SUBJECT: PROPOSED GENERAL PLAN AMENDMENT & SPECIFIC PLAN AMENDMENT AT 2100 W. SAN MARCOS BOULEVARD

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1 AGENDA REPORT CITY COUNCIL COMMUNITY DEVELOPMENT COMMISSION SUCCESSOR AGENCY BUENA SANITATION DISTRICT JOINT POWERS FINANCING AUTHORITY Department: Community Development Item No: D1 Prepared By: Michael Ressler, Principal Planner Meeting Date: January 12, 2016 John Conley, Director Approved By: Patrick Johnson, City Manager Agenda Location: Discussion SUBJECT: PROPOSED GENERAL PLAN AMENDMENT & SPECIFIC PLAN AMENDMENT AT 2100 W. SAN MARCOS BOULEVARD RECOMMENDATION: Discuss a proposal to amend the General Plan land use designation and amend the Vista Business Park Specific Plan regarding the property located at 2100 W. San Marcos Boulevard, and provide direction to staff. PRIOR ACTION: None. STATEMENT ON THE SUBJECT: Integral Communities has submitted an application (PC19-076) to amend the General Plan land use designation and amend the Vista Business Park Specific Plan for a acre parcel located at 2100 W. San Marcos Boulevard (see (Exhibit 1 for a location map). The subject site is currently vacant land that has been rough-graded to accommodate five industrial parcels, which were approved in 2011 under the Tentative Parcel Map process. The proposed project would develop the property with a mixed-use development consisting of 196 two and three story condominium units and an approximately 100-room four story hotel. Vehicle access would be provided by a private access road from San Marcos Boulevard, which would separate the residential component of the project from the hotel site. General Plan and Zoning. The current General Plan land use designation is Research Light Industrial (RLI) (see Exhibit 2 for land use designations). The current zoning designation for the property is Specific Plan (SPI). The property is located within the Vista Business Park Specific Plan Planning Area B which allows a range of light industrial land uses including research and development, distribution facilities, and manufacturing (see Exhibit 3 for zoning designations). The current RLI General Plan land use designation and Vista Business Park Specific Plan Planning Area B does not allow for mixed-use development opportunities for the subject site; therefore, the applicant is requesting to amend the RLI land use designation on the property to Mixed Use (MU), and amend the Vista Business Park Specific Plan to create a new mixed-use Planning Area for the property. Site Development Plan. The conceptual site plan and architectural elevations for the project are included as Exhibit 4. The site plan and elevations are intended to provide the City Council with a conceptual view of the proposed development plan for the property. In addition, the developer is providing two alternative development scenarios for the City Council s consideration. Alternative Plan 1 ACTION: Clerk/Secretary 1/12/2016 D1 1 of 45

