The proposed project requires 266 parking spaces (218 resident spaces, 47 guest spaces and one USPS space) and proposes to meet this standard through the provision of 266 parking spaces onsite (184 garage spaces and 82 open spaces). The project would therefore meet the DSP parking requirements onsite.
The landscaping of the proposed project would exceed the ten percent minimum required in the DSP by covering approximately 52 percent of the lot area, including the common recreation areas, project entry, open space areas, and the surface parking lot. All walkway and parking area lighting would meet the outdoor lighting standards in the Development Code, and trash enclosures would be provided within the parking garages with direct access to the residential buildings.
The DSP requires a minimum of 200 square feet of open space per dwelling unit (36,600 SF) with at least 25% of this total number as private open space (25% equals 9,150 SF) and the remaining 75% (27,450 SF) as common open space for use by residents only. The proposed project would exceed this requirement by providing 37,662 SF of common open space and 19,954 SF of private open space in private patio and balcony areas. Overall, the proposed project would comply with the applicable development standards and open space requirements in the DVSP.
C. Site Development Plan
Specific findings are required for the Site Development Plan, including conformity with the General Plan and DSP, compatibility with surrounding land uses, and conformity with the City’s Objective Design Guidelines. The 10/24/2023 PH1 2233 of 2254
P22-0282 SR 9
findings related to the Site Development Plan are included in Exhibit 2.
The proposed project would conform to the elements of the General Plan and would be consistent with the DSP, as referenced above. The project comprises a multi-family development in a transitional area between single- family homes to the west and commercial and high density residential uses to the east. The project, as designed, is sited to minimize impacts to the adjacent single-family residential neighborhoods through the use of the site topography, setbacks, and building design.
The City’s Objective Design Standards include some specific criteria for multi-family housing addressing site design, building design and utilitarian (i.e. fences/walls, lighting, utility screening) elements. The architectural design of the project includes articulation of the facades on the residential buildings to break up the mass of the buildings, and the use of varied building materials in the design. The proposed contemporary style of architecture reflects elements of surrounding buildings including the Paseo Artist Village and Terrace Lofts developments. The project is required to provide a minimum of three on-site amenities, which include a pool and spa, rooftop deck, amenity building, and gym, among other proposed amenities in the project. Laundry hookups would also be provided in each residential unit.
D. Tentative Subdivision Map
The project includes a Tentative Subdivision Map (TSM) to create a one-lot subdivision and address existing easements affecting the site. The proposed TSM complies with the requirements of the DSP and the Development Code related to subdivision design, lot size, lot dimensions and access.
E. Early Design Review
The proposed project went before the Planning Commission on May 17, 2022, for Early Design Review. The Planning Commission provided comments regarding the proposed building height and density of the project, traffic concerns, access from Guajome Street in relation to NCTD rail line, proposed unit sizes, roof design, and amenities for children. Minutes from the EDR meeting are included as Exhibit 6. The issues discussed in the EDR meeting and the applicant’s proposed revisions are discussed below.
Building Height and Density. The original project that came before the Planning Commission in the EDR meeting was four buildings that were all four stories in height. The applicant reduced three of the four residential buildings from four stories to three stories and reduced unit sizes to accommodate the reduction in height. The project is at the same density as originally proposed (40 DU/AC) but the bedroom count was reduced to accommodate the reduction in building height.
Traffic. A Traffic Study (i.e., Local Transportation Study, or LTS) was prepared for the proposed project, which is attached to the Mitigated Negative Declaration as Attachment C. The LTS evaluated the intersections serving the project area and determined that project traffic would not reduce 10/24/2023 PH1 2234 of 2254
P22-0282 SR 10
the Level of Service (LOS) to an unacceptable level (LOS E or F) at any intersection.
Guajome Street Access. The LTS analysis evaluated the proposed driveway location on Guajome Street and determined that adequate spacing and safety measures are addressed in the project design. The project includes widening of Guajome Street and installation of a dedicated left turn lane to serve the project driveway, which would allow through traffic flow on Guajome Street with queuing for the project driveway. The applicant is further required to obtain approval from the California Public Utilities Commission (CPUC) for the driveway improvements, modifications to Guajome Street and the rail crossing prior to issuance of a grading permit.
Unit Sizes. The Planning Commission expressed concerns related to the proposal for three- and four-bedroom units in the original (EDR) project design and the potential impacts to parking resulting from larger units. The revised application eliminated the three- and four-bedroom units and includes only studio, one-bedroom and two-bedroom units.
Roof Design. The Planning Commission expressed concerns related to the flat roof and lack of articulation in the roof design of the original (EDR) project. The revised design includes a number of parapets and mechanical screens to provide articulation of the roof plane, as well as the elevator towers and the rooftop amenity building to provide variation in the rooflines.
F. Public Policy Consideration:
1. General Plan Conformance: The General Plan designations for the project site are currently MD and MHD. The project proposes a General Plan Amendment to change the land use designations to MU.
