Vista City Council
May 28, 2024

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❑ COMMUNITY DEVELOPMENT COMMISSION
❑ SUCCESSOR AGENCY
❑ BUENA SANITATION DISTRICT
❑ JOINT POWERS FINANCING AUTHORITY
Department: Community Development
Prepared by: Michael Ressler, City Planner
Joe Vacca, Community Development Director
Approved by: John Conley, City Manager
Item No: D2
Meeting Date: May 28, 2024
Agenda Location: Discussion
SUBJECT: VISTA 2050, GENERAL PLAN UPDATE — LAND USE ALTERNATIVES RECOMMENDATION:

1. Establish a Preferred Land Use Alternative by selecting either the Intermediate Growth Alternative or the Sustainable Focused Growth Alternative.

2. Provide direction regarding three requests for land use designation change.

3. Direct staff not to accept any additional requests for General Plan Amendments until the General Plan Update is completed.

CORRELATION TO CITY COUNCIL GOALS: Supports all eight of the City Council's goals.

PRIOR ACTION: On April 25, 2023, discussed the General Plan Update and provided input to staff (Vote:

No vote).

On June 28, 2022, discussed the General Plan Update process and provided direction related to certain issues to be addressed (Vote: No vote).

On March 22, 2022, adopted City Council Resolution No. 2022-45, awarding a contract to Rick Engineering Company for the Vista General Plan update and Program Environmental Impact Report; and adopted City Council Resolution No. 2022-46, amending the Operating Budget for Fiscal Years 2021/22 and 2022/23 (Vote: 5-0).

STATEMENT ON THE SUBJECT: The General Plan is a broad, long-range policy document that guides future development and includes a comprehensive collection of goals and policies related to the future growth of the community. The City contracted with Rick Engineering Company (Rick) in March 2022, to update the General Plan and evaluate the environmental impacts of the plan under the California Environmental Quality Act (CEQA).

Background. To date, Rick's team has completed the following tasks facilitating the General Plan Update process: preparation of the Existing Conditions Report (June 2022); launch and maintenance of the project website, vista205O.com (January 2023); held Community Workshop Series #1 "Establishing the Vision" (March 2023); preparation of the Land Use Alternatives (November 2023); and held Community Workshop Series #2 "Land Use Alternatives" (January 2024).

ACTION: Discussed Vista 2050, General Plan Update - Land Use Alternatives. Please see Minutes for detailed direction to staff.

Clerk/Secretary

MEETING DATE: May 28, 2024
PAGE 2
SUBJECT: VISTA 2050, GENERAL PLAN UPDATE — LAND USE ALTERNATIVES As a result of the Community Workshop Series #1 and ongoing community outreach, Rick and City staff have received clear direction from the community regarding the objectives for the General Plan Update:
maintain existing land uses at existing densities, while focusing mixed use land uses with higher residential density along underutilized corridors and major intersections in close proximity to public transportation and community services.

Land Use Alternatives. Based on extensive community engagement, Rick and City staff formulated two land use alternatives to implement the objectives received from the City of Vista residents: an "Intermediate Growth" Alternative and a "Sustainable Focused Growth" Alternative. The Intermediate Growth Alternative introduces mixed -use land use opportunities along major transportation corridors while supporting higher density mixed -use land uses within the City's downtown area. The Sustainable Focused Growth Alternative further expands the mixed -use land use opportunities along major transportation corridors and expands the higher density and intensity of mixed -use land uses within the downtown area.

Both land use alternatives achieve the overarching objectives of the General Plan Update by creating more opportunities for repurposing underutilized, and vacant commercial properties along commercial corridors, create more opportunities for housing and affordable housing, potential to increase mobility, bikeable and walkability options for the community and providing opportunities for housing to be accessible to transit and biking. The Land Use Alternative Maps are included in Exhibit 1.

The two land use alternatives introduce two new mixed -use land use designations that will allow greater flexibility for the development of mixed -use projects at higher intensities within intentionally focused areas of the city. The Mixed -Use General (MU General) land use designation would allow retail commercial uses and residential development at up to 80 dwelling units per acre, predominately in and around downtown. The Mixed Use — Corridor (MU Corridor) designation would allow retail commercial uses and residential development at up to 45 dwelling units per acre predominately along existing commercial corridors.

In accordance with State Law, buildout projections were generated for both land use alternatives. Buildout projections are used to determine the development impacts that proposed changes to the General Plan Update land use plan, and its alternatives, are likely to produce over the plan's horizon (2050). The buildout scenarios measure population, dwelling units per acre, and building intensity in square feet. The Summary of General Plan Update (2050) Buildout Density/Intensity Assumptions are included as Exhibit

2. Based on the buildout projects, a Fiscal and Economic Impact Report was prepared for both land use alternatives. The Fiscal and Economic Impact Report provides a financial comparison between the existing General Plan 2030, the Intermediate Growth Alternative, and the Sustainable Focused Growth Alternative. The table below provides an overview of the conclusion of the buildout projections and Fiscal and Economic Impact Report. However, the entire Fiscal and Economic Impact Report is included in Exhibit 3.

Existing
General Plan
g@Wographics
Jobs
97,444
Population
112,597
Housing
38,959
Fiscal Impact:

Expenditures
$143,422,748
Revenues
$273,770,217
Recurrinq Surplus
$130,347,469
Intermediate Sustainable Focused
Growth Alternative Growth Alternative
67,783 61
140,551 151
48,631 52
$171,942,689
$183,702,091
$212,533,657
$206,127,192
$40,590,967
$22,425,101
05/28/2024 D2 2 of 188

MEETING DATE: May 28, 2024
PAGE 3
SUBJECT: VISTA 2050, GENERAL PLAN UPDATE — LAND USE ALTERNATIVES Please note, the Fiscal Impact report projections indicate that the revenue calculations for the existing General Plan buildout are not viable because of the oversaturation of available commercial land, which has been experiencing increasing commercial vacancy rates since the year 2012. The main purpose of the Fiscal Impact report is to determine that, if future development towards General Plan buildout were to occur, development would generate enough revenue to support the expenditures that it creates. In other words, would the development create a strain or impact on maintaining and providing existing and future City services. The report concludes that with anticipated buildout in both alternatives, the development buildout scenarios would generate enough revenue to cover expenditures for City required services.

Community Workshop Series #2. Rick and City staff held four community outreach meetings in the four City Council Districts during the week of January 29 to receive community input regarding the two land use alternatives.
• Monday, January 29, 2024: District 3 at the Vista Innovation and Design Academy, 6-8PM • Tuesday, January 30, 2024: District 4 at the Hyatt Place Hotel, 6-8PM • Wednesday, January 31, 2024: District 1 (in Spanish) at the Linda Rhoades Recreation Center, 6- 8PM
• Thursday, February 1, 2024: District 2 at the Senior Center in Brengle Terrace Park, 6-8PM Each workshop included a formal presentation, question and answer period, and breakout table discussion regarding the two land use alternatives. Translation services for both Spanish and English were available at all meetings. Staff completed an extensive community engagement outreach effort to garner participation at the workshops. A total of 143 Vista residents attended the workshop series meetings, nearly doubling the public participation, well above the participation, experienced at the first series of workshops. The summary report for the four community outreach meetings is included in Exhibit

4. Next steps. Once a Preferred Land Use Alternative is selected, Rick will transition this alternative into a final Preferred draft Land Use Plan. During this phase of the project, Rick and City staff will prepare and assemble the draft updated General Plan document including updated goals and policies for each element of the document. In conjunction with the preparation of the draft General Plan document, a draft Program Environmental Impact Report (PEIR) will be prepared in compliance with the California Environmental Quality Act. Preparation of the PEIR will commence with a publicly noticed Environmental Scoping Meeting, featuring a discussion on topics to be included in the PEIR, including a focused discussion on the Transportation/Mobility/Circulation element. The culmination of the draft General Plan and associated PEIR will include a final community workshop series to receive input from the public regarding these two documents at Planning Commission public hearings and, ultimately, City Council for the adoption of the final documents.

Request for Land Use Designation Change. City staff received three separate requests for land use designation changes to be included in the City's General Plan Update. Site description, location, and proposed land use designation changes for each request is included in Exhibit 5. 1430, 1516, 1554 and 1558 Buena Vista Drive (Jud Harvey) This request includes five parcels generally located along the east side of Buena Vista Drive, north of S.

Melrose Drive, in unincorporated San Diego County and within the City's Sphere of Influence. All five parcels combine for a total land area of 13.11 acres.

The property owners are requesting a land use designation change from Rural Residential (RR) to Medium Density Residential (MD), with maximum density of 10 dwelling units per acre. 05/28/2024 D2 3 of 188

MEETING DATE: May 28, 2024
PAGE 4
SUBJECT: VISTA 2050, GENERAL PLAN UPDATE — LAND USE ALTERNATIVES 2404 and 2430 Warmlands Avenue (Guiseppe Di Giovanni)
This request includes two parcels located on the south side of Warmlands Avenue, between E. Vista Way and Vista Grande Place. Both parcels combine for a total land area of 1.64 acres.

The property owner is requesting a land use designation change from Neighborhood Commercial (CN) to Medium Density Residential (MD), with maximum density of 10 dwelling units per acre. 650 Sycamore Avenue (Charles Company)
This request includes an 8.27-acre parcel located on the west side of Sycamore Avenue, between Thibodo Road and Shadowridge Drive. The subject site is developed with a large commercial building previously occupied by Burlington Coat Factory. On April 13, 2021, per the direction of the City Council, City staff accepted an application for a General Plan Amendment, Zone Change, and Site Development Plan to change the land use designation from General Commercial (GC) to Mixed Use (MU), change the zoning from the Commercial (C- 2) Zone to the Mixed Use ( M- U) Zone, and construction of ten three- story residential buildings with a total of 253 multi -family units (206 apartment units and 47 townhomes), and a separate one- story 3,000 square foot commercial building. This application has been deemed incomplete twice, with the latest letter being sent on May 17, 2023. Based on feedback received from City Council and the public, City staff met with the applicant on January 10, 2024, and encouraged and requested the applicant engage the community and enhance and update their proposed plans to significantly increase the commercial component of this project.

Currently, the property owner is requesting a land use designation change from General Commercial (GC) to Mixed -Use (MU) to be included as part of the comprehensive General Plan Update.

Please note, this request is currently in process with an existing — pending, General Plan Amendment and incomplete application.

GPA Applications. Staff are requesting that the City Council provide direction to staff not to accept any future requests for General Plan Amendments while work proceeds on this General Plan update, which is anticipated to be completed in the first quarter of 2025. This would provide time for staff to work on this project and reduce the potential for unanticipated conflicts with future General Plan land use designations in process with the General Plan update.

FISCAL IMPACT: Based on the Fiscal and Economic Impact Report prepared by London Moeder Advisors dated April 2024, the Intermediate Growth Land Use Alternative would theoretically generate a recurring budget surplus of $22,425,101 and the Sustainable -Focused Growth Land Use Alternative would generate a recurring budget surplus of $40,590,967. The complete Fiscal and Economic Impact Report for the General Plan Land Use Alternatives is included in Exhibit 3.

EXHIBITS:

1. Land Use Alternative Maps

2. Memorandum Summary of General Plan Update (2050) Buildout Density/Intensity Assumptions

3. Fiscal and Economic Impact Report dated May 2024

4. Workshop Series #2 — Land Use Alternative Summary Report

5. Request for Land Use Designation Change Exhibits
05/28/2024 D2 4 of 188

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MEMORANDUM
DATE May 7, 2024
TO City of Vista — Community Development
FROM RICK Planning + Design
SUBJECT FINAL Summary of General Plan Update (2050) Buildout Density/Intensity Assumptions
General Plan Buildout Assumptions
California State law mandates that general plans include what are known as "buildout" projections for the proposed land use plan associated with a General Plan Update. Buildout projections are used to determine the development impacts that proposed changes to the General Plan Update land use plan, and its alternatives, are likely to produce over the plan's horizon. The buildout scenarios measure population density, dwelling units per acre, and building intensity in square feet. These scenarios envision the maximum "buildout" of residential and non-residential parcels within the project area so that the environmental analysis can determine the impacts of that maximum development when compared with existing conditions. Total buildout at the maximum permitted density or intensity for any given land use designation does not typically occur, due to a variety of factors, including development code restraints and/or market conditions. Nonetheless, these "buildout" scenarios must be calculated, and their impacts analyzed.

As mentioned above, the residential or non-residential development of a site will be constrained, and not fully developed. The current Vista General Plan Update (2030) recognized that each land use category would not achieve its maximum intensity/density and reduced the levels that were assumed for build out analysis purposes, in essence assuming a "realistic buildout". These reductions were specific to each land use designation, ranging from 44% of maximum buildout intensity for nonresidential uses, up to 75% for some residential land use designations.

The average buildout levels studied in the previously adopted General Plan Update (2030) were 61% of maximum intensity and density for all land use designations. City staff, along with RICK, performed a rigorous analysis of several approaches taken by other municipalities when determining an appropriate buildout level. Often, to achieve project objectives like economic growth, mixed use development infrastructure improvements, and expanded city services, cities have considered larger buildout ratios.

However, when larger buildout levels were applied to City of Vista, the number of projected dwelling units, non-residential square footage, population, and employment were beyond current General Plan projections, historic trends, and future market conditions and did not constitute a realistic residential - EXHIBIT 2
05/28/2024 D2 9 of 188

commercial balanced scenario. Further, that unrealistic scope of buildout did not align with the project objectives.

The residents of the City of Vista have clearly defined the project objectives for their General Plan Update (2050): maintain existing land uses at existing densities, while focusing mixed use with higher density and intensity growth along underutilized corridors and major intersections in proximity to mass transit.

Therefore, as part of the General Plan 2050, two land use plan alternatives have been developed: an "Intermediate Growth" Alternative and a "Sustainable Focused Growth Alternative." The two alternatives introduce two new mixed -use land use designations that will allow greater flexibility for the development of mixed -use projects at higher intensities in intentionally focused areas of the city, where development is to be directed. The Mixed -Use General land use designation assumes a maximum of .1 FAR, or a maximum of 10% of the site accommodating retail commercial uses, with the remainder of the site assuming residential development at up to 80 dwelling units/acre. The Mixed Use — Corridor designation assumes a maximum of .02 FAR, or a maximum of 2% of the site accommodating retail commercial uses, with the remainder of the site assuming residential development at up to 45 dwelling units/acre. (A visual study of existing mixed -use projects within the City of Vista at major nodes and input from London Moeder Advisors support this ratio of retail and residential uses).

The proportion of retail to residential uses in the mixed -use designations is supported by the findings of the Fiscal and Economic Impact Analysis of General Plan Alternatives (Fiscal Analysis) prepared by London Moeder Associates. The findings used employment data derived from the amount of non- residential square footage indicated in the buildout table and divided that area by employee per square foot based on a land use type provided by SANDAG (see Assumptions Table for job per square foot by land use). The Fiscal Analysis used the employment data and applied a separate ratio to determine job types and the amount of total occupied building square footage in all non-residential and mixed -use categories. The ratio assumed in the mixed -use designations represents a shift from the existing General Plan that is intended to provide more realistic and economically viable estimates of the amount of retail, to maintain high occupancy rates, and to generate local employment and sales tax revenue.

Based on these factors, the proposed Vista General Plan Update (General Plan 2050) buildout calculations assume a buildout factor of .65 or 65%. The selection of 65% reflects similar methodology as the current General Plan (2030) assumptions and the vision of the community identified throughout the community engagement to retain its character while supporting the development of moderate densities.

