Any writing or documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection at City Hall located at 147 Fourth Street, Gonzales, California, during normal business hours.
A G E N D A
JOINT MEETING OF THE GONZALES CITY COUNCIL
AND
GONZALES PLANNING COMMISSION
CITY COUNCIL CHAMBERS – 117 FOURTH STREET
GONZALES, CA 93926
TUESDAY, NOVEMBER 12, 2024
5:30 P.M.
ALL TO ORDER
PLEDGE OF ALLEGIANCE
1. ROLL CALL- City Council/Successor Agency
Mayor Pro Tem Scott Funk, Council Member Liz Silva, Council Member Lorraine Worthy, Council Member Maria Orozco, Mayor Jose L. Rios Planning Commission Members
Chair Gloria Velasquez, Chair Pro Tem Ernesto Mancera, Commissioner Adrian Paco, Commissioner Tencia Vargas, Commissioner Alex Ramirez
PUBLIC NOTICE
This meeting is being conducted consistent with State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19 pandemic. The public may participate in person or online via zoom at https://us06web.zoom.us/j/81637045290 or call 1 (669) 900-6833 and use Meeting ID: 816 3704 5290.
If you wish to make either a general public comment or to comment on a specific agenda item, please use the Raise Hand function. You will be allowed three minutes for your comments.
If you choose not to attend the City Council/Planning Commission meeting but wish to make a comment on a specific agenda item, please submit your comment limited to 250 words or less by 12:00p.m. on the day of the meeting to the City Clerk at [email protected]
BUSINESS FROM THE PUBLIC
2. Business from the Public not on the Agenda; any member of the Public may address the Council/Commission for a period not to exceed three minutes on any subject not on the Agenda.
The Council/Commission will listen to all communications, but may take no action.
Any writing or documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection at City Hall located at 147 Fourth Street, Gonzales, California, during normal business hours.
JOINT WORKSHOP
3. Vista Lucia Specific Plan Annexation & Tentative Map Project a) Staff Report
b) Public Comment
c) Council/Commission Discussion
d) Council/Commission Action
Staff Recommended Action-Receive presentation and provide direction
ADJOURN TO CITY COUNCIL BUSINESS
CLOSED SESSION
Any member of the public may address the Council on a closed session item appearing on the agenda.
Speakers shall have a limited time of three (3) minutes. Please be brief and to the point.
4. The City Council will recess to closed session pursuant to Government Code Section 54956.9(d)(2) to confer with its attorney- significant potential litigation.
ADJOURNMENT
In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at (831) 675-5000. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. (CFR 35.102-
35.104 ADA Title II). This is a public meeting and as such, can be seen live by people present or online and is being recorded; therefore; anything you say or do here is public information. The recordings are available online.
I, Mary Villegas, Deputy City Clerk of the City of Gonzales, do hereby certify that a copy of the foregoing Joint City Council and Planning Commission Meeting Agenda was posted at City Hall, Council Chambers, and on the City’s website by Thursday, November 7, 2024, at 5:00 p.m. 11/7/24
Mary Villegas Date
City of Gonzales
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
TO:
DATE:
FROM:
Honorable Mayor Rios and City Council
Honorable Chair Velasquez and Commission Members
November 12, 2024
Taven Kinison Brown, Community Development Director
THROUGH: Carmen Gil, City Manager
SUBJECT: Vista Lucia Specific Plan Annexation & Tentative Map Project
RECOMMENDATION
It is recommended that the Planning Commission and City Council take the following preliminary actions:
• Receive the staff report;
• Accept applicant presentation;
• Open public comments;
• Close public comments;
• Provide direction to staff;
BACKGROUND
The Vista Lucia property (APNs: 223-031-024, -025, and -027) is currently outside of the City limits of Gonzales and is included in its entirety in the 2010 Gonzales General Plan and was also included within the 2014 Sphere of Influence Expansion approved by LAFCo. It is currently planned for Neighborhood Residential as part of a designated Specific Plan Area.
The actions to be considered by the City of Gonzales include certification of the Final Environmental Impact Report under CEQA and adoption of a Mitigation Monitoring Program, approval of a General Plan Amendment and adoption of the Vista Lucia Specific Plan, Pre-Zoning by ordinance, approval of a Development Agreement, the contingent approval of the first phase Vesting Tentative Map for the Vista Lucia Project (“Project”) to allow the eventual development and associated improvements upon annexation into the City of Gonzales, and initiation of an application for annexation from the City to the AGENDA
ITEM
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Monterey County Local Agency Formation Commission (LAFCo). According to the City Code, the Planning Commission will make a recommendation on the Project that will be forwarded to the City Council, who will take final City action on the project.
As this project is more complex and larger than any considered before in the City of Gonzales, this joint meeting will be an opportunity for the Planning Commission and City Council to receive an extended staff presentation, give the opportunity for public comment, and allow Commissioners and Councilmembers to ask pertinent questions, request additional information that was not provided or clarified, and otherwise provide direction to staff. Action will not be taken at this meeting on the Project as the final approval documents have not been presented at this hearing. When all documents have been finalized, the Planning Commission will schedule and hold its own public hearing on the matter to potentially make its recommendation and the City Council will thereafter hold hearings on this matter.
Future actions that will be required beyond City Council approval of the request include the submittal of the annexation request by the City of Gonzales to LAFCo, approval of the annexation request at a public hearing by LAFCo, approval of a final map(s), the filing of subsequent vesting tentative maps, compliance with Conditions of Approval, and Mitigation Measures and the applicant securing grading, utility, and building permits through the plan check review process, leading to the construction of the Project.
