ATTACHMENT G
GENERAL PLAN ANALYSIS
CCI | 160 INDUSTRIAL ST. STE 200 SAN MARCOS, CA 92078
Land Use Analysis
HALLMARK-BARHAM SPECIFIC PLAN
Hallmark-Barham Specific Plan
City of San Marcos
1 Hallmark-Barham Land Use Consistency Analysis
Project Description
The Hallmark-Barham Specific Plan area is a proposed residential project s ituated at the City of San Marcos’ eastern quadrant. The project proposes a maximum of 151 multi-family residential dwelling units on approximately 10.6-acres for a maximum density of 14.3 du/acre. Th e Project proposes a mix of two and three-story townhomes ranging in size from a minimum of approximately 874 sq. ft. to a maximum of approximately 2,126 sq. ft. The Specific Plan area includes approximately 5.35 -acres of open space, which is inclusive of landscaping, water quality features, and recreational and private open space . The official location according to the Title Report is “those portions of lots 1 and 3 of section 18, township 12 south, range west, san Bernardino meridian, in the County of San Diego, State of California, according to the United States Government survey approved December 14, 1885.
The Hallmark -Barham Specific Plan area proposes a multi -family residential development, which constitutes an appropriate transition from the neighbori ng single -family communities and the MU3 (church) land uses. This is due to Hallmark -Barham’s compatibility with the general location of the plan area, topography, and surrounding land uses.
Regional Connectivity
Regionally, the Specific Plan area is located near major interstate freeways and local highways (Figure 1- 2). Interstate 15 and Highway 78 comprise the two major transportation options closest to the Specific Plan area. The Highway 78 eastbound onramp is approximately 0.5 -mile east of the Specific Plan area.
From the Highway 78 Nordahl onramp, it is approx imately an additional 1-mile to connect to Interstate
15. Several westbound options are accessible from the Plan area. The Nordahl westbound onramp is located approximately 1.25-miles east of the Specific Plan area, while the Woodland onramp is located approximately 0.5-mile west of the Plan area. Sprinter rail service and bus transit service are located approximately one mile east from the Specific Plan area on East Mission Road. Detailed information of the transportation options accessible to the Hallmark-Barham Specific Plan area are discussed in Chapter
3. Together, the regional and local transportation network options allow the residents of the Hallmark - Barham Specific Plan area access to schools, employment, shopping, and entertainment options within the City of San Marcos, as well as broad connection options to San Diego and Riverside counties, and Southern California’s schools, shopping and entertainment centers, and employment hubs.
Housing
Multi-family residential development within the Hallmark -Barham Specific Plan area will encompass approximately 10.6-acres and will include a maximum of 151 multi-family residential dwelling units for an approximate total density of 14.3 dwelling units per -acre (du/acre). This residential density equates to the Medium Density Residential 1 (MDR1) land use designation of the San Marcos General Plan. The unit mix and variations of building types proposed for the Specific Plan area, which will include a variation of Hallmark-Barham Specific Plan
City of San Marcos
2 bedrooms, therefore providing a range of units and housing opportunities that will be attractive to potential residents across the economic spectrum. The Specific Plan area will, at a minimum, provide the City’s required affordable housing units or pay in -lieu fees to the City to meet the intent of the Ho using Element. Therefore, the Hallmark-Barham Specific Plan area is consistent with the goals provided within the Housing Element of the General Plan.
Surrounding Land Uses
The Specific Plan design is a compatible transition from the surrounding single -family residential development, mobile home communities further east, and the MU3 (church) land uses in the area. Multi- family development should generally be sited between transitions from urban residential or business - oriented development and more suburban residential development. In that regard, the proposed location is ideal for a multi-family residential project area. Therefore, the proposed multi-family project density is consistent with the surrounding land uses.
Viability of Site as Mixed Use 3 (MU3)
Development of the site utilizing parcel 2283100100 currently within the City of San Marcos zoned as MU3 presents numerous challenges due to constraints identified on the parcel and those surrounding it. Some challenges identified include the location as a vacant pocket MU3 site surrounded by residential zoning, excessive cost to develop the vacant MU3 site including grading and infrastructure, and the amount of improvement necessary to accommodate increased traffic resulting from the deve lopment of a n MU3 area, all of which contribute to the site constraints.
Use of the parcel within San Marcos, APN 2283100100 as MU3 is incompatible with surrounding land uses.
The site sits pocketed amongst neighboring single family residential developments to its south and east respectively. Both Highway 78 and Barham Drive isolate the vacant MU3 site from other commercially zoned parcels to its north. The MU3 (church) parcel sits west of the site as an anchor to the surrounding residential uses. The proposed Hallmark-Barham project is compatible with and adds value to neighboring existing land uses in addition to increasing available housing units crucial to the city of San Marcos.
