ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: D3
Prepared by: John Conley, Director Meeting Date: January 25, 2022 Approved by: Patrick Johnson, City Manager Agenda Location: Discussion SUBJECT: PRELIMINARY REVIEW OF PROPOSED GENERAL PLAN AMENDMENT AND ZONE
CHANGE AT THE NORTHWEST CORNER OF SUNSET DRIVE AND SKY HAVEN LANE RECOMMENDATION: Discuss a revised preliminary application for a General Plan Amendment and Zone Change on approximately 4.3 acres located at the northwest corner of Sunset Drive and Sky Haven Lane and provide input to the project applicant.
CORRELATION TO CITY COUNCIL GOALS: This advisory item relates to but does not directly support the following City Council goal: Continue to Improve the Image of the City.
PRIOR ACTION: On September 28, 2021, discussed a preliminary proposal for a General Plan Amendment and Zone Change on the subject parcels to develop 55 attached townhome units on the site, in nine three-story multi-family buildings (No Vote).
On August 13, 2019, discussed a preliminary proposal for a General Plan Amendment and Zone Change on the subject parcels to develop an expansion of the adjacent Green Valley Mobile Home Park (No Vote).
No formal application was submitted for this proposal.
STATEMENT ON THE SUBJECT: The project site consists of three legal parcels of approximately 4.3 acres located at the northwest corner of Sunset Drive and Sky Haven Lane (APNs 166-450-39 and -40, and 166-751-44). The site fronts a portion of Sunset Drive south of Emerald Drive and is split by an existing panhandle lot and access driveway that serves the adjacent Green Valley Mobile Home Park. A project location map is included as Exhibit 1.
The applicant, Legacy Partners, initially submitted a preliminary proposal for a General Plan Amendment and Zone Change on the subject site in fall of 2021 and came before the City Council for discussion of the proposal on September 28, 2021. The meeting minutes from the September 28 meeting are included as Exhibit 5. Representatives of Legacy Partners held an informational meeting on their proposal with the residents of the Green Valley Mobile Home Park on December 21, 2021. Following the community meeting, Legacy Partners submitted a revised preliminary proposal for development of the site and requested an opportunity to discuss the revised proposal with the City Council.
As with all applications for General Plan amendments or zone changes, these items are brought before the City Council for discussion either at, or prior to the time of formal application. The revised proposal submitted by the applicant seeks to change the General Plan land use designation on the northern portion of the site from General Commercial (GC) to Medium Density Residential (MD) and change the zoning AGENDA
REPORT
CITY COUNCIL
COMMUNITY DEVELOPMENT COMMISSION
SUCCESSOR AGENCY
BUENA SANITATION DISTRICT
JOINT POWERS FINANCING AUTHORITY
1/25/2022 D3 Page 1 of 9
Discussed a revised preliminary application for a General Plan Amendment and Zone Change on approximately 4.3 acres located at the northwest corner of Sunset Drive and Sky Haven Lane and provided input to the project applicant. Vote: No vote
MEETING DATE: January 25, 2022 PAGE 2
SUBJECT: PRELIMINARY REVIEW OF PROPOSED GENERAL PLAN AMENDMENT AND ZONE
CHANGE AT THE NORTHWEST CORNER OF SUNSET DRIVE AND SKY HAVEN LANE from Commercial (C-1) to R-M (10). The current General Plan and zoning designations on the southern portion of the site are Medium High Density (allows 15 dwelling units per acre) and R-M (15), and no changes are proposed to this parcel. The R-M Zone allows either single- or multi-family residential uses with a maximum density numeric designation in dwelling units per acre. The existing and proposed General Plan land use designations are depicted in Exhibit 2, and the existing and proposed zoning designations are depicted in Exhibit 3.
The revised preliminary site plan and conceptual architecture are included as Exhibit 4. The revised plan depicts a layout for 38 attached townhome units on the site, in ten two-story multi-family buildings. The proposal includes 107 parking spaces, which would meet the City’s parking standards for multi-family development based on the unit types proposed. The project would be market rate and does not propose affordable units.
Public notice of this discussion item was sent to all properties within 500 feet of the project site and all persons on the City’s Planning notification list. The purpose of this discussion item is to: (1) provide the City Council an opportunity to review the revised proposal and provide input to the applicant, and (2) to inform the public of the revised proposal and provide an opportunity for public comment. Should a formal application be submitted, it would be subject to staff analysis, environmental review, and public hearings at the Planning Commission and City Council.
FISCAL IMPACT: There is no direct fiscal impact associated with the request for informal review of a proposal for a General Plan Amendment and Zone Change. The fiscal impacts associated with the proposal would be evaluated as part of a formal application.