REVIEW AND ANALYSIS
• Description
• CEQA Impacts
• General Plan Consistency
• Specific Plan
• Annexation
• Pre-Zoning
• Development Agreement & Affordable Housing
• Tentative Map
Description
The proposed Project, named Vista Lucia, is according to the developer “a master-planned community, comprised of two neighborhoods, with residential and commercial areas connected by design features that support sustainable development, with cultural, recreational, and civic amenities that encourage active and vibrant living. Vista Lucia is designed to include a diversity of residential housing types, supporting various lifestyles and age groups, including two mixed-use neighborhood centers, two major community parks, five residential neighborhood parks, and more than seven miles of walkable promenades, bikeways, and trails connecting neighborhoods and amenity features to one another.” The Vista Lucia Specific Plan will regulate and provide guidance for the development of up to 3,498 residential units, comprised of single family and multi-family residential units, along with two commercial/residential mixed-use centers totaling 8 acres in size, donation of proposed elementary school sites, a middle school site, and 79 acres of recreational facilities, including parks, play fields, trails, plazas, community gardens, and Neighborhood squares. In addition, a pedestrian promenade system that interconnects residential and commercial areas within and between the two neighborhoods is included.
Bike trails, detention and drainage areas, and other open areas will be incorporated into the open space system.
Development of the proposed Project would occur over multiple phases, depending on market demand and the ability to provide adequate infrastructure. The City and Developer are finalizing plans to ensure that all required infrastructure will be made available.
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For a greater description of the Project, goals, objectives and proposed Land Use Plan and Zoning Districts, refer to Chapter 2: Development Plan of the Draft Vista Lucia Specific Plan attached as Exhibit D.
Location
Cielo Grande Ranch, LLC (Project Applicant) proposes the Vista Lucia Specific Plan project on 768 acres on three large agricultural parcels (APN’s 223-032-024, -025 and -027) on the east side of Fanoe Road as described in the Vista Lucia Specific Plan and upon application materials on file with the City (Vista Lucia Project) and as shown on the site plan on file with the City (Project Site).
Three sides of the project (north, south and east) are currently surrounded by active agriculture uses.
Existing residential development is located to the west of the project site. Potential future uses to the south of the project site include Neighborhood Residential development subject to a Specific Plan development. Property to the east is not currently within the Gonzales General Plan or growth boundaries. North of the Project is designated as a permanent agricultural edge in accordance with the 2014 City of Gonzales / Monterey County Memorandum of Agreement. Two existing rural residences are located immediately adjacent to the Project’s western property line, with a third one-acre rural residence located within the project boundaries but on its own parcel near the southwestern corner of the Project site.
The site is relatively flat, ranging from approximately 125 feet in elevation at its low point in the northwest corner to approximately 250 feet in elevation in the southeast corner, draining from southeast to northwest. The land is currently used for agricultural production and related agricultural facilities, irrigation ditches, ponds, and unimproved roadways.
General Project Information
Owner: Neil Fanoe, Et Al
Applicant: Cielo Grande Ranch, LLC
Property Address: Fanoe Road, Gonzales, CA 93926
Assessor Parcel Numbers: 223-032-024, -025 and -027
General Plan Designation: Current & Proposed: Neighborhood Residential Zoning District: Current: County Agricultural / Proposed: Specific Plan Zoning CEQA Impacts
The California Environmental Quality Act (CEQA) requires that the lead agency (the City of Gonzales) first consider the environmental effects of a proposed project prior to approval of the project. The City retained EMC Planning to conduct the required environmental analysis under CEQA. Based on the scope of the proposed Project, the City determined that an Environmental Impact Report (EIR) was to be prepared. The EIR focuses on the physical changes to the environment that would result from development of the Project.
An original Notice of Preparation (NOP) was circulated from March 18, 2020 to April 20, 2020, to address the potential impacts of the applicant’s original request to the City to approve only an annexation and pre-zoning. After the preparation of the Vista Lucia Specific Plan document, the City issued a Packet Pg. 5
revised NOP from September 14, 2021 to October 29, 2021. A scoping meeting was held on October 28, 2021.
On January 30, 2024, the Vista Lucia Project Draft Environmental Impact Report (EIR) was released for a 45-day public review, where interested governmental organizations and private parties could comment on the issues related to the project.
A Final EIR (“FEIR”) for the project will be released, pursuant to CEQA Guidelines Section 15088, with the City of Gonzales providing written responses to public agencies on comments made at least 10 days prior to considering certification of the EIR. The Planning Commission must review and consider the FEIR prior to taking any action in connection with the proposed project. The Draft EIR is provided with project application materials for Planning Commission and City Council Review as Exhibit A.
The EIR covers many items, but the key issues covered and summarized are as follows:
Agricultural Resources
The 768-acre project site contains 202 acres of Prime Farmland and 554 Acres of Farmland of Statewide Importance for a total of 746 acres of farmland, with the remaining 11 acres being designated as Grazing Land. The conversion of this land to non-agricultural use is considered a Significant and Unavoidable Impact and there are no mitigation measures to avoid or reduce the impact to a less-than-significant level.
However, consistent with the 2014 City/County MOA and the City’s own agricultural mitigation ordinance, mitigation is available to lessen the significance of the impact. As such, the applicant is required to mitigate the impacts of the conversion of Prime Farmland and Farmland of Statewide Importance by implementing mitigation options included in City Ordinance No. 2023-136, subject to review and approval by the City Council.
In order to meet this mitigation requirement as well as satisfy the requirements of the Monterey County LAFCo, the applicant is proposing to address agricultural mitigation by securing permanent agricultural easements in a phased approach prior to annexation of each phase of the project. The applicant has been working with agricultural property owners surrounding Gonzales. At this time, the applicant has yet to secure an agreement for an agricultural easement. Pursuant to City and LAFCo policy, the applicant may pursue an option to paying in-lieu fees to secure easements in the future, after making a good faith effort to secure an easement in the immediate area. While it is unknown at this time whether this mitigation will be met by easement or in-lieu fee, this decision may be deferred under City ordinance until the impact is created (converting the land from agriculture to housing). Under LAFCo policy, this determination on how to proceed with agricultural mitigation will need to be determined prior to approval of the annexation application and the first phased annexation.
Additionally, the Project will introduce urban uses that will continue to be surrounded by agricultural land in active production. Agricultural buffers are a typical measure required in Monterey County and are supported in the City/County MOA to reduce the potential for land use conflicts by separating urban land uses from active agricultural operations and the nuisances that they have the potential to create.