There are several assumptions that have been presumed in the "buildout" scenarios for the City of Vista General Plan Update (2050). Undeveloped areas of buildout parcels will be dedicated to required public/private right of way, easements, landscaping, and parking. "Buildout" development which is assumed is "by -right" excludes discretionary actions that would reduce development constraints.

Further, "buildout" does not assume additional densities allowed by affordable housing incentives granted "by -right."
Another assumption concerns the exclusion of three General Plan Land Use Types from contributing either dwelling units or building square footage to the "buildout" calculations. These land types are Civic Activity, Parks and Recreation, and Open Space.

May 7, 2024 1 Page 2
05/28/2024 D2 10 of 188

The remaining assumptions are related to the ratios used to determine the population and employment levels associated with the proposed General Plan Update and its alternatives. Household sizes per dwelling unit have been provided by the San Diego Association of Governments (SANDAG) Series 14 Model, which will perform the Circulation analysis for the Vista General Plan Update and alternatives.

Similarly, employee ratios by land use were provided by the SANDAG ABM2+ model.

Based on these assumptions, methodology, and supporting analysis from the Fiscal Impact Analysis, Tables 1 and 2 below set forth the buildout projections for the two General Plan Update land use plan alternatives: "Sustainable Focused Growth" and "Intermediate Growth." The buildout for the Existing General Plan 2030 has also been included in Table 3 for comparison. Assumptions are detailed in Table

4. May 7, 2024 1 Page 3
05/28/2024 D2 11 of 188

Table 1 - Sustainable Focused Growth Alternative Buildout Projections City Parcel Buildout
Unallocated
20 2
Civic Activity (CA)
65 243
Commercial Office (CO)
25 27

0.75 879,744
2,932
Commercial Service (CS)
19 16

0.75 517,543
1,725
General Commercial (GC)
215
224

0.75 7,330,995
24,437
High Density Residential (HD)
504
342
21 7,182
20,756
Industrial General (IG)
145
133

0.5 2,897,402
4,829
Low Density Residential (LD)
2472
1,194
2 2,389
6,904
Medium Density Residential (MD)
5913
772
10 7,720
22,311
Medium High Density Residential (MHD)
1164
279
15 4,179
12,078
Medium Low Density Residential (MLD)
6879
1,428
5 7,139
20,632
Mixed Use Corridor (MU-C)
533
247
45 0.02
11,127
215,419
32,159
862
Mixed Use General (MU-G)
482
155
80 0.1
12,419
676,220
35,893
2,705
Neighborhood Commercial (CN)
96 84

0.75 2,750,577
11,002
Open Space (OS)
171
405
Open Space Residential (OSR)
63 60

0.4 24
70 Parks and Recreation (PR)
64 323
Railroad Right -of -Way (RR ROW)
29 35
Research Light Industrial (RLI)
365
555

0.5 12,091,260
13,435
Rural Residential (RR)
183
190
1 190
550
City Subtotal
19,407
6,716
52,369
27,359,161
151,354
61,927
SOI Parcel Buildout
Unallocated
0 0
Civic Activity (CA)
3 6
Commercial Office (CO)
0 0

0.75 0
0 Commercial Service (CS)
0 0

0.75 0
0 General Commercial (GC)
46 13

0.75 410,150
1,367
High Density Residential (HD)
99 96
21 2,013
5,119
Industrial General (IG)
0 0

0.5 0
0 Low Density Residential (LD)
88 43
2 85
217
Medium Density Residential (MD)
792
197
10 1,974
5,020
Medium High Density Residential (MHD)
323
87 15
1,308
3,327
Medium Low Density Residential (MLD)
257
215
5 1,076
2,736
Mixed Use Corridor (MU-C)
0 0
45 0.02
0 0
0 0
Mixed Use General (MU-G)
0 0
80 0.1
0 0
0 0
Neighborhood Commercial (CN)
0 0

0.75 0
0 Open Space (OS)
0 0
Open Space Residential (OSR)
0 0

0.4 0
0 Parks and Recreation (PR)
0 0
Railroad Right -of -Way (RR ROW)
1 3
Research Light Industrial (RLI)
0 0

0.5 0
0 Rural Residential (RR)
2894
2,218
1 2,218
5,641
SOI Subtotal
4,503
2,878
8,674
410,150
22,060
1,367
Residential Buildout
Non -Residential Buildout
Maximum Residential Buildout
Maximum Employment
Summary Table
(Dwelling Units)
(Acres)
(Population)
City SOI
City SOI
City SOI
City SOI
Unallocated
0 0
0 0
0 0
0 0
Civic Activity (CA)
0 0
0 0
0 0
0 0
Commercial Office (CO)
0 0
879,744
0 0
0 2,932
0 Commercial Service (CS)
0 0
517,543
0 0
0 1,725
0 General Commercial (GC)
0 0
7,330,995
410,150
0 0
24,437
1,367
High Density Residential (HD)
7,182
2,013
0 0
20,756
5,119
0 0
Industrial General (IG)
0 0
2,897,402
0 0
0 4,829
0 Low Density Residential (LD)
2,389
85 0
0 6,904
217
0 0
Medium Density Residential (MD)
7,720
1,974
0 0
22,311
5,020
0 0
Medium High Density Residential (MHD)
4,179
1,308
0 0
12,078
3,327
0 0
Medium Low Density Residential (MLD)
7,139
1,076
0 0
20,632
2,736
0 0
Mixed Use Corridor (MU-C)
11,127
0 215,419
0 32,159
0 862
0 Mixed Use General (MU-G)
12,419
0 676,220
0 35,893
0 2,705
0 Neighborhood Commercial (CN)
0 0
2,750,577
0 0
0 11,002
0 Open Space (OS)
0 0
0 0
0 0
0 0
Open Space Residential (OSR)
24 0
0 0
70 0
0 0
Parks and Recreation (PR)
0 0
0 0
0 0
0 0
Railroad Right -of -Way (RR ROW)
0 0
0 0
0 0
0 0
Research Light Industrial (RLI)
0 0
12,091,260
0 0
0 13,435
0 Rural Residential RR
190
2,218
0 0
550
5,641
0 0
Grand Total
52,369
8,674
27,359,161
410,150
151,354
22,060
61,927
1,367
Combined City/SOI Grand Totals
61,043
27,769,310
173,413
63,294
05/28/2024 D2 12 of 188

Table 2 - Intermediate Growth Alternative Buildout Projections Unallocated
20 2
Civic Activity (CA)
65 243
Commercial Office (CO)
25 27
Commercial Service (CS)
19 16
General Commercial (GC)
247
252
High Density Residential (HD)
411
330
Industrial General (IG)
145
133
Low Density Residential (LD)
2472
1,194
Medium Density Residential (MD)
5913
769
Medium High Density Residential (MHD)
1248
289
Medium Low Density Residential (MLD)
6880
1,431
Mixed Use Corridor (MU-C)
505
231
Mixed Use General (MU-G)
410
119
Neighborhood Commercial (CN)
172
111

0.75 879,744
2,932

0.75 517,543
1,725

0.75 8,227,298
27,424
6,922
20,005
1 0.5
2,897,402
4,829
2,389
6,904
7,693
22,234
4,328
12,507
7,153ri
20,673

0.02 10,389
201,136
30,026
805

0.1 9,543
519,614
27,580
2,078

0.75 3,638,676
14,555
Open Space (OS)
171
405
Open Space Residential (OSR)
63 60 0.4 24 70
Parks and Recreation (PR)
64 323
Railroad Right -of -Way (RR ROW)
29 35
Research Light Industrial (RLI)
365
555 0.5 12,091,260 13,435
Rural Residential (RR)
183
190 1 190 550
City Subtotal
19,407
6,716 48,631 28,972,673 154,161 67,783
SOI Parcel Buildout
Unallocated
0 0
Civic Activity (CA)
3 6
Commercial Office (CO)
0 0

0.75 0
0 Commercial Service (CS)
0 0

0.75 0
0 General Commercial (GC)
46 13

0.75 410,150
1,367
High Density Residential (HD)
99 96
21 2,013
5,119
Industrial General (IG)
0 0

0.5 0
0 Low Density Residential (LD)
88 43
2 85
217
Medium Density Residential (MD)
792
197
10 1,974
5,020
Medium High Density Residential (MHD)
323
87 15
1,308
3,327
Medium Low Density Residential (MLD)
257
215
5 1,076
2,736
Mixed Use Corridor (MU-C)
0 0
45 0.02
0 0
0 0
Mixed Use General (MU-G)
0 0
80 0.1
0 0
0 0
Neighborhood Commercial (CN)
0 0

0.75 0
0 Open Space (OS)
0 0
Open Space Residential (OSR)
0 0

0.4 0
0 Parks and Recreation (PR)
0 0
-
Railroad Right -of -Way (RR ROW)
1 3
Research Light Industrial (RLI)
0 0

0.5 0
0 Rural Residential (RR)
2894
2,218
1 2,218
5,641
SOI Subtotal
4,503
2,878
8,674
410,150
22,060
1,367
Residential Buildout
Non -Residential Buildout
Maximum Residential Buildout
Maximum Employment
Summary Table
(Dwelling Units)
(Acres)
(Population)
City SOI
City Sol
City SOI
City Sol
Unallocated
0 0
0 0
0 0
0 0
Civic Activity (CA)
0 0
0 0
0 0
0 0
Commercial Office (CO)
0 0
879,744
0 0
0 2,932
0 Commercial Service (CS)
0 0
517,543
0 0
0 1,725
0 General Commercial (GC)
0 0
8,227,298
410,150
0 0
27,424
1,367
High Density Residential (HD)
6,922
2,013
0 0
20,005
5,119
0 0
Industrial General (IG)
0 0
2,897,402
0 0
0 4,829
0 Low Density Residential (LD)
2,389
85 0
0 6,904
217
0 0
Medium Density Residential (MD)
7,693
1,974
0 0
22,234
5,020
0 0
Medium High Density Residential (MHD)
4,328
1,308
0 0
12,507
3,327
0 0
Medium Low Density Residential (MLD)
7,153
1,076
0 0
20,673
2,736
0 0
Mixed Use Corridor (MU-C)
10,389
0 201,136
0 30,026
0 805
0 Mixed Use General(MU-G)
9,543
0 519,614
0 27,580
0 2,078
0 Neighborhood Commercial (CN)
0 0
3,638,676
0 0
0 14,555
0 Open Space (OS)
0 0
0 0
0 0
0 0
Open Space Residential (OSR)
24 0
0 0
70 0
0 0
Parks and Recreation (PR)
0 0
0 0
0 0
0 0
Railroad Right -of -Way (RR ROW)
0 0
0 0
0 0
0 0
Research Light Industrial (RLI)
0 0
12,091,260
0 0
0 13,435
0 Rural Residential RR
190
2,218
0 0
550
5,641
0 0
Grand Total
48,631
8,674
28,972,673
410,150
140,551
1 22,060
67,783
1,367
Combined City/SOI Grand Totals
57,305
29,382,823
162,611
69,151
05/28/2024 D2 13 of 188

Table 3 - Existing General Plan (2030) Buildout Projections Unallocated
20 2
Civic Activity (CA)
65 243 ■
Commercial Office (CO)
44 36

0.75 1,186,285
3,954
Commercial Service (CS)
19 16

0.75 517,543
1,725
General Commercial (GC)
282
308

0.75 10,049,786
33,499
High Density Residential (HD)
405
329
21 6,904
19,954
Industrial General (IG)
145
133

0.5 2,897,402
4,829
Low Density Residential (LD)
2472
1,194
2 2,389
6,904
Medium Density Residential (MD)
6025
784
10 7,835
22,645
Medium High Density Residential (MHD)
1163
280
15 4,196
12,128
Medium Low Density Residential (MLD)
6879
1,428
5 7,139
20,632
Mixed Use (MU)
789
257
40 0.5
10,278
5,596,560
29,706
22,386
Neighborhood Commercial (CN)
223
135

0.75 4,403,795
17,615
Open Space (OS)
171
405
Open Space Residential (OSR)
63 60

0.4 24
70 Parks and Recreation (PR)
64 323
Railroad Right -of -Way (RR ROW)
29 35
Research Light Industrial (RLI)
365
555

0.5 12,091,260
13,435
Rural Residential (RR)
184
193
1 193
559
City Subtotal
19,407
6,716
38,959
36,742,630
112,597
97,444
SOI Parcel Buildout
Unallocated
0 0
Civic Activity (CA)
3 6
Commercial Office (CO)
0 0

0.75 0
0 Commercial Service (CS)
0 0

0.75 0
0 General Commercial (GC)
46 13

0.75 410,150
1,367
High Density Residential (HD)
99 96
21 2,013
5,119
Industrial General (IG)
0 0

0.5 0
0 Low Density Residential (LD)
88 43
2 85
217
Medium Density Residential (MD)
792
197
10 1,974
5,020
Medium High Density Residential (MHD)
323
87 15
1,308
3,327
Medium Low Density Residential (MLD)
257
215
5 1,076
2,736
Mixed Use (MU)
0 0
40 0.5
0 0
0 Neighborhood Commercial (CN)
0 0

0.75 0
0 Open Space (OS)
0 0
Open Space Residential (OSR)
0 0

0.4 0
0 Parks and Recreation (PR)
0 0
Railroad Right -of -Way (RR ROW)
1 3
Research Light Industrial (RLI)
0 0

0.5 0
0 Rural Residential (RR)
2894
2,218
1 2,218
5,641
SOI Subtotal
4,503
2,878
8,674
410,150
22,060
1,367
Residential Buildout
Non -Residential Buildout
Maximum Residential Buildout
Maximum Employment
Summary Table
(Dwelling Units)
(Acres)
(Population)
City SOI
City SOI
City SOI
City SOI
Unallocated
0 0
0 0
0 0
0 0
Civic Activity (CA)
0 0
0 0
0 0
0 0
Commercial Office (CO)
0 0
1,186,285
0 0
0 3,954
0 Commercial Service (CS)
0 0
517,543
0 0
0 1,725
0 General Commercial (GC)
0 0
10,049,786
410,150
0 0
33,499
1,367
High Density Residential (HD)
6,904
2,013
0 0
19,954
5,119
0 0
Industrial General (IG)
0 0
2,897,402
0 0
0 4,829
0 Low Density Residential (LD)
2,389
85 0
0 6,904
217
0 0
Medium Density Residential (MD)
7,835
1,974
0 0
22,645
5,020
0 0
Medium High Density Residential (MHD)
4,196
1,308
0 0
12,128
3,327
0 0
Medium Low Density Residential (MLD)
7,139
1,076
0 0
20,632
2,736
0 0
Mixed Use (MU)
10,278
0 5,596,560
0 29,706
0 22,386
0 Neighborhood Commercial (CN)
0 0
4,403,795
0 0
0 17,615
0 Open Space (OS)
0 0
0 0
0 0
0 0
Open Space Residential (OSR)
24 0
0 0
70 0
0 0
Parks and Recreation (PR)
0 0
0 0
0 0
0 0
Railroad Right -of -Way (RR ROW)
0 0
0 0
0 0
0 0
Research Light Industrial (RLI)
0 0
12,091,260
0 0
0 13,435
0 l Residential RR
193
2,218
0 0
559
5,641
0 0
Total38,959
rC..�bined
8,674
36,742,630
410,150
112,597
22,060
97,444
1,367
City/SOI Grand Totals
47,633
37,152,780
134,656
98,811
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Table 4 - Buildout Projections Assumptions

ASSUMPTIONS
Net Acreage': The average buildout levels studied in the previously adopted General Plan (2030) were 61 % of maximum intensity and density for all land use designations. Using this as a benchmark the 2050 buildout level, the dwelling units, population, non-residential square footage and employment statistics represent 65% of total buildout.

Residential Buildout: Net acreage; multiplied by the maximum residential denisty Density/Intensity: All density and intensity values with the exception of new MU-C and MU-G Designations taken from 2030 General Plan.