There are also considerable grading and infrastru cture costs associated with developing the site into viable MU3 use. Generally, the topography of the site slopes from the south to the north. The steepest slopes occur at the southeast corner, which drops in elevation as the slope runs to the northern edg e of the site. T he site contains slopes that require significant grading which further constrains the available buildable pad area for a commercial user in a MU3 development.
Further, the development of this site for MU3 would require significant road improvement to accommodate higher traffic counts on Barham Drive. As there is only one other MU3 parcel (neighboring church parcel) use in the surrounding area, current road infrastructure is not suited to support additional commercial, office, and retail uses in an area mostly zoned as residential. Costly improvements are likely to continue to keep future prospective MU3 interest and development here a remote possibility.
Development of the site as MU3 presents several constraints based on Section 20.225.060 – Mixed-Use 3 Zone and Section 20.340 – Off Street Parking and Loading of the City of San Marcos Municipal Code. Table Hallmark-Barham Specific Plan
City of San Marcos
3 20-225-3 requires standards which are problematic to construct a cost-effective mixed-use development including a minimum FAR of 1.0 and a cap on stories adjacent to neighboring development. Section 20.340 details the parking requirements for a MU3 dev elopment. Based on the MU3 code, any construction of the site is limited to one story above neighboring developments’ maximum stories. In this case the site would be limited to a maximum of 3 stories. This height restriction conflicts with the minimum 1.0 FAR and the minimum parking standards of 3 spaces per 1000 square feet of building area because of the natural site constrains. The site’s buildable acreage is constrained due to slopes which presents problems creating buildable pad areas. Meeting the min imum 1.0 FAR while also complying with the minimum parking standards requires construction of very large parking garages which must be constructed partly underground due to height restrictions and are very costly. Costs would likely outpace revenues from the limited stories which limits occupiable commercial, office, and retail area. Therefore, the site constraints run counter to development of an MU3 project.
Adherence to the existing MU3 zoning for the parcel would likely be incongruent to existing surrounding land uses and be hindered by the steep cost of development including grading, infrastructure, and road improvement costs associated with increased traffic. These site constraints illustrate the impracticality of using this site as MU3 space and the likelihood that the parcel would remain vacant for the foreseeable future.
Land Use and Zoning Analysis
The proposed residential use of the Hallmark -Barham site is consistent with the residential code in the City of San Marcos Zoning . In addition, the Specific Plan represents a compatible transition from the incompatible and thus vacant Mixed Use 3 land use designation in the area as well as an appropriate location for residential development.
APN 2283100100 within San Marcos is currently zoned MU3. The fundamental difference in the proposed zoning for the parcel verses the existing zoning is the intensity of residential development versus MU3 development in this area.
The proposed project is compatible with current single family surrounding land uses. Suburban residential development proposes a much lower traffic generation rate than mixed use development on Barham Drive. The current four lane roadway could not accommodate the increased traffic demands of increased MU3 use in a mostly residential area. Therefore, residential zoning would be considered an appropriate transition of land use for the area by creating an intensity of land use that remains compatible with and is not burdensome to existing uses and infrastructure.
Taking into consideration the elements mentioned earlier in this document, the Specific Plan location is ideal for a medium-density residential development. The proposed project contributes up to 1 51 entry- level multi-family dwelling units to the City of San Marcos thereby contributing housing to a market short of workforce housing options. Further, a higher density multi-family residential development on Barham Drive would suitably cushion the existing single-family residential developments to its south. The Specific Plan area is a short distance from major North County San Diego transportation corridors, Highway 78, Hallmark-Barham Specific Plan
City of San Marcos
4 and Interstate 15. Additionally, both Sprinter and rail service are one mile away from the site which makes its overall access to transportation an ideal location for suburban residential development. Current SANDAG guidelines recommend placing denser multi-family development near transit hubs to help reduce reliance of vehicular travel. That proximity to transit is further evidence the project location is appropriate for a transition to SPA for multi-family residential.
Therefore, the proposed Specific Plan area is a compatible land use for the site and is consistent with the Goals and Policies of the City of San Marcos General Plan Land Use Element as well as the core planning principals that arrange compatible zones to form a cohesive land use plan that supports creating buffers to less dense residential from denser more intensive elements of urban design.
Public Benefits
A discussion on the project’s public benefits can be found in the Environmental Impact Report. That analysis focused on 8 issues which provide benefits to the public with implementation of the project.