Permanent buffers of 200 feet will be required adjacent to farmland that are not expected to develop with urban uses in the future, and temporary buffers of 200 feet will be provided in areas where urban development abuts with land also planned for future urban development located in the General Plan.
These buffers may transition to urban uses upon development and conversion of the adjacent agricultural property.
Air Quality
The EIR analyzed the potential impacts of the Project on air emissions and contaminants. This includes short-term construction emissions as well as long-term impacts of the neighborhood’s impact on air Packet Pg. 6
quality. Mitigation measures have been included in Project approvals that address the impact of fugitive dust emissions during construction activities by limiting certain activities and requiring certain dustcontrolling measures.
The Project is forecast to produce emissions in excess of the determined thresholds of significance, as set by the local air district. An overwhelming majority of these emissions will be eliminated by the prohibition of fireplaces within the Vista Lucia project. The other impacts would generally be from Vehicle Miles Traveled (VMT) by future residents, and certain alternative transportation mitigations have been added to the Project such as the inclusion of a robust pedestrian and bicycle network, traffic calming, and electric vehicle charging. Further steps also include additional energy efficiency appliances and applications within residences.
Biological Resources
Studies were completed to review the impacts of the proposed Project on special-status species. No special-status plants were observed on the site as no suitable habitat exists due to the many decades of agricultural use on the Project site. Special-status wildlife with potential to occur was also unlikely given historical activity, with the low potential for burrowing owls and the California horned lark. All impacts in this section were deemed to be less than significant or less than significant with mitigation. These mitigation measures generally focus on identification and avoiding or minimizing impacts to specialstatus plants or species should they be identified during development of the Project.
Cultural and Tribal Resources
The City submitted a formal notification letter of the Project pursuant to AB 52 to tribes to discuss the potential of tribal cultural resources. The City formally consulted with the Ohlone/Costanoan-Esselen Nation. While no resources are known to exist, standard mitigation measures are included to have tribal monitoring if requested and stop work upon any discovery of historic or archaeological resources or human remains on the site.
Greenhouse Gas Emissions
The proposed Project was studied to determine the projected Greenhouse Gas Emissions sources and volumes resulting from operations of future uses in the project site. This was done by evaluating the project consistency with the City of Gonzales adopted Climate Action Plan. Project mitigation measures to reduce impacts to overall GHG emission include no natural gas within the project, installation of electric vehicle support infrastructure, and the planting of a significant number of trees within the Project.
Hazards and Hazardous Materials
The Project was evaluated to review the impact of potentially hazardous environmental conditions within the specific plan boundary. The primary findings were the potential for hazardous materials associated with past agricultural uses and a dairy farm, including abandoned underground fuel storage tanks.
Related mitigation measures are included to address these concerns.
Noise
The Noise chapter of the EIR examined traffic noise and stationary noise commonly associated with planned commercial and school uses, and short-term noise effects of construction. The significance of noise impacts is primarily determined based on whether noise levels exceed adopted noise standards identified in the General Plan EIR and Municipal Code.
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Mitigation measures have been included to require best management practices to reduce the short-term construction noise conflicts with the existing neighborhood and other nearby sensitive uses and address the potential for long-term noise conflicts from proposed commercial uses and schools.
Water
This section of the EIR assessed projected water demand from the proposed Project and focused on whether or not the City has access to sufficient water supply to meet Project demand. Since the City obtains its water supply from groundwater, potential impacts on groundwater sustainability are examined in the context of the applicable sustainable groundwater management plans. The potential physical impacts of constructing new water supply infrastructure to serve the Project are also reviewed. As a project of more than 500 residential units, a SB 610 Water Supply Assessment for the Vista Lucia Project was completed.
The Project site is currently used for agricultural production. Water used for existing agricultural operations is provided by private wells. The proposed Project is expected to demand 1,501 acre-feet per year under normal conditions. This analysis demonstrates that the proposed Project is expected to generate approximately 686 to 866 AFY less consumptive demand for groundwater than the Project site’s current agricultural land use. Over the life of the project, two new municipal wells will be required along with a storage tank. Private wells will be required to be capped.
Wastewater
The City owns and operates the existing Municipal Wastewater Treatment Plant, which is currently permitted to accept up to 1.3 million gallons per day (MGD) of wastewater, averaged over a month. The plant is currently operating at 1.1 MGD. The City is expanding the wastewater system by constructing a separate industrial wastewater reclamation facility and associated collection system to serve select tenants of the Gonzales Agricultural Industrial Business Park. Once completed, the industrial wastewater reclamation facility would treat industrial flows that are now treated at the existing plant, thereby substantially increasing available treatment capacity. The City would then implement a major rehabilitation and upgrade of the existing MWWTP. With up to 1.0 MGD of industrial flows that were originally treated at the MWWTP being diverted to the new industrial wastewater treatment plant, and an increase at the existing plant from 1.3 MGD to 1.9 MGD, the MWWTP would have adequate treatment capacity to handle all wastewater from current customers, any new development within the existing city limits and full buildout of the Vista Lucia development. Projected wastewater flow from the Vista Lucia project is 790,000 gpd at full buildout.
With the planned industrial wastewater treatment plant and MWWTP improvements, new conveyance infrastructure will be needed. The City has designed and would construct wastewater conveyance improvements to connect Vista Lucia to the upgraded MWWTP. For the proposed Project, improvements are anticipated to include one or more new lift stations, upsizing an existing lift station, approximately 2,500 feet of new 15-inch sewer main, and upsizing 15,000 feet of existing sewer mains. Other improvements may be needed depending on the points at which wastewater from new development is discharged into the City’s system and anticipated flow volumes into the system over time. The mains would be constructed within existing city streets. These improvements are defined in the City of Gonzales Wastewater Master Plan.
