Appendix A
Scoping Letter, NOP and NOP Comments
NOTICE OF PREPARATION OF AN ENVIRONMENTAL IMPACT REPORT (EIR)
AND SCOPING MEETING/PUBLIC WORKSHOP
Project Title: Gran Vista Specific Plan
Project Number: Specific Plan (SP21‐0003), General Plan Amendment (GP21‐0007), Rezone (R21‐0003), Multi‐ Family Site Development Plan (MFSDP21‐0001), and Tentative Subdivision Map (TSM21‐0003).
Applicant: Meritage Homes- MLC Holdings, Inc.
NOP Comment Period: April 20, 2022 to May 20, 2022
Meeting Date/Time: May 12, 2022 at 6 P.M.
PURPOSE FOR NOTICE: This Notice of Preparation (NOP) is being issued by the City of San Marcos for the proposed Gran Vista condominium project located in the City of San Marcos. The City is the lead agency for the project and will prepare an Environmental Impact Report (EIR) in accordance with the requirements of the California Environmental Quality Act (CEQA) and the CEQA implementation guidelines. This NOP is being circulated pursuant to California Resources C ode Section 211153(a) and CEQA Guidelines Section 15082.
The City is requesting written feedback from the public, interested organizations, and responsible trustee agencies about the scope and content of the environmental information that will be address ed in the EIR.
Project Location: West of the intersection of Las Posas Road and Palm Road. Assessor’s Parcel Number: 219-121-15-00 & 219-121-16-00.
Project Description: Request for a Specific Plan, Multi-Family Site Development Plan, and Tentative Subdivision Map for a 120-unit residential condominium development on 7.6 acres. Project includes a General Plan Amendment and Rezone to change the land use and zone of the property from Commercial (C) to Specific Plan Area (SPA). The project site is bounded by Las Posas Road and Mission Road to the east and south, respectively, and an existing CVS store is located to the south and a single-family residential subdivision to the west. Nearby land uses in the vicinity of the project site include industrial and commercial uses to the south and west, the Santa Fe Hills residential community to the north, and single-family residential and Palomar College to the east.
The project consists of 120 townhomes consisting of 2 and 3-bedroom units. The project includes approximately 148,297 square feet of recreation area and landscaping on-site and approximately 144 square feet of private open space per unit.
Amenities on site include tot lots and exercise equipment , bbq and seating areas, dog park, and community garden . The project would use the existing driveway entries on Las Posas Road and Mission Road that currently provide access to the adjacent CVS store.
Potential Environmental Ef fects: Pursuant to CEQA Section 15060(d) of the CEQA Guidelines, the project may result in significant impacts related to: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Population and Housing, Public Services, Recreation, Transportation, Tribal Cultural Resources, and Utilities and Service Systems. An EIR will be prepared to evaluate the proposed proje ct’s potential impacts on the environment, outline mitigation measures, and analyze potential project alternatives. Responses received on this NOP may modify or add to the preliminary assessment of potential issues addressed in the EIR.
Scoping Meeting/Public Workshop: A joint Scoping Meeting/Public Workshop for the project will be held on May 12, 2022 at 6 PM at the San Marcos City Hall in the Valley of Discovery Room (next to City Council Chambers) located at 1 Civic Center Drive, San Marcos, CA 92069. The intent of the Scoping Meeting/Public Workshop is to obtain information and solicit comments from the public about the issues and content of the EIR. During the meeting, the project applicant wil l provide an overview of the project, will explain the environmental review process, and will be available to hear your comments and questions. Attendance of the scoping meeting is not required in order to submit written comments.
NOP Comments: All written comments must be submitted within 30 days of this notice and received no later than close of business on May 20, 2022. Written comments can be submitted via letter or email to the following address, and should include your name and contact information or the name of a contact person in your organization or agency, if applicable.
Norm Pedersen, Associate Planner
City of San Marcos Planning Division
1 Civic Center Drive
San Marcos, CA 92069
Email: [email protected]
For more information regarding the proposed project, please visit:
https://www.sanmarcos.net/departments/development-services/planning/environmental-review- sustainability/environmental-documents
or contact Norm Pedersen, Associate Planner, at (760) 744-1050 x3236 or [email protected].
