August 2021. Carlsbad City Council authorized the Chen Ryan Co. Preliminary Engineering and Environmental Assessment Contract for the College Blvd. Reach A project. The authorized contract cost is just under $2 Million and the time-line for completion is 2 to 3 years.
May 2021. A combination of factors indicate the ultimate development of the Zone 15 area will be (1) at substantially higher densities than the current entitlements / TMs and Sunny Creek Specific Plan (SP191), and (2) driven by construction of College Blvd. “Reach A” in ~2025-26. Major factors supporting the foregoing conclusions include: (a) 2019-21 state legislation intended to solve California’s housing affordability and shortage emergency; (b) Carlsbad’s updated Regional Housing Needs Assessment (2021 RHNA) supporting more residential density throughout the city; (c) LOS traffic failures and related public safety hazards in connection with sections of Cannon Road and El Camino Real adjacent to Zone 15 are solved by College Blvd “Reach A”, and (d) acknowledgement by the Carlsbad City Council and professional staff that Zone 15 property owners and developers are unable to complete College Blvd. “Reach A”, thereby necessitating the City’s direct involvement in formulating a finance plan and constructing College Blvd.
October 2020. City of Carlsbad Planning Commission gave final approval to the West Equestrian mitigation project, which is designed to off-set development impacts from the Cantarini, Dos Colinas and College Blvd. projects. The plan also includes (i) a 1-acre site identified by West as a “community garden” and (ii) a small residential development site adjacent to the Walmart site.
May 2020. The Walmart site (17 acre mixed-use) at the NE corner of College & El Camino Real was reportedly sold to a Phoenix-based commercial developer. The recent decision by the City of Carlsbad to make College Blvd. “Reach A” a city project, should provide greater clarity regarding development conditions in connection with the entitlements.
March 2020. The City of Carlsbad Staff recommended the City Council make the last section of College Blvd. (“Reach A”), which traverses Zone 15 to connect with Cannon Road and El Camino Real, a City project. If successful, the Staff Report estimates the road could be completed by 2025.
The final map extension for the West Living-Dos Colinas project was approved, with an expiration of March 2022.
January 2020. West Patners latest efforts to sell Cantarini Ranch failed, leaving little hope of recording a final map before the Tentative Map entitlements expire. In the mean time, the Walmart site was expected to go into escrow in February.
October 2019. Senior City Staff convened a meeting at the Faraday conference facility with Zone 15 property owners to gather input in connection with City Engineering’s proposed building moratorium. Participants noted the irony/counter-productive nature of imposing a building moratorium that would prevent construction of the road segment (College Blvd. “Reach A”) that is needed to alleviate the traffic problems that ostensibly trigger the moratorium. Participants reviewed and discussed past development and finance plan efforts, including multiple failures by West Partners as “lead developer” in Zone 15 (Bond Assessment District, Mello-Roos District, public-private hybrid, Private Reimbursement Agreement/”PRA”). Participants also noted problems arising from the fragmented ownership and disparate development timing for the various Zone 15 properties, the higher off-site costs relative to the lower over-all density/units available to pay those costs, and extraordinary off-site cost increases arising from West Partners protracted delays, lost permits, multiple re-designs and inability to transact with a builder. West Partners representative, Kurt Wickham, stated that if their entitlements expired they would “put the deed in a drawer and wait for someone else to build the road”.
September 2019. The marketing and “Call for Offers” for the Walmart site attracted significant interest and several purchase proposals. The unique conditions related to development of the Walmart site, which is already served with an improved section of College Blvd. and El Camino Real, mitigate the impediments to development arising from the lack of an approved finance plan for the balance of College Blvd. and Zone 15.
August 2019. Shea-Lennar continued their efforts to reach agreement with West Partners for purchase/sale of the Cantarini Ranch. Development efforts have been impeded by West’s loss of agency permits and failure to secure Zone 15 property owner cooperation for their “PRA”/proposed financing plan. All available tentative map extensions for Cantarini Ranch & Holly Springs have been utilized; absent recordation of a final map, West Partners will lose the Cantarini Ranch project entitlements in July 2020.
