ATTACHMENT G
LAND USE, PUBLIC BENEFIT, &
INFUSTRUCTURE ANALYISIS
PREPPARED BY: CCI | 160 INDUSTRIAL ST. STE 200 SAN MARCOS, CA 92078 Land Use Analysis
PACIFIC SPECIFIC PLAN AREA
Pacific Specific Plan Area
City of San Marcos
1 Pacific Specific Plan Area Townhome Development Public Benefit, Land Use, Infrastructure, and Community Services Analysis
Project Description
The Pacific Specific Plan area includes four parcels (Assessor Parcel Numbers 219 -222-01, 219-222-02, 219-222-03, and 219-222-04) located between South Pacific Street to the west and South Las Posas Road to the east and La Mirada Drive to the north and Linda Vista Drive to the sou th. The site is central to educational, retail, office, and industrial uses, making it an ideal location for infill development. The Specific Plan envisions a high quality, urban living environment that provides strong pedestrian connectivity to surrounding uses supported by high-quality multi-family residential including recreational open space amenities to their residents and conservation open space to mitigate impacts and preserve habitats onsite. The plan area includes multi- family residential which may mean condominiums, apartments, rowhomes, townhomes, and villa dwelling units and a Conservation Open Space component.
The Specific Plan may site residential development on the northern or southern half of the site but may not exceed 50% development under either scenario. Multi -family residential planning areas may be located either on the north half of the Specific Plan area (SPA) with a small pocket of residential development located at the southeast corner of the property, or along the southern two parcels. The residential land use of the SPA includes multi-family residential dwelling units and their recreational open space area. The Conservation Open Space Planning Area is generally located on the southern two parcels that comprise the planning area and includes conserved open space areas to protect valuable habitat. The residential aspect of this SPA proposes to allow up to 449 dwelling units and does not include a density minimum, however due to environmental constraints and economic factors, a 228 -unit project is proposed. Residential dwelling units will feature a maximum of three stories and may feature for -sale condominium units. In total the maximum permitted density for the Specific Plan area equates to 13.5 dwelling units per gross acre. New dwelling units may range in size from a minimum of approximately 1,200 square feet to up to 1,890 square feet and ranging from two -bedroom units up to four -bedroom units. Each dwelling unit will include private open space in the form of a patio and/or deck. The residential development layout within the Specific Plan area is configured to maximize preservation of sensitive natural resources across all four existing parcels. Common recreational open spaces within the residential land use will be designed with urban- style amenities such as pools, spas, open recreation areas such as turf space , fire pits, barbeque stations and other recreation -oriented amenities for children such as playgrounds and tot lots..
Regional Connectivity
Regionally, the Specific Plan area is located approximately 0.3 miles south of Highway 78 and approximately 5.5 miles from Interstate 15. Palomar College Transit Center is located approximately 0.85- mile from the Specific Plan area. Palomar College Transit Center is the largest North County Transit District (NCTD) hub that consists of a bus depot on the north side of West Mission Road, near the main entrance to Palomar College, and a train station on the south side of West Mission Road that serves the SPRINTER Pacific Specific Plan Area
City of San Marcos
2 hybrid rail train. Rail service and bus transit service offered at the Transit Center provide local and regional connections to schools, employment, shopping, and entertainment options within the City of San Marcos, as well as San Diego and Riverside Counties. The City of San Marcos and North County Transit District show an existing bus stop along Las Posas adjacent to the Specific Plan area. The project will relocate the stop slightly to the south and modernize the bus stop as a component of the traffic modifications. The bus stop route connects to the Palomar Transit Station and the Cal State San Marcos transit station. The Inland Rail Trail, a 21 -mile Class I bikeway, runs along the south side of West Mission Road and connects the Cities of Oceanside, Vista, San Marcos and Escondido as well us areas of unincorporated San Diego County.
Other uses near the Specific Plan area include light industrial and commercial uses to the north, south and west. The Grand Plaza shopping center is located across South Las Posas Road from the Plan area. South Las Posas Road also serves as the major gateway into the Specific Plan area.
Housing
The City of San Marcos Housing Element identifies the housing needs of both the existing and projected population and ensures that the land use plan provides adequate capacity to provide safe, suitable, and affordable housing for City residents. The Housing Element is coordinated with each element to ensure comprehensive policies and goals throughout the General Plan. These policies and goals form a framework that the Pacific Specific Plan will follow to systematically implement a comprehensive housing development plan that is consistent with these goals and policies. The residential development proposed by Specific Plan will encompass approximately 32.2 -acres and will include a 228 -unit multi -family residential project not to exceed an approximate total density of 13.5 dwelling units per gross acre (du/acre). This residential density is consistent with other medium density housing in the city. Homes proposed by the Pacific Specific Plan are designed as attainable housing with a range of unit sizes and price points, creating opportunities for home ownership that will be attractive to varying income levels.