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Transportation
As per State law and local ordinance adopted in 2022, the EIR analysis focuses transportation impacts not on the Level of Service of traffic upon buildout, but on the number of Vehicle Miles Traveled (VMT) that would be generated by the project once it is built out and operating. Given the fact that the project will result in an increase in commuting patterns for the residential portion of the Project above the threshold of significance as determined via the AMBAG regional model, the impact is considered Significant and Unavoidable.
Alternatives
CEQA also requires that the EIR evaluate a range of reasonable alternatives to the proposed Project which could feasibly attain most of the basic objectives of the Project but would avoid or substantially lessen any of the significant effects of the project. Three alternatives were considered including a no project alternative, reduced scale, and increased density. While the no project alternative is considered the environmentally superior alternative, the Reduced Scale alternative is considered to be the next most environmentally superior alternative. Detailed discussion of alternatives is included in Section 22 of the EIR document.
Public Comment
At the close of the Draft EIR public comment period on March 18th, 2024, the City received written comments from six entities.
1. Monterey County Local Agency Formation Commission (LAFCo)
2. Monterey County
3. California Department of Transportation (Caltrans)
4. California Department of Toxic Substance Control
5. California Department of Fish and Wildlife
6. LandWatch Monterey County
Formal responses to these comment letters will be issued with the Final EIR.
General Plan Consistency
The proposal to annex the property into the City Limits and construct the Project is fully consistent with the 2010 General Plan and the underlying Neighborhood Residential (Inset #2) Land Use Designation.
Pursuant to General Plan Policy LU-2.1, a Specific Plan is required with the uses prescribed by the applicable land use designations shown in the Land Use Diagram.
These Neighborhood Residential areas constitute nearly all of the opportunities for major new residential development contained within the General Plan. The Neighborhood Residential designation is to define the areas in the Gonzales General Plan that are appropriate for new residential development within the context of a neighborhood. The Neighborhood Residential designation, which is applied only within new growth area, includes a full range of housing types typically found in healthy and diverse neighborhoods.
The Neighborhood Residential designation shall be implemented only through the development of a Specific Plan. The mix of residential uses shall be within the parameters set forth in Table II-4 of the General Plan (which generally require a minimum of 15% of the units in the project to be in four categories of varying densities), and the average residential density within a neighborhood shall be between 7 and 9 dwelling units per acre.
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General Plan Objectives and Policies Supporting the Project Support for the Vista Lucia Specific Plan is contained in many of the chapters and policies within the General Plan document. These objectives, implementing actions and policies include matters related to Land Use, Circulation, Housing, Community Health and Safety, Conservation and Open Space, Community Facilities and Services, Community Character, Sustainability and Health and Wellness.
The General Plan does not remain static. State law permits up to four Plan amendments each year, but any number of changes can be included in each of the four amendments (Government Code Section 65358 (b)). Both the plan diagrams and the plan text may be amended. In the latter case, the city may determine that it is necessary to revise portions of the text to reflect changing circumstances or philosophies.
Because the requirement for internal consistency is never relaxed, care must be taken to ensure that amendments maintain consistency with text and diagrams in all plan elements. Moreover, all amendments must be supported by findings that the amendment is in the public interest, consistent with the rest of the General Plan, and not detrimental to public health, safety, and welfare.
A General Plan Amendment will be required to install the Vista Lucia Specific Plan, by reference, into the Gonzales General Plan, consistent with all previously mentioned policies.
Tribal Consultation Requirements
SB 18, adopted in 2004 requires that the City of Gonzales refer the proposed action to California Native American tribes, as specified, prior to the adoption or amendment of a City’s General Plan. The City shall provide opportunities for involvement and conduct consultations with California Native American tribes for the purpose of preserving specified places, features, and objects that are located within the city’s jurisdiction. AB 52 is also similar legislation that applies to CEQA documents to be processed in this matter. The City initiated a formal request for consultation in April of 2020. The Ohlone/CostanoanEsselen Nation responded requesting consultation, which was subsequently conducted. The tribal representative stated that the Project site may contain tribal cultural resources, though no tribal cultural resources are known to exist within the site and requested that a tribal monitor be present at the site during ground disturbing activities.
Specific Plan
Specific Plans are envisioned by the City of Gonzales as a key building block in implementation of the General Plan and almost all the new growth areas in Gonzales will be required to develop Specific Plans.
The General Plan has been structured to anticipate subsequent adoption of Specific Plans to provide more detail and refinement about the locations of land uses, housing types, public facilities, and services and other considerations.
The preparation of specific plans is regulated by adopted Specific Plan Procedures. The procedures define the application process and required content of each specific plan and the process of public review and formal adoption by the Planning Commission and City Council. Key features of each Specific Plan will include:
- Development plan for all land uses including detailed land use maps and proposed designations for residential, commercial and industrial areas, a plan for housing and affordable housing, identification of and plans for community facilities and infrastructure including streets, public transportation, parks, drainage, water supply, sewer services, utilities and public services. - Development standards and zoning designations.
- Community Design Guidelines consistent with the General Plan’s Community Character Element and Neighborhood Design Guidelines.
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- Implementation plan including a facilities master plan consistent with the City’s master plans, independent professional fiscal impact analysis, and financing plans for all public facilities and improvements.
The Vista Lucia Specific Plan is organized into six Sections that outline the detailed requirements for the Project and will guide the multiple phases of growth over the development timeline. The Specific Plan, which will be incorporated into the 2010 Gonzales General Plan by reference, is the governing document for all development within the geographic boundaries of the Specific Plan Area. The Specific Plan must remain consistent with the overall 2010 Gonzales General Plan policies, land uses, and requirements established for the property.
Introduction
The Introduction Section explains the purpose and basis of the Specific Plan; the organization of the Specific Plan; Project background; site opportunities and constraints; relationship to existing plans and policies; and the planning process and entitlements.
Development Plan
This section explains the goals and objectives of the Vista Lucia Project and describes the proposed Land Use Plan and Zoning Districts, demonstrating consistency with the City’s General Plan for the Project Area.