The MU land use designation allows for either commercial or residential land uses, or a combination thereof, with a maximum density of 40 dwelling units per acre. The project proposes 183 dwelling units on 4.59 acres, or a density of 40 dwelling units per acre, which would conform to the proposed land use and density on the site in the General Plan. Therefore, with approval of a General Plan Amendment, the project would conform to the General Plan. A General Plan Amendment is approved at the discretion of the City Council, following a recommendation from the Planning Commission.
2. Zoning Conformance: The project is currently zoned Pheasant Hill Specific Plan, R-M(15) and R-1-B. The project proposes a Zone Change and Specific Plan Amendments to bring the project site into the Downtown Specific Plan, Paseo Santa Fe district. The Paseo Santa Fe district permits either commercial or residential development, with a maximum residential density of 40 dwelling units per acre. The project includes a Site Development Plan and Tentative Subdivision Map to develop 183 multi-family dwelling units on the site, which would conform to the proposed zoning designation. Therefore, with approval of a Zone Change, the project would conform to the 10/24/2023 PH1 2235 of 2254
P22-0282 SR 11
DSP. A Zone Change is approved at the discretion of the City Council, following a recommendation from the Planning Commission.
III. REQUIRED FINDINGS:
The draft findings for recommendation of adoption of the Mitigated Negative Declaration are included in Exhibit 1, and must precede consideration of the proposed project entitlements. The draft findings for recommendation of approval of the project entitlements, including the General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan, and Tentative Subdivision Map are included in Exhibit 2.
IV. CONCLUSION AND RECOMMENDATION:
Staff recommends approval of the General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan, and Tentative Subdivision Map for 183 multi-family residential dwelling units because the proposed project would establish new higher-density residential development near transit and commercial services consistent with the goals and policies in the General Plan.
Respectfully submitted,
Patsy Chow
Acting Community Development Director / City Planner
EXHIBITS:
1. Resolution 2023- , recommending City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for 183 multi-family residential units on 4.59 acres located south of Guajome street, east of Lado de Loma drive, and west of the North County Transit District (NCTD) rail line, known as the Kensho housing project.
2. Resolution 2023- , recommending City Council of a General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan, and Tentative Subdivision Map to develop 183 multi-family residential units on 4.59 acres located south of Guajome Street, east of Lado de Loma Drive, and west of the North County Transit District (NCTD) rail line, known as the Kensho Housing project, with Exhibits A and B
A. Conditions of Approval
B. Project Plans
3. Project Location Map
4. Existing and proposed General Plan designations
5. Existing and proposed Zoning designations
6. Minutes from the May 17, 2022, Planning Commission meeting
7. Large scale plans – limited distribution
10/24/2023 PH1 2236 of 2254
REGULAR MEETING
October 3, 2023
The October 3, 2023, Regular Meeting of the Planning Commission was called to order by Chair Rosaler at 6:02 p.m.
PLEDGE OF ALLEGIANCE
Commissioner (“Cmnr.”) Hastings led the Pledge of Allegiance COMMISSION MEMBERS PRESENT:
Chair Rick Rosaler, Vice Chair Charles Grimm, Beth Hastings, Don Looney, John Savage, Student Commissioner Julia Takano
COMMISSION MEMBERS ABSENT:
Lisa De Jesus
Student Commissioner Daphney Ortega
STAFF PRESENT:
Acting Director of Community Development/City Planner Patsy Chow Principal Planner Michael Ressler
Associate Planner Raffi Mangassarian
Assistant City Attorney Amanda Guy
Senior Office Specialist Esmeralda Romero
APPROVAL OF MINUTES:
Cmnr. Grimm moved to approve the minutes of June 20, 2023. Seconded by Cmnr.
Hastings
MOTION TO APPROVE CARRIED: 5-0
AGENDA CHANGES:
None.
ORAL COMMUNICATIONS:
None.
COMMISSIONERS
Chair Rick Rosaler, Vice Chair Charles Grimm,
Lisa De Jesus, Beth Hastings, Don Looney,
John Savage
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PUBLIC MEETING ITEMS:
PH 1. P23-0190 – Grateful Head Smoke Shop - Everardo Ortega The applicant, Grateful Head Smoke Shop, is requesting a Special Use Permit to establish a smoke shop business located at 1010 E. Vista Way, Suite E. This project is categorically exempt from the requirement to prepare an environmental document pursuant to Section 15301(a) of the California Environmental Quality Act Guidelines, because the project is characterized as an existing facility meeting the conditions described in this section.
RECOMMENDATION:
1. Adopt Resolution 2023- , granting a Special Use Permit to establish a smoke shop at 1010 E. Vista Way, Suite E
Associate Planner Raffi Mangassarian provided the staff presentation.
Mayra Frausto provided the Applicant’s presentation.
SPEAKERS:
• Everado Ortega (Applicant)
• Mayra Frausto (Applicant/In Favor)
Planning Commission questions:
• Clarification of types of electronic devices being sold. o Waterpipes, electronic devices
• Calvary Chapel is within 1000 ft – does it have a school on site? o Calvary Chapel is not licensed as a school use.