The townhomes proposed also offer a style of home that is not widely available in this area of the city and provide a residential density increase which will help nearby businesses as well as situate residential uses near employment, schools, retail centers, as well as transportation. The project will pay inclusion ary housing fees to the city for future allocation to affordable housing projects in San Marcos which will help to promote and increase the supply of critical affordable housing projects within the city and in line with affordable housing directives promoted by the State as well as the City of San Marcos. Therefore , the Pacific Specific Plan and the proposed 228 -unit project is consistent with the goals provided within the Housing Element of the General Plan.
Surrounding Land Uses
The Pacific Specific Plan area is generally located in north San Diego County in central San Marcos within the Business/Industrial District. The Specific Plan area is generally surrounded by commercial and light industrial uses and is situated in the west central portion of the City of San Marcos, in an area defined as the Business/Industrial District by the City’s General Plan. The General Plan describes the Business/Industrial District as having a diverse range of uses from rural residential uses includin g single family homes and mobile home communities in the western half of the district, and commercial and light industrial uses in the east. Palomar Community College Transit Station is also located in this neighborhood.
Pacific Specific Plan Area
City of San Marcos
3 The General Plan identifies Focus Areas where changes are most likely to occur. Although the Specific Plan is not within one of these Focus Areas, it is adjacent on the west to the Urban Core Focus Area – Rancho Santa Fe Road Focus Area 2 (FA2) and just no rth of the San Marcos Boulevard Focus Area 3 (FA3). The vision for FA2 is to facilitate “physical and economic revitalization.” The plan envisions a reimagining of old strip retail centers into a mixed-use community. The vision for FA3 is for the city to create a commercial mixed-use “downtown” area giving the city residents a sense of place while also providing a destination area for people to enjoy. The area is mostly comprised of commercial and retail uses. The addition of the Pacific Specific Plan will complement these Focus Areas . Therefore, the proposed project density is compatible and consistent with the surrounding land uses.
Viability of Site as Industrial
Development of the site utilizing parcels 219-222-01, 219-222-02, 219-222-03, and 219-222-04 within the City of San Marcos as Industrial development presents certain economic challenges. The site has been zoned Industrial for a very long time and has remained undeveloped. Several factors may play a role in the lack of interest in developing the parcel.
All four parcels contain sensitive vegetation or habitat communities that require extensive wildlife agency permitting as well as onsite preservation and potential offsite mitigation. Seven vegetation communities or habitat types have been identified within the project site: vernal pools, Diegan coastal sage scrub (including disturbed and baccharis-dominated), native grassland, non-native grassland, disturbed habitat, and developed. Within those communities several sensitive and special status plant c ommunities have been observed on the site including San Diego Button Celery and San Diego Fairy Shrimp which are of high biological value.
The DTA Economic Impact Study and Fiscal Impact Analysis reports note the site’s location is a compatible zone for industrial development based on adjacent uses and specifically cites research and development in the life science industries as a likely use for the industrial parcels . However, they note even with high interested in north San Diego County for R&D uses, most of these have located in Carlsbad and there has been very little interest in locating similar uses in San Marcos . 1 In addition, there may be competition to
lease vacant industrial space between the neighboring properties further exacerbating development potential. These reasons among others may be partially to blame for the elongated gap in development of the site.
Developing the site under the existing zoning would likely be slowed or stymied by the environmental permitting costs and potential competition from neighboring cities as well as adjacent existing buildings noted above. This constraint illustrates the impracticality of using this site for Industrial uses and increases the likelihood that the parcel would remain vacant for the foreseeable future.
1 dta. Economic Impact Report. Pacific Specific Plan General Plan Amendment. Proposed SP22-0001. San Marcos, California. 2024
-- Fiscal Impact Report. 2024
Pacific Specific Plan Area
City of San Marcos
4 Land Use and Zoning Analysis
The proposed residential for the Pacific Specific Plan Area is an appropriate use for the site as it represents a compatible transition from adjacent light industrial land uses to commercial land uses to the east of the Specific Plan Area. The project proposes a type of townhome/villa-style residential dwelling unit which is extremely popular with homebuyers due to its size and affordability . Lastly, the proximity to a major shopping center and freeway access makes the location ideal for an increased residential density.