Those benefits can be found on Page 29 and 30 in the Findings section of the EIR and include expanded discussion of the following:
1. Creation of 371 construction jobs.
2. Provide 151 multi -family dwelling units. The range of unit types and bedroom counts will help boost the regional housing shortage.
3. Payment of funds toward needed city and region-wide infrastructure. The project’s PFF and CFD fair share contributions support a range of city-wide maintenance and improvement programs including but not limited to circulation streets, SR -78 interchanges, National Pollutant Discharge Elimination System (NPDES), technology improvements, parks and habitat conservation fees.
4. Creates a looped Rincon Del Diablo Municipal Water District (RDDMWD) water line. As part of the Project, RDDMWD will extend an existing 8 -inch water line that currently terminates within the Mira Lago community, through a portion of the Project site and connect to an existing 10 -inch VWD water line in E. Barham Drive. Once operatio nal the project would connect to this new on - site line. RDDMWD’s connection to the VWD waterline also provides a backup water source for the Mira Lago community, located immediately east of the Project site.
5. Environmental benefits compared to the existing land use designation. The project includes a land use and zone change from Mixed-Use 3 to Specific Plan. The MU-3 zone was intended to include a variety of commercial and office uses. The change to residential uses within the Specific Plan would result in a reduced trip generation as compared to the current MU -3 zoning. The project will generate approximately 1,208 ADT compared to 5,410 ADT which would be expected under the MU-3 Zone. This reduction in ADT translates into a reduction in air and GHG emissi ons, as well as a reduction in expected vehicular-related noise.
Hallmark-Barham Specific Plan
City of San Marcos
5 6. Provides improved compatibility with the adjacent land uses. The multi-family land use proposed within the Specific Plan provides a more suitable transition from the adjacent residential land uses and the MU3 church property. This land use change results in less traffic impacts and therefore less GHG emissions. The residential land use would also produce less noise impacts than the existing zoning.
7. The project provides continuity of landscape design. The landscape plan for the site will improve the streetscape and complete the landscape environment on Barham Drive between the MU3 church property and the residential uses to the east.
Infrastructure and Community Services
An in-depth discussion on the project’s impacts on Infrastructure and Community Services can be found in Chapter’s 4 and 5 of the Hallmark -Barham Specific Plan. Public services discussed in Chapter 4 cover the increase of approximately 461 persons to the following areas:
• Anticipated schools within San Marcos Unified School District where school age children will attend.
• Parks, recreation, and open space impacts.
• Library services.
• Fire services.
• Police protection, and
• Solid waste disposal.
In the case of Parks, recreation, open space, police, and fire services the project will pay its fair share of Public Facility Fees to offset any potential project impacts. Similarly, the project will pay a set fee based on dwelling unit square footage to the school district at the time the project pulls building permits. Library services are offset via taxes collected by the City of San Marcos and solid waste disposal is provided by fee to each homeowner.
Infrastructure to the site includes clearing and grading, water and sewer services, gas and electric service, stormwater facilities, and telecommunications services. Infrastructure provided to the site will be constructed by the developer/builders and paid by homeowners via regular billing thereafter. In the case of water service as mentioned in the public benefits section above, the project will construct a looped water system for RDDMWD which provides a more continuity in the water system and a backup system to the neighboring residential community.
Conclusions
Considering the factors analyzed herein, the proposed project would be a superior alternative to the existing MU3 zoning for APN 2283100100. The parcels when rezoned to Residential would function better as proposed by the Hallmark-Barham project. The site ’s proximity to transit and transportation Hallmark-Barham Specific Plan
City of San Marcos
6 opportunities lends itself to infill-type, transit-oriented development and is well-suited to provide the type of residential development identified in SANDAG’s Regional Transit Oriented Development Strategy by facilitating residential growth near employment and transit opportunities. The project is a viable alternative to the existing zoning and will also immediately contribute workforce dw elling units to the housing stock of San Marcos, whereas development of the single parcel within San Marcos under existing zoning may yield little commercial growth for exorbitant cost . It’s unclear if development of the parcel under its existing land use and zoning is feasible . Necessary costs associated with improving both the parcel and Barham Drive for commercial mixed uses impractical when compared to the community benefits and costs associated with maintaining the residential nature of the general are a. Additionally, the relatively isolated nature of the currently zoned MU3 parcel queries whether this site would ever be economically viable for commercial use tenants. The site is too constrained by neighboring residential uses to hope for future commercial development. The site would appear to be better suited as multi - family residential as noted in the Land Use and Zoning Analysis section of this document. Multi-family use of the site provides a buffer zone between existing lower density residential uses to the south and west, thereby creating a transition of density/intensity of the development heading westward on Barham Drive.