• Concerns regarding enforcement of no loitering signs.
No loitering is part of the municipal code
Chair Rosaler opened the public hearing.
SPEAKERS:
• Julia Shriver (Neutral)
Chair Rosaler closed the public hearing.
Planning Commission discussion:
• Clarification if staff has to confirm if Calvary Chapel has a school on site? o Staff has done the research as part of the project review, no further need to check.
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CMNR. SAVAGE MOTIONS TO ACCEPT RESOLUTION, SECONDED BY CMNR.
LOONEY.
ADOPTED RESOLUTION 2023-___ , GRANTING A SPECIAL USE PERMIT TO ESTABLISH A SMOKE SHOP AT 1010 E. VISTA WAY, SUITE E.
MOTION CARRIED: Vote 5-0
PH 2. P22-0282 – Kensho Housing – Tideline Partners
The applicant, Tideline Partners, is requesting a General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan, and Tentative Subdivision Map to develop 183 multi-family apartment units, parking and associated improvements in four buildings on 4.59 acres generally located east of Lado de Loma Drive, south of Guajome Street and west of the North County Transit District rail line. A Mitigated Negative Declaration was prepared for this project, which will be considered prior to the project entitlements in accordance with the California Environmental Quality Act. The project site consists of Assessor’s Parcel Numbers 179-024-09 (addressed as 212 Guajome Street), 179-093-05 (addressed as 446 Lado de Loma Drive), 179-093-18, 179- 093-23, 179-093-30, 179-093-32, 179-093-34.
RECOMMENDATION:
1. Adopt Resolution 2023- , recommending City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for 183 multi-family residential units on 4.59 acres located south of Guajome Street, east of Lado de Loma Drive, and west of the North County Transit District (NCTD) rail line, known as the Kensho housing project.
2. Adopt Resolution 2023- , recommending City Council approval of a General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan, and Tentative Subdivision Map to develop 183 multi-family residential units on 4.59 acres located south of Guajome Street, east of Lado de Loma Drive, and west of the North County Transit District (NCTD) rail line, known as the Kensho Housing project.
Acting Director of Community Development/City Planner Patsy Chow provided the staff presentation.
Lev Gershman and Kevin Schiller provided the Applicant’s presentation.
Planning Commission questions:
• Has the applicant gone in front of City Council?
o Yes, for a preliminary discussion for the General Plan Amendment. • Regarding parking, what’s the applicant’s experience with studios and one- bedroom units? Do smaller units create additional problems? 10/24/2023 PH1 2239 of 2254
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October 3, 2023
o It’s neighborhood and market specific. The applicant has another project in Vista where it’s predominantly studios and one-bedroom units and they have empty parking spaces. People are choosing to bike or not own cars. • How are the retaining walls along the railroad tracks being landscaped? o The applicant left space for landscaping; some areas are being utilized for storm water management. 3ft will be utilized for plantings. • Are there plantings within the wall? What type of wall is it? o Not currently proposed. The specific wall material is still to be determined. • Concerns regarding the type of landscaping. Recommend that the space be designed and landscaped appropriately.
o The applicant intends to include a 3ft vine stretch, storm water and a maintenance path for access.
• What steps are in place to ensure that the landscaping is properly maintained between the building and Lado de Loma Drive?
o With the help of maintenance and permanent irrigation the predominantly native plant material will establish itself overtime. They will use plants that root themselves deep and provide slope stabilization with a mix of ground covers shrubs and small trees.
• With the proposal of a tentative map. Is that for lot consolidation? Is there any plans to go for a condo permit in the future?
o The tentative map is to consolidate the underlying lots. There will be two lots in the final configuration.
• Has the applicant considered the possible fire hazard associated with electric bicycle storage?
o The building will have all-weather electrified bike lockers. • Unit A is under the 400 sq.ft. requirement. How will the unit be laid out? o The unit will have an open layout with a small kitchen to make the living area as big as possible.
• There will be an on-site manager.
• With the changing ADU laws could ADU’s be added to the footprint? o Unsure, it may be a possibility given existing laws in place.
Chair Rosaler opened the public hearing.
SPEAKERS:
• William Moore (In favor)
• Tyler Pince (In favor)
• Sid Rothenberg (In opposition)
• Julia Shiver (In opposition)
• Lisa Moak (In favor)
• Duncan Craig (In opposition)
• Haley Zito (In favor)
• Rachel Beld (In favor)
Chair Rosaler closed the public hearing.
10/24/2023 PH1 2240 of 2254
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Planning Commission discussion:
• When will the speed bumps be installed on Lado de Loma? o It will be discussed at the Council meeting of October 10th, if supported they will be installed early next year 2024.
