ATTACHMENT B-7
LAND USE ANALYSIS
PREPPARED BY: CCI | 160 INDUSTRIAL ST. STE 200 SAN MARCOS, CA 92078 Land Use Analysis
GRAN VISTA SPECIFIC PLAN AREA
Meritage Gran Vista Specific Plan Area
City of San Marcos
1 Gran Vista Specific Plan Area Townhome Development Public Benefit, Land Use, Infrastructure, and Community Services Analysis
Project Description
The Gran Vista Specific Plan Area Project (project) by Meritage Homes is a proposed townhome residential development situated at the northwest corner of N Las Posas Road and W Mission Road. The project proposes a maximum of 120 townhome dwelling units on approximately 7.6-acres for a maximum density of 15.8 du/ac . The project proposes a mix of two and three -bedroom units ranging in size from approximately 1,200 sq. ft. to 1,800 sq. ft. Recreation space includes tot lots, a community garden area, various exercise station areas , a dog play area, an open turf play area, and amenity areas that include seating, lawn game area, barbeques, and more.
The project proposes townhome residential dwelling units, which constitutes an appropriate transition from nearby single-family residential neighborhoods to the north and west and the commercial, light industrial and mixed-use development along N Las Posas Road to the south.
Regional Connectivity
Regionally, the project area is located near major interstate freeways and local highways as well as a major transit station. Interstate 15 and Highway 78 comprise the two major vehicular transportation options closest to the project area. The Highway 78 interchange is less than 0.5-mile south of the project area.
From Highway 78, it is approximately an additional 5.5-miles to connect to Interstate 15. Sprinter rail service as well as Breeze bus service is located less than 0.5-mile east of the project on Mission Road from the project area. Together, the regional and local transportation network options allow the residents of the Gran Vista Specific Plan Area access to employment, shopping, and entertainment within the City of San Marcos, as well as broad connections to San Diego and Riverside counties, and Southern California’s schools, shopping and entertainment centers, and employment hubs.
Housing
The town home residential development within the Gran Vista Specific Plan Area will encompass approximately 7.6-acres and will include a maximum of 120 townhome residential dwelling units for an approximate total density of 15.8 du/ac . The unit mix and variations o f building types proposed for the project area, which will include two to three-bedroom units, provide housing opportunities that will be attractive to potential residents across the economic spectrum. The project 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 Housing Element. Therefore, the Gran Vista Specific Plan area is consistent with the goals provided within the Housing Element of the General Plan.
Surrounding Land Uses
The land uses included within the Specific Plan are compatible with the adjacent land uses. Single-family residential neighborhoods are located north and west of the project site. More single-family homes area Meritage Gran Vista Specific Plan Area
City of San Marcos
2 located to the east as well as Palomar Community College and a gas station. Immediately adjacent to southern boundary is a CVS commercial site. A mix of commercial, light industrial and mixed -use commercial/multi-family uses are located further south along N Las Posas Road. Townhomes provide a good transitional use between the single -family neighborhoods and the more urban mixed uses and business-oriented development to the south. The site’s proximity to the Palomar College Transit Station typically would be considered a transit -oriented development and is consistent with similar transit - oriented developments throughout the region . In that regard, the proposed location is ideal for the proposed use and density. Therefore, the proposed project density is compatible and consistent with the surrounding land uses.
Viability of Site as Commercial
Development of the site utilizing parcels 219-121-15-00 and 219-121-16-00 within the City of San Marcos as C ommercial/Retail development presents certain economic challenges. The site has been zoned commercial for a very long time. In that time , the site has undergone grading and improvements completed in anticipation of commercial uses dating back to the 1980’s when the site first received fill material from another San Marcos project. Around 2010 the entire site was mass graded and the parcel at the corner of W Mission Road and N Las Posas Road constructed a CVS, associated utilities and infrastructure, traffic improvements, landscaping, and parking. As part of the 2010 action, portions of the remaining parcels (proposed project) were developed for parking and landscaping anticipating future commercial development. During the entitlement of the CVS which included the current project, it was anticipated the remaining parcels would process a future Site Development Plan(s) for approximately 23,000 SF office space, 69,000 SF of grocery store space, and a small kiosk for a gas station. From the time of approval and construction of CVS around 2010 no significant progress has been made to process any commercial use of the remaining parcels due in part to economic conditions . The economic fallout from the great recession and the following economic reconstruction as well as the worldwide Covid pandemic have boosted the online shopping industry thereby depressing traditional brick and mortar commercial/retail space development which may have factored in the ongoing vacancy of the remaining parcels.