2 MEETING DATE: January 12, 2016 PAGE: 2 SUBJECT: PROPOSED GENERAL PLAN AMENDMENT & SPECIFIC PLAN AMENDMENT AT 2100 W. SAN MARCOS BOULEVARD consists of 214 condominium units, 4,000 sq. ft. of commercial space, and a transient occupancy tax inlieu fee. Alternative Plan 2 consists of 196 condominium units, 4,000 sq. ft. of commercial space, and a 78-room extended stay hotel. If the proposed land use changes are supported, the site plan and application would be subject to staff review, environmental review, a public hearing at the Planning Commission, and a public hearing at the City Council. Parking. Parking is a critical factor in the design of the project. Staff is requesting additional input from the City Council regarding the applicable parking standards for the project. The applicant is requesting use of the MU Zone standards, which have separate requirements for the hotel and multi-family residential components of the project. According to the conceptual site plan, the hotel site would provide a total of 100 parking spaces, which complies with the MU Zone and citywide parking standards. The MU Zone parking standards for multifamily residential are lower than the citywide parking standards. The MU Zone parking standards (inclusive of guest parking) require 2 spaces per two-bedroom unit, 2.25 spaces per three-bedroom unit, and 2.75 spaces per four-bedroom unit, which equates to a requirement of 467 parking spaces for the proposed project. The citywide parking standards for multi-family residential (inclusive of guest parking) require 2.5 spaces per two-bedroom unit, 3 spaces per three-bedroom unit, and 3.5 spaces per fourbedroom unit, which equates to a requirement of 607 parking spaces for the proposed project. The conceptual plan submitted by the applicant relies on the MU Zone standards and provides a total of 466 parking spaces for the multi-family residential component of the project. FISCAL IMPACT: Based on the County Assessor s records, this property has a current assessed value of approximately $1.2 million. The annual property tax received by the City is estimated at $1,680. If the Integral Communities project were to be developed on the site, the estimated annual property tax collected by the City would be approximately $126,000 based on an estimated value of $90 million for the project at completion. In the event the site was developed industrially, the estimated annual property tax received by the City would range from $25,000 to $35,000 based on 283,000 sq. ft. of light industrial buildings developed on the subject site. An economic analysis provided by the developer for the potential transient occupancy tax revenue is included as Exhibit 5. This analysis has not been vetted or verified by a fiscal consultant representing the City. EXHIBITS: 1. Project location map (Page 3) 2. Existing and proposed General Plan land use designations 3. Existing and proposed zoning designations (Page 5) 4. Conceptual site plan and architectural elevations (Page 6) 5. Economic analysis (Page 33) 6. Project Correspondence (Page 40) (Page 4) 1/12/2016 D1 2 of 45

3 EXHIBIT 1: PROJECT LOCATION MAP VISTA PALOMAR PROJECT Business Park Dr Project Location: 2100 W. San Marcos Blvd EXHIBIT 1 1/12/2016 D1 3 of 45

4 General Plan Amendment I ,000 Feet General Commercial (GC) Executive Ridge Business Park Dr Poinsettia Av Rosas Corporate View Michelle Avenida Avenida De Las Research Light Industrial (RLI) Island Shore Wy W San Marcos Blvd Acacia Existing Dr General Commercial (GC) Executive Ridge Business Park Dr Poinsettia Av Rosas Corporate View Michelle Avenida Avenida De Las Research Light Industrial (RLI) Mixed Use (MU) Island Shore Wy W San Marcos Blvd Disclaimer: This product is for informational purposes and may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. Users of this information should review or consult the primary data and information sources to ascertain the usability of the information. Acacia Proposed 1/12/2016 EXHIBIT 2 D1 4 of 45 Dr Rev 12/9/2015

5 Specific Plan Amendment I ,000 Feet Business Park Specific Plan Planning Area A Executive Ridge Business Park Dr Poinsettia Av Rosas Business Park Specific Plan Planning Area B Corporate View Michelle Avenida Avenida De Las Island Shore Wy W San Marcos Blvd Acacia Existing Dr Business Park Specific Plan Planning Area A Executive Ridge Business Park Dr Poinsettia Av Rosas Corporate View Michelle Avenida Avenida De Las Business Park Specific Plan Planning Area B Business Park Specific Plan Planning Area G Island Shore Wy W San Marcos Blvd Disclaimer: This product is for informational purposes and may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. Users of this information should review or consult the primary data and information sources to ascertain the usability of the information. Acacia Proposed 1/12/2016 EXHIBIT 3 D1 5 of 45 Dr Rev 12/9/2015

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29 SCALE: NOVEMBER 13, 2015 RIGHT LEFT REAR FRONT PERSPECTIVE PERSPECTIVE COMMERCIAL ELEVATIONS ARCHITECTURE VISTA PALOMAR 5256 S. Mission Road, Ste 404 Bonsall, CA VISTA, CA INTEGRAL COMMUNITIES 2235 Encinitas Blvd., Suite 216 Encinitas, CA (760) A-20 1/12/2016 D1 29 of 45