Persons Per Household (PPH): SANDAG Series 14 2050 estimate (City of Vista 3.02/Sphere of Influence 2.72) Occupancy Rate: SANDAG Series 14 2050 estimate (City of Vista 0.957/Sphere of Influence 0.935) Employees: Employee density data taken from SANDAG ABM2+ modeling.

CO, GC,CS - 300sq/employee
RLI - 900sq/employee
IG - 600sq/employee
MU/CN - 250sq/employee
Buildout assumes "by -right" development capacities and excludes actions that would require discretionary approval. city SOI
PPH 3.02 2.72
Overall Occupancy Rate 0.957 0.935
Net Acerage 0.65
2030 Land Use Designations
Density
(du/ac)
Intensity
(FAR)
Unallocated
Civic Activity (CA)
Commercial Office (CO)

0.75 Commercial Service (CS)

0.75 General Commercial (GC)

0.75 High Density Residential (HD)
21 Industrial General (IG)

0.5 Low Density Residential (LD)
2 Medium Density Residential (MD)
10 Medium High Density Residential (MHD)
15 Medium Low Density Residential (MILD)
5 Mixed Use (MU)
40 0.5
Neighborhood Commercial (CN)

0.75 Open Space (OS)
Open Space Residential (OSR)

0.4 Parks and Recreation (PR)
Railroad Right -of -Way (RR ROW)
Research Light Industrial (RLI)

0.5 Rural Residential (RR)
1 2050 Land Use Designations
Density
(du/ac)
Intensity
(FAR)
Unallocated
Civic Activity (CA)
Commercial Office (CO)

0.75 Commercial Service (CS)

0.75 General Commercial (GC)

0.75 High Density Residential (HD)
21 Industrial General (IG)

0.5 Low Density Residential (LD)
2 Medium Density Residential (MD)
10 Medium High Density Residential (MHD)
15 Medium Low Density Residential (MILD)
5 Mixed Use Corridor (MU-C)
45 0.02
Mixed Use General (MU-G)
80 0.10
Neighborhood Commercial (CN)

0.75 Open Space (OS)
Open Space Residential (OSR)

0.4 Parks and Recreation (PR)
Railroad Right -of -Way (RR ROW)
Research Light Industrial (RLI)

0.5 Rural Residential (RR)
1 05/28/2024 D2 15 of 188

London moeder
aOVISOFS
City of Vista — Fiscal & Economic
Impact of General Plan Alternatives
May 2024
Prepared by:

Gary London, Senior Principal
Nathan Moeder, Principal
Collin Wagstaff, Analyst
�00512812'02041---�-
825 10' Avenue
San Diego, CA 92101
619. 269.4010
5946 Priestly Drive #201
Carlsbad, CA 92008
619.269.4012
EXHIBIT 3
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Table of Contents
INTRODUCTION 4
EXECUTIVE SUMMARY 6
EXISTING GENERAL PLAN AND ALTERNATIVES 6
SUMMARY IMPACTS OF ALTERNATIVES 8

FISCAL IMPACT ANALYSIS
11 EXISTING GENERAL PLAN
11 FORECASTED DEVELOPMENT
11 REVENUES TO THE CITY OF VISTA
12 Property Tax
13 Property Transfer Tax
13 Sales Tax - Office
13 Sales Tax - Industrial
13 Sales Tax - Residents
13 Sales Tax - Retail
14 Other Revenues
14 COSTS TO THE CITY OF VISTA
16 RECONCILIATION OF CITY REVENUES AND COSTS
18 ALTERNATIVE 1 (SUSTAINABLE FOCUSED GROWTH)
20 FORECASTED DEVELOPMENT
20 REVENUES TO THE CITY OF VISTA
21 Property Tax
22 Property Transfer Tax
22 Sales Tax - Office
22 Sales Tax - Industrial
22 Sales Tax - Residents
22 Sales Tax - Retail
23 Other Revenues
23 COSTS TO THE CITY OF VISTA
25 RECONCILIATION OF CITY REVENUES AND COSTS
27 ALTERNATIVE 2 (INTERMEDIATE GROWTH)
29 FORECASTED DEVELOPMENT
29 REVENUES TO THE CITY OF VISTA
30 Property Tax
31 Property Transfer Tax
31 Sales Tax - Office
31 Sales Tax - Industrial
31 Sales Tax - Residents
31 �i5120�G�Analysis of Alternatives D2 ,�� Of gf,5

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Safes Tax — Retail 32
Other Revenues 32
COSTS TO THE CITY OF VISTA 34
RECONCILIATION OF CITY REVENUES AND COSTS 36

EXISTING GENERAL PLAN
39 OFFICE
40 INDUSTRIAL
41 RESIDENTIAL
42 R ETA I L
43 ALTERNATIVE 1
45 OFFICE
46 INDUSTRIAL
47 RESIDENTIAL
48 R ETA I L
49 ALTERNATIVE 2
51 OFFICE
52 INDUSTRIAL
53 RESIDENTIAL
54 RETAIL
55 RPORATE PROFILE 57
CONTACT INFORMATION 58
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Introduction
The purpose of this report is to detail the fiscal and economic impacts of the current general plan (2030) and the two general plan alternatives for the City of Vista (2050). These three plans are based on an average buildout level of 65% of maximum intensity and density for all land use designations.

It is important to note that the actual fiscal impacts achieved will vary from the forecasted figures in this report because the land use projections are based on a forecast through 2050.

The City of Vista is located just east of Carlsbad and Oceanside and shares boarders in between Oceanside and San Marcos, as depicted in the following map:
65/28/A Analysis of Alternatives D2 19O1 jf6g

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The proposed development included in each alternative is as follows:
y Existing General Plan
❑ 1,167,350 million square feet of office space
❑ 38,958 residential buildout dwelling units
❑ 27,195,000 square feet of retail space
❑ 11,364,267 square feet of industrial space
y Alternative 1 (Sustainable Focused Growth)
❑ 957,272 million square feet of office space
❑ 52,369 residential buildout dwelling units
❑ 14,432,220 square feet of retail space
❑ 11,364,267 square feet of industrial space
0 Alternative 2 (Intermediate Growth)
❑ 957,272 million square feet of office space
❑ 48,631 residential buildout dwelling units
❑ 16,598,940 square feet of retail space
❑ 11,364,267 square feet of industrial space
Research for this analysis was completed in May 2024. Conclusions and recommendations are strictly those of London Moeder Advisors. Users of this information should recognize that assumptions and projections contained in this report will vary from the actual experience in the marketplace. Therefore, London Moeder Advisors is not responsible for the actions taken or any limitations, financial or otherwise of property owners, investors, developers, lenders, public agencies, operators or tenants.
6cg LmAb� nalysis of Alternatives D2 �de0 jfg

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Executive Summary
London Moeder Advisors has evaluated the anticipated fiscal and economic impacts of the Existing General Plan and two alternatives for the City of Vista until 2050. This report details our analysis.

Existing General Plan and Alternatives
Based on our analysis, the Existing General Plan is forecasted to generate an estimated net surplus of $130.3 million annually due to the significant amount of retail planned. Alternative '(Sustainable Focused Growth) is forecasted to generate an estimated net surplus of $22.4 million annually, while Alternative 2 (Intermediate Growth) is forecasted to generate an estimated net surplus of $40.6 million annually - $18.2 million or 81% more. This is a significant delta in terms of fiscal impact because of the additional amount of retail included within Alternative 2 compared to Alternative 1.

Market conditions and development trends will likely differ from the forecasted Existing General Plan and the two alternatives analyzed in this report.

Based on our analysis we offer the following strategic observations stemming from our analysis:
♦ As it relates to the Existing General Plan, the high recurring surplus of $130.4 million annually is due to the extremely high level of retail space - 27.2 million square feet. Based on the approximately 39,000 households in the current plan, this retail inventory represents 232 square feet per person.' This rate is nearly 5.5 times the countywide average. As a result, LMA does not believe the fiscal conclusions from the Existing General Plan are realistic or achievable.
0 The catalyst for the approximately $18.2 million annual surplus difference in Alternative 2 compared to Alternative 1 is due to the substitution of more retail space instead of residential units. In Alternative 2, the retail space increased by 2,166,720 square feet with residential reduced by 3,738 units.
♦ Over the long term, it is important to recognize that the sales tax revenue is significant in both alternatives ($75.5 million in Alternative 1 and $89.5 million in Alternative 2) which is predicated on the amount of retail in each alternative. Based on the land use allocation for properties, the City of Vista's retail inventory is assumed to increase to a range of 14 million to 16 million square feet. This is a high growth assumption compared to the approximately

5.2 million square feet2 that exists today.
0 A retail inventory of 14 million to 16 million square feet equates to approximately 96 square feet per person in each alternative. Countywide, there are approximately 43 square feet of retail per person. This means that both alternatives exhibit fewer residents to support the retail space. As such, the retail will be dependent on significant "inflow", meaning people that live outside the city boundary who are assumed to travel into the City of Vista to spend ' Assumes an average of 3.0 persons per household.
2 Per the existing conditions in the LMA report "City of Vista General Plan Update - Market Analysis" dated September 2022. 6cg LmAb� nalysis of Alternatives D2 �a 0 jf6g

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their retail dollars. Therefore, recommend that the amount of retail being planned for the City of Vista continue to be monitored in the future and adjust to market demand. 0 Retail vacancy in Vista has been on the rise in recent years, increasing from 5% to 6.5% between 2019 and 2020, before increasing to 7% by the end of 2021. Though retail vacancy decreased steadily from 2013 to 2018, vacancy grew significantly from 2019 to 2021, negating more than half of the positive absorption gains from 2014 to 2018. 6cg LmAb� nalysis of Alternatives D2 �aneO 9fgg

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Summary Impacts of Alternatives
The following bullet points and table detail the fiscal and economic impacts of the annual recurring impacts for the existing general plan and each alternative. y Existing General Plan
Annual Recurring Revenues
• Total gross property tax revenue of $44.5 million annually. • Total gross property transfer tax revenue of $1.4 million annually. • Total gross sales tax revenue of $165.2 million annually. • Total gross other revenues of $62.7 million annually.

Annual Recurring Expenses
• Total gross public safety expenses of $76.2 million annually. • Total gross community development expenses of $13.7 million annually. • Total gross public works expenses of $6.2 million annually. • Total gross recreation & community services expenses of $9.8 million annually. • Total gross transfers out expenses of $24 million annually. • Total gross general government expenses of $13.6 million annually.

The total annual recurring revenue in the Existing General Plan for the City of Vista is estimated to be $273.8 million and the total annual recurring expenses is estimated to be $143.4 million. This equates to a total annual recurring surplus of $130.3 million. y Alternative 1 (Sustainable Focused Growth)
Annual Recurring Revenues
• Total gross property tax revenue of $44.5 million annually. • Total gross property transfer tax revenue of $1.5 million annually. • Total gross sales tax revenue of $87.7 million annually. • Total gross other revenues of $72.5 million annually.

Annual Recurring Expenses
• Total gross public safety expenses of $102.4 million annually. • Total gross community development expenses of $15.9 million annually. • Total gross public works expenses of $7.1 million annually. • Total gross recreation & community services expenses of $13.2 million annually. • Total gross transfers out expenses of $27.7 million annually. • Total gross general government expenses of $17.4 million annually.

The total annual recurring revenue in Alternative 1 for the City of Vista is estimated to be $206.1 million and the total annual recurring expenses is estimated to be $183.7 million.

This equates to a total annual recurring surplus of $22.4 million. 65/28/A /analysis of Alternatives D2 2S 80 9'69

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y Alternative 2 (Intermediate Growth)
Annual Recurring Revenues
• Total gross property tax revenue of $41.2 million annually. • Total gross property transfer tax revenue of $1.4 million annually. • Total gross sales tax revenue of $100.8 million annually. • Total gross other revenues of $69.1 million annually.

Annual Recurring Expenses
• Total gross public safety expenses of $95.1 million annually. • Total gross community development expenses of $15.1 million annually. • Total gross public works expenses of $6.8 million annually. • Total gross recreation & community services expenses of $12.2 million annually. • Total gross transfers out expenses of $26.4 million annually. • Total gross general government expenses of $16.3 million annually.

The total annual recurring revenue in Alternative 2 for the City of Vista is estimated to be $212.5 million and the total annual recurring expenses is estimated to be $171.9 million.

This equates to a total annual recurring surplus of $40.6 million. 6g1mA Analysis of Alternatives D2 �,, eO jfg

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Summary of Existing General Plan and Alternatives
Vista GP
Existing
Alternative 1
Alternative 2
Annual Recurring Revenues
General Plan
(Sustainable Focused Growth)
(Intermediate Growth)
Property Tax to City
Office
$622,665
$510,609
$510,609
Industrial
$5,325,320
$5,325,320
$5,325,320
Residential
$22,383,790
$30,089,098
$27,941,395
Retail
$16,159,876
$8,575,947
$7,432,750
Subtotal
$44,491,651
$44,500,974
$41,210,075
Property Transfer Tax
Office
$21,395
$17,545
$17,545
Industrial
$182,984
$182,984
$182,984
Residential
$769,131
$1,033,893
$960,096
Retail
$418,432
$222,059
$255,397
Subtotal
$1,391,941
$1,456,481
$1,416,021
Sales Tax to City
Office
$246,355
$202,021
$202,021
Industrial
$528,195
$528,195
$528,195
Residential
$8,532,261
$11,469,372
$10,650,710
Retail
$155,902,814
$75,476,149
$89,457,635
Subtotal
$165,209,625
$87,675,737
$100,838,561
Other Revenues
Office
$967,000
$793,000
$793,000
Industrial
$3,110,000
$3,110,000
$3,110,000
Residential
$46,085,000
$61,949,000
$57,527,000
Retail
$12,515,000
$6,642,000
$7,639,000
Subtotal
$62,677,000
$72,494,000
$69,069,000
Total Annual Revenues
$273,770,217
$206,127,192
$212,533,657
Annual Recurring Expenses
Totals
Totals
Totals
Public Safety
$76,152,052
$102,366,334
$95,059,619
Community Development
$13,745,828
$15,898,688
$15,147,624
Public Works
$6,165,910
$7,131,609
$6,794,708
Recreation & Community Service
$9,800,167
$13,173,738
$12,233,421
Transfers Out
$23,950,297
$27,701,372
$26,392,743
General Government
$13,608,494
$17,430,351
$16,314,574
Total Annual Expenses
$143,422,748
$183,702,091
$171,942,689
Annual Recurring Surplus/(Deficit) $130,347,469 $22,425,101 $40,590,967 80/28/ Analysis of Alternatives D2 P�?� 1O4 TA

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Fiscal Impact Analysis
The purpose of this section is to detail our fiscal impact analysis of the existing general plan and the two general plan alternatives. Our fiscal analysis includes three main components related to city budgeting, including:
❑ Annual Revenues to the City of Vista
❑ Annual Costs to the City of Vista
❑ Reconciliation of revenues and costs
Existing General Plan
Forecasted Development
The following table details the forecasted development for the Existing General Plan, which highlights the land uses that are anticipated to be revenue -generating for the city. These uses include 1,167,350 square feet of office, 27,195,000 square feet of retail, 11,364,267 square feet of industrial and 38,958 residential units.

Existing General Plan
City of Vista
Total
Total
Market
Total
Office
Acres
Emp.

SF/Emp. Occupied SF
Vacancy %
RBA
Commercial Office (CO)
36 3,954
185 731,542
10%
812,825
Commercial Service (CS)
16 1,725
185 319,151
10%
354,613
Subtotal
52 5,679
1,050,694
1,167,437
Retail
Acres
Total
Emp.