The DTA Economic Impact Study and Fiscal Impact Analysis reports note the site’s location is a compatible zone for drive through retail uses due to the high traffic on the adjacent streets. However, they note the changing economic climate for retail uses is depressing rents and causing a negative effect on secondary retail loca tions. 1 This reason among others may be partially to blame for the elongated gap in development of the site.
Developing the site under the existing zoning for would likely be stymied by current retail and commercial economic conditions noted above . This constraint illustrate s the impracticality of using this site for
1 dta. Economic Impact Report. Meritage Gran Vista General Plan Amendment. Proposed GPA21 -0003. San Marcos, California. 2022
-- Fiscal Impact Report. 2022
Meritage Gran Vista Specific Plan Area
City of San Marcos
3 commercial/retail uses and increases the likelihood th at th e parcel would remain vacan t for the foreseeable future.
Land Use and Zoning Analysis
The proposed residential use within the Gran Vista Specific Plan is an appropriate use for the site as it represents a compatible transition from adjacent land uses . The Specific Plan Area proposes a type of townhome residential dwelling unit which is attractive to homebuyers and underrepresented in the market. Lastly, the proximity to a major transit hub makes the location ideal for an increased residential density.
APN 219-121-15-00 and 219 -121-16-00 within San Marcos are currently zoned commercial. The fundamental difference in the proposed zoning for the parcel verses the existing zoning is the preparation of a Specific Plan for a residential townhome community . However, the change from Commercial (C) zoned land to Specific Plan Area (SPA) allowing for a medium-density residential land use is an appropriate transition from adjacent land uses. The proposed townhome development would create a medium - density buffer between the single-family neighborhoods to the north, east, and west to the commercial, light industrial, and mixed-uses located along N Las Posas Road to the south of the project development.
The proposed project contributes up to 120 attainable townhome dwelling units which according to dta which prepared economic analysis for the project “would introduce needed homes at an attractive price point, fulfilling a deep demand pool of homebuyers looking to move to or purchase in San Marcos.”2 This increase in “workforce” housing or what many experts call the “missing middle” housing helps build a base of residential housing which supports a variety of homebuyers including, empty nesters looking to downsize, new homebuyers and middle-income buyers looking to move to San Marcos. As dta explains in their reports, the townhome product included in the project is in steep demand due to its supply shortage overall within the market.
Further, a medium density residential development at this location is ideal due to the proximity of transit and shopping which would meet the intent of the newly adopted Vehicle Miles Travelled metric for analyzing potential environmental effects from traffic . Current SANDAG guidelines recommend placing denser attached housing developments near transit hubs to help reduce reliance of vehicular travel.
Residents would be less reliant on vehicular transportation and may only need to rely on vehicles when accessing major North County San Diego transportation corridors, such as Highway 78 and Interstate 15.
The proximity to transit is further evidence the project location is appropriate for a transition to SPA for a townhome residential product type.
Taking into consideration the elements mentioned earlier in this document, the project location is ideal for a townhome residential development. The proposed project 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 also
2 dta. Economic Impact Report. Meritage Gran Vista General Plan Amendment. Proposed GPA21-0003. San Marcos, California. 2022
-- Fiscal Impact Report. 2022
Meritage Gran Vista Specific Plan Area
City of San Marcos
4 noted in the Land Use Compliance Table in this document. The project is also consistent with 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 total of seven public benefits have been identified and included in the following discussion:
1. Creation of approximately 195 one-time construction jobs.
2. Provide 120 townhome dwelling units. The addition of the sought-after units 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. Environmental benefits compared to the existing land use designation. The project would amend the General Plan land use from Commercial (C) to Specific Plan Area (SPA) to allow up to 120 townhome dwelling units . The change to a SPA for residential use would result in a reduced vehicle trip generation as compared to the current Commercial zoning, which generate significantly more vehicle trips. This reduction in ADT translates into a reduction in air and GHG emissions, as well as a reduction in expected vehicular -related noise and less traffic on the adjacent roadways.
5. Provides improved compatibility with the adjacent land uses. The townhome residential land use proposed for the site provides a more suitable residential transition to the more intensive commercial/retail, light industrial, and mixed-use land uses to the south on N Las Posas Road.