July 2019: The Carlsbad City Council debated Engineering Staff’s recommendation to impose a development moratorium for Zone 15 in response to GMP traffic standards/LOS failures identified for sections of El Camino Real & Cannon roads, which arise from the lack of the road segment known as College Blvd. “Reach A”. Council delayed action pending further studies by staff regarding alternative solutions.
February 2019. BWPW & West Partners formally settled and dismissed their lawsuit in connection with West’s breach of contract, etc. (ref. April 2017 - S.D. Court of Appeal ruling).
January 2019. The 18-acre, approx., DB Lubliner property, located contiguous to the west of Cantarini Ranch, south of the College Blvd. alignment and east of Agua Hedionda Creek, was sold to a private party for investment/equestrian use.
October 2018. West Partners suffered another loss in it’s litigation with BWPW, LLC; West’s Motion for Summary Judgement was Denied. Trial was scheduled for Q1 2019.
July 2018. West’s inability to satisfy its Cantarini Ranch transaction contingencies resulted in termination of the Shea-Lennar deal. Gary West’s sale of his seniors housing business, West Living, to MBK closed in June; the Dos Colinas property, vacant land in Zone 15 entitled for a 305-unit CCRC, was not included in the sale.
April 2018. Dennis O’Brien, Bent-West/Cantarini LLC Manager and Managing Director of West Partners, reportedly “resigned’. Marc Harper replaced him as president of West Partners.
February 2018. West Partners faced continued opposition to its proposed PRA; efforts to renew expired Resource Agency permits for Cantarini Ranch were ongoing.
November 2017. West Partners extended the Shea-Lennar (CalAtlantic) escrow period, hoping to overcome Zone 15 property owner opposition to its PRA. West Partners directed West Living (Dos Colinas) to terminate negotiations with RCOA & Bentley-Wing in connection with the RCOA Replacement Project.
October 2017. During a meeting with West Partners, Shea, CalAtlantic, RCOA & Bentley-Wing, West confirmed its sale/escrow with Shea-CalAtlantic and set a late November deadline for completing West Partners’ proposed Private Reimbursement Agreement (“PRA”).
June 2017. CalAtlantic & Shea Homes reached conditional agreement with West Partners/Cantarini, LLC for purchase of Cantarini Ranch that would close during Q1/Q2 - 2018.
April 2017. The Court of Appeal, Fourth Appellate District, Division One, State of California, ruled 3-0 for Bentley/BWPW, LLC against West Partners for Breach of Contract and Breach of the Covenant of Good Faith and Fair Dealing (Bent-West / Cantarini, LLC).
January 2017. West Partners associate, Kurt Wickham, was reportedly tasked with coordinating the marketing & sale of the Cantarini Ranch property.
December 2016. After several months of internal deliberations & project management changes, West Partners indicated a renewed interest in selling the Cantarini Ranch property.
August 2016. Lennar reportedly terminated its Cantarini Ranch conditional purchase agreement due to unsatisfactory due-diligence results.
April 2016. Lennar entered into a conditional purchase agreement to buy the Cantarini Ranch. Negotiations for the Seller, West Partners/Cantarini LLC, were undertaken by Gary West’s appointed manager, Dennis O’Brien-West Partners. The City granted a 2-year Tentative Map extension, to July 2018.
March 2016. Toll Brothers reportedly terminated its purchase effort with Cantarini LLC/West Partners. The City of Carlsbad adopted updated water quality regulations (RWQCB) that required Cantarini Ranch project modifications.
December 2015. West Partners/Cantarini LLC, submitted a formal request for condemnation of the basin “BJ” (easements & license). West Partners also announced its intention to sell the Cantarini Ranch property in 2016.
September 22, 2015. The City of Carlsbad approved its General Plan update, which included land use enhancements and greater clarity for certain Zone 15 properties. A CEQA challenge was filed by North County Advocates.
August 2015. At its Aug. 25 meeting, the City Council adopted a new city-wide Reimbursement Fee Ordinance and approved the West group’s application for development of their Dos Colinas Equestrian property as a wetland and upland mitigation site + detention basin + vegetable garden (for Gary West’s restaurants) + a future low-density residential site (unplanned). Zone 15 property owners expressed concern over the excessive costs for the West’s proposed mitigation project and the disproportionate benefits West derives.
