ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: D2
Prepared by: John Conley, Director Meeting Date: April 26, 2022 Approved by: Patrick Johnson, City Manager Agenda Location: Discussion SUBJECT: PRELIMINARY REVIEW OF PROPOSED SPECIFIC PLAN AMENDMENT FOR MULTI- FAMILY HOUSING AT 1980-1990 UNIVERSITY DRIVE
RECOMMENDATION: Discuss a preliminary application to amend the North County Square Specific Plan on approximately 6.3 acres located at 1980 and 1990 University Drive to change the land use from commercial to multi-family residential and provide input to the project applicant.
CORRELATION TO CITY COUNCIL GOALS: This is an advisory item that does not directly support the City Council’s goals.
PRIOR ACTION: None.
STATEMENT ON THE SUBJECT: The project site consists of two legal parcels, approximately 6.3 acres, located at 1980 and 1990 University Drive (Assessor Parcel Numbers 183-430-47 and 48). The site fronts University Drive west of Sycamore Avenue and direct access into the site is provided from University Drive. A project location map is included as Exhibit 1. Currently, the project site is developed with two commercial buildings and associated parking areas: (1) Located at 1980 University Drive is a 21,300 square-foot commercial building that houses a Planet Fitness gym and fitness facility; and (2) located at 1990 University Drive is a 38,060 square-foot commercial building that houses the Restoration Hardware Outlet furniture store.
The applicant, Essex Property Trust, submitted a preliminary proposal for a Specific Plan Amendment on the subject site to change the land use designation in the North County Square Specific Plan (NCSSP) Planning Area 8 (which covers the properties at 1980 and 1990 University Drive) from a retail commercial designation to a multi-family residential designation, allowing up to 40 dwelling units per acre (DU/AC).
The applicant’s preliminary site plan and conceptual architecture are included as Exhibit 2. The proposal would demolish the existing commercial buildings and redevelop the site with a multi-family residential project. The conceptual plan depicts a layout for 243 apartment units on the site, in seven four-story multi- family buildings, which equates to a proposed density of 39 DU/AC. The proposal includes 478 onsite parking spaces, with a request to allow shared parking offsite for 114 guest parking spaces that would be required under the City’s code. The project is proposed as a market rate development with six percent of the project (or approximately 15 units) proposed as affordable housing for low income families (at or below 80 percent AMI).
AGENDA
REPORT
CITY COUNCIL
COMMUNITY DEVELOPMENT COMMISSION
SUCCESSOR AGENCY
BUENA SANITATION DISTRICT
JOINT POWERS FINANCING AUTHORITY
04/26/2022 D2 Page 1 of 17
Discussed a preliminary application to amend the North County Square Specific Plan on approximately 6.3 acres located at 1980 and 1990 University Drive to change the land use from commercial to multi-family residential and provided input to the project applicant.
Vote: No vote
MEETING DATE: April 26, 2022 PAGE 2
SUBJECT: PRELIMINARY REVIEW OF PROPOSED SPECIFIC PLAN AMENDMENT FOR MULTI- FAMILY HOUSING AT 1980-1990 UNIVERSITY DRIVE
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 Specific Plan Amendment. The fiscal impacts associated with the proposal would be evaluated as part of a formal application.
EXHIBITS:
1. Project Location Map
2. Applicant’s Conceptual Site Plan
04/26/2022 D2 Page 2 of 17
EXHIBIT 1: PROJECT LOCATION MAP
1980-1990 UNIVERSITY DRIVE
APNs 183-430-47 and -48
04/26/2022 D2 Page 3 of 17EXHIBIT 1
VISTA RESIDENCES
ESSEX PROPERTY TRUST | STEINBERG HART
APRIL 4, 2022
04/26/2022 D2 Page 4 of 17EXHIBIT 2
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 2 Location Map
1980, 1990 UNIVERSITY DRIVE
APN# 183-430-47-00, 183-430-48-00
EXISTING ZONE:
NORTH COUNTY SQUARE SPECIFIC PLAN
04/26/2022 D2 Page 5 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 3 Location Map
APN# 183-430-47-00, 183-430-48-00
PROPOSED ZONE CHANGE:
R-M (40)
04/26/2022 D2 Page 6 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 4 Location Map
REQUESTED DEVIATIONS
1. Increase number of stories from 3 to 4.
Maximum Height 45 ft.
2. Parking
A. Front Yard. Residential parking is required to be
located behind the front and street side
setbacks. Request to maintain existing parking at
site perimeter to remain setback.