This section also includes the Land Use Plan for the property, the various designations and Zoning Districts, and the general phasing concept to the property including locations of various public facilities.
This graphic is located as Figure 2-1 on Page 2-7 of the Specific Plan document. The Development Plan includes the breakdown of acreages for land uses including 452 acres for residential uses, 8 acres for neighborhood commercial development, 79 acres for parks, promenades and greenways, 73 acres in detention, drainage, buffers or other open space, 42 acres for educational facilities, and 114 acres for roads and other miscellaneous public infrastructure areas. The full land use Summary table (Table 2-1) is found at Page 2-9 of the Specific Plan.
In terms of residential units for the total of the Project, the full breakdown of units and Zoning Districts are provided at Table 2-2: Residential Land Use Summary on Page 2-10. The plan includes 995 units at low density (5 dwelling units per acre), 1,239 units at medium density (7 dwelling units per acre), 540 units at medium-high density (12 dwelling units / acre), 620 units at high density (20 dwelling units per acre), and 104 units in the Neighborhood Commercial / Mixed Use zone (13 dwelling units / acre). This section also covers affordable housing, which is discussed separately in this staff report. In the Specific Plan, the project is divided into two distinct neighborhoods, and it is anticipated it will be annexed in four separate phases.
Circulation & Mobility
This section describes the Vista Lucia Project circulation and streetscape plan, including the roadway hierarchy and proposed mobility plans for motorists, pedestrians, and bicyclists. This section includes the main vehicular backbone network, which relies on the improvement of Associated Lane (to be renamed Vista Lucia Parkway) at US 101 to the connection with the extension and widening of Fanoe Road to connect to the project. These improvements, functional prior to occupancy of the first homes and to be phased in, will significantly ease existing congestion on the 5th Street bridge and interchange, and will facilitate traffic moving north out of Gonzales on US 101.
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In addition, the main pedestrian-bicycle circulation network is included, along with specific details on roadway cross sections, mobility features, street types, traffic calming measures, farm vehicle mitigation, and future transit opportunities.
Development Standards and Regulations
This section includes Specific Plan development standards and Use Regulations. It details the Zoning Regulations, which are distinct and unique to the Vista Lucia Project, and meet the requirements of the General Plan to ensure that minimum residential zoning densities are met, and that each area meets the minimum percentage requirements for the overall development. These zoning designations within the Vista Lucia Specific Plan include Neighborhood Residential Low (VL-NRL), Neighborhood Residential Medium (VL-NRM), Neighborhood Residential Medium-High (VL-NRMH), Neighborhood Residential High (VL-NRH), Neighborhood Center / Mixed-Use (VL-NC/MU), and Public/Quasi-Public (VL-P/QP).
The specific regulations for each zoning district are located at Table 4-2 on Page 4-6 and 7 of the Vista Lucia Specific Plan.
Table 4-5 on Page 4-15, 16 and 17 shows the Use Regulations for the Specific Plan area. This indicates what residential and commercial uses are permitted, conditionally permitted, or not permitted in each district. Generally, commercial uses in residential zones are limited to uses compatible in residential neighborhoods such as home occupations and educational or religious facilities. Industrial type uses are not permitted within the Vista Lucia Specific Plan area.
Infrastructure and Public Services
This section presents an overview of the plan to provide infrastructure utilities and public services for the Project. Items specifically covered in this section include provisions for water, wastewater, drainage and stormwater management, fire protection, police protection, and schools. This section not only covers the immediate infrastructure for the project site, but how the project site contributes in relation to the entire City master plans for each of the infrastructure systems.
Administration, Implementation and Financing
This section describes how the development plan, public facilities, and community support systems of Vista Lucia will be implemented and administered. A range of possible financing measures is discussed.
The responsibilities for construction, the funding mechanisms, and the entities or agencies responsible for administering and maintaining each system or service are also identified.
In addition, this chapter includes the administrative sections that enable elements of the plan to be reviewed and/or amended and outlines the process to review potential variances or exceptions to the strict standards for the Specific Plan.
Annexation
Annexation is the formal process required to bring the property into the City. The Project is within the Gonzales Sphere of Influence, and development of the property is consistent with the City/County MOA signed in 2014. It is important to note that the Monterey County Local Agency Formation Commission (LAFCo) has the ultimate decision authority to consider and approve the annexation; however, the Planning Commission will be taking action to recommend that the City Council initiate the annexation application. Having the City as applicant for the Project carries greater weight with LAFCo and is an official determination that the City is on the record to assume the property into its city limits. All City project approvals are contingent upon annexation approval by LAFCo.
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As part of the requirements to submit to LAFCo, the application requires significant information to evaluate the proposal. These requirements are summarized here and should be considered in the Planning Commission’s recommendation to the City Council.
Plan For Services
A Plan for Providing Services is a comprehensive document that is required in order for LAFCo to evaluate if the City can bring the necessary services to the annexation area. This includes the required upgrading of infrastructure, if necessary, and ensuring that these improvements can be financed and maintained over time. Items that LAFCo reviews include sewer service and capacity, fire protection and emergency medical services, water service, flood control, law enforcement, circulation, and parks and recreation.
Phased Annexation
The requested action is to submit the full Specific Plan area for annexation to Monterey County LAFCo.
Given the overall size and the length of build-out of the Project and consistent with updated LAFCo policy, it is anticipated that the annexation would be divided into four distinct phases. The timing of the annexation of each phase would be determined specifically by securing necessary agricultural easements, which is discussed in the following section. At this time, the developer has proposed a first phase annexation of 223.9 acres, which would accommodate 1,247 units.
Ag Mitigation
LAFCo has an adopted policy for Preservation of Open Space and Agricultural Lands. In addition, the City of Gonzales adopted its own local Agricultural Mitigation Ordinance on April 17, 2023.