• Concerns regarding traffic.
o Access to the roundabout on South Santa Fe.
o City’s plan for mitigating traffic on Lado de Loma side. • Concerns regarding light pollution.
o City ordinance prohibits direct light from leaving the site. They must do a photometric study that analyzes the light source.
o The project is subject to the mitigated negative declaration requirements. o Additional landscaping can address this concern.
o The applicant plans to plant large mature trees around the west side as a buffer to prevent light pollution.
• Improvements being made to Lado de Loma.
o A new sidewalk on the north side portion of Guajome Street and Lado de Loma. o Pedestrian Connection sidewalk on the south side of Guajome Street. o Installing a DG sidewalk pedestrian path adjacent to the existing edge of asphalt. • How does the City ensure that the open space area will be maintained and will remain open space?
o It is not a designated open space, no easement over it. o However, through the entitlement process and conditions of approval it is expected to stay an open space/landscaped area unless the applicant comes back for an amendment.
• Applicant did a good job of incorporating the hillside into their project and eliminating the access to Lado de Loma.
• Concerns of massing on the side of the hill.
• Concerns of additional density of traffic in the area. • Is it possible to put a condition to remove access by Lado de Loma and slopes as non-buildable areas?
o Staff will look into this issue and there is no proposed access off of Lado de Loma. • Soften the view of the project by using larger trees. • Concerns regarding speed and possible ways to prevent people from speeding. • The amenities are low enough where the width shouldn’t interrupt the view. • There might be issues legally if imposing an open space easement on the property with no nexus.
• Would like them to consider the closing strip along Lado de Loma. 1 ft easement to the City of Vista that prohibits access to the open space area. o Staff will investigate this issue.
o Concerns regarding the function of easement.
o Is the City responsible for maintaining the area.
CMNR. GRIMM MOTIONS TO ACCEPT RESOLUTION, SECONDED BY CMNR.
HASTINGS WITH REMOVAL AND ADDITION OF CONDITIONS OF APPROVAL AS FOLLOWS:
10/24/2023 PH1 2241 of 2254
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October 3, 2023
1. ADOPTED RESOLUTION 2023- , RECOMMENDING CITY COUNCIL
APPROVAL OF A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR 183 MULTI-FAMILY
RESIDENTIAL UNITS ON 4.59 ACRES LOCATED SOUTH OF GUAJOME
STREET, EAST OF LADO DE LOMA DRIVE, AND WEST OF THE NORTH
COUNTY TRANSIT DISTRICT (NCTD) RAIL LINE, KNOWN AS THE KENSHO HOUSING PROJECT.
2. ADOPTED RESOLUTION 2023-, RECOMMENDING CITY COUNCIL
APPROVAL OF A GENERAL PLAN AMENDMENT, ZONE CHANGE,
SPECIFIC PLAN AMENDMENTS, SITE DEVELOPMENT PLAN, AND
TENTATIVE SUBDIVISON MAP TO DEVELOP 183 MULTI-FAMILY
RESIDENTIAL UNITS ON 4.59 ACRES LOCATED SOUTH OF GUAJOME
STREET, EAST OF LADO DE LOMA DRIVE, AND WEST OF THE NORTH
COUNTY TRANSIT DISTRICT (NCTD) RAIL LINE, KNOWN AS THE KENSHO HOUSING PROJECT.
1. REMOVAL OF ENGINEERING CONDITION 4A, THE CITY SHALL VACATE UNUSED RIGHT-OF-WAY ALONG LADO DE LOMA DRIVE 8-FEET
NORTHERLY OF THE PROPOSED FACE OF AC DIKE.
2. THE DEVELOPER SHALL PLACE LARGE SPECIMEN TREES TO HELP
SOFTEN APPEARANCE OF THE PROJECT AND BUILDING HEIGHTS TO
THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR
AND/OR CITY PLANNER.
MOTION CARRIED: Vote 5-0
REPORTS/COMMENTS FROM COMMISSION MEMBERS
• When will Vista Del Rio open?
o Unsure. There were construction related issues, delays and materials availability. They have requested an extension of time which has been granted by City staff.
• Has the Community Church of Vista relocated?
Not yet to our knowledge, building review ongoing at the new location.
Acting Community Development Director/City Planner Patsy Chow • There will be a Planning Commission Meeting on October 17, 2023 with several items included, development projects, EDRs.
• There will be a Planning Commission Meeting on November 7, 2023. • At this time, there are no items scheduled to be heard at the November 21, 2023, meeting.
• Staff plans on taking the Kensho project to City Council on October 24, 2023.
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ADJOURNMENT:
Chair Rosaler adjourned the meeting at 8:02 p.m.
______________________________________
SECRETARY
10/24/2023 PH1 2243 of 2254
P22-0282 RESO MND
PLANNING COMMISSION RESOLUTION NO. 2023-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CHARTERED
CITY OF VISTA, CALIFORNIA, RECOMMENDING CITY COUNCIL
APPROVAL OF A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR 183 MULTI-FAMILY
RESIDENTIAL UNITS ON 4.59 ACRES LOCATED SOUTH OF GUAJOME
STREET, EAST OF LADO DE LOMA DRIVE, AND WEST OF THE NORTH
COUNTY TRANSIT DISTRICT (NCTD) RAIL LINE, KNOWN AS THE KENSHO HOUSING PROJECT.