B. Tandem Parking.
C. Request reduction in parking for 1-BR units from
2.3 to 1.3 stalls. In lieu of parking reduction,
approval of shared parking agreements with
adjacent shopping center
04/26/2022 D2 Page 7 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 1 Parks and Recreation
Transportation
Vicinity Map
1.75 Mile Radius / 10 Minute Bicycle Ride Significant Location
0.25 Mile Radius / 5 Minute Bike Walk
Dedicated Bike Lane
1 11 Breeze Bus StationBreeze Bus Station
Hiking TrailsHiking Trails Sports ParkSports Park Children’s PlaygroundChildren’s Playground Sprinter Light Rail StationSprinter Light Rail Station2 2 3
3 6
4 4 7
5 5
8 Site
Easy access the Breeze Bus System and Sprinter light rail service with service to the cities of Escondido, San Marcos, Vista and Oceanside as well as CSUSM and Palomar College.
Close proximity to parks with hiking and walking trails, playgrounds, basketball courts, baseball fields, community gathering spaces, and a golf course.
04/26/2022 D2 Page 8 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 2 Retail and Grocery
Vicinity Map RETAIL WITHIN WALKING DISTANCE
0.25 Mile Radius / 5 Minute Bike Walk
Dedicated Bike Lane
1 GroceryGrocery
CoffeeCoffee
RetailRetail
Site
A 5 to 10 minute walk of the site provides
access to multiple grocery stores, retail
stores, coffee shops, restaurants, and
gyms.
1 1
1 1
1 1
04/26/2022 D2 Page 9 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 3 Zoning Regulations
Density
Proposed
Proposed
Height
Open Space Requirements
125 SF. Per Bedroom
Required Provided
59,250 SF. 76,074 SF
Setbacks Required Proposed
Parking # of Units Ratio Required Provided Shared/Guest Current Zoning - North Square Specific Plan
Proposed Re-Zone - R-M (40)
Site Area = 6.3 AC
40 DU / AC (with 10% site dedicated to open space)
39 DU / AC (243units)
4-Stories and 45’
3-Stories or 45’ whichever is less
Front Yard
Street Side
Int. Side
Rear Yard
Urban-1BR
1-Bed
2-Bed
3-Bed+
Total
20’
15’
15’
15’
Exceed
Exceed
Exceed
Exceed
2 (+.3 visitor)
2 (+.3 visitor)
2 (+.5 visitor)
2.5 (+.5 visitor)
47 102
94 31
243
96 163
235
93 592
82 140
188
78 478 114
Site Plan
CODE DATA
SHARED PARK-
Proposed Development
243 Dwelling Units. 4-Story over tuck-under tandem parking. A unit mix of approximately 50% two and three bedroom units, 50% one bedroom units.
Affordable Housing
15 Units (6% Low Income -at 80% AMI)Proposed
04/26/2022 D2 Page 10 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 4 Typology Images - Garden Style
Ground Level Plan
BUILDING A
LEASING
UNIVERSITY DR.
BUILDING B
BUILDING E
BUILDING D
BUILDING FBUILDING G
BUILDING C
UNIVERSITY DR.
04/26/2022 D2 Page 11 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 5 Level 2-4 Typical Plan
BUILDING A
LEASING
UNIVERSITY DR.
BUILDING B
BUILDING E
BUILDING D
BUILDING FBUILDING G
BUILDING C
UNIVERSITY DR.