July 2015. West Partners changed the name of the Cantarini Ranch ownership entity from “Bent-West, LLC” to “Cantarini, LLC”. The Cantarini Ranch ownership partners/principles nevertheless remained the same; Gary West, held his majority ownership/Manager interest through West Partners, LLC, and David Bentley held his minority/non-management ownership interest through BWPW, LLC.
June 2015. As a consequence of delays in the Envision Carlsbad/General Plan update process and West’s failure to secure support for their revised Zone 15 finance proposals, the Foursquare/Grosse option for the 17-Acre Walmart/Zone 15 commercial site expired. Walmart, through its local broker, Mike Navarro, pursued a new buyer.
May 2015. West Partners Manager, Dennis O’Brien, announced during the Zone 15 property owners meeting hosted by city staff that Bent-West/Cantarini Ranch would no longer act as the “lead developer” in Zone 15.
August 2014. A Zone 15 finance plan meeting between West’s representatives and a limited number of local property owners, hosted by city staff, revealed substantial flaws and conflicts in West’s CFD/Mello Roos district strategy and revised finance program proposals.
July 2014. The 2-year+ CEQA challenge of the Dos Colinas project was resolved with the Appeals Court affirming the lower court ruling that substantially upheld the City’s project approvals.
May 2014. In response to West Partners rejection of numerous purchase transactions and alternative dispute resolution efforts, as well as lawsuit threats by Gary West’s representatives and lawyer, BWPW, LLC was compelled to seek relief through the court for West’s breach under Bent-West, LLC.
March 2014. After reaching an initial agreement in principle with a strong regional builder-developer, followed by nearly a year of negotiations and document exchanges, Dennis O’Brien-West Partners, abruptly and inexplicably terminated the Cantarini Ranch purchase/sale transaction.
December 2013. Litigation between Walmart & Foursquare Properties was settled, providing Foursquare/Grosse with an option to purchase the 17-Acre commercial site by March 2015. The re-sale/flip of the 17-acre site (to Lennar Commercial) was subject to passage of the Envision Carlsbad General Plan update and revised Zone 15 financing program (CFD hybrid) that Grosse worked on with West Partners.
November 2013. After failing to secure sufficient property owner support for their proposed 1915-Bond Act assessment district, Dennis O’Brien-West Partners applied for formation of a CFD/Mello-Roos district for certain Zone 15 off-sites.
October 2013. As the Dos Colinas CEQA litigation dragged on, questions arose regarding the feasibility of the 305-unit Dos Colinas CCRC project, with West Living indicating a desire to sell the land and focus instead on smaller seniors housing projects (~100 units).
July 2013. Cantarini Ranch/Bent-West LLC principals Gary West and David Bentley met to resolve West Partners’ breach under Bent-West, LLC. After commenting that the $30 Million+ Cantarini Ranch property was just “a rounding error on my financial statement” and that his wife wanted to “turn it into a dog park”, Gary acknowledged that buying the BWPW Cantarini interest as well as certain other Zone 15 properties that were part of the original Bent-West LLC business/investment plan would be a more effective and rational way for West Partners to cure its breach and get the maximum Zone 15 area control they wanted. Bentley had transaction documents prepared by his attorney and Gary West inexplicably reneged.
June 2013. In response to an Appeals Court ruling in favor of Bentley Investments L.P., Holly Springs, L.P. agreed to purchase Bentley Investments L.P.’s MDR Option, pay the Bentley Equity, Inc. management fees owed in connection with the Holly 42 project & reimburse Bentley’s legal costs.
April 2013. Bentley secured and presented a purchase proposal to West Partners offering a market value cash sale of each Bent-West LLC member’s respective interests to a strong regional homebuilder. West agreed to the deal in principle, engaged in negotiations and document exchanges, but ultimately and inexplicably reneged.
August 2012. In the Bentley Investments L.P. vs Holly Springs matter, the CA Court of Appeals, District 4 Division 1, issued a 3-0 decision in favor of Bentley investments, L.P., including awarding costs of the Appeal.