PROJECT LOCATION MAP
August 2022 -1- 13528
Gran Vista Specific Plan Project
Public Comments to Notice of Preparation Matrix
# Comment Letter Cite Comments / Concerns Considered in EIR or Planning Documents Applicable EIR Section Date Dated or Received
Federal Agencies
1 NAHC AB52, SB 18, direct or indirect impacts to cultural resources, appropriate and adequate mitigation Yes Cultural Resources/Tribal Cultural Resources April 26, 2022
State Agencies
1 CALTRANS VMT/TIS, means of alternative transportation, GHG emission reduction, compatibility with surround land uses/development
Yes Traffic, Land Use May 18, 2022
Organizations
1 North County Transit
District
No improvements requested, construction impacts to transit facilities, pedestrian and bicycle friendly development design, Yes Traffic May 3, 2022 2 San Diego County
Archaeological Society Requests copy of Cultural report and notification of DEIR availability No N/A May 16, 2022 Individuals
1 Tracy Mousner Traffic, adequate water supply, cumulative water supply, general concern for utility capacity. Yes Traffic, Public Utilities April 29, 2022 2 Ellen Kaplan Traffic, request for additional opportunity for public engagement Yes Traffic April 30, 2022 3 Dale Armitage Traffic, impacts to schools, more opportunity for public comment, adequate water supply, cumulative water supply, rezoning, Yes Traffic, Public Services, Public Utilities, Land Use May 7, 2022
4 Andrew Post
Traffic volumes, noise, air pollution from traffic, parking requirements, cumulative impacts to biological resources, cumulative impacts to recreational resources, rezoning, need for commercial development
Yes
Traffic, Noise, Air Quality,
Recreation, Land use, Biological
Resources,
May 16, 2022
5 Jillcene Bachman Traffic, impacts to schools, impacts to police, Yes Traffic, Public Services May 18, 2022
6 Tom Byrne Traffic Yes Traffic May 22,2022
7 Marie Marcinko
rezoning, need for commercial development, cumulative residential projects, traffic, noise, pedestrian safety,
Yes Land use, traffic, noise May 23, 2022
1 Eri
n Lucett
From: P
edersen, Norman <[email protected]>
Sent: Monday, May
23, 2022 11:11 AM
To: Jason Gre
minger ([email protected]); Vanessa Scheidel Subject: Fwd: The
120 Condos Proposed at Las Posas and Mission, against
Follow Up Flag: Fo
llow up
Flag Status: Flagge
d
These
comments were received after the NOP closing date
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Fro
m: Tom Byrne <[email protected]>
Sent: Sunday, May 22, 2022 10:27 AM
To: Jones, Rebecca <[email protected]>; Musgrove, Ed <[email protected]>; Pedersen, Norman <[email protected]>
Subject: The 120 Condos Proposed at Las Posas and Mission, against
CA
UTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the send
er and know the content is safe.
Goo
d Morning,
I am against this proposal.
With the 274-Homes going in already which were against public approval . We do not yet know the traffic congestion as it worsens for morning and evening commutes. Its already a big traffic jam as one approaches Ranch Santa Fe on M-F afternoons.
The morning there are already "ghost crosswalk" delays at the multiple lights and traffic alread. This is without all the vehicles and commutes of the 274 new homes.
It is not a good time to approve another 120 Condos , without seeing how traffic will actually be once these 274 new homes get populated.
Please listen to the community, instead of just adding ever more dwellings and worsening the life of current residents.
I
would
like to be added to all future communication on this proposal. Thank You.
Tom Byrne
1388 Corte Bagalso
San Marcos, CA 92069
1 Eri
n Lucett
From: P
edersen, Norman <[email protected]>
Sent: Monday, May
23, 2022 11:10 AM
To: Jason Gre
minger ([email protected]); Vanessa Scheidel Subject: Fwd: Grand Vista
-SP21-0003,GPA21-0007,R21-0003,MFS21-0001,TSM21-0003
Follow Up Flag: Fo
llow up
Flag Status: Flagge
d
These
comments were received after the NOP closing date
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Fro
m: marie marcinko <[email protected]>
Sent: Monday, May 23, 2022 12:55 AM
To: Pedersen, Norman <[email protected]>
Subject: Grand Vista-SP21-0003,GPA21-0007,R21-0003,MFS21-0001,TSM21-0003
CA
UTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the send
er and know the content is safe.
Com
ments on project next to CVS in San Marcos
To: Norm Pedersen
Comments regarding the proposed project: G
rand Vista-SP21-0003,GPA21-0007,R21-0003,MFS21-
0001,TSM21-0003
I am
opposed to this project located on the north west corner of Las Posas and Mission with the current plan in place. This site was originally planned for retail and now has been "rezoned" for residential. I don't think this project in taking into consideration the residents that already live in the area (Santa Fe Hills). There are roughly 300 homes being built behind Santa Fe Hills which would add to the 120 townhomes planned in this community.