APN’s 219-222-01, 219 -222-02, 219 -222-03, and 219 -222-04 within San Marcos are currently zoned Industrial. The change from Industrial (I) zoned land to Specific Plan Area (SPA) allowing for a medium - density residential follows a traditional land use pattern that suggests locating medium to high density residential uses near employment, transit, and shopping areas. In this case industrial and light industrial buildings are located to the north, south, and west of the project site and major San Marcos shopping center (Grand Plaza) is located just across Las Posas Rd. to the east . The proposed townhome development would mimic this land use concept creating a buffer between the uses and increasing density along Las Posas Road.
The proposed project contributes 228 attainable multi-family dwelling units which according to dta which prepared economic analysis for the project would introduce a product type that is popular for its size and attractive price point, which typically have higher lease rates than an industrial development in San Marcos even with industrial properties performing well in the area. 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.
Further, a medium density residential development at this location is ideal due to the proximity of transportation options 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 that 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 multi-family 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 noted in the Land Use Compliance Table in this document. The project is also consistent with core planning
2 dta. Economic Impact Report. Pacific Specific Plan General Plan Amendment. Proposed SP22-0001. San Marcos, California. 2024
-- Fiscal Impact Report. 2024
Pacific Specific Plan Area
City of San Marcos
5 principles that arrange compatible zones to form a cohesive land use plan that supports increasing residential density near employment and shopping hubs.
Public Benefits
A total of seven public benefits have been identified and included in the following discussion:
1. Creation of approximately 370 one-time construction jobs for the 228-unit project.
2. Provide a minimum of 228 and a maximum of 449 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 Specific Plan supports the onsite preservation of resources by avoiding the highest value habitat s and species and implementing a translocation and restoration program for brodiaea as well as placing a habitat conservation endowment over the parcels that remain undeveloped.
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 surrounding the site.
6. The proposed plan provides an increase in residential density close to a major shopping center .
The project site adjacent to the Grand Plaza shopping center, which would reduce reliance on vehicle trips to conduct shopping.
7. The project provides improved pedestrian multi -purpose trail sections. The project will improve streetscapes by constructing a pedestrian sidewalk and trail section, bike lanes, and landscape buffer along La Mirada Drive and Linda Vista Drive.
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
Pacific Specific Plan Area
City of San Marcos
6 • 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 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. 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.
The project will construct public improvements to La Mirada Drive , Linda Vista Drive and Pacific Street.
Those improvements for La Mirada Drive and Linda Vista Drive include a multi-use pedestrian trail and sidewalk, dedicated bicycle lanes, and landscape buffer area. A sidewalk and on-street bicycle lane will be constructed on Pacific Street. In addition, the project would convert the intersection of Pacific Street and Linda Vista Drive from a stop-controlled intersection to a signalized intersection.
Conclusions
Considering the factors analyzed herein, the proposed project would be a superior alternative to the existing Industrial zoning for APN ’s 219-222-01, 219 -222-02, 219 -222-03, and 219- 222-04. The parcel when converted to SPA for residential use would function better as proposed by the Pacific Specific Plan Area. The site’s proximity to transit and transportation 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 opportu nities. 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 parcels within San Marcos under existing zoning may yield slower industrial occupancies than that of a residential development due to market forces driving the popularity of the type of proposed residential dwelling units . It’s unclear if development of the parcel under its existing land use and zoning is feasible . The project 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 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.
Pacific 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 Pacific Specific Plan Area project is consistent with Goal LU-1. The Pacific project introduces a multi-family land use adjacent to employment and shopping along a major thoroughfare within San Marcos.
LU-2
High quality and sustainable
development.
Promote development standards and land use
patterns that encourage long-term environmental
sustainability.
The Pacific Specific Plan Area project is consistent with Goal LU-2. The Pacific project respects the long-term environmental sustainability goals of state, local, and city planning guidelines and standards by incorporating the Climate Action Plan (CAP) concepts into the conceptual project design. In addition, the project will incorporate all current required California sustainability requirements.
Development of the project site funds and facilitates the long-term conservation of existing remaining sensitive habitat onsite.
LU-3
Community Connections.
Develop land use patterns that are compatible with
and support a variety of mobility opportunities and
choices.
The Pacific Specific Plan Area project is consistent with Goal LU-3. The Pacific project contributes to this goal by providing a constructing multi-use pedestrian facilities including trail sections as well as construction of bicycle lanes and the construction of a Breeze bus stop facility.
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 Pacific Specific Plan project is consistent with Goal LU-5. The Pacific 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.
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 Pacific project is consistent with Goal LU-7.
The Pacific Specific Plan project will modernize and relocate a Breese bus stop adjacent to the project on Las Posas Road and approximately 0.85-mile from the closest Sprinter light rail transit stop. 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 Pacific Specific Plan is consistent with Goal LU-11.
The development for the Pacific 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.