January 2012. West Living received City Council approval for its 305-unit luxury CCRC Dos Colinas project. A CEQA challenge of the project approvals was filed in February by the “Friends of Aviara” & Delano Law firm.
May 2011 - By letter dated May 16, West Partners-Dennis O’Brien demanded BWPW, LLC sell it’s multi-million dollar Cantarini/Bent-West LLC interest to West for $0.00. BWPW, LLC rejected the demand, identified West Partners breach under the Bent-West, LLC Operating Agreement, then made numerous attempts to resolve the partnership disputes through mediation, negotiation, property sale and other mutually beneficial means.
September 2010. West Partners Manager, Dennis O’Brien, terminated Bentley-Wing Property Inc.‘s project management of Cantarini Ranch. West-O’Brien’s subsequent project management efforts resulted in several critically important agreements and permits lapsing, including the Zone 15 cost-share agreement, the Cantarini-Holly Springs Loop Road Agreement, the MDR affordable housing project, the Lubliner wetland mitigation & acquisition plan, and resource agency permits.
June 2010. Cantarini Ranch Project Manager, Bentley-Wing Properties, Inc., provided detailed analyses and recommendations to West-O’Brien & West Living-Rimbach regarding damaging impediments, delays and conflicts of interest resulting from West’s mis-management of their Dos Colinas project. Bentley-Wing offered solutions for mitigating the damage caused by West and for achieving a more timely and profitable sale of the Cantarini Ranch in accordance with the Bent-West investment plan; West-O’Brien & Rimbach rejected the recommendations.
April 2010. By early 2010, Bent-West Property Manager, Bentley-Wing Properties, and Bent-West member BWPW was encouraging West Partners to sell the Cantarini Ranch project in accordance with the Bent-West LLC Operating Agreement and investment purpose. The Cantarini Ranch TM conditions of approval were substantially complete, the final engineering had been advanced past the second plan check, and unsolicited purchase proposals were increasing.
January 2010. As part of the permit renewal process in 2009, the Army Corps (404) and Regional Water Quality Board (401) determined that the previously approved College Bridge wetland mitigation plan within the detention basin “BJ” was no longer acceptable; a new wetland mitigation site and plan were required to renew the permits. Bentley-Wing secured a new wetland mitigation site (“Lubliner”), produced a plan and processed applications with the city and resource agencies that were approved. Subsequently, West Partners abandoned the Lubliner property wetland mitigation plan to pursue an alternative plan on Gary West’s Dos Colinas Equestrian property.
2009. While providing project management support for Cantarini Ranch and the Zone 15 off-site improvements program, West Partners instructed Bentley-Wing Properties Inc. to spearhead a CEQA challenge to the Carlsbad Unified School District’s proposed Sage Creek High School. The CEQA lawsuit, which affected the interests of Zone 15 property owners, the RCOA and Calavera Hills residents, was funded by Gary West/West Partners. Ultimately, the CUSD was forced to make significant project design changes, provide fair-share funding and/or improvements to local public facilities, and adopt additional mitigation measures for traffic, water quality, wetland protections and other environmental considerations.
September 2008. Substantial delays and changes by West in its commitment to the Cantarini Ranch business and investment plan undermined Bent-West LLC, causing project management conflicts, disruptions and delays.
January 2008. Bent-West, LLC filed the First Plan Check Submittal for Cantarini Ranch & College Blvd. “Reach A” in January and followed up with final College Blvd. Bridge design and other TM conditions, including CC&Rs and Open Space PMP. Compliance with new water quality regulations, particularly hydro-modification, required new temporary on-site basins and permanent off-site solutions (on the adjacent Dos Colinas & Lubliner properties).
October 2007. West Senior Living R/E LLC closed escrow on the purchase of the Dos Colinas & Equestrian properties. West’s purchase was intended to help ensure the timely and profitable completion of the Bent-West/Cantarini investment project while supporting Gary West’s vision for development and operation of higher quality senior housing. Earlier in the month, the City approved a 2-year extension to the Cantarini-Holly Springs TMs; subsequent extensions of the entitlements were provided by the CA Legislature and City of Carlsbad in response to the “Great Recession”.