A
dditionally, another 450 units are planned for the area across from the shopping cen
ter on Las Posas. The amount of traffic (2 cars per unit/home = ~1600-1800 additional automobiles) would be extremely difficult to handle on Las Posas and the surrounding roads. It can take an additional 15-20 minutes just to get through Santa Fe/San Marcos Blvd when the high school is in session. Second, there is no store/retail for the community to walk/bike to safely. Walking to the Grand Plaza shopping center (further down Las Posas) is extremely dangerous with several streets to cross and the noise level is high. San Marcos is consistently pushing environmentally friendly ways to commute yet there are no solutions or new ideas. Homes/condos are being build at an alarming rate in San Marcos with no way of commuting except with the use of a car. We need to have some type of retail/store/coffee shop within this site to enhance and create a gathering spot for our community. Yes, I understand housing is an issue but what about what the current residents want and need. The area was planned for retail so why isn't there a compromise...have both. 2 Tha
nk you,
Mari
e Marcinko
125
4 Via Caliente
San
Marcos
760
845-8870
1 Eri
n Lucett
From: P
edersen, Norman <[email protected]>
Sent: T
hursday, May 19, 2022 4:06 PM
To: Jason Gre
minger ([email protected]); Vanessa Scheidel Subject: Fwd: No new c
ondos on Las Posas at Mission
Follow Up Flag: Fo
llow up
Flag Status: Flagge
d
Get Ou
tlook for iOS
Fro
m: [email protected] <[email protected]>
Sent: Wednesday, May 18, 2022 1:51:37 PM
To: Jones, Rebecca <[email protected]>; Pedersen, Norman <[email protected]>; Jillcene Bachman <[email protected]>; Musgrove, Ed <[email protected]> Subject: No new condos on Las Posas at Mission
CA
UTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the send
er and know the content is safe.
Hell
o Ms. Mayor and City Planners: I am writing to ask that you do not approve the proposed development of over 100 condominiums on Las Posas near Mission next to the CVS store. Traffic is my main concern as it already backs up on Las Posas, and it’s not just occurring during workday commuting hours. Secondly is that elementary school near Borden and Las Posas cannot accom
m
odate more children. Finally, our Sheriff Department is stretched thin and adding high density hou
sing which will include low income residents (because a significant percentage must be affordable hou
sing) is an invitation to more trouble that Law Enforcement won’t be able to handle. Crime will increase in the Santa Fe Hills neighborhood.
So, in summary, we current residents in Santa Fe Hills do not want our City Leaders to increase traffic, crime, and school overcrowding.
Thank you for taking my feedback seriously. Jillcene Bachman, resident home owner in San Marcos.
You
may contact me to discuss my thoughts on developing San Marcos at (858)761-5981.
1 Eri
n Lucett
From: P
edersen, Norman <[email protected]>
Sent: Monday, May
16, 2022 9:54 PM
To: Jason Gre
minger ([email protected]); Vanessa Scheidel Subject: Fwd: Gran Vista
Specific Plan, Meritage Homes Proposed Location
Follow Up Flag: Fo
llow up
Flag Status: Flagge
d
Get Ou
tlook for iOS
Fro
m: Andrew Post <[email protected]>
Sent: Monday, May 16, 2022 2:32 PM
To: Pedersen, Norman <[email protected]>
Subject: Gran Vista Specific Plan, Meritage Homes Proposed Location
CA
UTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the send
er and know the content is safe.
Dear N
orm Pedersen,
I am writing to officially express my concern and opposition towards the proposed Meritage homes development at Las Posas and Palm Road.
I live in Santa Fe Hills and our neighborhood already experiences high volumes of traffic, along with the accompanying noise, automotive pollution, and additional parking requirements. There is, as I am sure you are aware, currently an expansion of homes being constructed at the end of Las Posas, which will add many more cars to our busy local roads. Very few people (none that I've met) that actually live here want that development; it has erased natural habitat for animals, vegetation, and recreational areas in which humans previously enjoyed the above-mentioned na tur
e
an
d whose presence had a lot to do with many people choosing to move here. The last thing the people of this neighborhood want is even more development at the proposed Meritage home site, which would further bookend our already impacted neighborhood with even more traffic, noise, and pollution. At some point the traffic becomes untenable, and gainfully employed citizens will move to less congested areas to avoid commuting traffic.
None of this has even touched on the proposed rezoning from commercial to residential, as is proposed for the Las Posas and Palm Rd site. Commercial is what is needed in the area, to service the already existing residents. What the area does not need, for a healthy developmental balance and quality of life, is more residential forced into an area previously designated for commercial use.
There is already detrimental development occurring in this area.
