Sincerely,
6�� E
Lillian ❑oherty
❑irector of Planning and Development
CC' Tracey Foster, Chief Development Officer, NCTD
D2
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From: David Savarese
Sent: Monday, May 20, 2024 5:35 PM
To: Michael Ressler
Subject: David Savarese -197 Ocean View Drive Vista CA 92094 IYou don't often get email from Learn why this is important Michael, thank you so much for taking the time to speak with me and my family the other day. As requested, please find the email to send over to City Council. Please forward it to City Council as discussed. We will beat the meeting on the 28th. Looking forward to seeing you.
David Savarese
197 Ocean View Drive Vista CA 92084
5-20-24
Dear Members of the Vista City Council,
I hope this letter finds you well. My name is David Savarese and I am a resident of Vista. I am writing to formally request that my properly, located at 197 Ocean View Drive Vista CA 92084, be included in the Downtown Visa Housing Project for housing and development.
L
D2
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Asa long-time resident of this area, I have witnessed the various challenges that our community faces, particularly in terms of housing affordability and accessibility. The Downtown Vista Housing Project represents a significant opportunity to address these issues and to revitalize our neighborhood through thoughtful and inclusive development. Including my property in this project would not only benefit me as a homeowner but also contribute to the broader goals of the initiative.
My property is ideally situated to support the expansion of affordable housing options and would seamlessly integrate with the ongoing efforts to create a more vibrant, equitable, and sustainable downtown area. If you can please take look at the pictures attached, you can see that my property resides right on the line where the development turns back to single family residence. I have highlighted my property in a red square for reference. As also noted in my conversation with Mr. Ressler, if you look at the dimensions of the purple border, it does make perfect sense to include my property. I am requesting that you please expand the purple border and include my property in the development plans.
I am committed to working closely with the city and project developers to ensure that any development aligns with the community's needs and preserves the character of our neighborhood. I believe that my property can serve as a valuable asset in achieving the project's objectives and enhancing the quality of Life for current and future residents.
Please let me know what steps I need to take to move forward with this request. I am eager to participate in any discussions or meetings necessary to facilitate this process and provide any additional information required. I will be present at the meeting on 28th of May.
Thank you for considering my request. I look forward to contributing to the success of the Downtown Vista Housing Project and helping to build a more inclusive and affordable community. 2 D2
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Sincerely,
David Savarese
D2
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GENERAL PLAN 2050
City Council Update – Land Use Alternatives
•Project Team Introductions
•Progress Update
•Land Use Alternatives Overview
•Workshop Series #2 Summary
•Fiscal Impact Analysis
•Action and Next Steps
City Council Update -Land Use Alternatives
AGENDA
Project Team
KEY PERSONNEL
Brooke
Peterson
A I CP
PROJECT
MANAGER
Diego
Velasco
A I C P , LE E D A P
URBAN
DESIGN &
OUTREACH
TASK LEAD
ASSISTANT
PROJECT
MANAGER
Vicrim
Chima
ECONOMICS &
FISCAL IMPACT
TASK LEAD
Nathan
Moeder
ASSISTANT
DIRECTOR OF
COMMUNITY
DEVELOPMENT
Patsy
Chow
COMMUNITY
DEVELOPMENT
DIRECTOR
Joseph
Vacca
A I CP
Michael
Ressler
CORE CONSULTANT TEAM
CITY
PLANNER/
PROJECT
MANAGER
CORE CITY STAFF
•Build off the strong policy framework of the current
2030 plan and continue to use what is working well
