

out as San Diego’s finest family neighborhood, defined by its collection of

community parks and excellent public and private schools.

Neighboring Community


AMENITIES MAPRESTAURANTS

CRUDO by Pascal Lorange

Cinepolis

Trader Joe’s

Rite-AidBaked Bear

Ralph’s

Dolce at the Highlands

Yenchim Garden Restaurant

Addison

Urban Plates

Snooze an A.M. Eatery

Veladora Coastal Ranch

ENTERTAINMENT & ACTIVITIES

RETAIL

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4

4

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7

7

5

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1

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Fairbanks Ranch Country Club2

Del Mar Country Club3

The Farms Golf Club4

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Crunch Fitness5

5

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Luna Grill

Westroot

89

8

9


Resale Comparables

ADDRESS 4231 Calle Mar De Ballenas

12525 Carmel Canyon Rd.

11366 Nahama Lane

12462 Carmel Cape

11251 Carmel Creek Rd. #2

11251 Carmel Creek Rd. 4530 Da Vinci St. 4680 Da Vinci St. 12548 Cavallo St.

PRODUCT DETACHED DETACHED DETACHED DETACHED DETACHED CONDO DETACHED CONDO TWINHOME TWINHOME TWINHOME

SQ. FT. 2,182 2,178 1,985 1,803 1,905 1,944 2,119 2,210 2,119

BED/BATH 3/3 3/3 3/3 3/3 3/3 3/3 3/3 3/3 3/3

YEAR BLT 1999 2000 2007 1985 1998 1998 1991 1993 1993

SOLD PRICE $1,069,000 $962,500 $1,083,500 $975,000 $935,000 $950,000 $1,010,000 $1,085,000 $1,100,000

PP SF $489.92 $441.92 $545.84 $540.77 $490.81 $488.68 $476.64 $490.95 $519.11

HOA (MO.) $26 $98 $45 $0 $225 $225 $0 $0 $0

OTHER FEES MO. (Mello-Roos) $145 $85 $94 $0 $119 $119 $104 $75 $85

SOLD DATE 3/1/2019 6/4/2019 6/11/2019 7/9/2019 12/17/2019 11/25/2019 12/24/2019 7/11/2019 8/26/2019

DAYS ON MARKET 4 6 9 20 40 46 2 8 42

2 3

4 5 6

7 8 9

987654321

1

DEL MAR HEIGHTS RD

CARMEL COUNTRY RD

EL C

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CAMINO DEL M

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VIA DE LA VALLE

SAN DIEGUITO RD

HWY 101

CARMEL VALLEY RD

CARM

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CARMEL VALLEY RD

DEL MAR HEIGHTS RD

CARMEL COUNTRY RD

EL C

AMIN

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CAMINO DEL M

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VIA DE LA VALLE

SAN DIEGUITO RD

HWY 101

CARM

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ADDRESS AVERAGESSQ. FT. 2,049

SOLD PRICE $1,018,889

PP SF $498.29

AVG DOM 20

SITE


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Carmel Valley is an affluent suburban planned

community in the north-western corner of San

Diego, California. The community is composed of

commercial offices, residential units, hotels, and

retail stores and restaurants.

Carmel Valley is one of the newer neighborhoods

of the City of San Diego, California. The community

was formed by the City of San Diego on February

1, 1975. The construction later began in 1983. The

name Carmel Valley comes from the Carmelite

Sisters of Mercy, who established a dairy farm and

monastery in the area c. 1905. Although the area

was known locally as Carmel Valley, in 1974 the

area was given the institutional name North City

West in the master plan. The name Carmel Valley

was readopted in the early 1990s.

MEDIAN AGE

36.6

POPULATION

51,757

MEDIAN HOUSEHOLD INCOME

$120,886

Carmel Valley


Solana Highlands Elementary

Solana Pacific Elementary

Carmel Valley Middle School

Torrey Pines High School

Canyon Crest Academy

Del Mar Pines School

Notre Dame Academy

San Diego Jewish Academy

Cathedral Catholic High School

3520 Long Run Dr. 3901 Townsgate 3800 Mykonos Lane

3710 Del Mar Heights Rd

5951 Village Center Loop Rd. 3975 Torrington St. 4345 Del Mar

Trails Rd.11860 Carmel

Creek Rd.555 Del Mar Heights Rd.

Public School Public School Public School Public School Public School (lottery) Private School Private School Private School Private School

"Great School Rating: 10/10"





"student/teacher ratio 9:1"

"student/teacher ratio 9:1"

"Niche.com Grade: A+ (avg. SAT score

1210)"

"Niche.com Grade: A+ (avg. SAT score

1230)"

Grades K-3 Grades 4-6 Grades 7-8 Grades 9-12 Grades 9-12 Grades K-6 Grades PK-8 Grades PK-12 Grades 9-12

Apx. 353 students Apx. 576 students Apx. 1,361 students Apx. 2,602 students Apx. 2,255 students Apx. 156 students Apx. 300 students Apx. 494 students Apx. 1,630 students

54321 6 7 8 9

8

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Schools

Erin McKinley




AcademyAcademy

Kaiser PermanenteKaiser Permanente

Shaw

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ge R

dSh

aw R

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Sunset Greens in Carmel Valley West2.7 Acre Coastal Site9 to 16 Single-Family Lots

Shaw Ridge Road Carmel Valley, San Diego, CA 92130

sunset greens in carmel valley west · to allow for more flexibility of lot standards. the first...

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