I sp
eak for my household, and many others I've spoken
with in
this community when I say that this proposed Meritage homes development is Not what the people in the affected area want. Choosing to allow this proposed development does not represent sound developmental policy, but rather a further betrayal of your constituents wishes and a substantial reduction to their quality of life. Long term impacts of such bad decisions may likely include an exodus of residents who can afford to leave, causing great damage to this city.
Very Sincerely,
Andrew Post
From: Dale Armiyage <[email protected]>
Sent: Saturday, May 7, 2022 2:50 PM
To: Pedersen, Norman; Musgrove, Ed; Jones, Rebecca
Subject: Objection to high-density condo plan Gran Vista at Las Posas and Mission Roads
CAUTION: This email originated from outside of the organizat ion. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Dear Mr. Pedersen, Mr, Musgrove and Ms. Jones: I have sent a letter to all of you, but write this to provide some added comment. I object to the Gran Vista proposal.
1- The Santa Fe Hills development has over 1500 homes, with more approved. They all rely on Las Posas Road to get to the 78 freeway and most of the rest of San Marcos. The condo plan would clog traffic further.
The Las Posas and Mission Road intersection is already a mess during weekday rush hour periods for work and school. Adding up to 264 more cars right at that problem intersection means longer back-ups, longer idling, more exhaust, and likely resentment from Santa Fe Hills voters.
2- How schools will be affected by the proposed residents of 330 new bedrooms is not something I have had time to examine, nor my business, since our child is grown. But the parents of Santa Fe Hills ought to be afforded time to consult with the Principals and Board members of their childrens' schools, so they can make informed comments on this issue.
Yet City Planning has set the only Public Workshop on this condo plan for May 12th, and had set the comment period from April 20th to May 20th - leaving working parents just eight days to try to speak to Principals and School Boards before the City cuts off comments. Whether that would be found legal if challenged is beside the point, right now. It does not pass a common-sense test for honest hearing of public comments.
Why not extend the comment period to June 20th to allow intelligent gathering of facts by Santa Fe Hills parents?
3- What about water - not just this one new development - but do we not have responsibility in our region to be water stewards along with the rest of South California? We appear to be in a regional megadrought, both in California and the Colorado River Basin that supplies a large portion of our water.
Historical evidence of droughts, using a tree-ring measurement data recently published, have demonstrated natural cycles of drought visited here in the past. Some have lasted lasting as long as 30 years. We are 22 years into the current megadrought. When will we return to the wet years of the 1900's ? We truly do not know when - or even if we will. We need to face facts today - not just the Vallecitos Water District - but collectively in South California.
Piecemeal approval of new developments seems akin to piecemeal spending by legislators: "A billion here, a billion there and pretty soon you are talking about real money."
Restating this criticism: " A new development here, a new development there, and pretty soon you will have to compel existing water customers (not just new ones) to pay for a second desalination plant at the coast."
Voters might determine they want to do that for the sake of temporary construction jobs - or they might not. That expensive decision ought not to be forced on them by piecemeal development decisions.
4- The parcel at Las Posas and Mission is zoned for commercial use in the general plan. There are still good reasons to retain that designation. Santa Fe Hills citizens could use an economical food market like at least an Aldi or a Walmart Neighborhood Market for groceries. Palomar College has large student body and significant sized staff who would likely welcome breakfast and lunch sources. There not yet any close gathering spots for neighbors to talk over coffee or other fare. Perhaps the general plan got the zoning right.
Thank you for the opportunity to comment. Dale Armitage, 438 Palm Road, San Marcos
From: Ellen Kaplan <[email protected]>
Sent: Saturday, April 30, 2022 11:51 AM
To: Pedersen, Norman
Subject: Opposition to multi dwelling project behind CVS
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Mr. Petersen,
Please let me know what I need to do to express concern and opposition over the proposed planning to build a large complex behind the CVS on Mission at Las Posas Road.
I am a homeowner and live less than a mile from the proposed site. I do not feel this neighborhood can support this project. Our roads are congested and our schools are already overcrowded.
Please confirm if I need to complete anything more formal to express concern and opposition to these plans.
I’d also like to be informed of future meetings or community forums on the proposed project.
Thank you,
Ellen Kaplan
745 Avenida Codorniz
San Marcos, CA 920)9
619.309.8747
NORTH COUNTY
TRANSIT DISTRICT -
810 MissionAvenue
Oceanside, CA92054
760) 966- 6500
760) 967-2001 (fax)
GoNC1D.com
May 3, 2022
Mr. Norm Pedersen
Planning Division
City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
Sent Via Electronic Mail: npedersen@san- marcos. net
Re: Gran Vista Specific Plan
Dear Mr. Pedersen:
Thank you for the opportunity to review the Gran Vista Specific Plan, based on the notice of preparation received on April 14, 2022. This project is located west of the intersection of Las Posas Road and Palm Road.