•Accommodate growth while preserving existing
neighborhoods
•Provide more housing and affordable housing
•Support multi-modal bike and pedestrian opportunities
• Reflect the diversity of Vista – create access
and opportunity for all
•Incorporate recent legislation, State law
updates, and Office of Planning
and Research guidance and
requirements
Background
PROCESS PRIORITIES
•General Plan Update Kickoff – June 2022
•Existing Conditions Report –July to December 2022
•Project Website/Outreach Launch –January 2023
•Workshop Series #1 (Establishing the Vision) – March
2023
•Preparation of Land Use Alternatives – July to
December 2023
•Workshop Series #2 (Land Use Alternatives) -
January/February 2024
o 4 workshops, one in each district
o Spanish and English with translation
o Doubled participation of the Workshop Series #1
Process
PROGRESS TO-DATE
ESTABLISHING THE
CONTEXT & VISION
COLLABORATION &
PLANNING GENERAL PLAN
UPDATE & EIR
ADOPTION AND
IMPLEMENTATION
LAUNCHING
THE PROJEC T
ESTABLISHING
THE VISION
PL ANNING & POLICY
DEVELOPMENT
PREPAR ATION OF
DOCUMENTS
APPLYING
THE PL AN
PROJECT
KICKOFF
EXISTING
CONDITIONS
REPORT
LAND USE
ALTERNATIVES
ANALYSIS
POLICY OPTIONS EVALUATIONS GENERAL PLAN ELEMENTS ADMINISTRATIVE DRAFT
PUBLIC REVIEW DRAFT
PROJECT OBJECTIVES
MARKET &
FEASIBILITY
ANALYSIS
OPPORTUNITY SITE DESIGN POLICY
DEVELOPMENT
PROGRAM
ENVIRONMENTAL
IMPACT REPORT
SCREENCHECK DRAFT
HEARING DRAFT & ADOPTION
MONITORING & EVALUATION PROGRAM
EXISTING ELEMENTS REVIEW
VISIONING &
COMMUNITY
GOALS
TRAVEL MODEL FORECASTS
FISCAL IMPACT ANALYSIS
LAND USE
ALTERNATIVES
M A Y 2022 - FEBRUARY 2025
LAND USE ALTERNATIVES
What are Land Use Alternatives…?
A series of land use plan options that allow the General Plan team to better understand the community’s direction and plan for a balance of land uses, including:
•The overall mix of land uses
•The total amount of development in the city and its economic impact
•Where in the city new development should be targeted
Land Use Alternatives
WHAT ARE LAND USE ALTERNATIVES?
•Land Use Alternatives allow communities to consider different land uses, types, and scales of development
•These differences include parcels that have lower development densities in one alternative versus higher densities in another •Intent is to determine which alternative most closely achieves the vision defined in the Series #1 Workshops
•The alternative with the greatest support becomes the
“Preferred Alternative” and is the foundation for the
General Plan document and basis for the CEQA review
Land Use Alternatives
PURPOSE – HOW WILL THEY BE USED?
Five Basic Categories:
•Residential - allows for the residential-only areas of the city. •Commercial - provides areas for retail, offices, and service uses.
Residential uses are not allowed in these designations. •Mixed-use - allows for a mix of commercial and residential uses in an area, including vertical and horizontal mixed-use within a single project.
•Industrial - allows for a range of job-producing uses including light industrial, light manufacturing, research & development (R&D), and office uses. Residential uses are not allowed in these designations.
•Civic Activity/Parks & Open Space uses including schools, parks,open spaces,and other public uses.
Land Use Alternatives
EXISTING & PROPOSED LAND USE DESIGNATIONS
•Mixed Use – Corridor (21-45 du/ac)
2-4 Stories – Intended to facilitate redevelopment of under-utilized parcels and foster a wide variety of commercial retail, office, and residential uses.Buildings are oriented toward the street and have the potential to activate the street with additional pedestrian activity and landscaping.
Land Use Alternatives
PROPOSED MIXED USE DESIGNATIONS
•Mixed Use – General (45-80 du/ac)
4-5 Stories – Intended to facilitate redevelopment at larger scales and densities, allowing for the interaction between private/public property. Higher densities allow developers, in collaboration with cities, to not only provide more types of housing but a higher number of units.