EXHIBITS:
1. Project location map
2. Existing and proposed General Plan designation
3. Existing and proposed Zoning
4. Conceptual Site Plan
5. Minutes from September 28, 2021, City Council Meeting
6. Public Comment received prior to January 19, 2022
1/25/2022 D3 Page 2 of 9
EXHIBIT 1: PROJECT LOCATION MAP
1/25/2022 D3 Page 3 of 9EXHIBIT 1
Exhibit 2 - General Plan Amendment
General CommercialGC
NW Corner of Sunset Drive & Sky Haven Lane
Existing
Proposed
MediumDensityResidentialMD
Medium HighDensity ResidentialMHDMedium DensityResidentialMD Su
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General CommercialGC
General CommercialGC
Open SpaceOS
Medium HighDensity ResidentialMHD
Medium DensityResidentialMD
General CommercialGC
General CommercialGC
Open SpaceOS
Medium HighDensity ResidentialMHD
Medium HighDensity ResidentialMHD
1/25/2022 D3 Page 4 of 9EXHIBIT 2
Exhibit 3 - Zoning Amendment
NW Corner of Sunset Drive & Sky Haven Lane
Existing
Proposed
Multi-FamilyResidentialR-M (15)
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CommercialC-1
OpenSpaceO
CommercialC-2 Mobile Home ParkMHP
CommercialC-2
Mobile Home ParkMHP
Multi-FamilyResidentialR-M (15)
Mobile Home ParkMHP
Mobile Home ParkMHPOpenSpaceO
Multi-FamilyResidentialR-M (10)
CommercialC-2
CommercialC-2
1/25/2022 D3 Page 5 of 9EXHIBIT 3
1/25/2022 D3 Page 6 of 9EXHIBIT 4
1/25/2022 D3 Page 7 of 9
CONSOLIDATED MINUTES
SEPTEMBER 28, 2021
5 MOTION CONTINUED FROM PREVIOUS PAGE
VISTA”; AND ADOPT CITY COUNCIL RESOLUTION NO. 2021-167, ENTITLED “A
RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF VISTA,
CALIFORNIA, APPROVING THE FIRST AMENDMENT TO THE AGREEMENT WITH
NORTH COUNTY LIFELINE FOR THE HOMELESS PREVENTION PILOT PROGRAM FOR THE STRATEGIC PLAN TO ADDRESS HOMELESSNESS.” VOTE: 5-0
MOTION BY GREEN, SECOND BY CONTRERAS TO APPROVE STAFF’S
RECOMMENDATION TO INCLUDE HOUSING UNDER THE REDUCE
HOMELESSNESS STRATEGY AND DIRECTED STAFF TO COME BACK WITH MORE
INFORMATION AND PLANS FOR WORKSHOPS, COMMUNITY OUTREACH, AND FUNDING OPTIONS FOR SHELTERS/HOUSING.
VOTE: 5-0
D2. PRELIMINARY REVIEW OF PROPOSED GENERAL PLAN AMENDMENT AND ZONE
CHANGE AT THE NORTHWEST CORNER OF SUNSET DRIVE AND SKY HAVEN LANE (CC) Community Development Director John Conley introduced Assistant City Planner Michael Ressler who provided the staff report.
David Pinto, Legacy Partners, provided an overview of the proposed project.
The following individuals spoke in opposition to the proposed General Plan amendment and zone change:
Richard Goldberg Bruce Jensen Don Parker
City Council Members provided the following input to the applicant:
The community needs to support the project; consider a senior project and reduced number of units per acre
Agree that residential is a better use for the site, but do not support medium-high density Concern about traffic and parking; need to be able to demonstrate a community benefit
DISCUSSED A PROPOSED APPLICATION FOR A GENERAL PLAN AMENDMENT AND ZONE CHANGE ON APPROXIMATELY 4.3 ACRES LOCATED AT THE
NORTHWEST CORNER OF SUNSET DRIVE AND SKY HAVEN LANE AND
PROVIDED INPUT TO THE PROJECT APPLICANT
VOTE: NO VOTE
Mayor Ritter announced that Item D4 will be taken before Item D3.
D4. RECONSIDERATION OF ALLOCATION OF EXCESS CANNABIS REVENUE (CC) Councilmember Franklin introduced the item and made a motion to reconsider the action taken at the last meeting and fund the items as approved by the full City Council on August 24.
The following individuals stated their support for additional lighting:
Kathleen Boyle Robert Fleury Charis Cropp
Alla Valdespino Katsuyo Fukuyama Karina Valdespino
Martha Alvarado Sarah Spinks Barbara Garcia
Logan Figueroa Ermila Arroyo
1/25/2022 D3 Page 8 of 9EXHIBIT 5
From:jessica hasley
To:Public Comments
Subject:General plan for sky haven apn 166-450-39
Date:Friday, January 14, 2022 12:58:55 PM
Subject properties APN 166-450-39 , 40 & 44
Hello ,
I am a resident inside Santiago Estates , directly across from Sky Haven lane and Sunset Drive where the city of Vista is looking to build . My address is S emerald drive . Our complex is already hard enough to get out of or into during rush hours when people leave to work and come home . People FLY down the hill and it takes several minutes to even get out of our complex . If there is a property built across from us , not only will traffic increase but it will take even more time to get in and out of our complex, there have been several time a lot of neighbors have almost been T Boned trying to get in and out .
My questions are :
-Will there be a 3 or 4 way stop sign put in?