SF/Emp.

Total
Occupied SF
Market
Vacancy %
Total
RBA
Mixed Use (MU)
---
22,386
333
7,454,618
10%
8,282,908
Neighborhood Commercial (CN)
135
17,615
333
5,865,854
10%
6,517,616
General Commercial (GC)
308
33,499
333
11,155,263
10%
12,394,736
Subtotal
442
73,501
24,475,735
27,195,261
Total
Total
Market
Total
Industrial
Acres
Emp.

SF/Emp. Occupied SF
Vacancy %
RBA
Industrial General (IG)
133
4,829
560 2,704,242
10%
3,004,713
Research Light Industrial (RLI)
555
13,435
560 7,523,451
10%
8,359,390
Subtotal
688
18,264
10,227,693
11,364,103
Residential
Acres
Residential Buildout
(Dwelling Units)
High Density Residential (HD)
329
6,904
Low Density Residential (LD)
1,194
2,389
Medium Density Residential (MD)
784
7,835
Medium High Density Residential (MHD)
280
4,196
Medium Low Density Residential (MLD)
1,428
7,139
Mixed Use (MU)
257
10,278
Open Space Residential (OSR)
60 24
Rural Residential (RR)
193
193
Subtotal
4,525
38,959
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Revenues to the City of Vista
This section summarizes the various sources of revenue to the City of Vista at buildout of the land use intensities in the Existing General Plan. Within each category there are four different asset types that are assessed including office, industrial, residential, and retail. The detailed tables on the revenues to the city are located in the Appendix (see Fiscal Impact Tables).

In total, we estimate the buildout of the Existing General Plan will generate an estimated $273.8 million in direct annual revenue to the City of Vista. The following table summarizes the various revenues to the city.

Estimate of Stabilized Fiscal Impact - Existing General Plan Vista GP
Annual Recurring Revenues
Totals
Property Tax to City
Office
$622,665

0.23%
Industrial
$5,325,320

1.95%
Residential
$22,383,790

8.18%
Retail
$16,159,876

5.90%
Subtotal
$44,491,651
Property Transfer Tax
Office
$21,395

0.01%
Industrial
$182,984

0.07%
Residential
$769,131

0.28%
Retail
$418,432

0.15%
Subtotal
$1,391,941
Sales Tax to City
Office
$246,355

0.09%
Industrial
$528,195

0.19%
Residential
$8,532,261

3.12%
Retail
$155,902,814

56.95%
Subtotal
$165,209,625
Other Revenues
Office
$967,000

0.35%
Industrial
$3,110,000

1.14%
Residential
$46,085,000

16.83%
Retail
$12,515,000

4.57%
Subtotal
$62,677,000
Total Annual Revenues
$273,770,217
100%
65/28/A Analysis of Alternatives D2 Pi/Of T69

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advisors
Property Tax
The forecasted development will increase the property tax revenue collected by the City of Vista.

In order to estimate the annual property tax payment, LMA used the forecasted square footage or number of dwelling units multiplied by the average value per square foot or dwelling unit to find the estimated value for each asset type.

Based on a property tax rate of 1.08152%, the annual property tax payments are estimated to be $273.7 million. The portion of property tax revenue that is realized by the City is 14.8%.3 This results in approximately $44.5 million of property tax revenue that will be generated by the development.

Property Transfer Tax
Each time a property is sold the City of Vista collects a property transfer tax of $0.55 per $1,000 of property value. LMA has assumed that office, industrial, residential, and retail buildings are resold every 10 years. Based on a total estimated value of $25.3 billion, the average annual resale transaction volume is estimated to be $2.5 billion across all asset types. After applying the transfer tax of $0.55 per $1,000 of property value, the city will receive an estimated $1.4 million each year.

Sales Tax — Office
The 1,167,350 million square feet of office is estimated to add a total of 5,679 new employees in the City of Vista. These employees will engage in daily spending in the city. We have assumed that the office employees will spend an average of $15 each working day in the year (241 total working days). This equates to a total of $20.5 million in retail expenditures. We assume that 80% of these expenditures are taxable. Therefore, the city's share of sales tax from office employee expenditures is estimated to be $246,355 annually.

Sales Tax — Industrial
The 11,364,267 square feet of industrial is estimated to add a total of 18,264 new employees in the City of Vista. These employees will engage in daily spending in the city. We have assumed that the industrial employees will spend an average of $10 each working day in the year (241 total working days). This equates to a total of $44 million in retail expenditures. We assume that 80% of this expenditure is taxable. Therefore, the city's share of sales tax from industrial employee expenditures is estimated to be $528,195 annually.

Sales Tax — Residents
The 38,958 dwelling units will house residents who engage in retail spending in the immediate area, boosting the sales tax revenue collected by local businesses. We have analyzed the retail spending habits to determine the extent retail propensities.
3 General Fund Revenue Highlights for the City of Vista —the City receives approximately 14.8% of the property tax paid by property owners.
65/2 J{rjA /analysis of Alternatives D2 Piroli T69

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advisors
LMA has researched and found that the average household in Vista earns $88,715 annually4 According to Consumer Expenditures Survey 20085 from the BLS, about 60% of a household's income is used for consumption spending. This income was divided into spending categories, representing both taxable and non-taxable purchases. Local retail taxable expenditures represent one-half of consumption spending, or 27.43% of total household income. That translates into total taxable retail expenditures of $948 million annually from the residents of the development.

However, it is inappropriate to assume that not all of these expenditures will occur in the City of Vista. To account for this we have applied a retail expenditure capture rate of 60% for the City of Vista. This translates into approximately $568.8 million annually in total taxable retail expenditures in the city. The City of Vista currently collects 1.5% of these sales, which equates to $8.5 million of sales tax revenue.

Sales Tax — Retail
This portion of the Existing General Plan includes 27,195,000 square feet of retail space. Based on our analysis of comparable shopping destinations, we have estimated that retail would achieve an annual sales volume of $500 per square foot. Assuming a 90% occupancy rate, the retail portion is expected to achieve a total of $12.2 billion in total taxable sales annually.

The current sales tax rate in the City of Vista is 8.25%. The total taxable sales of $12.2 billion will be assessed at the rate of 8.25% and will generate $1.0 billion in sales tax revenue per year.

However, not all of this revenue flows directly to the City of Vista.

The 8.25% sales tax rate is divided into several components. The statewide sales tax rate is 6.75%.

The city level component of the statewide sales tax rate is 1.0%. An additional 0.5% is added by the City of Vista for Proposition L. Based on the city's 1.5% portion, the total sales tax revenue generated by the retail land use in the Existing General Plan is estimated to be $183.6 million per year for the City of Vista.

However, the analysis must account for 1) the transfers of sales already occurring in the city, and 2) the sales tax revenue that is anticipated to be generated by those already working or living in the city. For this analysis, we have assumed a 10% reduction factor for sales transfers6. Therefore, the total net sales tax generated by the retail is estimated to be $165.2 million. Subtracting the sales tax anticipated to be generated by the office/industrial employees and residents in the Existing General Plan ($9.3 million) results in total net sales tax revenue to the city of $155.9 million from the retail development.

Other Revenues
In addition to taxes, the City of Vista receives revenue from the cannabis tax, transient occupancy tax, franchise fee tax, licenses and permits, charges for services, other revenues, transfers in and 4 U.S Census
5 U.S. Census Retail Expenditure Propensities
6 A lower percentage is assumed because the retail base must expand over the long term to meet increased consumer demand.

This means that it is not a simple transfer of sales within the city boundary. 6cgLmAb�Aialysis of Alternatives D2 Wolf
O T69

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advisors
use of reserves. To calculate this revenue, we first estimated the number of expected employees and residents in each asset of the development. Utilizing current industry standards of 185 square feet per office employee, 560 square feet per industrial employee, 333 square feet per retail employee, and 3.02 residents per residential dwelling unit, we estimate there will be a total of 97,443 employees working at the development and a resident population of 117,654 people.

Not all employees have the same impact as a resident. Also, there are individuals who live and work in the same city. Therefore, the employee population must be adjusted to reach an "effective" population. We employed the industry standard methodology to estimate the effective population, which includes multiplying the jobs per population ratio of 0.43 (total employment divided by total population) by total employment and adding it to the resident population. The effective population (resident population as adjusted to employment population) for the development is estimated to be 160,014 persons.

By analyzing the 2024 Adopted Budget for the City of Vista7, we can estimate the various revenues to the city on a dollar per capita basis and apply it to the effective population of the development.

The result is an additional $62.7 million in annual revenue to the City of Vista.

City of Vista Adopted Budget Fiscal Year 2024
65/28/A /analysis of Alternatives D2 PJ60115 T69

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advisors
Costs to the City of Vista
This section summarizes the various costs to the City of Vista which are likely to result from the forecasted development.

To determine the City costs of the development we analyzed the City of Vista's General Fund. We examined each expense category and determined if it applied to the resident population or effective population and calculated the amount accordingly. The following table summarizes our analysis of citywide costs per the General Fund.

Summary of City of Vista Costs - Existing General Plan
Vista GP
Total
Total Effective Pop
Demographic Profile
Population)
Employment2 Pop & Jobs
City of Vista
99,835
43,400
Jobs Per Population

0.43 City of Vista R.E.
99,835
18,867 118,702
General Fund Category Budgeted Cost
General Government $11,056,736 10.48% of Core City Services Expenditures Service Population Amount Per
Population Tvpe Resident or R.E.

Core City Services
Public Safety
$64,618,779
Resident Population
99,835
$647.26
Community Development
$10,196,950
Effective Population
118,702
$85.90
Public Works
$4,574,004
Effective Population
118,702
$38.53
Recreation & Community Services
$8,315,926
Resident Population
99,835
$83.30
Transfers Out
$17,766,844
Effective Population
118,702
$149.68
Subtotal Core City Services
$105,472,503
Tota l $116, 529, 239
1SANDAG as of August 2022
2Per CA EDD (June 2021)
With the City expenses estimated on a per resident or effective population basis, we can apply these expenses to the estimated population of the development. The following table details the estimated annual reoccurring costs to the City of Vista from the planned development in the Existing General Plan. The amount of City costs is estimated to be $143.4 million annually. 6cgLrn bb Analysis of Alternatives D2 P ieO1 T69

London moeder
advisors
Estimate of Annual Recurring Costs - Existing General Plan Vista GP
Demographic Profile
Population
Jobs Per Population
Total
Residential
Population
117,654
117.654
Tota l
FMD[ovment
97,443

0.43 42,360
Effective Pop
Pop & Jobs
160,014
Service
Population
Amount Per
Cost of
Population
Tvpe
Resident or R.E.

Service
Core City Services
Public Safety
Resident Population
117,654
$647.26
$76,152,052
Community Development
Effective Population
160,014
$85.90
$13,745,828
Public Works
Effective Population
160,014
$38.53
$6,165,910
Recreation & Community Services
Resident Population
117,654
$83.30
$9,800,167
Transfers Out
Effective Population
160,014
$149.68
$23,950,297
General Government

10.48% of
Core City Services Expenditures
$13,608,494
Total
$143,422,748
6cgg?}ad�Analysis of Alternatives D2
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advisors
Reconciliation of City Revenues and Costs
The following section reconciles the revenues and costs to the City of Vista associated with the Existing General Plan:

We have determined that the annual recurring revenues from the Existing General Plan are estimated to be $273.8 million. The annual recurring expenses are estimated to be $143.4 million. Therefore, the Existing General Plan is estimated to generate an annual recurring surplus of $130.3 million to the City of Vista, as detailed in the following table:
65/28/A /analysis of Alternatives D2 PIT04 9169

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advisors
Estimate of Stabilized Fiscal Impact - Existing General Plan Vista GP
Annual Recurring Revenues
Property Tax to City
Office
Industrial
Residential
Retail
Subtotal
Property Transfer Tax
Office
Industrial
Residential
Retail
Subtotal
Sales Tax to City
Office
Industrial
Residential
Retail
Subtotal
Totals
$622,665
$5,325,320
$22,383,790
$16,159,876
$44,491,651
$21,395
$182,984
$769,131
418 432
$1,391,941
$246,355
$528,195
$8,532,261
$155,902,814
$165,209,625

0.23%

1.95%

8.18%

5.90%

0.01%

0.07%

0.28%

0.15%

0.09%

0.19%

3.12%

56.95%
Other Revenues
Office
$967,000

0.35%
Industrial
$3,110,000

1.14%
Residential
$46,085,000

16.83%
Retail
$12,515,000

4.57%
Subtotal
$62,677,000
Total Annual Revenues
$273,770,217
100%
Annual Recurring Expenses
Totals
Public Safety
$76,152,052

53.10%
Community Development
$13,745,828

9.58%
Public Works
$6,165,910

4.30%
Recreation & Community Services
$9,800,167

6.83%
Transfers Out
$23,950,297

16.70%
General Government
$13,608,494

9.49%
Total Annual Expenses
$143,422,748
100%
Annual Recurring Surplus/(Deficit) $130,347,469
6cgg?} ad�Analysis of Alternatives D2 P12
e01
3 gf6

London moeder
advisors
Alternative 1 (Sustainable Focused Growth)
Forecasted Development
The following table details the forecasted development for Alternative 1, which highlights the land uses that are anticipated to be revenue -generating for the city. These uses include 957,272 square feet of office, 14,432,220 square feet of retail, 11,364,267 square feet of industrial and 52,369 residential units.

ALT 1 - Forecasted Development
City of Vista
Total
Total
Market
Total
Office
Acres
Emp.

SF/Emp. Occupied SF
Vacancy %
RBA
Commercial Office (CO)
27 2,932
185 542,509
10%
602,788
Commercial Service (CS)
16 1,725
185 319,151
10%
354,613
Subtotal
43 4,658
861,660
957,400
Retail
Acres
Total
Emp.

SF/Emp.

Total
Occupied SF
Market
Vacancy %
Total
RBA
Mixed Use Corridor (MU-C)
---
862
333
286,938
10%
318,820
Mixed Use General (MU-G)
---
2,705
333
900,725
10%
1,000,806
Neighborhood Commercial (CN)
84 11,002
333
3,663,769
10%
4,070,854
General Commercial (GC)
224
24,437
333
8,137,405
10%
9,041,561
Subtotal
309
39,006
12,988,837
14,432,041
Total
Total
Market
Total
Industrial
Acres
Emp.

SF/Emp. Occupied SF
Vacancy %
RBA
Industrial General (IG)
133
4,829
560 2,704,242
10%
3,004,713
Research Light Industrial (RLI)
555
13,435
560 7,523,451
10%
8,359,390
Subtotal
688
18,264
10,227,693
11,364,103
Residential
Acres
Residential Buildout
(Dwelling Units)
High Density Residential (HD)
342
7,182
Low Density Residential (LD)
1,194
2,389
Medium Density Residential (MD)
772
7,720
Medium High Density Residential (MHD)
279
4,179
Medium Low Density Residential (MLD)
1,428
7,139
Mixed Use Corridor (MU-C)
247
11,127
Mixed Use General (MU-G)
155
12,419
Open Space Residential (OSR)
60 24
Rural Residential (RR)
190
190
Subtotal
4,668
6O/ ltrl�Analysis of Alternatives D2 P35 2Q 9166

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advisors
Revenues to the City of Vista
This section summarizes the various sources of revenue to the City of Vista at buildout of the land use intensities in Alternative 1. Within each category there are four different asset types that are assessed including office, industrial, residential, and retail. The detailed tables on the revenues to the city are located in the Appendix (see Fiscal Impact Tables).

In total, we estimate the buildout of Alternative 1 will generate an estimated $206.1 million in direct annual revenue to the City of Vista. The following table summarizes the various revenues to the city.