APPLICANT: TIDELINE PARTNERS
PLANNING CASE NO. P22-0282
The Planning Commission of the City of Vista does resolve as follows:
1.Findings. The Planning Commission hereby finds and declares the following:
A.The applicant filed an application for a General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan and Tentative Subdivision Map to develop 183 multi-family residential units located south of Guajome Street, east of Lado de Loma Drive, and west of the North County Transit District (NCTD) rail line, known as the Kensho housing project;
B.A Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program was prepared for the proposed project; C. A notice describing the proposed project and the intent to adopt a Mitigated Negative Declaration was duly mailed to all property owners within 500 feet of the property boundaries and published in the “Union Tribune,” a newspaper of general circulation, more than 30 days prior to the Planning Commission public hearing in order to provide an opportunity for public comment on the Mitigated Negative Declaration; D.Fifteen comment letters were received regarding the information included in the Mitigated Negative Declaration;
D.On October 3, 2023, the Planning Commission held a public hearing, duly noticed and conducted in the manner required by law, on said application and proposed Mitigated Negative Declaration, and at said public hearing every person wishing to address the Planning Commission regarding said application and Mitigated Negative Declaration had an opportunity to do so;
F. In accordance with the California Environmental Quality Act and the State CEQA Guidelines, the Planning Commission has reviewed and considered said application and Mitigated Negative Declaration, all written comments received, and all comments presented at the public hearing in reaching its decision on the application. 10/24/2023 PH1 2244 of 2254
EXHIBIT 5
RESOLUTION 2023-17 PLANNING COMMISSION OF THE CHARTERED CITY OF VISTA PAGE 2 P22-0282 RESO MND
2. Action.
A. The above recitals are true and correct.
B. Based upon the Initial Study and the reports, comments and recommendations received, the Planning Commission finds and determines that there is no substantial evidence in the record before it that the project, if mitigated as proposed in the Mitigation Monitoring and Reporting Program, may have a significant impact on the environment.
C. The Planning Commission, pursuant to Section 15074 of the California Environmental Quality Act Guidelines, hereby recommends adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, a copy of which is attached hereto as Exhibit “A” and Attachment “Q” to Exhibit “A”.
3. Adoption. PASSED AND APPROVED at a regular meeting held on the 3rd day of October, 2023, by the Vista Planning Commission by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
APPROVED AS TO FORM:
Walter C. Chung, City Attorney
By:
RICHARD ROSALER, CHAIRMAN
ATTEST:
Secretary
By:
Exhibits:
A. Mitigated Negative Declaration / Mitigation Monitoring and Reporting Program 10/24/2023 PH1 2245 of 2254
PLANNING COMMISSION RESOLUTION 2023-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE CHARTERED CITY OF VISTA,
CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVAL OF A GENERAL PLAN
AMENDMENT, ZONE CHANGE, SPECIFIC PLAN AMENDMENTS, SITE DEVELOPMENT PLAN, AND TENTATIVE SUBDIVISION MAP TO DEVELOP 183 MULTI-FAMILY RESIDENTIAL UNITS ON 4.59 ACRES LOCATED SOUTH OF GUAJOME STREET, EAST
OF LADO DE LOMA DRIVE, AND WEST OF THE NORTH COUNTY TRANSIT DISTRICT
RAIL LINE, KNOWN AS THE KENSHO HOUSING PROJECT
APPLICANT: TIDELINE PARTNERS
PLANNING CASE NO. P22-0282
The Planning Commission of the City of Vista does resolve as follows:
1. Findings. The Planning Commission hereby finds and declares the following:
A.The applicant, Tideline Partners, has submitted a request for a General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan, and Tentative Subdivision Map to develop 183 multi-family residential apartment units on 4.59 acres generally located east of Lado de Loma Drive, south of Guajome Street, and west of the North County Transit District rail line within the City of Vista, also known as the Kensho Housing project, Planning Case No. P22-0282.
B.The proposed General Plan Amendment would modify the General Plan land use designations on the site from Medium Density and Medium High Density to Mixed Use. The proposed Zone Change would amend the zoning designations on the site from Pheasant Hill Specific Plan, R-M(15) and R-1-B to Downtown Specific Plan (DSP), Paseo Santa Fe planning district. The proposed Specific Plan Amendment would remove the Pheasant Hill Specific Plan designation and bring the project site into the Downtown Specific Plan, Paseo Santa Fe planning district.
C.On October 3, 2023, the Planning Commission adopted Resolution No. 2023-17, recommending the City Council approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program with the finding that there is no substantial evidence in the record before it that the project, if mitigated as proposed in the Mitigation Monitoring and Reporting Program, may have a significant impact on the environment.