Therefore, rezoning APN 2283100100 from MU3 respectively, to Residential would be an appropriate transition of uses as well as the best transition of land use for the prospective project site.
The project provides an additional 8 beneficial aspects to the public which would not otherwise occur without the residential project development. The infrastructure to the site adds a looped water system in addition to the grading, sewer, dry utilities, stormwater, and telecommunications infrastructure paid and constructed by the developer/builder. Public services provided to the project are offset via fees paid to the city and school district. Therefore, implementation of the project is a net positive to the community.
Hallmark-Barham Specific Plan
City of San Marcos
7 Goal Goal Description Hallmark Barham Specific Plan Consistency Land Use Element
LU-1
Achieve a balanced and
compatible mix of land
uses.
Achieve a balanced distribution and
compatible mix of land uses to meet the
present and future needs of all residents and
the business community.
The Hallmark-Barham Specific Plan is consistent with Goal LU-1.
The Hallmark-Barham Specific Plan provides a logical transition between the density/intensity of industrial uses adjacent to the project and the less intense and less dense residential land uses to the west of the project. The density of the proposed multi-family use for the Specific Plan area provides a land use buffer between the more intense industrial uses for the existing county parcel as well as the industrial uses east of the project. The project also buffers the mobile home parks to the west and rural residential developments south of the project. Additionally, the General Plan land use for the industrial parcel is an island zone within the city incompatible with surrounding uses within the city sphere. The proposed project serves as an insulator to adjacent residential densities and represents the most appropriate use of the site.
LU-2
High quality and
sustainable development.
Promote development standards and land
use patterns that encourage long-term
environmental sustainability.
The Hallmark-Barham Specific Plan is consistent with Goal LU-2.
The Hallmark-Barham Specific Plan respects the long-term environmental sustainability goals of state, local, and city planning guidelines and standards. The project is less than a half-mile from a Breeze bus station and Sprinter train station as well as the Inland Rail Trail, making it a walkable community. The project location to transit and transportation closely mimics SANDAG goals for Regional Transit Oriented Development and would embody the intent of those goals.
The project will incorporate all current required California sustainability requirements.
LU-3
Community Connections.
Develop land use patterns that are
compatible with and support a variety of
mobility opportunities and choices.
The Hallmark-Barham Specific Plan is consistent with Goal LU-3.
The Hallmark-Barham Specific Plan contributes to this goal by providing a transit, pedestrian and bike friendly project less than half- mile from a Breeze bus station and Sprinter trains station.
Additionally, the Inland Rail Trail promotes alternative transportation to the site. The project location to transit and transportation closely mimics SANDAG goals for Regional Transit Oriented Development and would embody the intent of those goals.
LU-4
Education Hub.
Promote San Marcos as the educational
center of North County while creating a
greater synergy between the business
community and its academic institutions.
The Hallmark-Barham Specific Plan is consistent with Goal LU-4.
Implementation of the Hallmark-Barham Specific Plan would complement the LU-4 Goal by creating a development with easy access and close proximity to Palomar Community College and California State University San Marcos.
LU-5
A city of distinct and
memorable places.
Promote community design that produces a
distinctive, high- quality built environment
with forms and character that create
memorable places and enrich community
life.
The Hallmark-Barham Specific Plan is consistent with Goal LU-5.
The Hallmark-Barham Specific Plan area will provide architecture, design, and built forms consistent with similar development in San Marcos. Therefore, the Specific Plan area is consistent with LU-5.
LU-7
Growth Management and
Adequate Provision of
Urban Services.
Direct and sustain growth and expansion in
areas of San Marcos that can support a
concentration of a variety of uses and are
particularly suitable for multimodal
transportation and infrastructure expansion
and improvements.
The Hallmark-Barham Specific Plan is consistent with Goal LU-7.
The Hallmark-Barham Specific Plan is situated less than a half-mile from a Breeze Bus terminal and Sprinter transit station. The project location to transit and transportation closely mimics SANDAG goals for Regional Transit Oriented Development and would embody the intent of those goals providing an ideal location for a residential project to facilitate alternative modes of transportation.
Hallmark-Barham Specific Plan
City of San Marcos
8 LU-11
Growth Management and
Adequate Provision of
Urban Services.
Ensure all residents have access to high-
quality education.
The Hallmark-Barham Specific Plan is consistent with Goal LU-11.
The development for the Hallmark-Barham Specific Plan area obtained a will-serve letter from the San Marcos Unified School District (SMUSD) and will contribute fees to the SMUSD for anticipated student generation. Therefore, the project is consistent with LU-11.