Vista Lucia Specific Plan – Joint CC/PC Workshop
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
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)
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)
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
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
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 Vista Lucia Specific Plan – Housing Plan
9 • Figure 2-5: Housing Variety
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
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
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 Vista Lucia Specific Plan – What is In It?
13 • Figure 2-6 Open Space and Park System
Vista Lucia Specific Plan – What is In It?
14 • Figure 3-4 Vehicular Circulation Network
Vista Lucia Specific Plan – What is In It?
15 • Figure 3-9 Typical Promenade Street Section
Vista Lucia Specific Plan – What is In It?
16 Residential Development Standards
Medium and Medium-High Density
Vista Lucia Specific Plan – What is In It?
17 • Residential Development Standards
Medium and Low Density Detached Units
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.
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 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 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
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 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
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
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) 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