D.Following the recommendation of the Planning Commission, the General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan and Tentative Subdivision Map, including the Conditions of Approval attached as Exhibit A, will be presented to the City Council for a final decision;
E.Pursuant to chapters 18.48, 18.50 and 18.80 of the Development Code, the Planning Commission held a duly noticed public hearing on the proposed Kensho Housing project on October 3, 2023. At said hearing, staff reports, both written and oral were received in evidence and all persons desiring to speak on the proposed project were heard. At the conclusion of said hearing, after consideration of all evidence presented, the Planning Commission reached a recommendation on the matter as hereinafter set forth. 10/24/2023 PH1 2246 of 2254
EXHIBIT 6
RESOLUTION 2023-18
PLANNING COMMISSION OF THE CHARTERED CITY OF VISTA
PAGE 2
2. Action.
A. The above recitals are true and correct.
B. This Resolution constitutes the report required by Government Code Section 65855.
C. For the following reasons, the Planning Commission hereby recommends that the City Council amend the General Plan, Zoning, and the Specific Plan designation for the proposed Kensho Housing project:
1. The proposed Kensho Housing project would increase residential density near transit services, active transportation facilities, and commercial services associated with the SPRINTER, the planned Inland Rail Trail and the Paseo Santa Fe corridor consistent with Smart Growth and Sustainable Development policies 4.1, 4.3 and 4.5 in the Land Use and Community Identity Element of the General Plan.
2. The proposed Kensho Housing project has been designed to minimize potential impacts to surrounding residential properties by locating the proposed improvements away from adjacent residential homes to the extent practicable, locating the vehicular access to the project as far from the adjacent neighborhoods as practicable, and utilizing the topography of the site to minimize impacts to views from adjacent properties. The project comprises a multi-family development in a transitional area between single-family homes to the west and commercial and high-density residential uses to the east. The project, as designed, is sited to minimize impacts to the adjacent single-family residential neighborhoods through the use of the site topography, setbacks, and building design.
3. The proposed Kensho Housing project would develop offsite public sidewalk improvements to connect the project and surrounding neighborhoods to nearby commercial services and districts.
D. The Planning Commission hereby makes the following findings with regard to the proposed Site Development Plan:
1. The proposed use is consistent with the applicable elements of the General Plan, Zoning District Regulations, and Design Review Manual, including the community’s goals and objectives as established by said documents, and all City ordinances, City policies, state laws, and applicable safety codes:
a. The proposed project includes a General Plan Amendment to change the General Plan land use designations on the project site from Medium Density Residential (MD) and Medium High Density Residential (MHD) to Mixed Use (MU). The reasons supporting the General Plan Amendment are listed above. The project proposes 183 residential units on 4.59 acres, which equates to a proposed density of 40 dwelling units per acre. The MU Zone permits a maximum density of 40 dwelling units per acre. With approval of a General Plan Amendment by the City Council, the project would be consistent with the applicable MU General Plan designation.
10/24/2023 PH1 2247 of 2254
RESOLUTION 2023-18
PLANNING COMMISSION OF THE CHARTERED CITY OF VISTA
PAGE 3
b. The General Plan requires all development projects to be compatible with surrounding uses and the proposed project includes Conditions of Approval to ensure such compatibility. With implementation of the Conditions of Approval included in Exhibit A, such as parking, landscaping, CEQA mitigation measures, off-site improvements and adherence to the Project Plans in Exhibit B, the project would be consistent with the General Plan and the MU land use designation.
c. The proposed project furthers the goals of the General Plan Housing Element by providing additional housing resources for the community that will be designed to be compatible with the intended character of the area. The project includes 13% of the proposed units, or 24 multi-family units, as affordable to moderate income households (80- 120% AMI).
d. The project would remove the Pheasant Hills Specific Plan designation and bring the project site into the Downtown Specific Plan. The Pheasant Hills Specific Plan was created for a specific market-rate single-family residential development that is not economically feasible to develop on the project site. The proposed Kensho Housing project would place higher density housing, along with 13% affordable units, in close proximity to the downtown commercial district, the Vista Village Transit Center, the SPRINTER rail service, and the planned Inland Rail Trail, consistent with policies in the Downtown Specific Plan to place high density housing near commercial and transit services, as well as alternative transportation facilities. The project has been designed to be consistent with the development standards and design criteria in the Downtown Specific Plan.
e. The project site is located within the Pheasant Hill Specific Plan, the R-M(15) Zone and the R-1-B Zone. The project includes a Zone Change and Specific Plan Amendments to bring the project site into the Downtown Specific Plan to develop 183 residential apartment units on 4.59 acres, at a density of 40 dwelling units per acre. Upon approval of the General Plan Amendment, Zone Change, and Specific Plan Amendments the proposed project, as conditioned, will be in compliance with local regulations and will not conflict with any federal or state laws. The project also includes Conditions of Approval such as parking, landscaping, CEQA mitigation measures, off-site improvements and adherence to the Project Plans in Exhibit B to ensure compatibility with the existing single-family and multi-family residential uses in the surrounding area.