Estimate of Stabilized Fiscal Impact - Alternative 1
Vista GP
Annual Recurring Revenues
Totals
Property Tax to City
Office
$510,609

0.25%
Industrial
$5,325,320

2.58%
Residential
$30,089,098

14.60%
Retail
$8,575,947

4.16%
Subtotal
$44,500,974
Property Transfer Tax
Office
$17,545

0.01%
Industrial
$182,984

0.09%
Residential
$1,033,893

0.50%
Retail
$222,059

0.11%
Subtotal
$1,456,481
Sales Tax to City
Office
$202,021

0.10%
Industrial
$528,195

0.26%
Residential
$11,469,372

5.56%
Retail
$75,476,149

36.62%
Subtotal
$87,675,737
Other Revenues
Office
$793,000

0.38%
Industrial
$3,110,000

1.51%
Residential
$61,949,000

30.05%
Retail
$6,642,000

3.22%
Subtotal
$ 72,494, 0 0 0
Total Annual Revenues
$206,127,192
100%
65/28/A Analysis of Alternatives D2 I'Mol1 9169

London moeder
advisors
Property Tax
The forecasted development will increase the property tax revenue collected by the City of Vista.

In order to estimate the annual property tax payment, LMA used the forecasted square footage or number of dwelling units multiplied by the average value per square foot or dwelling unit to find the estimated value for each asset type.

Based on a property tax rate of 1.08152%, the annual property tax payments are estimated to be $286.4 million. The portion of property tax revenue that is realized by the City is 14.8%.8 This results in approximately $44.5 million of property tax revenue that will be generated by the development.

Property Transfer Tax
Each time a property is sold the City of Vista collects a property transfer tax of $0.55 per $1,000 of property value. LMA has assumed that office, industrial, residential, and retail buildings are resold every 10 years. Based on a total estimated value of $26.5 billion, the average annual resale transaction volume is estimated to be $2.6 billion across all asset types. After applying the transfer tax of $0.55 per $1,000 of property value, the city will receive an estimated $1.5 million each year.

Sales Tax — Office
The 957,272 square feet of office is estimated to add a total of 4,657 new employees in the City of Vista. These employees will engage in daily spending in the city. We have assumed that the office employees will spend an average of $15 each working day in the year (241 total working days). This equates to a total of $16.8 million in retail expenditures. We assume that 80% of these expenditures are taxable. Therefore, the city's share of sales tax from office employee expenditures is estimated to be $202,021 annually.

Sales Tax — Industrial
The 11,364,297 square feet of industrial is estimated to add a total of 18,264 new employees in the City of Vista. These employees will engage in daily spending in the city. We have assumed that the industrial employees will spend an average of $10 each working day in the year (241 total working days). This equates to a total of $44 million in retail expenditures. We assume that 80% of this expenditure is taxable. Therefore, the city's share of sales tax from industrial employee expenditures is estimated to be $528,195 annually.

Sales Tax — Residents
The 52,369 dwelling units will house residents who engage in retail spending in the immediate area, boosting the sales tax revenue collected by local businesses. We have analyzed the retail spending habits to determine the extent retail propensities.
8 General Fund Revenue Highlights for the City of Vista — the City receives approximately 14.8% of the property tax paid by property owners.
6cg LmAb� nalysis of Alternatives D2 P� / 0 916g

London moeder
advisors
LMA has researched and found that the average household in Vista earns $88,715 annually.9 According to Consumer Expenditures Survey 200810 from the BLS, about 60% of a household's income is used for consumption spending. This income was divided into spending categories, representing both taxable and non-taxable purchases. Local retail taxable expenditures represent one-half of consumption spending, or 27.43% of total household income. That translates into total taxable retail expenditures of $1.3 billion annually from the residents of the development.

However, it is inappropriate to assume that not all of these expenditures will occur in the City of Vista. To account for this we have applied a retail expenditure capture rate of 60% for the City of Vista. This translates into approximately $764.6 million annually in total taxable retail expenditures in the city. The City of Vista currently collects 1.5% of these sales, which equates to $11.5 million of sales tax revenue.

Sales Tax — Retail
This alternative includes 14,432,220 square feet of retail space. Based on our analysis of comparable shopping destinations, we have estimated that retail would achieve an annual sales volume of $500 per square foot. Assuming a 90% occupancy rate, the retail portion is expected to achieve a total of $6.5 billion in total taxable sales annually.

The current sales tax rate in the City of Vista is 8.25%. The total taxable sales of $6.5 billion will be assessed at the rate of 8.25% and will generate $535.8 million in sales tax revenue per year.

However, not all of this revenue flows directly to the City of Vista.

The 8.25% sales tax rate is divided into several components. The statewide sales tax rate is 6.75%.

The city level component of the statewide sales tax rate is 1.0%. An additional 0.5% is added by the City of Vista for Proposition L. Based on the city's 1.5% portion, the total sales tax revenue generated by the retail land use in Alternative 1 is estimated to be $97.4 million per year for the City of Vista.

However, the analysis must account for 1) the transfers of sales already occurring in the city, and 2) the sales tax revenue that is anticipated to be generated by those already working or living in the city. For this analysis, we have assumed a 10% reduction factor for sales transfers11. Therefore, the total net sales tax generated by the retail is estimated to be $87.7 million. Subtracting the sales tax anticipated to be generated by the office/industrial employees and residents in Alternative 1 ($12.2 million) results in total net sales tax revenue to the city of $75.5 million from the retail development.

Other Revenues
In addition to taxes, the City of Vista receives revenue from the cannabis tax, transient occupancy tax, franchise fee tax, licenses and permits, charges for services, other revenues, transfers in and use of reserves. To calculate this revenue, we first estimated the number of expected employees and residents in each asset of the development. Utilizing current industry standards of 185 square 9 U.S Census
10 U.S. Census Retail Expenditure Propensities
11 A lower percentage is assumed because the retail base must expand over the long term to meet increased consumer demand.

This means that it is not a simple transfer of sales within the city boundary. 65/28/A Analysis of Alternatives D2 P00 0j 916g

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advisors
feet per office employee, 560 square feet per industrial employee, 333 square feet per retail employee, and 3.02 residents per residential dwelling unit, we estimate there will be a total of 61,927 employees working at the development and a resident population of 158,154 people.

Not all employees have the same impact as a resident. Also, there are individuals who live and work in the same city. Therefore, the employee population must be adjusted to reach an "effective" population. We employed the industry standard methodology to estimate the effective population, which includes multiplying the jobs per population ratio of 0.43 (total employment divided by total population) by total employment and adding it to the resident population. The effective population (resident population as adjusted to employment population) for the development is estimated to be 185,075 persons.

By analyzing the 2024 Adopted Budget for the City of Vista12, we can estimate the various revenues to the city on a dollar per capita basis and apply it to the effective population of the development.

The result is an additional $72.5 million in annual revenue to the City of Vista. " City of Vista Adopted Budget Fiscal Year 2024
6cg LmAb� nalysis of Alternatives D2 Pag.P 22f T69

London moeder
advisors
Costs to the City of Vista
This section summarizes the various costs to the City of Vista which are likely to result from the forecasted development.

To determine the City costs of the development we analyzed the City of Vista's General Fund. We examined each expense category and determined if it applied to the resident population or effective population and calculated the amount accordingly. The following table summarizes our analysis of citywide costs per the General Fund.

Summary of City of Vista Costs - Alternative 1
Vista GP
Total
Total Effective Pop
Demographic Profile
Population)
Employment2 Pop & Jobs
City of Vista
99,835
43,400
Jobs Per Population

0.43 City of Vista R.E.
99,835
18,867 118,702
General Fund Category Budgeted Cost
General Government $11,056,736 10.48% of Core City Services Expenditures Service Population Amount Per
Population Tvae Resident or R.E.

Core City Services
Public Safety
$64,618,779
Resident Population
99,835
$647.26
Community Development
$10,196,950
Effective Population
118,702
$85.90
Public Works
$4,574,004
Effective Population
118,702
$38.53
Recreation & Community Services
$8,315,926
Resident Population
99,835
$83.30
Transfers Out
$17,766,844
Effective Population
118,702
$149.68
Subtotal Core City Services
$105,472,503
Tota l $116, 529, 239
1SANDAG as of August 2022
2Per CA EDD (June 2021)
With the City expenses estimated on a per resident or effective population basis, we can apply these expenses to the estimated population of the development. The following table details the estimated annual reoccurring costs to the City of Vista from the planned development in Alternative 1. The amount of City costs is estimated to be $183.7 million annually. 6cg LmAb� nalysis of Alternatives D2 Page 2 qf6g

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advisors
Estimate of Annual Recurring Costs - Alternative 1
Vista GP
Demographic Profile
Population
Jobs Per Population
Total
Residential
Total Effective Pop
Population
Employment Pop & Jobs
158,154
61,927

0.43 158,154
26,921 185,075
Service
Population
Amount Per
Cost of
Population
Type
Resident or R.E.

Service
Core City Services
Public Safety
Resident Population
158,154
$647.26
$102,366,334
Community Development
Effective Population
185,075
$85.90
$15,898,688
Public Works
Effective Population
185,075
$38.53
$7,131,609
Recreation & Community Services
Resident Population
158,154
$83.30
$13,173,738
Transfers Out
Effective Population
185,075
$149.68
$27,701,372
General Government

10.48% of
Core City Services Expenditures
$17,430,351
Total
$183, 702, 091
6cgg?}ad�Analysis of Alternatives D2
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advisors
Reconciliation of City Revenues and Costs
The following section reconciles the revenues and costs to the City of Vista associated with Alternative 1:

We have determined that the annual recurring revenues from Alternative 1 are estimated to be $206.1 million. The annual recurring expenses are estimated to be $183.7 million. Therefore, Alternative 1 is estimated to generate an annual recurring surplus of $22.4 million to the City of Vista, as detailed in the following table:
65/28/A Analysis of Alternatives D2 P42- of I'd

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advisors
Estimate of Stabilized Fiscal Impact - Alternative 1
Vista GP
Annual Recurring Revenues Totals
Property Tax to City
Office
$510,609

0.25%
Industrial
$5,325,320

2.58%
Residential
$30,089,098

14.60%
Retail
$8,575,947

4.16%
Subtotal
$44,500,974
Property Transfer Tax
Office
$17,545

0.01%
Industrial
$182,984

0.09%
Residential
$1,033,893

0.50%
Retail
$222,059

0.11%
Subtotal
$1,456,481
Sales Tax to City
Office
$202,021

0.10%
Industrial
$528,195

0.26%
Residential
$11,469,372

5.56%
Retail
$75,476,149

36.62%
Subtotal
$87,675,737
Other Revenues
Office
$793,000

0.38%
Industrial
$3,110,000

1.51%
Residential
$61,949,000

30.05%
Retail
$6,642,000

3.22%
Subtotal
$ 72,494, 0 0 0
Total Annual Revenues
$206,127,192
100%
Annual Recurring Expenses
Totals
Public Safety
$102,366,334

55.72%
Community Development
$15,898,688

8.65%
Public Works
$7,131,609

3.88%
Recreation & Community Services
$13,173,738

7.17%
Transfers Out
$27,701,372

15.08%
General Government
$17,430,351

9.49%
Total Annual Expenses
$183,702,091
100%
Annual Recurring Surplus/(Deficit) $22,425,101
6cg Lrn bb Analysis of Alternatives D2 Page R T69

London moeder
advisors
Alternative 2 (Intermediate Growth)
Forecasted Development
The following table details the forecasted development for Alternative 2, which highlights the land uses that are anticipated to be revenue -generating for the city. These uses include 957,272 square feet of office, 16,598,940 square feet of retail, 11,364,267 square feet of industrial and 48,631 residential units.

ALT 2 - Forecasted Development
City of Vista
Total
Total
Market
Total
Office
Acres
Emp.

SF/Emp. Occupied SF
Vacancy %
RBA
Commercial Office (CO)
27 2,932
185 542,509
10%
602,788
Commercial Service (CS)
16 1,725
185 319,151
10%
354,613
Subtotal
43 4,658
861,660
0 Total
Total
Market
Total
Retail
Acres
Emp.

SF/Emp.

Occupied SF
Vacancy %
RBA
Mixed Use Corridor (MU-C)
---
805
333
267,913
10%
297,681
Mixed Use General (MU-G)
---
2,078
333
692,126
10%
769,029
Neighborhood Commercial (CN)
111
14,555
333
4,846,717
10%
5,385,241
General Commercial (GC)
252
27,424
333
9,132,192
10%
10,146,880
Subtotal
363
44,862
14,938,947
16,598,830
Total
Total
Market
Total
Industrial
Acres
Emp.

SF/Emp.

Occupied SF
Vacancy %
RBA
Industrial General (IG)
133
4,829
560
2,704,242
10%
3,004,713
Research Light Industrial (RLI)
555
13,435
560
7,523,451
10%
8,359,390
Subtotal
688
18,264
10,227,693
11,364,103
Residential
Acres
Residential Buildout
(Dwelling Units)
High Density Residential (HD)
330
6,922
Low Density Residential (LD)
1,194
2,389
Medium Density Residential (MD)
769
7,693
Medium High Density Residential (MHD)
289
4,328
Medium Low Density Residential (MLD)
1,431
7,153
Mixed Use Corridor (MU-C)
231
10,389
Mixed Use General (MU-G)
119
9,543
Open Space Residential (OSR)
60 24
Rural Residential (RR)
190
190
Subtotal
4,614
48,631
6cgl?r}tAnalysis of Alternatives D2 Pac-40
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Revenues to the City of Vista
This section summarizes the various sources of revenue to the City of Vista at buildout of the land use intensities in Alternative 2. Within each category there are four different asset types that are assessed including office, industrial, residential, and retail. The detailed tables on the revenues to the city are located in the Appendix (see Fiscal Impact Tables).

In total, we estimate the buildout of Alternative 2 will generate an estimated $212.5 million in direct annual revenue to the City of Vista. The following table summarizes the various revenues to the city.

Estimate of Stabilized Fiscal Impact - Alternative 2
Vista GP
Annual Recurring Revenues
Totals
Property Tax to City
Office
$510,609

0.24%
Industrial
$5,325,320

2.51%
Residential
$27,941,395

13.15%
Retail
$7,432,750

3.50%
Subtotal
$41,210,075
Property Transfer Tax
Office
$17,545

0.01%
Industrial
$182,984

0.09%
Residential
$960,096

0.45%
Retail
$255,397

0.12%
Subtotal
$1,416,021
Sales Tax to City
Office
$202,021

0.10%
Industrial
$528,195

0.25%
Residential
$10,650,710

5.01%
Retail
$89,457,635

42.09%
Subtotal
$100,838,561
Other Revenues
Office
$793,000

0.37%
Industrial
$3,110,000

1.46%
Residential
$57,527,000

27.07%
Retail
$7,639,000

3.59%
Subtotal
$69,069,000
Total Annual Revenues
$212,533,657
100%
6cgg?}bb Analysis of Alternatives D2 Paw OQ 9166

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Property Tax
The forecasted development will increase the property tax revenue collected by the City of Vista.

In order to estimate the annual property tax payment, LMA used the forecasted square footage or number of dwelling units multiplied by the average value per square foot or dwelling unit to find the estimated value for each asset type.

Based on a property tax rate of 1.08152%, the annual property tax payments are estimated to be $278.4 million. The portion of property tax revenue that is realized by the City is 14.8%.13 This results in approximately $41.2 million of property tax revenue that will be generated by the development.

Property Transfer Tax
Each time a property is sold the City of Vista collects a property transfer tax of $0.55 per $1,000 of property value. LMA has assumed that office, industrial, residential, and retail buildings are resold every 10 years. Based on a total estimated value of $25.7 billion, the average annual resale transaction volume is estimated to be $2.6 billion across all asset types. After applying the transfer tax of $0.55 per $1,000 of property value, the city will receive an estimated $1.4 million each year.