Upon review of the notice received by the North County Transit District ( NCTD), NCTD has determined that there is a bus stop on the project site ( Stop ID: 24848 " Mission Rd & Las Posas Rd"). This stop is already equipped with a shelter and trash can, so no further improvements are requested at this time.
Detours Required:
The construction may take place in the right- of-way of NCTD BREEZE Routes 304 and 305.
NCTD requests that you or the developer' s contractor provide notice two ( 2) weeks prior to starting work so that we may send a supervisor to meet with the construction crew to determine if the traffic control methods affect NCTD' s stops. Notice should be provided via e-mail to detours@nctd. org.
TOD/ Pedestrian:
NCTD highly recommends that the project site design allow for sufficient ADA paths for connecting pedestrians from within your future development to access nearby bus stops, sidewalks, and crosswalks. To make your development pedestrian and bike friendly, NCTD highly encourages you to provide shading from trees or structures, lighting, bike racks, and seating.
As described in NCTD' s Bus Stop Development Handbook ( 2018), new developments should be designed to provide clear and direct access to bus stops ( existing or new), and should emphasize pedestrian access, activity, and safety.
Re: Gran Vista Specific Plan
May 3, 2022
Gated or walled developments should provide openings through walls to minimize the walking distance and provide a more direct route to bus stops. Developments with parking lots should be designed with clear pedestrian walkways. Distinct walkway networks should be provided where bus stops and/ or transit centers can be linked with building entrances.
Entrances to buildings should face the street with pedestrian access located close to the nearest bus stop.
Below is a sample of Guidelines for design supported by NCTD, as found in our Bus Stop Development Handbook ( 2018).
Key Transit Supportive Design and Development Guidelines Supported by NCTD Orient developments towards the street, with parking located to the rear of buildings rather than along the street frontage.
Building design and circulation plans should minimize the need for parking and increase the opportunity for transit and active transportation.
Bus stop and station elements should be incorporated into the design, in addition to other public spaces like walkways, bicycle paths, and street furniture.
Emphasize compatible and compact land uses that enable convenient access to and from bus routes, and that are designed to provide connections to a variety of uses ( i.e. residential, employment, educational, and commercial).
Minimize walk distances through developments to bus stops, especially those with walls or gates, so that transit is accessible to most patrons or residents.
Supporting transit elements is essential for the City of San Marcos to meet its goals and objectives described in the City' s Climate Action Plan. This aligns with Policy LU-2. 1:
Promote compact development patterns that reduce air pollution and automobile dependence and facilitate walking, bicycling, and transit use" for the city goal to " Promote development standards and land use patterns that encourage long- term environmental sustainability' ( pg. 1-8). Other supported goals include increasing transit ridership, reducing greenhouse gas emissions ( GHG), and decrease Vehicle Miles Travelled ( VMT) ( pg. 1-8, 3- 9).
Thank you again for allowing NCTD to review and comment on this project. Should you have any questions related to this review, feel free to contact me via e- mail at kpersons@nctd. org or by phone at ( 760) 966- 6683.
Sincerely,
W_
p
Katie Persons
Director of Service Planning
cc: Chris Orlando, Chief of Planning, Marketing & Communications, NCTD Damon Blythe, Chief Operations Officer — Bus, NCTD
Mary Balderrama, Transit Planner, NCTD
From: Tracy Mousner <[email protected]>
Sent: Friday, April 29, 2022 2:03 PM
To: Pedersen, Norman
Subject: Las Posas Condo Project
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
To Whom it May Concern,
I was made aware of this proposed condo subdivision at Las Posas and Mission Rd., behind the CVS, and you are taking public comments. First of all, terrible idea to allow this to move forward, and as a San Marcos resident- we live in Santa Fe Hills, pay property taxes as owners. The traffic already is horrendous at that intersection, and the homes at the end of Las Posas are not even close to being completed. Imagine the traffic that new neighborhood will create. The stress to our utilities, and water bill increases, and not to mention the overcrowding of the middle school and high school. Interesting you only have to inform homes within 500 feet of the development, kinda sneaky isn’t it? We would only know by paying attention and expressing our views, which is NO! No thank you! Please reply to this email confirming receipt.
Tracy Mousner
1291 Via Contessa
San Marcos, CA 92069
[email protected]
949-274-2023