LEASING
Rentable Gross Circulation
Totals
Building
Urban
1-BR 1-BR 2-BR 3-BR
TOTAL # OF
UNITS
Net Rentable
SF (NRSF)1
Gross Building
Area2 (GBA) Circulation
Exterior
Private
Open
Space 6
Exterior
Common
Open Space
Common
Amenity
GSF
Parking3
GSF
Efficiency
(NRSF/GBA)
Surface
Parking
Shared
Stalls
Tandem
Standard
Stalls
ADA
Stalls
Total
Parking
A 8 26 7 3 44 29,785 41,212 5,385 6,042 72%- - 30 - - B 11 7 10 3 31 33,341 44,988 5,643 - - 6,004 74%- - 30 - - C 3 9 14 4 30 15,490 51,648 6,006 - - 6,982 30%- - 36 - - D 8 7 10 3 28 33,341 44,988 5,643 6,004 30 E 6 21 6 4 37 38,660 51,648 6,006 - - 6,982 75%- - 36 - - F 5 11 10 6 32 33,341 44,988 5,643 6,004 30 G 6 21 10 4 41 38,660 51,648 6,006 - 6,982 75%- - 36 - - P1 - - - - - - - - - Per Bldg.0 00 - - - - - - - - #DIV/0!0 0 0 47 102 67 27 243 222,618 331,120 40,332 - 76,074 - 45,000 250 114 228 0 592
19.3% 42.0% 27.6% 11.1% 100%916 286,120 GSF 14% avg NRSF (Incl. Parking)
of GSF
Steinberg Hart
04/04/2022
243 Units
GARAGE & PODIUM VA
TOTALS
RESIDENTIAL
LEVELS VA
Open Space
125 SF. Per BR Required
Rentable Gross Circulation
Totals
Building
Urban
1-BR 1-BR 2-BR 3-BR
TOTAL # OF
UNITS
Net Rentable
SF (NRSF)1
Gross Building
Area2 (GBA) Circulation
Exterior
Private
Open
Space 6
Exterior
Common
Open Space
Common
Amenity
GSF
Parking3
GSF
Efficiency
(NRSF/GBA)
Surface
Parking
Shared
Stalls
Tandem
Standard
Stalls
ADA
Stalls
Total
Parking
A 8 26 7 3 44 29,785 41,212 5,385 6,042 72%- - 30 - - B 11 7 10 3 31 33,341 44,988 5,643 - - 6,004 74%- - 30 - - C 3 9 14 4 30 15,490 51,648 6,006 - - 6,982 30%- - 36 - - D 8 7 10 3 28 33,341 44,988 5,643 6,004 30 E 6 21 6 4 37 38,660 51,648 6,006 - - 6,982 75%- - 36 - - F 5 11 10 6 32 33,341 44,988 5,643 6,004 30 G 6 21 10 4 41 38,660 51,648 6,006 - 6,982 75%- - 36 - - P1 - - - - - - - - - Per Bldg.0 00 - - - - - - - - #DIV/0!0 0 0 47 102 67 27 243 222,618 331,120 40,332 - 76,074 - 45,000 250 114 228 0 592
19.3% 42.0% 27.6% 11.1% 100%916 286,120 GSF 14% avg NRSF (Incl. Parking)
of GSF
Steinberg Hart
04/04/2022
243 Units
GARAGE & PODIUM VA
TOTALS
RESIDENTIAL
LEVELS VA
Open Space
125 SF. Per BR Required
04/26/2022 D2 Page 12 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 6 UNIVERSITY DR.
45´- 0"45´- 0"
04/26/2022 D2 Page 13 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 7
RENDERINGS
04/26/2022 D2 Page 14 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 8
RENDERINGS
04/26/2022 D2 Page 15 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 9
RENDERINGS
04/26/2022 D2 Page 16 of 17
Vista Residences | April 4, 2022 Essex Property Trust | Steinberg Hart 10
RENDERINGS
04/26/2022 D2 Page 17 of 17
CITY OF VISTA C A L r F 0 1 9 J A
D2 : Discussion regarding proposed
Specific Plan Amendment at 1980-
1990 University Drive
City Council Discussion
April 26, 2022
CITY OF VISTA
North • • PA Discussion
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Specific Plan, designatedJu
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CITY OF VISTA
C A L I F 0 R N I A North County Square PA Discussion • Applicant, Essex Property Trust, has submitted proposal to change the Specific Plan land use designation from commercial to multi-family residential at density of 40 DU/AC — Demolish existing —60,000 SF commercial buildings — Develop 243 apartment units in seven four-story buildings — 478 onsite parking spaces, 114 off-site guest spaces, tandem garage parking
— Pool and clubhouse, open space play area, dog run amenities — Market-rate proposal with 6% (15 units) affordable at low income Fr CITY OF
CITY OF VISTA
C A L I F 0 R N I A North County Square SPA Discussion • Proposed use would require an amendment to the North County Square Specific Plan, Planning Area 8
• NCSSP currently permits range of commercial retail and office uses
• Proposal would change permitted use to multi-family residential, 40 DU/AC
• Legislative request, requires City Council approval
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CITY OF VISTA
C A L I F 0 R N I A North County Square PA Discussion • Zone Change/Specific Plan Amendment 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 Specific Plan Amendment on the subject site
CITY OF
CITY OF VISTA C A L r F 0 1 9 J A
D2 : Discussion regarding proposed
Specific Plan Amendment at 1980-
1990 University Drive
City Council Discussion
April 26, 2022