Preservation is also addressed in the City/County Memorandum of Agreement adopted in 2014. While the local ordinance exempts various uses such as public parks, schools and affordable housing from agricultural mitigation requirements and is consistent with draft proposals for a County-wide ordinance on the topic, LAFCo updated its own agricultural mitigation policy in December 2023 that contemplates the possibility of exemptions but does not specifically identify them. LAFCo has submitted written correspondence and has been consistent in their request to the City of Gonzales requesting mitigation consistent with adopted LAFCo policies, regardless of how the City ordinance is written. As a result, in not wanting to prolong the LAFCo hearing process and in response to their comment letter, the applicant has spent a significant amount of time and energy communicating with farmers in the Gonzales area looking for appropriate agricultural mitigation easements. While this effort is not yet complete and will continue, action related to Agricultural Mitigation will be required to be completed prior to the completion of the annexation to the City of Gonzales.
Any proposal will be required to fully meet the requirements in the 2014 City/County MOA for annexations related to size, soil type, and location as identified in Section 6.3.1. The proposed offer of dedication or payment of in-lieu fees will result in acquiring an easement with comparable soil types related to prime agricultural lands and lands of statewide significance and would be located near the area on which the County and LAFCo desire to “establish a permanent agricultural edge for the purpose of maintaining a clearly defined north and south boundary between the urbanized incorporated areas of City and the agricultural areas within the unincorporated County.” Jobs/Housing Policies
LAFCo also looks at issues related to jobs/housing balance and wants to ensure that the project will meet regional goals. From the LAFCo policy, “Proposals must demonstrate through both quantitative and Packet Pg. 13
qualitative methods the relationship between the Proposal and the surplus or deficiency of local and county-wide housing supply and demand, and employment availability and creation. Additionally, the Proposal must demonstrate how its pattern of land use and transportation complements local and regional objectives and goals for the improvement of air quality and reduction of greenhouse gas (GHG) emissions and local vehicle miles traveled (VMT). These factors and their impacts, if any, shall be considered by the Commission in acting upon the Proposal.”
There is an extreme shortage of housing in Monterey County per the 2020 Monterey County Affordable Housing Needs Report. In addition, approximately 20 percent of the housing units in Gonzales are overcrowded. To address the housing shortage, the City had a regional housing needs allocation of 293 units for the period from 2015-2023, but only two residential units (in this case ADUs) have been constructed since 2009 and no single-family dwellings have been built since 2006. The regional housing allocation for Gonzales has increased substantially to 1,266 units in 2023. The proposed annexation and specifically the first phase will accommodate the regional allocation for the period ending in 2031.
The proposed Specific Plan land uses are consistent with those assumed in the General Plan and 2014 City/County MOA as a basis to provide needed housing over time. The General Plan residential density requirement applies to the project and is intended to increase the number of units that are affordable “by design” – 30 percent of all units will be medium and high-density residential (9 to 15 and 15 to 24 units per gross acre, respectively). The Specific Plan includes an “Affordable Housing Component” which describes the number of units planned at price points that are available to very low, low, and moderate/workforce income households.
As a rural, agriculture-based community, most residents travel out of town to the north to access employment opportunities. However, the City has and is continuing to actively grow its employment base in an effort to improve its job/housing balance. The Project includes job producing components in the neighborhood commercial center area and the local employment base is expected to grow with continued expansion of the Gonzales Industrial Business Park, the recently approved light industrial annexation and with other job producing uses planned within the SOI.
It is widely acknowledged that the opportunities for rural communities to meet state VMT reduction goals (and by extension, substantially reduce air and GHG emissions from transportation sources over which local agencies and developers have control) is challenging. The proposed land use plan includes a mix of land uses and alternative transportation mode infrastructure that will help to reduce VMT. The extensive network of planned roundabouts will also help to reduce GHGs and have the co-benefit of reducing air emissions, vehicle noise and vehicle-related accidents. The FEIR includes mitigation measures that require future development to incorporate design features identified in the specific plan that are designed to reduce VMT and to reduce GHG emissions from non-transportation sources.
Fiscal Analysis
LAFCo also requires that the project evaluate the provision of government services to the area proposed to be annexed to ensure that the City has adequate capacity to provide such services. In anticipation of the Project, the City contracted with Willdan Financial Services to perform financial analysis of the multiple areas to be considered for annexation. The resulting document is the Gonzales Sphere of Influence Fiscal Impact Analysis. As it relates to the Vista Lucia Project, the analysis projects that the City will receive $3,222,820 from residential sources and $401,949 for nonresidential sources in annual revenue with $6,496,252 in expenses, resulting in a negative of $3,273,433 per year, or about double the expenditures over revenues under existing tax sources. This is consistent with the general trend that primarily residential land uses result in negative financial impacts to cities.
In order to offset this potential loss and create a revenue-neutral development, the City will require the creation of a Community Facilities District prior to the first phase of construction. In analysis conducted Packet Pg. 14
by Willdan, it is estimated that the annual charge to a single-family home and medium-density units would be $1,046, and $732 per unit for higher density apartment units.
Pre-Zoning
As part of the action to consider the project and annex the Property into the City of Gonzales, both the City and LAFCo requires that an ordinance be adopted by the City Council approving and indicating the “pre-zoning” for the area to be annexed. This pre-zoning designation would then be applied to the official zoning map of the City upon certification of the annexation and would take immediate effect.
The purpose of pre-zoning is for the City and LAFCo to determine the impact that would occur upon annexation of lands, the conversion of lands from their existing uses, and the potential impact of future development based on the zoning changes. Pre-zoning in this case would be defined in general terms on the Zoning Map by a Vista Lucia Specific Plan Zone with specific property designations defined within the Specific Plan itself, consistent with the map identified in Figure 2-1 on Page 2-7 of the Specific Plan.
Development Agreement
The City and the developer have been working on a Development Agreement to cover several items related to the project and the provision and timing of infrastructure and utilities in the area. The Agreement, which is still being finalized between the parties, addresses the following key items of significance.