Sales Tax — Office
The 957,272 square feet of office is estimated to add a total of 4,657 new employees in the City of Vista. These employees will engage in daily spending in the city. We have assumed that the office employees will spend an average of $15 each working day in the year (241 total working days). This equates to a total of $16.8 million in retail expenditures. We assume that 80% of these expenditures are taxable. Therefore, the city's share of sales tax from office employee expenditures is estimated to be $202,021 annually.

Sales Tax — Industrial
The 11,364,297 square feet of industrial is estimated to add a total of 18,264 new employees in the City of Vista. These employees will engage in daily spending in the city. We have assumed that the industrial employees will spend an average of $10 each working day in the year (241 total working days). This equates to a total of $44 million in retail expenditures. We assume that 80% of this expenditure is taxable. Therefore, the city's share of sales tax from industrial employee expenditures is estimated to be $528,195 annually.

Sales Tax — Residents
The 48,631 dwelling units will house residents who engage in retail spending in the immediate area, boosting the sales tax revenue collected by local businesses. We have analyzed the retail spending habits to determine the extent retail propensities.
13 General Fund Revenue Highlights for the City of Vista — the City receives approximately 14.8% of the property tax paid by property owners.
6cg LmAb� nalysis of Alternatives D2 P r 331 gf6g

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LMA has researched and found that the average household in Vista earns $88,715 annually.14 According to Consumer Expenditures Survey 200815 from the BLS, about 60% of a household's income is used for consumption spending. This income was divided into spending categories, representing both taxable and non-taxable purchases. Local retail taxable expenditures represent one-half of consumption spending, or 27.43% of total household income. That translates into total taxable retail expenditures of $1.2 billion annually from the residents of the development.

However, it is inappropriate to assume that not all of these expenditures will occur in the City of Vista. To account for this we have applied a retail expenditure capture rate of 60% for the City of Vista. This translates into approximately $710 million annually in total taxable retail expenditures in the city. The City of Vista currently collects 1.5% of these sales, which equates to $10.7 million of sales tax revenue.

Sales Tax — Retail
This alternative includes 16,598,940 square feet of retail space. Based on our analysis of comparable shopping destinations, we have estimated that retail would achieve an annual sales volume of $500 per square foot. Assuming a 90% occupancy rate, the retail portion is expected to achieve a total of $7.5 billion in total taxable sales annually.

The current sales tax rate in the City of Vista is 8.25%. The total taxable sales of $7.5 billion will be assessed at the rate of 8.25% and will generate $616.2 million in sales tax revenue per year.

However, not all of this revenue flows directly to the City of Vista.

The 8.25% sales tax rate is divided into several components. The statewide sales tax rate is 6.75%.

The city level component of the statewide sales tax rate is 1.0%. An additional 0.5% is added by the City of Vista for Proposition L. Based on the city's 1.5% portion, the total sales tax revenue generated by the retail land use in Alternative 2 is estimated to be $112 million per year for the City of Vista.

However, the analysis must account for 1) the transfers of sales already occurring in the city, and 2) the sales tax revenue that is anticipated to be generated by those already working or living in the city. For this analysis, we have assumed a 10% reduction factor for sales transfers16. Therefore, the total net sales tax generated by the retail is estimated to be $100.8 million. Subtracting the sales tax anticipated to be generated by the office/industrial employees and residents in Alternative 2 ($11.4 million) results in total net sales tax revenue to the city of $89.5 million from the retail development.

Other Revenues
In addition to taxes, the City of Vista receives revenue from the cannabis tax, transient occupancy tax, franchise fee tax, licenses and permits, charges for services, other revenues, transfers in and use of reserves. To calculate this revenue, we first estimated the number of expected employees and residents in each asset of the development. Utilizing current industry standards of 185 square 14 U.S Census
is U.S. Census Retail Expenditure Propensities
16 A lower percentage is assumed because the retail base must expand over the long term to meet increased consumer demand.

This means that it is not a simple transfer of sales within the city boundary. 6cg LmAb� nalysis of Alternatives D2 Pa / 0 916g

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feet per office employee, 560 square feet per industrial employee, 333 square feet per retail employee, and 3.02 residents per residential dwelling unit, we estimate there will be a total of 67,783 employees working at the development and a resident population of 146,866 people.

Not all employees have the same impact as a resident. Also, there are individuals who live and work in the same city. Therefore, the employee population must be adjusted to reach an "effective" population. We employed the industry standard methodology to estimate the effective population, which includes multiplying the jobs per population ratio of 0.43 (total employment divided by total population) by total employment and adding it to the resident population. The effective population (resident population as adjusted to employment population) for the development is estimated to be 176,332 persons.

By analyzing the 2024 Adopted Budget for the City of Vista17, we can estimate the various revenues to the city on a dollar per capita basis and apply it to the effective population of the development.

The result is an additional $69.1 million in annual revenue to the City of Vista. 17 City of Vista Adopted Budget Fiscal Year 2024
65/28/A Analysis of Alternatives D2 Z3 P 3OJ jf6g

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Costs to the City of Vista
This section summarizes the various costs to the City of Vista which are likely to result from the forecasted development.

To determine the City costs of the development we analyzed the City of Vista's General Fund. We examined each expense category and determined if it applied to the resident population or effective population and calculated the amount accordingly. The following table summarizes our analysis of citywide costs per the General Fund.

Summary of City of Vista Costs - Alternative 2
Vista GP
Demographic Profile
City of Vista
Jobs Per Population
City of Vista R.E.

General Fund Category
General Government
Core City Services
Tota l
Population)
99,835
99,835
Budgeted Cost
$11,056,736
Tota l
Employment2
43,400

0.43 18,867
Effective Pop
Pop & Jobs
118,702

10.48% of Core City Services Expenditures
Service Population Amount Per
Population Tvae Resident or R.E.

Public Safety
$64,618,779
Resident Population
99,835
$647.26
Community Development
$10,196,950
Effective Population
118,702
$85.90
Public Works
$4,574,004
Effective Population
118,702
$38.53
Recreation & Community Services
$8,315,926
Resident Population
99,835
$83.30
Transfers Out
$17,766,844
Effective Population
118,702
$149.68
Subtotal Core City Services
$105,472,503
Tota l $116, 529, 239
1SAN DAG as of August 2022
2Per CA EDD (June 2021)
With the City expenses estimated on a per resident or effective population basis, we can apply these expenses to the estimated population of the development. The following table details the estimated annual reoccurring costs to the City of Vista from the planned development in Alternative 2. The amount of City costs is estimated to be $171.9 million annually. 6cg LmAb� nalysis of Alternatives D2 Page 3O,f T69

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Estimate of Annual Recurring Costs - Alternative 2
Vista GP
Residential
Total
Effective Pop
Demographic Profile
Population
Employment
Pop & Jobs
Population
146,866
67,783
Jobs Per Population

0.43 Total
146,866
29,466
176,332
Service
Population
Amount Per
Cost of
Population
Type
Resident or R.E.

Service
Core City Services
Public Safety
Resident Population
146,866
$647.26
$95,059,619
Community Development
Effective Population
176,332
$85.90
$15,147,624
Public Works
Effective Population
176,332
$38.53
$6,794,708
Recreation & Community Services
Resident Population
146,866
$83.30
$12,233,421
Transfers Out
Effective Population
176,332
$149.68
$26,392,743
General Government

10.48% of Core City Services Expenditures
$16,314,574
Tota l
$171,942,689
6cgg?} ad�Analysis of Alternatives D2 P�?f 3 1166

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Reconciliation of City Revenues and Costs
The following section reconciles the revenues and costs to the City of Vista associated with Alternative 2:

We have determined that the annual recurring revenues from Alternative 2 are estimated to be $212.5 million. The annual recurring expenses are estimated to be $171.9 million. Therefore, Alternative 2 is estimated to generate an annual recurring surplus of $40.6 million to the City of Vista, as detailed in the following table:
�i5120�G�Analysis of Alternatives D2 Pb-I O6 gf,5

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advisors
Estimate of Stabilized Fiscal Impact - Alternative 2
Vista GP
Annual Recurring Revenues Totals
Property Tax to City
Office
$510,609

0.24%
Industrial
$5,325,320

2.51%
Residential
$27,941,395

13.15%
Retail
$7,432,750

3.50%
Subtotal
$41,210,075
Property Transfer Tax
Office
$17,545

0.01%
Industrial
$182,984

0.09%
Residential
$960,096

0.45%
Retail
$255,397

0.12%
Subtotal
$1,416,021
Sales Tax to City
Office
$202,021

0.10%
Industrial
$528,195

0.25%
Residential
$10,650,710

5.01%
Retail
$89,457,635

42.09%
Subtotal
$100,838,561
Other Revenues
Office
$793,000

0.37%
Industrial
$3,110,000

1.46%
Residential
$57,527,000

27.07%
Retail
$7,639,000

3.59%
Subtotal
$69,069,000
Total Annual Revenues
$212,533,657
100%
Annual Recurring Expenses
Totals
Public Safety
$95,059,619

55.29%
Community Development
$15,147,624

8.81%
Public Works
$6,794,708

3.95%
Recreation & Community Services
$12,233,421

7.11%
Transfers Out
$26,392,743

15.35%
General Government
$16,314,574

9.49%
Total Annual Expenses
$171,942,689
100%
Annual Recurring Surplus/(Deficit) $40,590,967
(^icgg?� b� Analysis of Alternatives D2 P y 33 f 9166

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advisors
Appendix
LJ
uikg?M Analysis of Alternatives D2 PtgS 038 9166

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advisors
Existing General Plan
at�60ffff nalysis of Alternatives D2 P9 R 9
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Office
Estimate of Annual Recurring Revenues
Vista GP - Office
I. Property Tax
Office S.F. 1,167,350
Value PSF1 $333.24
Estimated Value $389,007,714
Property Tax Rate 1.08152% $4,207,196
City Portion (includes VLF)Z 14.80%
Total Property Tax to City $622,665
II. Property Transfer Tax
Property Resold Every: 10 Years
Avg. Annual Resale Transaction Volume $38,900,771
Transfer Tax (per $1,000) $0.55
Total Property Transfer Tax (Annualized) $21,395
III. Sales Tax - Office Workers
Occupied S.F.
1,050,615
S.F. Per Employe
185
# Employees
5,679
Expenditure per Worker per Day
$15
Number of Working Days in Year
241
Total Annual Retail Expenditures by Office Workers
$20,529,585
Taxable Sales Ca
80% $16,423,668
City Portion

1.50%
Total Sales Tax
$246,355
IV. Other Revenues
Office
Total RBA
1,167,350
Vacancy Rate
10%
Occupied S.F. (95% Occupancy)
1,050,615
S.F. Per Employee
185
# Employees
5,679
Jobs Per Population

0.43 Effective Population
2,469
FY 2024
Budget Amount
/Ca ita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$145,586
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$43,297
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$84,554
Licenses and Permits
$2,771,654
Effective Population
$23.35
$57,645
Charges for Services
$18,651,898
Effective Population
$157.13
$387,922
Other Revenues
$6,048,216
Effective Population
$50.95
$125,791
Transfers In
$4,795,305
Effective Population
$40.40
$99,733
Use of Reserves
$1,081,019
Effective Population
$9.11
$22,483
Total Other Revenues
$967,000
Total Annual Revenues $1,857,415
1Costar
2City of Vista Budget
3Based on industry standards for Office space
6cgg?} ad�Analysis of Alternatives D2 P 4 qf6g

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Industrial
Estimate of Annual Recurring Revenues
Vista GP - Industrial
I. Property Tax
Industrial S.F. 11,364,267
Value PSF1 $292.76
Estimated Value $3,326,974,299
Property Tax Rate 1.08152% $35,981,892
City Portion (includes VLF)Z 14.80%
Total Property Tax to City $5,325,320
Property Transfer Tax
Property Resold Every: 10 Years
Avg. Annual Resale Transaction Volume $332,697,430
Transfer Tax (per $1,000) $0.55
Total Property Transfer Tax (Annualized) $182,984
III. Sales Tax - Industrial Workers
Occupied S.F.
10,227,840
S.F. Per Employee
560
# Employees
18,264
Expenditure per Worker per Day
$10
Number of Working Days in Year
241
Total Annual Retail Expenditures by Office Workers
$44,016,240
Taxable Sales (a
80% $35,212,992
City Portion

1.50%
Total Sales Tax
$528,195
IV. Other Revenues
Industrial
Total RBA
11,364,267
Vacancy Rate
10%
Occupied S.F. (95% Occupancy)
10,227,840
S.F. Per Employee
560
# Employees
18,264
Jobs Per Population

0.43 Effective Population
7,940
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$468,213
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$139,244
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$271,932
Licenses and Permits
$2,771,654
Effective Population
$23.35
$185,389
Charges for Services
$18,651,898
Effective Population
$157.13
$1,247,581
Other Revenues
$6,048,216
Effective Population
$50.95
$404,551
Transfers In
$4,795,305
Effective Population
$40.40
$320,747
Use of Reserves
$1,081,019
Effective Population
$9.11
$72,307
Total Other Revenues
$3,110,000
Total Annual Revenues $9,146,499
1Costar
2City of Vista Budget
3Based on industry standards for Industrial space.
6cgg?} ad�Analysis of Alternatives D2 P cLe 4 gf66

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Residential
Estimate of Annual Recurring Revenues
Vista GP - Residential
I. Property Tax
Residential Dwelling Units
38,958
Value Per Dwelling Unit'-
$358,954
Estimated Value
$13,984,191,251
Property Tax Rate

1.08152% $151,241,825
City Portion (includes VLF)Z

14.80%
Total Property Tax to City
$22,383,790
II. Property Transfer Tax
Property Resold Every:

Avg. Annual Resale Transaction Volume
10 Years
$1,398,419,125
Transfer Tax (per $1,000) $0.55
Total Property Transfer Tax (Annualized) $769,131
III. Sales Tax - Residents
Number of Units 38,958
Av. HH Income $88,715
Total Income $3,456,175,606
Taxable Retail Sales
% of Income
General Merchandise

10.36%
$358,059,793
Apparel

2.84%
$98,155,387
Home Furnishings

3.15%
$108,869,532
Other Retail Stores

2.42%
$83,639,450
Misc. Retail Stores

0.28%
$9,677,292
Eating Drinking Establishments

5.57%
$192,508,981
Food Stores (Not Taxable)
----
----
Other Community -Oriented Stores

2.81%
$97,118,535
Total Taxable Retail Expenditures

27.43%
$948,028,969
City of Vista Captures 60% $568,817,381
City Portion of Sales Tax 1.50%
Total Sales Tax $8,532,261
6izgg?}ad�Analysis of Alternatives D2 Paw O2 gf6g

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IV. Other Revenues
Residential
Residential Dwelling Units 38,958
Persons Per Household (per SANDAG) 3.02
Total Residents 117,654
Effective Population 117,654
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$6,938,198
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$2,063,387
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$4,029,614
Licenses and Permits
$2,771,654
Effective Population
$23.35
$2,747,183
Charges for Services
$18,651,898
Effective Population
$157.13
$18,487,223
Other Revenues
$6,048,216
Effective Population
$50.95
$5,994,817
Transfers In
$4,795,305
Effective Population
$40.40
$4,752,968
Use of Reserves
$1,081,019
Effective Population
$9.11
$1,071,475
Total Other Revenues
$46,085,000
Total Annual Revenues $77,770,181
1Costar
2City of Vista Budget
3US Census - 2022
4U.S. Census Retail Expenditure Propensities
5London Moeder assumptions based on available retail categories within City of Vista boundaries. 8ciA1m�ad Analysis of Alternatives D2 Page, 4OT gf4g

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Retail
Estimate of Annual Recurring Revenues
Vista GP - Retail
I. Property Tax
Project S.F. 27,195,000
Value PSF1 $279.75
Estimated Value $7,607,850,695
Property Tax Rate 1.08152% $82,280,427
City Portion (includes VLF)2 19.64%
Total Property Tax to City $16,159,876
II. Property Transfer Tax
Property Resold Every:
10 Years
Avg. Annual Resale Transaction Volume
$760,785,070
Transfer Tax (per $1,000)
$0.55
Total Property Transfer Tax (Annualized)
$418,432
III. Sales Tax - Retail Footprint
Retail
Retail S.F.