Land Use Alternatives
EXISTING MIXED USE DEVELOPMENT
MIXED USE -CORRIDOR
Terrace Lofts (516 S Santa Fe)
42 Dwelling Units on 0.8 Net Acres
58.3 Dwelling Units per acre
The Paseo Point (325 S Santa Fe)
69 Dwelling Units on 1.7 acres
39.65 Dwelling Units per acre
Land Use Alternatives
EXISTING MIXED USE DEVELOPMENT
MIXED USE -GENERAL
The Rylan (100 Main Street)
126 Dwelling Units on 1.23 Net Acres
102 Dwelling Units per acre
Paseo Artist Village (515 S Santa Fe)
60 Dwelling Units on 0.68 Net Acres
88 Dwelling Units per acre
Land Use Alternatives
EXISTING MIXED USE
DEVELOPMENT
MIXED USE -GENERAL
Paseo Artist Village (515 S
Santa Fe)
60 Dwelling Units on 0.68 Net
Acres
88 Dwelling Units per acre
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ALTERNATIVE
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Sustainable-Focused
Growth Intermediate Growth
Existing General
Plan
Intermediate
Growth Alternative
Sustainable Focused
Growth Alternative
Demographics:
Jobs 97,444 67,783 61,927
Population 112,597 140,551 151,354
Housing 38,959 48,631 52,369
Fiscal Impact:
Expenditures $143,422,748 $183,702,091 $171,942,689
Revenues $273,770,217 $206,127,192 $212,533,657
Recurring
Surplus
$130,347,469 $40,590,967 $22,425,101
Land Use Alternatives
PROJECTED BUILDOUT
FISCAL IMPACT ANALYSIS
Alternative 1 (Sustainable Focused Growth)
•957,272 square feet of office space
•52,369 residential dwelling units
•14,432,220 square feet of retail space
•11,364,267 square feet of industrial space
Alternative 2 (Intermediate Growth)
•957,272 square feet of office space
•48,631 residential dwelling units
•16,598,940 square feet of retail space
•11,364,267 square feet of industrial space
Existing General Plan
•1,167,350 square feet of office space
•38,958 residential dwelling units
•27,195,000 square feet of retail space
•11,364,267 square feet of industrial space
Fiscal Impact Analysis
PROPOSED DEVELOPMENT
Alternative 1 (Sustainable Focused Growth)
•Total annual recurring revenue -$206.1 million
•Total annual recurring expenses -$183.7 million
= Total annual recurring surplus -$22.4 million
Alternative 2 (Intermediate Growth)
•Total annual recurring revenue -$212.5 million
•Total annual recurring expenses -$171.9 million
= Total annual recurring surplus -$40.6 million
Existing General Plan
•Total annual recurring revenue -$273.8 million
•Total annual recurring expenses -$143.4 million
= Total annual recurring surplus -$130.3 million
Fiscal Impact Analysis
PROPOSED DEVELOPMENT
Fiscal Impact Analysis
KEY FINDINGS
Forecasted estimated net surplus:
•Sustainable Focused Growth -$22.4 million
•Intermediate Growth –$40.6 million
•Existing General Plan -$130.4 million
Catalyst for $18.2 million surplus in Alternative 2 is due to substitution of retail space versus residential units
Sales tax revenue is significant in both alternatives ($75.5 million in Sustainable Focused Growth and $89.5 million in Intermediate Growth) - predicated on amount of retail
Proposed Alternatives –96 square feet of retail per person vs. Countywide average –43 sq ft
High surplus of $130.4 million in Existing General Plan due to extremely high level of retail > 232 square feet of retail per person, 5.5 times Countywide average. > Fiscal conclusion of Existing General Plan are not realistic or achievable.
$18.2 million / 81%
difference
WORKSHOP SERIES #2 –SUMMARY OF FEEDBACK
The General Plan Update includes community
engagement activities at all stages of the process and
is designed with the following strategies:
•An Informed Community
•An Inspired Community
•An Environmentally Compliant Document
Workshop Series #2
COMMUNITY ENGAGEMENT PROCESS
Workshop Series #2
COMMUNITY ENGAGEMENT
SUCCESS TO-DATE
Workshop Series #2
KEY THEMES –HOUSING
•Provide a diversity of housing and development options. •Ensure housing is affordable and available.
•Leverage underused or undeveloped buildings/sites and
vacant commercial sites for new housing.
•Provide more opportunities for homeownership.
•Locate density along major corridors and downtown with mixed use.
•Preserve existing neighborhoods and rural communities.
Workshop Series #2
KEY THEMES –CIRCULATION
•Prioritize walkability by increasing pedestrian safety and expanding pedestrian infrastructure.
•Prioritize pedestrian and bicycle safety.
•Address traffic congestion and access to bus and
Sprinter transit.
•Consider additional traffic calming measures such as
roundabouts.