September 2007. The death of Holly Springs LTD. Managing Partner, Lucia Sippel, gave rise to family member disputes resulting in substantial project delays and disruptions. In response, Bent-West, LLC initiated project design and phasing plan revisions to ensure the highest level of Cantarini Ranch project autonomy.
August 2007. Local land investment company, Dos Colinas, LLC (Bentley/Wing-El Dorado-Playa), sold the Dos Colinas & adjacent “Ride America” Equestrian properties to Gary & Mary West / West Partners for development of “Gary’s vision”, a high-end seniors housing / CCRC project.
April 2007. Bentley bought out partner Monarch-Taylor Woodrow, through purchase of Cantarini Ranch with Gary & Mary West/West Development, Inc. (West Partners). At the time, all discretionary approvals for the Cantarini Ranch project were in place (TM, SDP, FEIR), along with state and federal resource agency permits. Bent-West LLC was formed to hold the Cantarini Ranch for investment and to acquire and/or joint-venture neighboring properties. The investment purpose and objective of Bent-West, LLC/Cantarini Ranch was to re-sell the property for profit to a builder-developer after a 2-3 year market-recovery holding period, during which additional value-add activities would be pursued including final engineering for Cantarini & College.
January 2007. Economic / housing market declines in U.K. and U.S. created distress/opportunity and the need for an immediate sale for Monarch-Taylor Woodrow of its Bentley-Monarch JV interest in Cantarini Ranch.
September 2006. Bentley-Monarch secured formal HMP Concurrence from USF&WS and CDF&G; received a draft permit from CA Fish & Game; received section 404 U.S. Army Corps Permit.
February - September 2006. Bentley negotiated and recorded right-of-way dedications for College Blvd. “Reach A”, along with multi-party exchanges and lot-line adjustments to consolidate Zone 15 ownerships on either side of future College Blvd.
January 2006 – August 2006. Bentley-Monarch completed the wildlife agency permit applications; extraordinary delays resulted from USF&WS and CDF&G strained relationship with the City, including rejection of the City’s own HMP equivalency determination.
December 2005. The Regional Water Quality Control Board issued its permit (Section 401) for Cantarini-Holly Springs.
September 2005. City Council formally accepted the Cantarini-Holly Springs / Preserve Calavera CEQA lawsuit settlement.
August 2005 - Bentley-Monarch produced and circulated a “final draft” with MOU of the Zone 15 LFMP property-owner approved cost-sharing / finance program.
June 2005. CUSD negotiations commenced by Bentley in September 2004 were terminated due to CUSD indecision regarding construction of their new Cannon-College high school; sale of the 55-acre site was considered.
May 2005. Bentley-Wing Investments, El Dorado & Playa Partners purchased an option for the Dos Colinas Property and formed Dos Colinas, LLC. Planning for a 161 unit smaller lot project proceeded. Project design included a proposed Replacement Site for RCOA’s RV & Gardens facility.
February 2005 – September 2005. Bentley-Monarch & City negotiated with Preserve Calavera to settle and dismiss the CEQA lawsuit. Settlement terms paid Preserve Calavera attorney’s fees in exchange for dismissal of the CEQA lawsuit and prohibition against further challenges to the project by Preserve Calavera, particularly the state and federal agency permits.
January 2005. Preserve Calavera filed a CEQA challenge to the City’s Cantarini-Holly Springs project approvals. Plaintiff’s stated goal was to increase HMP open space and wetland buffers, and limit public open space access.
December 2004. Carlsbad City Council public hearing for the Cantarini-Holly Springs projects. Public and City comments similar to the Planning Commission hearing. City Council approved the project on a 4-0 vote (Council Member Ann Kulchin abstained due to a familial connection to Holly Springs L.P.)
October 2004. The Carlsbad Planning Commission public hearing for the Cantarini-Holly Springs projects (joint EIR, individual tentative maps). Preserve Calavera spoke in opposition to the project and the City’s HMP. Neighboring property owners, including the ~800 resident Rancho Carlsbad Owners Association testified in support. The Planning Commission praised the sensitive design and high quality of the project and approved the Cantarini-Holly Springs project on a 7-0 vote.