Vacancy Rate
Occupied S.F.

Taxable Sales PSF3
Total Taxable Sales
27,195,000

10.0 24,475,500
$500
##########
City Portion of Sales Tax 1.50%
Total Sales Tax $183,566,250
Less: Reduction Factor for Sales Transfer within City of Vista 10% ($18,356,625) Less: office emp, ind emp and residents (Alt 1) ($9,306,811) Total Sales Tax $155,902,814
IV. Other Revenues
Retail
Occupied S.F.
24,475,500
S.F. Per Employee
333
# Employees
73,500
Total Employees
73,500
Jobs Per Population

0.43 Effective Population
31,952
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$1,884,236
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$560,363
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$1,094,339
Licenses and Permits
$2,771,654
Effective Population
$23.35
$746,064
Charges for Services
$18,651,898
Effective Population
$157.13
$5,020,653
Other Revenues
$6,048,216
Effective Population
$50.95
$1,628,038
Transfers In
$4,795,305
Effective Population
$40.40
$1,290,784
Use of Reserves
$1,081,019
Effective Population
$9.11
$290,985
Total Other Revenues
$12,515,000
Total Annual Revenues $184,996,122
1Costar
2City of Vista Budget
3LMA Assumption
4Accounts for existing retail inventory of 5.2 million SF 5Based on industry standards for retail space.
6cgg?}bb Analysis of Alternatives D2

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Alternative
uk1mM Analysis of Alternatives D2 P66 4 9166

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advisors
Office
Estimate of Annual Recurring Revenues
Vista GP - Office
I. Property Tax
Office S.F.
957,272
Value PSF1
$333.24
Estimated Value
$319,001,395
Property Tax Rate

1.08152%
$3,450,064
City Portion (includes VLF)2

14.80%
Total Property Tax to City
$510,609
II. Property Transfer Tax
Property Resold Every:
10 Years
Avg. Annual Resale Transaction Volume
$31,900,140
Transfer Tax (per $1,000)
$0.55
Total Property Transfer Tax (Annualized)
$17,545
III. Sales Tax - Office Workers
Occupied S.F.
861,545
S.F. Per Employee
185
# Employees
4,657
Expenditure per Worker per Day
$15
Number of Working Days in Year
241
Total Annual Retail Expenditures by Office Workers
$16,835,055
Taxable Sales (a
80%
$13,468,044
City Portion

1.50%
Total Sales Tax
$202,021
IV. Other Revenues
Office
Total RBA
957,272
Vacancy Rate
10%
Occupied S.F. (95% Occupancy)
861,545
S.F. Per Employee
185
# Employees
4,657
Jobs Per Population

0.43 Effective Population
2,024
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$119,386
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$35,505
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$69,338
Licenses and Permits
$2,771,654
Effective Population
$23.35
$47,271
Charges for Services
$18,651,898
Effective Population
$157.13
$318,111
Other Revenues
$6,048,216
Effective Population
$50.95
$103,153
Transfers In
$4,795,305
Effective Population
$40.40
$81,785
Use of Reserves
$1,081,019
Effective Population
$9.11
$18,437
Total Other Revenues
$793,000
Total Annual Revenues
$1,523,175
1Costar
2City of Vista Budget
3Based on industry standards for Office space.
8ciAlin Analysis of Alternatives
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Industrial
Estimate of Annual Recurring Revenues
Vista GP - Industrial
I. Property Tax
Industrial S.F.
11,364,267
Value PSFI
$292.76
Estimated Value
$3,326,974,299
Property Tax Rate

1.08152%
$35,981,892
City Portion (includes VLF)z

14.80%
Total Property Tax to City
$5,325,320
II. Property Transfer Tax
Property Resold Every:
10 Years
Avg. Annual Resale Transaction Volume
$332,697,430
Transfer Tax (per $1,000)
$0.55
Total Property Transfer Tax (Annualized)
$182,984
III. Sales Tax - Industrial Workers
Occupied S.F.
10,227,840
S.F. Per Employee
560
# Employees
18,264
Expenditure per Worker per Day
$10
Number of Working Days in Year
241
Total Annual Retail Expenditures by
Office Workers
$44,016,240
Taxable Sales (a
80%
$35,212,992
City Portion

1.50%
Total Sales Tax
$528,195
IV. Other Revenues
Industrial
Total RBA
11,364,267
Vacancy Rate
10%
Occupied S.F. (95% Occupancy)
10,227,840
S.F. Per Employee
560
# Employees
18,264
Jobs Per Population

0.43 Effective Population
7,940
FY 2024
Budget Amount
Ca ita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$468,213
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$139,244
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$271,932
Licenses and Permits
$2,771,654
Effective Population
$23.35
$185,389
Charges for Services
$18,651,898
Effective Population
$157.13
$1,247,581
Other Revenues
$6,048,216
Effective Population
$50.95
$404,551
Transfers In
$4,795,305
Effective Population
$40.40
$320,747
Use of Reserves
$1,081,019
Effective Population
$9.11
$72,307
Total Other Revenues
$3,110,000
Total Annual Revenues $9,146,499
1Costar
2City of Vista Budget
3Based on industry standards for Industrial space.
6cgg?}tt�Analysis of Alternatives D2 P�L 04j 9166

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Residential
Estimate of Annual Recurring Revenues
Vista GP - Residential
I. Property Tax
Residential Dwelling Units
52,369
Value Per Dwelling Unit'-
$358,954
Estimated Value
$18,798,053,969
Property Tax Rate

1.08152% $203,304,713
City Portion (includes VLF)Z

14.80%
Total Property Tax to City
$30,089,098
II. Property Transfer Tax
Property Resold Every:

Avg. Annual Resale Transaction Volume
10 Years
$1,879,805,397
Transfer Tax (per $1,000) $0.55
Total Property Transfer Tax (Annualized) $1,033,893
III. Sales Tax - Residents
Number of Units 52,369
Av. HH Income $88,715
Total Income $4,645,915,835
Taxable Retail Sales
% of Income
General Merchandise

10.36%
$481,316,881
Apparel

2.84%
$131,944,010
Home Furnishings

3.15%
$146,346,349
Other Retail Stores

2.42%
$112,431,163
Misc. Retail Stores

0.28%
$13,008,564
Eating Drinking Establishments

5.57%
$258,777,512
Food Stores (Not Taxable)
----
----
Other Community -Oriented Stores

2.81%
$130,550,235
Total Taxable Retail Expenditures

27.43%
$1,274,374,714
City of Vista Captures 60% $764,624,828
City Portion of Sales Tax 1.50%
Total Sales Tax $11,469,372
6O/ 1t?�Analysis of Alternatives D2 P agip 4
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IV. Other Revenues
Residential
Residential Dwelling Units 52,369
Persons Per Household (per SANDAG) 3.02
Total Residents 158,154
Effective Population 158,154
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$9,326,576
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$2,773,680
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$5,416,753
Licenses and Permits
$2,771,654
Effective Population
$23.35
$3,692,863
Charges for Services
$18,651,898
Effective Population
$157.13
$24,851,191
Other Revenues
$6,048,216
Effective Population
$50.95
$8,058,449
Transfers In
$4,795,305
Effective Population
$40.40
$6,389,111
Use of Reserves
$1,081,019
Effective Population
$9.11
$1,440,315
Total Other Revenues
$61,949,000
Total Annual Revenues $104,541,363
1Costar
2City of Vista Budget
3US Census - 2022
4U.S. Census Retail Expenditure Propensities
5London Moeder assumptions based on available retail categories within City of Vista boundaries. 8ciA1m�ad Analysis of Alternatives D2 P6gX 4OT qf, g

London moeder
advisors
Retail
Estimate of Annual Recurring Revenues
Vista GP - Retail
I. Property Tax
Project S.F.
14,432,220
Value PSFI
$279.75
Estimated Value
$4,037,439,785
Property Tax Rate

1.08152% $43,665,719
City Portion (includes VLF)Z

19.64%
Total Property Tax to City
$8,575,947
II. Property Transfer Tax
Property Resold Every:
10 Years
Avg. Annual Resale Transaction Volume
$403,743,979
Transfer Tax (per $1,000)
$0.55
Total Property Transfer Tax (Annualized)
$222,059
III. Sales Tax - Retail Footprint
Retail
Retail S.F.

Vacancy Rate
Occupied S.F.

Taxable Sales PSF3
Total Taxable Sales
14,432,220

10.0%
12,988,998
$500
$6,494,499,000
City Portion of Sales Tax 1.50%
Total Sales Tax $97,417,485
Less: Reduction Factor for Sales Transfer within City of Vista 10% ($9,741,749) Less: office emp, ind emp and residents (Alt 1) ($12,199,588) Total Sales Tax $75,476,149
IV. Other Revenues
Retail
Occupied S.F.
12,988,998
S.F. Per Employees
333
# Employees
39,006
Total Employees
39,006
Jobs Per Population

0.43 Effective Population
16,957
FY 2024
Budget Amount
/Ca ita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$999,952
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$297,381
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$580,759
Licenses and Permits
$2,771,654
Effective Population
$23.35
$395,932
Charges for Services
$18,651,898
Effective Population
$157.13
$2,664,430
Other Revenues
$6,048,216
Effective Population
$50.95
$863,990
Transfers In
$4,795,305
Effective Population
$40.40
$685,011
Use of Reserves
$1,081,019
Effective Population
$9.11
$154,424
Total Other Revenues
$6,642,000
Total Annual Revenues $90,916,155
1Costar
2City of Vista Budget
3LMA Assumption
4Accounts for existing retail inventory of 5.2 million SF. 5Based on industry standards for retail space.
6cgg?} ad�Analysis of Alternatives D2 P,1W 5 1f66

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advisors
Alternative 2
uk1mM Analysis of Alternatives D2 Pdr 551 1166

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advisors
Office
Estimate of Annual Recurring Revenues
Vista GP - Office
I. Property Tax
Office S.F. 957,272
Value PSF1 $333.24
Estimated Value $319,001,395
Property Tax Rate 1.08152% $3,450,064
City Portion (includes VLF)' 14.80%
Total Property Tax to City $510,609
II. Property Transfer Tax
Property Resold Every: 10 Years
Avg. Annual Resale Transaction Volume $31,900,140
Transfer Tax (per $1,000) $0.55
Total Property Transfer Tax (Annualized) $17,545
Occupied S.F.
861,545
S.F. Per Employee
185
# Employees
4,657
Expenditure per Worker per Day
$15
Number of Working Days in Year
241
Total Annual Retail Expenditures by Office Workers
$16,835,055
Taxable Sales (a
80% $13,468,044
City Portion

1.50%
Total Sales Tax
$202,021
III. Other Revenues
Office
Total RBA
957,272
Vacancy Rate
10%
Occupied S.F. (95% Occupancy)
861,545
S.F. Per Employee
185
# Employees
4,657
Jobs Per Population

0.43 Effective Population
2,024
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$119,386
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$35,505
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$69,338
Licenses and Permits
$2,771,654
Effective Population
$23.35
$47,271
Charges for Services
$18,651,898
Effective Population
$157.13
$318,111
Other Revenues
$6,048,216
Effective Population
$50.95
$103,153
Transfers In
$4,795,305
Effective Population
$40.40
$81,785
Use of Reserves
$1,081,019
Effective Population
$9.11
$18,437
Total Other Revenues
$793,000
Total Annual Revenues $1,523,175
1Costar
2City of Vista Budget
3Based on industry standards for Office space.
6cgg?} bb Analysis of Alternatives D2 Pf 552 gf6g

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advisors
Industrial
Estimate of Annual Recurring Revenues
Vista GP - Industrial
I. Property Tax
Industrial S.F.
11,364,267
Value PSF1
$292.76
Estimated Value
$3,326,974,299
Property Tax Rate

1.08152% $35,981,892
City Portion (includes VLF)2

14.80%
Total Property Tax to City
$5,325,320
II. Property Transfer Tax
Property Resold Every:
10 Years
Avg. Annual Resale Transaction Volume
$332,697,430
Transfer Tax (per $1,000)
$0.55
Total Property Transfer Tax (Annualized)
$182,984
III. Sales Tax - Industrial Workers
Occupied S.F.
10,227,840
S.F. Per Employee
560
# Employees
18,264
Expenditure per Worker per Day
$10
Number of Working Days in Year
241
Total Annual Retail Expenditures by Office Workers
$44,016,240
Taxable Sales (a
80% $35,212,992
City Portion

1.50%
Total Sales Tax
$528,195
IV. Other Revenues
Industrial
Total RBA
11,364,267
Vacancy Rate
10%
Occupied S.F. (95% Occupancy)
10,227,840
S.F. Per Employee3
560
# Employees
18,264
Jobs Per Population

0.43 Effective Population
7,940
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$468,213
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$139,244
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$271,932
Licenses and Permits
$2,771,654
Effective Population
$23.35
$185,389
Charges for Services
$18,651,898
Effective Population
$157.13
$1,247,581
Other Revenues
$6,048,216
Effective Population
$50.95
$404,551
Transfers In
$4,795,305
Effective Population
$40.40
$320,747
Use of Reserves
$1,081,019
Effective Population
$9.11
$72,307
Total Other Revenues
$3,110,000
Total Annual Revenues $9,146,499
1Costa r
2City of Vista Budget
3Based on industry standards for Industrial space.
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Residential
Estimate of Annual Recurring Revenues
Vista GP - Residential
I. Property Tax
Residential Dwelling Units
48,631
Value Per Dwelling Unit'-
$358,954
Estimated Value
$17,456,284,492
Property Tax Rate

1.08152% $188,793,208
City Portion (includes VLF)Z

14.80%
Total Property Tax to City
$27,941,395
II. Property Transfer Tax
Property Resold Every:

Avg. Annual Resale Transaction Volume
10 Years
$1,745,628,449
Transfer Tax (per $1,000) $0.55
Total Property Transfer Tax (Annualized) $960,096
III. Sales Tax - Residents
Number of Units 48,631
Av. HH Income $88,715
Total Income $4,314,299,165
Taxable Retail Sales
% of Income
General Merchandise

10.36%
$446,961,393
Apparel

2.84%
$122,526,096
Home Furnishings

3.15%
$135,900,424
Other Retail Stores

2.42%
$104,406,040
Misc. Retail Stores

0.28%
$12,080,038
Eating Drinking Establishments

5.57%
$240,306,463
Food Stores (Not Taxable)
----
----
Other Community -Oriented Stores

2.81%
$121,231,807
Total Taxable Retail Expenditures

27.43%
$1,183,412,261
City of Vista Captures 60% $710,047,357
City Portion of Sales Tax 1.50%
Total Sales Tax $10,650,710
6izgg?} ad�Analysis of Alternatives D2 PAW 554 gf6g

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advisors
IV. Other Revenues
Residential
Residential Dwelling Units 48,631
Persons Per Household (per SANDAG) 3.02
Total Residents 146,866
Effective Population 146,866
FY 2024
Budget Amount
/Capita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$8,660,862
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$2,575,700
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$5,030,115
Licenses and Permits
$2,771,654
Effective Population
$23.35
$3,429,273
Charges for Services
$18,651,898
Effective Population
$157.13
$23,077,360
Other Revenues
$6,048,216
Effective Population
$50.95
$7,483,252
Transfers In
$4,795,305
Effective Population
$40.40
$5,933,068
Use of Reserves
$1,081,019
Effective Population
$9.11
$1,337,508
Total Other Revenues
$57,527,000
Total Annual Revenues $97,079,201
1Costar
2City of Vista Budget
3US Census - 2022
4U.S. Census Retail Expenditure Propensities
5London Moeder assumptions based on available retail categories within City of Vista boundaries. 80/28/ Analysis of Alternatives D2 P-1ye 011 9W9

London moeder
advisors
Retail
Estimate of Annual Recurring Revenues
Vista GP - Retail
I. Property Tax
Project S.F.
16,598,940
Value PSF1
$279.75
Estimated Value
$4,643,583,645
Property Tax Rate

1.08152% $50,221,286
City Portion (includes VLF)2

14.80%
Total Property Tax to City
$7,432,750
II. Property Tra n sfer Tax
Property Resold Every:
10 Years
Avg. Annual Resale Transaction Volume
$464,358,364
Transfer Tax (per $1,000)
$0.55
Total Property Transfer Tax (Annualized)
$255,397
III. Sales Tax - Retail Footprint
Retail
Retail S.F.