- Right to Development
- Payment of Impact Fees
- Community Benefit Fee
- Infrastructure Commitments
- Fanoe Road/Vista Lucia Parkway
- US 101 Interchange
- Formation of a Financing District
- Affordable Housing Obligations
Affordable Housing
The Specific Plan has provisions for affordable housing. The centerpiece of this proposal is the donation of two specific sites for affordable housing purposes. In order to ensure that affordable housing opportunities are available and enforced, the City and the Developer have been working on an affordable housing package as part of the Development Agreement for consideration by the Planning Commission and the City Council.
The Developer will donate two sites, one a 10 acre site identified as Block 6 on the Vista Lucia Specific Plan Map, and a second site of 11 acres in the Gabilan Neighborhood. Block 6 will be a part of the first tentative map and first phase annexation. The property will be used to construct up to 211 multi-family units, which will be made available by deed restriction to households that qualify as meeting the very-low and low-income criteria. To help ensure development of the parcel at the earliest possible opportunity, it is required that the infrastructure to serve the Project be made available as part of the development of the Block 2 in the project, or approximately within the construction of the first 200 units of the project.
Another 211 affordable units will be made available on the Gabilan Neighborhood site, which is in a future phase of the Project.
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Small Lots
In the initial annexation phase, the maps will include Blocks 3 and 4, which are intended for moderateincome housing opportunities for 264 smaller lot units. These lots shall measure between 3,000 and 4,000 square feet, and there will be restrictions to not permit modification of these maps.
Self-Help Homes
In addition, the applicant and City are working on an agreement to allow for or lots within Block 3 for self-help “sweat equity” affordable housing. This is made available to create for-sale affordable housing options.
Affordable Housing Fees
To administer the program to monitor units, screen applicants and handle all other housing functions, an administrative fee per unit to be determined would be paid to fund the administration of the affordable housing requirements for Vista Lucia.
Tentative Map
Included in the request for approvals is the first phase tentative map, which with the exceptions of Lots 7 and 8 is consistent with the first phase of annexation and will likely serve the community’s growth needs for the next five to seven years. The map includes 796 residential lots, with the potential for 1,247 units, not counting any additional Accessory Dwelling Units or Density Bonuses. The map includes more specificity on the housing lot locations, lot sizes, street network including alleys and dedicated parking areas, park locations, promenades and trail networks, agricultural buffers, future school site in the first phase, stormwater basin and the layout of underground infrastructure to serve the Project.
BUDGET IMPACTS
According to the report completed by Willdan Financial Services related to the Vista Lucia Project, it is projected upon buildout that the City would receive $3,222,820 in annual revenue with $6,496,252 in expenses, resulting in a deficit of $3,272,433 per year. Creation of Community Services Districts will be required to offset this deficit and make the project revenue-neutral. Additionally, the City would receive one-time revenues associated with permit fees and an anticipated one-time development impact fees (adjusted for any credits for identified improvements constructed by the applicant) of over $140 million over time upon full build-out of the Project to offset the capital construction costs to accommodate future growth in the City of Gonzales.
CONCLUSION
The Vista Lucia Annexation Project represents an opportunity for Gonzales to build much-needed housing units and further the development of its General Plan. Given the size of the Project, it is critical that requirements be in place to ensure revenue neutrality for the City.
This joint public workshop is an opportunity for all to understand better the details of the Project and provide staff with the opportunity to review important questions from Planning Commissioners and City Councilmembers, as well as comments and testimony from the public, prior to presenting the project to both the Planning Commission and City Council in future meetings.
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Exhibit A
Vista Lucia Draft EIR
(Hyperlink to the Draft Environmental Impact Report)
https://gonzalesca.gov/sites/default/files/2024-
02/_Vista%20Lucia%20Project_Draft%20EIR_sm.pdf
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Attachment: EXHIBIT A: Vista Lucia Draft EIR Link (3144 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Exhibit B
Vista Lucia Specific Plan
(Hyperlink to the Draft Specific Plan and Appendices)
https://gonzalesca.gov/sites/default/files/2024-
11/VISTA%20LUCIA%20NEW%20WORKING%20DRAFT%20-Sept%202024.pdf https://gonzalesca.gov/sites/default/files/2024-
11/VISTA%20LUCIA%20APPENDICES%20DRAFT-06.09.2023-
sv%281%29%20%281%29.pdf
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Attachment: EXHIBIT B: Vista Lucia Specific Plan Link (3144 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Exhibit C
Vesting Tentative Map
(Hyperlink to the Tentative Subdivision Map)
https://gonzalesca.gov/sites/default/files/2024-02/20230713%20570700TM.pdf Packet Pg. 19
Attachment: EXHIBIT C: Vesting Tentative Map Link (3144 : Vista Lucia Specific Plan Annexation & Tentative Map Project) Vista Lucia Specific Plan – Joint CC/PC Workshop
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– Today’s Format
2 • Staff Presentation • Background & Project Description • Affordable and Housing Options for Gonzales • Specific Plan Contents • General Plan Consistency • Project Environmental Impacts • Infrastructure Requirements • Project Fiscal Impacts • First Phase Tentative Map and Partial Annexation • Developer Presentation • Public Comments • Commissioner and Councilmember Questions Packet Pg. 21
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– What is In It?
3 • Section 1 - Introduction
• (Background, Vision, Organization)
• Section 2 - Development Plan
• (Land Uses, Phasing, Affordable Housing)
• Section 3 - Circulation and Mobility
• (Vehicle Traffic & Other Transportation)
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – What is In It?