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31 VISTA, CA INTEGRAL COMMUNITIES 2235 Encinitas Blvd., Suite 216 Encinitas, CA (760) EXTENDED STAY ELEVATIONS BUILDING A NOVEMBER 16, SCALE: ARCHITECTURE PERSPECTIVE FRONT VISTA PALOMAR 5256 S. Mission Road, Ste 404 Bonsall, CA /12/2016 D1 31 of 45

32 1/12/2016 D1 INTEGRAL COMMUNITIES 2235 Encinitas Blvd., Suite 216 Encinitas, CA (760) VISTA, CA 32 of 45 SCALE: NOVEMBER 16, EXTENDED STAY ELEVATIONS BUILDING B LEFT ARCHITECTURE RIGHT VISTA PALOMAR 5256 S. Mission Road, Ste 404 Bonsall, CA FRONT REAR

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44 From: To: Cc: Subject: Date: John Conley Deborah Wagner Patsy Chow; Michael Ressler; RE: Please Read: Vista Palomar Project, PC Monday, August 10, :49:44 AM Ms. Wagner, Thank you for your comments, they will be included in the public record and the staff reports for the project. This project is currently being reviewed by the Planning staff for completeness and no date for hearing has been set. I will include your name and address in the notification list and you will be sent notice of any public meetings related to the project. If you have any questions in the meantime, please feel free to or call me. Thank you, John Conley Director of Community Development/Engineering City of Vista 200 Civic Center Drive Vista, CA (760) F (760) From: Deborah Wagner [mailto:debw888@gmail.com] Sent: Saturday, August 08, :59 PM To: John Conley <jconley@ci.vista.ca.us>; jdesmond@san-marcos.net; jgriffin@san-marcos.net; corlando@san-marcos.net; kjabara@san-marcos.net; sjenkins@san-marcos.net; janet.mcclean@smusd.org Subject: Please Read: Vista Palomar Project, PC Dear Sirs and Madams Desmond, Conley, Griffin, Orlando, Jabara, Jenkins, and McClean, I am a resident of The Laurels development; homes in San Marcos that range in size from square feet on decent sized parcels-not huge, just decent. It s a super nice midlevel, caring, family-oriented community. A neighbor of mine brought to my attention the Vista Palomar (PC19-076). The property is located roughly at the north east corner of Business Park Drive and San Marcos Boulevard. Our community is directly across San Marcos Boulevard from the proposed project. The project is technically part of the City of Vista, but access is via San Marcos Boulevard, and children would attend San Marcos Unified School District schools. As you may be aware, the property is currently zoned as light commercial/industrial and a request by Ninia Hammond has been received by the City of Vista to rezone the property to mixed use. I am adamantly opposed to this project and the rezoning of this property in the way that the concept design and the application specifies. As you can see from the attached image of the concept design, the developers are attempting to cram 196 two and three story townhouses, 1/12/2016 D1 44 of 45

45 plus a 100 room hotel onto a flat plot of land just shy of 17 acres. I m assuming the residential portion is intended for young professionals and their families. There is zero amount of open space and what is not covered with structures is asphalt. Why am I opposed? I am opposed to the mixed use rezoning I am adamantly opposed to the density of the project Hotels and residential in such close proximity is not conducive to the safety of children I am opposed that for this amount of residential density plus a hotel, there is only a single entry/exit point I am opposed to the incredible increase in traffic the project would impose upon an already congested major artery This is not about not in my back yard. I know that this property will be developed. However, it should be developed in a manner that is consistent with the area around it. What I would be in favor of: Residential, including townhouses at roughly a 50% density reduction, including playgrounds and open space, with no hotel, or Light industrial and possibly a hotel. I tried very hard to locate the Vista City Council meeting where this rezoning will be discussed. Mr. Conley, could you please forward the information at your earliest convenience. Best Regards, Deborah Wagner 1982 Falling Leaf Court, San Marcos, CA /12/2016 D1 45 of 45