2. Specific conditions of approval have been levied as a result of any previous discretionary approvals, examples of which include, but are not limited to the following: subdivision map, specific plan, special use permit, etc.:
a. The subject property is partially developed with two single- family homes. The remainder of the site is vacant and undeveloped. The project would demolish the existing single-family homes and develop the site with four residential buildings designed for multi-family residential apartment units. All public services, utilities, and infrastructure necessary to serve the proposed development would be installed on the site with the proposed project, as specified in the Conditions of Approval attached hereto as Exhibit A.
b. The project is conditioned to develop a total of 266 on-site parking spaces, consisting of 184 covered spaces within parking garages and 82 open 10/24/2023 PH1 2248 of 2254
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parking spaces. A total of 14 accessible parking spaces would be provided in compliance with Development Code Chapter 18.54. The Downtown Specific Plan (DSP) requires 218 residential parking spaces, 47 guest parking spaces, and one postal service space, for a total of 266 parking spaces. The DSP further allows up to 25 percent of the parking spaces to be compact parking spaces which accounts for 66 of the required 266 parking spaces. In addition, 14 of the required 266 parking spaces would be provided with electric vehicle (EV) charging equipment, another 14 spaces would be plumbed for future EV charging equipment, and 67 parking spaces (total) would be equipped with low power charging receptacles.
c. The project has been reviewed, and Conditions of Approval have been levied by the City’s Building Official, City Planner, City Engineer, Fire Chief, Sewer Division Manager, Vista Irrigation District, San Diego Gas and Electric, Vista Unified School District, and San Diego County Sheriff’s Captain, among all other affected City departments and utility agencies.
d. The project includes Conditions of Approval, attached hereto as Exhibit A, that address mitigation for potentially significant environmental impacts to biological resources, cultural resources, and hazards/hazardous materials under the California Environmental Quality Act.
3. The proposed project provides on and off-site improvements to implement the purpose and intent of Vista Development Code Chapter 18.64 and the City’s design and development standards:
The proposed project has been conditioned to install all required on-site improvements, such as internal private access road, sidewalks, pedestrian connections, amenities and utility connections needed to serve the project, as specified in Exhibit A. The project is further conditioned to install off-site improvements including traffic improvements on Guajome Street, all required utility connections, and sidewalks connecting the project site to the Vista Village shopping center and the Paseo Santa Fe commercial district.
E. The Planning Commission hereby makes the following findings regarding the Tentative Subdivision Map:
1. The project conforms to the following:
a. The proposed map is consistent with the General Plan of the City of Vista, and every element thereof, for the following reasons:
i. The applicant is requesting a General Plan Amendment from MD and MHD to MU, which allows a maximum density of 40 dwelling units per acre. The proposed project has a density of 40 dwelling units per acre. Therefore, upon approval of the General Plan Amendment, the density of the proposed project would be consistent with the Land Use Element of the General Plan.
ii. The proposed project is consistent with the Housing Element of the General Plan because the project helps to achieve the Housing Element goal to provide a wide range of housing by location, type of unit, and price to meet the existing and 10/24/2023 PH1 2249 of 2254
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future needs of Vista residents. In addition, the proposed project provides 13% of the units as affordable to moderate income households, which would assist the City in providing its fair share of regional housing needs.
b. The design and improvements of the proposed subdivision are compatible with the Vista General Plan for the following reason:
i. The design and improvements must meet the criteria of Development Code Titles 16, 17, and 18 to implement the General Plan. Construction of the project requires compliance with Title 16 Building and Construction, and the California Building Code. Construction drawings must be reviewed and approved through the City’s permit application, plan check, and inspection process. The proposed project must comply with Vista Development Code Section 17.16.010 which regulates the design of subdivisions including minimum requirements for lot areas, frontage, lot depth and width, and access to public utilities.
The project has been reviewed for conformance with the requirements of Section 17.16.010.
Individual building permits will be required for the construction of each multi-family residential building, at which time the construction drawings shall be reviewed for compliance with the development standards required by Title 18, Zoning, and the Downtown Specific Plan.
c. The site is physically suitable for the type of development for the following reason:
i. The 4.59-acre project site and the topography of the site will support the four residential buildings, associated site improvements, and transportation improvements proposed with the project.
d. The site is suitable for the proposed density of development for the following reason:
i. The project is 4.59 acres in size, which is a
sufficient size to accommodate the four proposed residential buildings, the required 266 parking spaces, multiple private amenities, connections to all necessary utilities, a private driveway that provides emergency access, and open space areas. With approval of the proposal and implementation of the Conditions of Approval attached hereto as Exhibit A, the project site would reasonably accommodate the planned development and associated activities. The project comprises a multi-family development in a transitional area between single-family homes to the west and commercial and high density residential uses to the east. The project, as designed, is sited to minimize impacts to the adjacent single-family residential neighborhoods through the use of the site topography, setbacks, and building design.