- The only side of the street (sunset drive) coming down the hill that has parking allowed has very little red painted on the curb resulting in people parking and blocking out the blind spot coming around the corner , will this be taken care of as well? -Why not build a small community park or dog park in the lot across from Santiago Estates ? -Santiago Estates and the mobile home park across from us (non gated ) that is 55+ already has increased crime due to homelessness so adding in a 38 unit townhome development will only put more homeless curious and wandering around.
1/25/2022 D3 Page 9 of 9EXHIBIT 6
January 25, 2022
To: Vista City Council
Regarding: Potential Zoning change at the Northwest corner of Sunset Dr. and Sky Haven Lane which is item D3 on your agenda
This meeting being conducted utilizing teleconferencing and electronic means is user unfriendly to those residents most effected by your potential decision tonight. Providing resident input will be more difficult in this format. There are multiple issues that will have a dramatic impact on the lives of residents in Green Valley Mobile Home Park and Santiago Mobile Home Park if this project moves forwa rd.
The most obvious one will be the impact on traffic in our area. Before any zoning changes should take place, a thorough traffic study must be a component of any decision you make. Due to the area terrain and the overflow of traffic from both College Blvd. and Melrose Dr. the current traffic conditions are very dangerous.
The speed at which traffic moves in front of both Parks makes it very difficult to exit our Parks now. Adding 38 townhomes, with two additional exits, will create even more congestion leading to the opportunity for many traffic accidents. You need to carefully look at the Developers' proposal and personally observe the area in consideration before you put your stamp of approval on this request. If it comes to City tax base or lives, which do you want to be held accountable for??? Thank you for your thoughtful consideration,
-
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CITY OFVi
D3 : Discussion regarding proposed
General Plan Amendment & Zone
Change at Sunset/Sky Haven
City Council Discussion
January 25, 2022
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C A L i r NIVISTA Sunset-Sky Haven GPA & ZC Discussion Three Parcels: 4.27 AC
2112 Sunset Dr. ,i *� •� t.
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Medium
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C A L i r � N I A Sunset-Sky Haven GPA & ZC Discussion • On September 28, 2021, City Council discussed preliminary proposal to develop 55 attached townhome units on the 4.27-acre site
— Nine three story buildings; included use of Density Bonus • Applicant held Community Meeting on December 21, 2021 • Applicant has submitted revised proposal for 38 attached townhomes on the site
— Ten two-story buildings, meets parking requirements for multi-family use — Market-rate proposal, no Density Bonus requested
CITY OF VISTA
C A L i r � N I A Sunset-Sky Haven GPA & ZC Discussion • Proposed use would require a General Plan Amendment on northern 3-acre parcel from General Commercial(GC) to Medium Density Residential ( MD), would allow up to 10 DU/AC
• Same for Zone Change from Commercial (C-1) to Multi- Family Residential ( R-M 10)
• Southern 1. 2-acre parcel would maintain existing GP and Zoning designations ( MHD and R-M 15)
General Plan Zoning
Existing Existing
General Commercial
Medium High Mobile Nome Park
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TWO STORY TOWNHOMES
PROPOSED UNITS 38 UNITS
a A.P.N. 166-450-39-00,
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166-751-44-00
SITE AREA 4.27 ACRES
PROPOSED DENSITY 8.89 DUTACRE
p CURRENT LAND USE MHD&GC(MEDIUM
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RESIDENTIAL&GENERAL
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PROPOSED LAND USE MHD&MD(MEDIUM
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- - --- PR_ODUCf SUMMARY
14 PLAN 1 1,440 SF 2 BDRM+LOFT
12 PLAN 2 1,540 SF 3 BDRM+LOFT
8 PLAN 3 1710 SF 3 BDRM
111
� 4 PLAN 1.7805E 3BDRM+LOFT
PARKING SUMMARY
ice' 'a 2 BDRM[0 2-5 STIU X 14 35 STALLS 3 BDRM t$3.0 STIU X 24 72 STALLS
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TOTAL PARKING REQUIRED 107 STALLS Q
76 GARAGE STALLS
_ 31 GUEST STALLS
W STALLS PROVIDED
1 281 STIUNIT
OPEN SPACE
COMMON REQ'D 125 X 100 BDS= 12.500 SF
2 J I PRIVATE REQ'D 100 X 38= 3,800 SF 'A^ � S �- - TOTAL REQ'D 16,300 SF t COMMON(W)I @ 30'X30) 21227 SF
1 PRIVATE PATIOS-120 SHU 4,560 SF
TOAL OPEN PROVIDED 25,787 SF
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OF VISTA
Sunset-Sky Haven GPA • ZC Discussion
• General Plan and Zone Change requests are at the discretion of the City Council, with formal recommendation required by Planning Commission
• Staff brings all preliminary requests for General Plan amendments and Zone Changes before the City Council for discussion, this is not a final decision
• Staff is requesting the City Council provide input to the applicant related to the revised proposal for General Plan Amendment and Zone Change on the subject site
CITY OFVi
D3 : Discussion regarding proposed
General Plan Amendment & Zone
Change at Sunset/Sky Haven
City Council Discussion
January 25, 2022
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