6. The proposed plan provides an increase in residential density close to a major transit station. The project site is less than a half-mile from the Palomar College transit station, which includes a major Breeze bus station as well as a Sprinter rail transit stop. In addition, the Inland Rail Trail is located immediately to the south along W Mission Road. These options allow for alternatives to vehicular access to San Marcos and the adjacent cities along the Highway 78 corridor.
7. The project provides continuity of landscape design. The landscape plan for the site will improve the streetscape and complete the landscape environment along the project frontages o f N Las Posas Road and W Mission Road. Landscaping along the project frontage on N Las Posas Road will connect to and unify the existing landscaping to the residential neighborhoods north along N Las Posas Road.
Meritage Gran Vista Specific Plan Area
City of San Marcos
5 Infrastructure and Community Services
The project will either construct infrastructure or contribute funds to offset previously constructed infrastructure. In addition, the project will pay fees to the city to offset impacts to community services for 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.
Affordable Housing fees.
In the case of Parks, recreation, open space, police, and fire services the project will pay its fair share of Public Facility Fees to of fset 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 Ma rcos and solid waste disposal is provided by fee to each homeowner. The project will pay an affordable housing fee to the City which the City can then apply to affordable housing development.
Infrastructure to the site includes clearing and grading, water and sewer services, gas and electric service, stormwater facilities, and telecommunications services. Private infrastructure provided to the site will be constructed by the developer/builder and paid by homeowners via regular billing thereafter Conclusions
Considering the factors analyzed herein, the proposed project would be a superior alternative to the existing commercial zoning for APN 219-121-15-00 and 219-121-16-00. The parcel when converted to SPA for residential use would function better as proposed by the Gran Vista Specific Plan Area . The site ’s proximity to transit and transportation opportunities lends it self 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 valuable townhome dwelling units to the housing stock of San Marcos, whereas development of the single parcel within San Marcos under existing zoning ma y yield little commercial growth due to market conditions and depressed retail rents. It’s unclear if development of the parcel under its existing land use and zoning is feasible. Residential use of the site provides a buffer zone between existing lower density residential uses to the north, west, and east, thereby creating a transition of density/intensity of the development heading south on N Las Posas Road . Therefore, transitioning APN 219-121-15-00 and 219-121-16-00 from Commercial to SPA for a townhome residential use would be an appropriate transition of uses as well as the best transition of land use for the prospective project site. The project Meritage Gran Vista Specific Plan Area
City of San Marcos
6 provides at least 7 beneficial aspects to the public via the rezone to SPA . The infrastructure to the site including water, sewer, dry utilities, stormwater, and telecommunications infrastructure is all 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.
Meritage Gran Vista Specific Plan Area
City of San Marcos
i
Appendix A General Plan Land Use Consistency Table
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 Gran Vista Specific Plan Area project is consistent with Goal LU-1. The Meritage Gran Vista project provides a logical transition between the density/intensity of commercial, light industrial, and mixed-use uses to the south along Las Posas Road. The proposed project is a compatible residential land use adjacent to the existing single-family neighborhoods.
LU-2
High quality and sustainable
development.
Promote development standards and land use
patterns that encourage long-term environmental
sustainability.
The Gran Vista Specific Plan Area project is consistent with Goal LU-2. The Meritage Gran Vista project 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 near 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 Gran Vista Specific Plan Area project is consistent with Goal LU-3. The Meritage Gran Vista project 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 near 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 Gran Vista Specific Plan project is consistent with Goal LU-4.
Implementation of the Gran Vista Specific Plan project would complement the LU-4 Goal by creating a development with easy access and close to Palomar Community College and transit accessible to 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 Gran Vista Specific Plan project is consistent with Goal LU-5. The Gran Vista Specific Plan Project area will provide architecture, design, and built forms consistent with similar development in San Marcos. Therefore, the Project area is consistent with LU-5.
Meritage Gran Vista Specific Plan Area
City of San Marcos
ii
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 Gran Vista project is consistent with Goal LU-7.
The Gran Vista Specific Plan project is situated less than a half-mile from a Breeze Bus terminal and Sprinter transit station. The project location near 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.
LU-11
Growth Management and
Adequate Provision of Urban
Services.
Ensure all residents have access to high-quality
education.
The Meritage Gran Vista Specific Plan is consistent with Goal LU-11.
The development for the Meritage Gran Vista Project 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.