4 • Section 4 - Development Standards and Regulations
• (Rules for Building the Project)
• Section 5 - Infrastructure and Public Services
• (Water, Wastewater, Stormwater, Utilities, Police, Fire, Schools) • Section 6- Administration, Implementation and Financing • (Paying to Build and Maintain the Project)
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Project Description
5 • Vista Lucia Project – 771 Acres currently located adjacent to and outside of the City Limits along the eastern edge of Fanoe Road
• Property is included in the City’s General Plan and also the 2014 Sphere of Influence as approved by Monterey County LAFCo
• Project is 3,498 residential units, includes multiple housing types, mixed-use centers, three school sites & 79 acres of parks and green spaces • Development scheduled for multiple phases dependent upon market demand and completion of infrastructure requirements
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Packet Pg. 25
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Housing Plan
7 • Five Land Use Designations / New Zoning Districts in the Plan Area • 1,239 Units in Medium Density (6-9 DU/Acre)
• Small Lot Single-Family Homes
• 995 Units in Low Density (3-6 DU/Acre)
• Traditional Single-Family Homes
• 620 Units in High Density (15-24 DU/Acre)
• Apartments
• 504 Units in Medium-High Density (9-15 DU/Acre)
• Apartments and Townhomes
• 104 Units in Commercial / Mixed-Use Zone (7-15 DU/Acre) • Mixed-Use Units
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Housing Plan
8 • Land areas in the Specific Plan are required to have different densities to leverage the construction of different sized units. • In the VLSP these are divided 3-ways - into 15%-units of land areas. o 15% of the land areas as High Density
o 15% of the land areas as Medium Density
o 15% of the land areas as Medium Low Density
• Market Rate Homes are likely be constructed on the larger lots in the Medium Low and Low Density designations
• 7 Dwelling Units / Acre Required at All Times in Plan Packet Pg. 27
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– Housing Plan
9 • Figure 2-5: Housing Variety
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Housing Plan
10 • Per State Law, Gonzales is Required to Plan for 1,266 Housing Units between now and 2031
• Of those, they need to have the following affordability levels:
o 173 Very-Low Income Units
o 115 Low Income Units
o 321 Moderate Income Units
o 657 Above Moderate Units (Market Rate Housing)
• Concept for a Household to not exceed 30% of their income for Housing
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Housing Plan
11 • Vista Lucia Affordable Housing Plan
o Donation of 10-Acre Site (Block 6) to Non-Profit Builder or to City of Gonzales for 211 Multi-Family Low or Very-Low Units
o Donation of 11-Acre Site (Block 25) to Non-Profit Builder or to City of Gonzales for additional 211 Multi-Family Low or Very-Low Units o Provision for Infrastructure to be Built by Builder to Reach these Blocks o Provision for Approximately 50 Self-Help Homes to be built between Blocks 3 and 20
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Housing Plan
12 • Vista Lucia Affordable Housing Plan
o Affordability by Design Features throughout project
o Capacity for Accessory Dwelling Units (ADU's)
o Funding Source to City to Administer the Affordable Housing Program Packet Pg. 31
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– What is In It?
13 • Figure 2-6 Open Space and Park System
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– What is In It?
14 • Figure3-4 Vehicular Circulation Network
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– What is In It?
15 • Figure 3-9 Typical Promenade Street Section
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– What is In It?
16 Residential Development Standards
Medium and Medium-High Density
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan
– What is In It?
17 • Residential Development Standards
Medium and Low Density Detached Units
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – What is In It?
18 Table 4-5 Use Regulations
Table 4-5 of the Vista Lucia Specific Plan details what land uses are allowed in each new zoning district, and what land uses are conditionally allowed in each zoning district with Planning Commission review.
Allowed Uses: For instance, most residential-type uses such as single family homes, apartments, senior citizen housing, accessory dwelling units and home occupations are Allowed Uses in most residential districts.
Conditional Uses: A private sports club, public utility service yard, new police, fire station or library would require a Conditional Use Permit be review by the Planning Commission in the same residential neighborhood.
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – General Plan Consistency
19 • Gonzales General Plan – Adopted in 2010 and amended since is the guiding document for the City
• It envisions growth to the east, away from most fertile soils, and fully anticipates development of the site through the Specific Plan process • At all times, the project must maintain consistency with the goals and policies of the General Plan and all other elements
• Exhibit showing how project is consistent with General Plan policies Packet Pg. 38
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Project Environmental Impacts 20 • Agricultural Resources
o Agricultural Mitigation through securing Permanent Easements • Air Quality
o Elimination of Fireplaces, EV Charging, Bike & Pedestrian Network • Biological Resources
• Cultural and Tribal Resources
• Greenhouse Gas Emissions
o No Natural Gas in the Project, EV Infrastructure Required, Tree Planting Packet Pg. 39
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Project Environmental Impacts 21 • Hazards and Hazardous Materials
• Noise
• Water
o SB 610 Analysis Completed, Analysis shows sufficient water and less demand than current agricultural use
• Wastewater
o Wastewater Conveyance and Plant Improvements will be required • Transportation
o VMT Exceeds Thresholds of Significance
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Project Environmental Impacts 22 • Comments Received From:
• Monterey County Local Agency Formation Commission (LAFCo) • Monterey County
• California Department of Transportation (Caltrans)
• California Department of Toxic Substance Control
• California Department of Fish and Wildlife
• LandWatch Monterey County
• Final EIR will be released at least 10 days prior to consideration of the project Packet Pg. 41
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Infrastructure Planning
23 • Roadways – Fanoe Road, Associated Lane, Connection to Highway 101 • Sewer pipes and connections associated with sewer treatment plant expansion • Water Systems: pipes, wells, tanks
• Drainage and stormwater systems
• Parks, Schools and Public Safety Facility
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Fiscal Impacts
24 Project needs to pay its own way without impact to our current residents • Collection of Impact fees, per each house and unit
• The formation of self-assessment districts
• Property and sales tax realizations from new residents Packet Pg. 43
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Packet Pg. 44
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Project Calendar – Remaining Actions
• Final EIR / Mitigation Monitoring Reporting Program
(June 2024)
• Public Hearings at PC / CC (Summer 2024)
• LAFCO Application & Hearings (Late 2024 – Early 2025) Packet Pg. 45
Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia Vista Lucia Specific Plan – Project Calendar – Remaining Actions
27 • Joint Public Workshop
• Completion of Outstanding Agreements
• Final EIR / Mitigation Monitoring Reporting Program
• Public Hearing at Planning Commission
• Public Hearing at City Council
• LAFCO Application & Hearings
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Attachment: Vista Lucia Specific Plan Powerpoint Presentation (3144 : Vista Lucia