September 2004 - Bentley commenced negotiations with Carlsbad Unified School District for design, alignment, construction and cost-share funding of Cannon Road “Reach 4A”, to serve the new CUSD High School and Parcel 4 future MF site.
April 2004 – September 2004. Bentley-Monarch secured additional environmental studies for Cantarini-Holly Springs and the revised DEIR was circulated for public comment. The Cantarini-Holly Springs project was scheduled for public hearing.
April 2004 - Bentley Investments LP entered into an Option for the RCOA “Parcel 4” property and a Consulting Agreement to help relocate RCOA’s RV & Garden facilities, per the Zone 15 LFMP development conditions. Bentley Investments proposed developing the residual Parcel 4 property for apartments and/or mixed-use.
March 2004. Due to ongoing conflicts between the City and USF&WS in connection with the city’s newly adopted HMP, as well as increasing anti-development activism, City Staff concluded that the Cantarini-Holly Springs DEIR should be re-circulated.
August 2003 – February 2004. Bentley-Monarch and City staff prepared responses to DEIR public comments; field meetings were conducted and applications for State and Federal resource & wildlife agency permits were filed. Updated and focused biology and wetland delineation studies were completed. Hydrology and landscape plans were revised for new water quality BMPs. Meetings with City engineering and finance staff to initiate the Zone 15 LFMP(C) Amendment. The process included numerous Zone 15 property owner meetings and negotiations through 2004/05 and formulation of the Zone 15 Cost-Sharing Agreement / August 2005 MOU.
June 2003. Bentley sold the contiguous “Lubliner” property to Bepton & Dartford (a friendly ownership) to (i) secure critical College Blvd. right-of-way, (ii) accommodate lot line adjustments to conform to College Blvd., (iii) create additional lots, and (iv) create mitigation opportunities for Zone 15 projects.
2002 – July 2003. The City Council authorized preparation of the Cantarini-Holly Springs joint EIR in Feb. 2002 and approved the EIR consultant contract in September. The EIR public scoping meetings were conducted in October, after which Bentley-Monarch completed supplemental environmental studies and project design modifications to further reduce project impacts. The Draft EIR was circulated for public review in early 2003.
2001. In July Bentley-Monarch filed a revised Cantarini Ranch TM Application consisting of 105 half-acre lots and a joint 100-unit MF site (“MDR”) on the adjacent Holly Springs property. The revised application included reduced grading, increased slope contouring, larger riparian setbacks and open space buffers as well as greater landscape buffers; archeological sites were mitigated with artifacts collected. Public controversy in connection with Carlsbad’s Habitat Management open space plan intensified as a result of the City’s “Carlsbad Crossings” golf course development planning conflict with Coastal Commission. As a consequence of heightenedpublic opposition to development, the City required a new joint development plan and application for the Cantarini and Holly Springs properties, including an Environmental Impact Report.
2000. Bentley-Monarch filed the first formal Cantarini Ranch Tentative Map Application in January. By April it became clear the City, contrary to earlier indications, would only support a rural residential development plan consistent with the Sunny Creek Specific Plan (SP191). in October, Bentley-Monarch filed its new “rural estate” TM application showing 115 half-acre lots on Cantarini Ranch and a joint 100 unit MF site on the adjacent Holly Springs property.
1999. Advanced environmental studies and development planning were completed, including cooperation agreements with neighboring property owners. HMP Hardlines were negotiated with City, State and Federal Resource Agencies and approved by USF&W Service. In August, Bentley entered into a joint planning/entitlement and purchase option agreement with neighboring property owner, Holly Springs, Ltd.
June 1998 - November 1998. Bentley completed acquisition due diligence, including a Preliminary Plan Application for 341 residential units: 100 apartments + 241 single family lots. Bentley then secured a financial commitment from Canadian-based homebuilder, Monarch Communities, and formed the Bentley-Monarch JV to pursue development of Cantarini Ranch.
March 1996 – June 1998. David Bentley met with Cantarini family and their advisor, Jim Gaiser; completed initial land use and development feasibility studies; negotiated and secured an option to purchase Cantarini Ranch.
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Bentley Equity, Inc. * 760-476-9572 * firstname.lastname@example.org