e. The design of the subdivision or the proposed improvement are not likely to cause substantial environmental damage, or substantially and avoidably injure fish, wildlife, or other habitat for the following reason:
i. The project site is substantially surrounded by existing single-family and multi-family development and it does not contain any endangered, rare or threatened species. Conditions of Approval are included to address impacts to sensitive biological habitat located on-site and conditions are included for potential environmental impacts resulting from construction-related activities, to reduce any potential impacts to a less than 10/24/2023 PH1 2250 of 2254
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significant level.
f. The design of the subdivision or the type of improvements is not likely to cause serious public health problems for the following reasons:
i. Adequate public services, including emergency services, and utilities, including sewer service, will be extended to the project to ensure no public health problems occur as a result of the development.
ii. The road improvements as proposed and imposed by the Conditions of Approval meet City standards and would accommodate safe access to the site.
The road improvements associated with the project further require approval from the Public Utilities Commission to ensure adequate safety measures based on the proximity of the improvements to the existing at-grade rail crossing on Guajome Street.
g. The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgement acquired by the public at large for access through, or use of property within the proposed subdivision for the following reason:
i. All such easements shall be relocated or reserved from development as identified on the proposed Tentative Subdivision Map.
h. All requirements of CEQA have been met.
i. A Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program has been prepared, which evaluates the environmental impacts of the proposed Kensho Housing project under CEQA. All mitigation measures required under the Mitigation Monitoring and Reporting Program are included in the Conditions of Approval, attached as Exhibit A.
F. The above findings satisfy all of the requirements of the Subdivision Map Act and Title 17 of the City’s Development Code.
G. In view of the necessary findings heretofore made, and considering the applicable law, the Planning Commission hereby recommends that the City Council approve the General Plan Amendment, Zone Change, Specific Plan Amendments, Site Development Plan, and Tentative Subdivision Map to develop 183 multi-family residential apartment units on 4.59 acres generally located east of Lado de Loma Drive, south of Guajome Street, and west of the North County Transit District rail line within the City of Vista, also known as the Kensho Housing project (Planning Case No. P22-0282), a copy of which is included in the Project Plans attached hereto as Exhibit B, subject to the Conditions of Approval in Exhibit A to this Resolution.
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3.Adoption. PASSED AND APPROVED at a regular meeting held on the 3rd day of October, 2023, by the Vista Planning Commission by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
APPROVED AS TO FORM:
WALTER CHUNG, CITY ATTORNEY
By: ________________________________
_______________________________
RICHARD ROSALER, CHAIRMAN
ATTEST:
SECRETARY
By: _______________________________
Exhibits:
A.Conditions of Approval
B.Project Plans
10/24/2023 PH1 2252 of 2254
EXHIBIT 7: PROJECT LOCATION MAP
KENSHO HOUSING PROJECT, P22-0282
10/24/2023 PH1 2253 of 2254
EXHIBIT 7
EXHIBIT 8: PROJECT PLANS
FULL SIZE (LIMITED DISTRIBUTION)
10/24/2023 PH1 2254 of 2254
EXHIBIT 8
From:Joe Green
To:Kathy Valdez; Kathy Valdez; John Conley; Kallison Leahy; Walter C. Chung; Doris Calvo Subject:ADD TO PACKET: Kensho Development
Date:Monday, October 23, 2023 11:43:38 AM
Joe Green
Green Team Realty
Broker\Owner
West Coast Financial
Senior Loan Officer
City Of Vista
Council Member
BRELic#01229613
NMLS#369995
Direct:760-815-4872
Email: [email protected]
This electronic communication, including any attachments, is the confidential property of the sender and is intended solely for the use of the addressee. If you are not the intended recipient, you are strictly prohibited from disclosing, copying, distributing or using any of this information. If you have received this communication in error, please contact the sender immediately and destroy the material in its entirety, whether electronic or hard copy. This communication may contain non-public personal information about consumers subject to the restrictions of the Gramm-Leach-Bliley Act. You may not directly or indirectly reuse or re- disclose such information for any purpose other than to provide the services for which you are receiving the information.
Begin forwarded message:
From: Tyler Pince
Subject: Kensho Development
You don't often get email from Learn why this is important Good morning Council Member Green!
I am a proud resident of District 2 and am writing to you to voice my support for the Kensho multifamily development being proposed to the city. I can't make it to the city council meeting tomorrow night, but I want to let you know that I believe this project would be a great addition to our fabulous community.
I have attended or watched the public hearings and planning commission meetings about this project and I am a firm supporter of the city granting a zoning change to allow for its construction. Our city needs housing and I would much
ADD TO PACKET
PH1
rather see a beautiful project like this supply said housing rather than another box with empty retail suites on the ground floor. The developer seems to have genuinely considered the public input and reduced the scope of the project to not block the view of the neighbors on Lado de Loma. I believe Tideline Partners is truly interested in making our city a better place.
All the best!
Tyler Pince
--
Tyler Pince
T: 949-