•Ensure safety measures and proper signage at
intersections and roundabouts.
•Provide adequate parking to meet demand.
Workshop Series #2
KEY THEMES –STREETSCAPE/URBAN DESIGN
•Ensure the streets are clean, safe, and free of blight. •Provide access to greenspaces, trees, and urban
gardens.
•Provide adequate street lighting throughout the
community.
•Provide outdoor seating opportunities.
•Ensure new development is well designed and
attractive to the community.
Workshop Series #2
KEY THEMES –PUBLIC SPACE/COMMUNITY ACTIVITY
•Provide more parks and recreation spaces and
increase parks as growth occurs.
•Facilitate the creation of community sports and
recreation programs.
•Create spaces that support entrepreneurial activities. •Conduct analysis of underutilized properties and their viability to become parks, open space, or programmed
recreation space.
•Distribute parks and open space evenly throughout
the community.
•Protect and enhance the local economy.
Workshop Series #2
KEY THEMES –LAND USE ALTERNATIVES
•Preserve the small-town feel of Vista as population
growth and development occurs.
•Ensure increased development and associated
population growth is accompanied with adequate job
opportunities.
•Approve development that is in line with the
“Intermediate Growth scenario” and a “gentle density”
approach (2-4 story mixed-used buildings along
certain corridors.
•Support projects like the Rylan Apartments in the
downtown which is 5 stories.
•Most input supported the “Intermediate Growth” Land
Use Alternative.
•City Council to accept
input, and Discuss
and Select Preferred
Alternative:
•Sustainable-Focused
Growth, or
•Intermediate Growth
Land Use Alternatives
CONSIDERATIONS FOR ACTION
34 WHAT’S NEXT…?
•Consider additional land
use changes for three
properties:
1.Jud Harvey
(Buena Vista Dr)
1.Guiseppe Di Giovanni
(Warmlands Ave)
2.Charles Company
(Sycamore Ave)
Land Use Alternatives
CONSIDERATIONS FOR ACTION
36 AD
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•Location: Buena
Vista Drive
•Project area: 13.11
acres
•5 legal parcels in
County
•Current Uses:
Agricultural land
with green houses,
nurseries and a
single-family
residence.Project Site
1430, 1516, 1554 & 1558 Buena Vista Drive
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General Plan
(Existing):
Rural Residential (RR)
General Plan
(Proposed):
Medium Density
Residential (MD) –10
du/ac
Project Site
1430, 1516, 1554 & 1558 Buena Vista Drive
MD
RR
RR
LD
OCEANSIDE
COUNTY
Live Oak DriveHD
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•Location:
Warmlands Avenue
•Project area: 1.64
acres
•2 legal parcels
•Current Use: Mostly
vacant land with
one existing single-
family residence
and a detached
garage.Project Site
2404 and 2430 Warmlands Avenue
Barsby Street
Warmlands Avenue
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General Plan
(Existing):
Neighborhood
Commercial (CN)
General Plan
(Proposed):
Medium Density
Residential (MD) –10
du/ac Project Site
2404 and 2430 Warmlands Avenue
MHD
LD
LD
MLD
CN
LD
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•Sycamore Avenue
•Project area: 8.27
acres
•1 legal parcel
•Current Uses:
Developed site
with an existing
commercial
building and
parking lot
improvements.
Project Site
650 Sycamore Avenue
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General Plan
(Existing):
General
Commercial(GC)
General Plan
(Proposed):
Mixed Use (MU)
residential
207 Apartments;
47 Townhouses;
and,
3,000 sq. ft.
commercial
Project Site
650 Sycamore Avenue
MHD
GC
GC
HD
HD
MHD
HD
MD
CS
GC
GC
•Preparation of final Preferred Land Use
Plan and General Plan document
•Notice of Preparation/Environmental
Impact Report
•Environmental Scoping
Session/Transportation-Circulation
Element – Summer 2024
•Preparation of Updated General Plan
Elements
•Series #3 Workshops – Fall 2024
•Planning Commission and City Council
Hearings
Land Use Alternatives
NEXT STEPS
43 RECOMMENDATION:
•Provide direction on three land use requests
•Direct staff not to accept any additional
General Plan Amendments until General Plan
Update is completed.