Vacancy Rate
Occupied S.F.

Taxable Sales PSF3
Total Taxable Sales
16,598,940

10.0%
14,939,046
$500
$7,469,523,000
City Portion of Sales Tax 1.50%
Total Sales Tax $112,042,845
Less: Reduction Factor for Sales Transfer within City of Vista 10% ($11,204,285) Less: office emp, ind emp and residents (Alt 1) ($11,380,926) Total Sales Tax $89,457,635
IV. Other Revenues
Retail
Occupied S.F.
14,939,046
S.F. Per Employees
333
# Employees
44,862
Total Employees
44,862
Jobs Per Population

0.43 Effective Population
19,502
FY 2024
Budget Amount
/Ca ita
Cannabis Tax
$7,000,000
Effective Population
$58.97
$1,150,076
Transient Occupancy Tax
$2,081,767
Effective Population
$17.54
$342,027
Franchise Fee Taxes
$4,065,508
Effective Population
$34.25
$667,949
Licenses and Permits
$2,771,654
Effective Population
$23.35
$455,373
Charges for Services
$18,651,898
Effective Population
$157.13
$3,064,443
Other Revenues
$6,048,216
Effective Population
$50.95
$993,701
Transfers In
$4,795,305
Effective Population
$40.40
$787,852
Use of Reserves
$1,081,019
Effective Population
$9.11
$177,608
Total Other Revenues
$7,639,000
Total Annual Revenues $104,784,782
1Costar
2City of Vista Budget
3LMA Assumption
4 Accounts for existing retail inventory of 5.2 million SF 5Based on industry standards for retail space.
8ciA1m�ad Analysis of Alternatives D2

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advisors
Corporate Profile
London Moeder Advisors

REPRESENTATIVE SERVICES
Market and Feasibility Studies Development Services Litigation Consulting Financial Structuring Fiscal Impact Workout Projects
Asset Disposition Strategic Planning MAI Valuation
Government Processing Capital Access Economic Analysis
London Moeder Advisors (formerly The London Group) was formed in 1991 to provide real estate advisory services to a broad range of clientele. The firm principals, Gary London and Nathan Moeder, combine for over 60 years of experience. We have analyzed, packaged and achieved capital for a wide variety of real estate projects. Clients who are actively pursuing, developing and investing in projects have regularly sought our advice and financial analysis capabilities. Our experience ranges from large scale, master planned communities to urban redevelopment projects, spanning all land uses and development issues of all sizes and types. These engagements have been undertaken principally throughout North America and Mexico.

A snapshot of a few of the services we render for both the residential and commercial sectors:
• Market Analysis for mixed use, urban and suburban properties. Studies concentrate on market depth for specific products, detailed recommendations for product type, absorption and future competition. It also includes economic overviews and forecasts of the relevant communities. • Financial Feasibility Studies for new projects of multiple types, including condominium, apartment, office, and master -planned communities. Studies incorporate debt and equity needs, sensitivity analyses, rates of return and land valuations.
• Litigation support/expert witness services for real estate and financial related issues, including economic damages/losses, valuations, historic market conditions and due diligence. We have extensive deposition, trial, mediation and arbitration experience.
• Investment studies for firms acquiring or disposing of real estate_ Studies include valuation, repositioning projects and portfolios, economic/real estate forecasts and valuation of partnerships. Often, the commercial studies include the valuation of businesses. • Estate Planning services including valuation of portfolios, development of strategies for disposition or repositioning portfolios, succession planning and advisory services for high net worth individuals. We have also been involved in numerous marriage dissolution assignments where real estate is involved. • Fiscal Impact, Job Generation and Economic Multiplier Effect Reports, traditionally prepared for larger commercial projects and in support of Environmental Impact Reports. We have been retained by both developers and municipalities for these reports. The studies typically relate to the tax revenues and employment impacts of new projects.

The London Group also draws upon the experience of professional relationships in the development, legal services, financial placement fields as well as its own staff. Clients who are actively investigating and investing in apartment projects, retail centers, commercial projects, mixed use developments and large master plans have regularly sought our advice and financial analysis capabilities.

San Diego: 825 10th Ave I San Diego, CA 92101 1 (619) 269-4010 Carlsbad: 5946 Priestly Drive #201 1 Carlsbad, CA 92008 1 (619) 269-4012 8ciA1 n�ad Analysis of Alternatives D2 P �eO- 188

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Contact Information
This analysis was prepared by London Moeder Advisors commissioned by the City of Vista.

Research for this development was completed in May 2024. Conclusions and recommendations are strictly those of London Moeder Advisors. Users of this information should recognize that assumptions and projections contained in this report will vary from the actual experience in the marketplace. Therefore, London Moeder Advisors is not responsible for the actions taken or any limitations, financial or otherwise, of property owners, investors, developers, lenders, public agencies, operators or tenants.

This assignment was completed by the staff of London Moeder Advisors. Nathan Moeder, Principal, served as project director. Collin Wagstaff, Analyst, conducted analysis and prepared exhibits in this report. Gary London, Senior Principal, provided strategic consultation, editing and recommendations. For further information or questions contact us at:

London Moeder Advisors
San Diego: 825 10th Ave I San Diego, CA 92101 1 (619) 269-4010 Carlsbad: 5946 Priestly Drive #201 1 Carlsbad, CA 92008 1 (619) 269-4012 www.londonmoeder.com
6cg LmAb� nalysis of Alternatives D2 PaaP 4 T69

GENERAL PLAN UPDATE 2050
City of Vista General Plan Update
Workshop Series #2 —Land Use Alternatives Summary
Report
May 7, 2024
Prepared for:

Prepared by:

RICK
5620 Friars Rd, San Diego
CA 92110
EXHIBIT 4
05/28/2024 D2 74 of 188

Introduction
This report has been prepared following the completion of Workshop Series #2, "Land Use Alternatives;" a vital part of the City of Vista General Plan Update (GPU). This report provides information about the public meetings and summarizes the key findings gathered from this Workshop Series. This information will be used to inform the preparation of the General Plan and associated Land Use Plan and serve as a reference point for city officials as they work to address the needs and aspirations of the community.

How was the Workshop Series organized?
The Land Use Alternatives Workshop Series was organized as a four -meeting series similar to the previous City of Vista GPU Workshop Series #1. There are three series of Outreach Workshops scheduled for the GPU Process overall. Each Workshop Series corresponds to an important phase of the project and the Land Use Alternatives Series was the second phase:
• Workshop Series #1 - Establishing the Vision
• Workshop Series #2 — Land Use Alternatives
• Workshop Series #3 — General Plan Update
Each Workshop Series includes four public meetings, held within the same calendar week. The workshops were held in each of the City's four Council Districts to ensure equal access to participation in the General Plan Update. Three of the four workshops were held in English with Spanish translation offered; one was held entirely in Spanish with English translation offered. The format, discussion topics, materials, and activities were consistent across the four meetings within the series. The dates, times, and locations of each workshop are listed in the table below.

Date
Time
District
Location
Vista Innovation and Design
Monday, January 29, 2024
6:00pm-8:00pm
3 Academy
740 Olive Ave, Vista, CA 92083
Hyatt Place Vista
Tuesday, January 30, 2024
6:00pm-8:00pm
4 2645 S Melrose Dr, Vista, CA
92081
Wednesday, January 31,
Linda Rhoades Recreation Center
2024
6:00pm-8:00pm
1 600 N Santa Fe Ave, Vista, CA
92084
Gloria McClellan Senior Center
Thursday, February 1, 2024
6:00pm-8:00pm
2 1400 Vale Terrace Dr, Vista, CA
92084
Each meeting included the following program:

1. Presentation - A member of the project team started the meeting with a presentation about the GPU process, progress to date, and defined the purpose and development for the proposed land use alternatives that were at the center of the discussion. 2 1 P a g e
05/28/2024 D2 75 of 188

2. Question and Answer Period - A short question and answer period was facilitated for questions regarding the presentation.

3. Breakout Table Discussions - Attendees organized themselves into several groups seated around tables throughout the room. Each table was equipped with a facilitator, note taker, as well visual aids that depicted where land uses were changing, and what different changes may look like through the use of visual renderings of buildings and intersections developed at different densities. Each table then engaged in facilitating a dialogue between the participants, prompting them to describe their impressions of each of the two alternatives. Facilitators attempted to guide the discussion to solicit the participants' impression of each Land Use Alternative and whether the community considered those positive or negative outcomes.

4. Report Out — Following the table discussion, the facilitators at each table shared out the key themes that were discussed at their table with the overall group.

What Did We Discuss and Why?
The presentation and breakout table discussions focused on understanding and evaluating the two proposed draft Land Use Alternatives — Intermediate Growth and Sustainable Focused Growth. The Land Use Alternatives are different versions of where and how new physical development could be distributed throughout the city as follows:

Intermediate Growth Alternative
This Alternative would feature high -density housing (2-4 story buildings) and mixed -use development (both housing and commercial uses) within Vista's downtown, and along key commercial corridors in the City. More emphasis would be given to improving bicycle and pedestrian facilities, such as sidewalks, bike lanes, and transit stops. Growth in population, infrastructure, and economic activity would occur gradually over the next 25 years.

Sustainable Focused Growth Alternative
This Alternative would feature higher density mixed -use development (4-5 story buildings) near transit centers (i.e. bus/Sprinter stations), within Vista's downtown, and mixed use along key commercial corridors. More emphasis would be given to improving bicycle and pedestrian facilities, such as sidewalks, bike lanes, and transit stops. Greater growth in population, infrastructure, and economic activity would occur in specific areas, mainly along the corridor and downtown.

The purpose of Workshop Series #2 was to compare the alternatives and to determine if one was preferable to the other. Input received for both alternatives will be used to inform the development of the ultimate "Preferred" Plan which will be studied in greater depth in the Environmental Impact Report.
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Who Was Engaged?
How was the Report Created?
Following the completion of the Workshop, the project team methodically transcribed the notes taken at each meeting. The notes were then grouped thematically and consolidated if they addressed similar themes. Those that were mentioned most frequently were organized at the top of the list to highlight their significance.
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How will the Input be Used?
The input gathered during Workshop Series #2 will be used to select a Preferred Land Use Alternative. In addition to the community input recorded in this report, the City Council will review General Plan Update related materials, including this Summary Report and findings. Once a Preferred Land Use Alternative has been selected, staff will proceed with the environmental analysis of one of the two proposed Land Use Alternatives described above, either the Intermediate Growth Plan, the Sustainable Focused Growth Plan, a refinement of one or the other, or a composite of both.

What Did We Hear?
The Workshop Series #2 Outreach participant levels were significantly higher than those during the Workshop Series #1 Outreach with a total of 143 people in attendance. We were able to hear from a larger and more diverse group demographically, highlighting the needs of sectors of the population that are often underserved or absent from these types of collaborative workshops.

The input gathered from the Workshop Series #2 is detailed below and organized by Council District. Input mentioned most frequently has been placed at the top of the list to highlight consensus and significance. Remaining input has then been further sorted into high level themes.

The themes vary slightly by Council District demonstrating the unique needs of each area of the city. The input that is grouped under the "Land Use Alternatives" theme will be used to inform which Alternative is selected as the Preferred Plan, while other categories contribute to the formation of goals and policies related to each Element in the General Plan.

The input from the Workshop Series #2 meetings have been summarized to be "action oriented" and provide a specific directive to city officials. The changes were largely grammatical, and every effort was made to retain the wording and the context in which the comment was made. A list of the comments in their verbatim form are included in Appendix A. Note that some input and community preferences are different and sometimes conflict.

Council District 1
Land Use Alternatives
• Facilitate sustainable, balanced, and gradual growth. • Understand and address issues associated with increased size, population density, and significant migration to Vista (i.e. traffic, crowding, affordability etc.). • Ensure new development is financially viable and accessible for all residents. • Preserve the small-town feel of Vista as the population increases. • Create requirements and guidelines for the provision of greenspace (i.e. trees, community gardens) associated with new development.
• Ensure increased development and associated population growth is accompanied with adequate job opportunities.
• Ensure new development is accompanied by nearby open spaces and community amenities (i.e. pocket parks).
• Leverage underused or abandoned sites for infill development. • Consolidate commercial uses in downtown core and one shopping center. 5 1 P a g e
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• Support higher density development on West Vista Way. • Facilitate a diversity of building designs to create interesting streets. • No clear preference for an alternative or density was noted.

Housine
• Provide a diversity of housing and development options. • Ensure housing is affordable and available.
• Leverage underused or undeveloped buildings/sites for new housing. • Provide more opportunities for homeownership.

Circulation
• Prioritize walkability by increasing pedestrian safety and expanding pedestrian infrastructure.
• Prioritize pedestrian safety.
• Address traffic congestion.
• Consider additional traffic calming measures such as roundabouts. • Ensure safety measures and proper signage at intersections and roundabouts. • Provide adequate parking to meet demand.

Streetscape and Urban Desian
• 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.

Public Space and Community Activity
• Provide more parks and recreation spaces.
• 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.

Council District 2
Land Use Alternatives
• 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). • Focus development on the city center/downtown to protect existing residential areas from commercial development.
• Consider adjusting the allowable density in the single-family zone to support more growth.
• Limit residential development near the freeway.
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• Ensure there is thoughtful integration between higher density areas to the adjacent lower -density areas.
• Incorporate a variation in density to create visual appeal. • Consider annexation of unincorporated areas.
• Explore the 15-minute village/hub-and-spoke approach. • Prioritize commercial or mixed -use development that provides food services, specifically grocery stores and sit-down restaurants.
• Approve additional density around the East Vista Way and Melrose Drive corridor. • Ensure availability of affordable housing.
• Prioritize affordable housing for groups such as seniors, veterans, low-income population, families, and work force.
• Leverage funding and housing programs to address homelessness. • Provide opportunities for homeownership.
• Provide housing in the downtown area.
• Learn from surrounding communities about what types of development and what locations make housing unaffordable.
• Consider using underused commercial (office) buildings for housing.

Circulation
• Consider the impacts of density on parking infrastructure (i.e. overflow parking into residential neighborhoods) and provide parking infrastructure to accommodate growth. • Address traffic congestion.
• Provide access to alternative transportation options. • Improve active transportation infrastructure (i.e. sidewalks, bike lanes, bus stops, bus shelters).
• Introduce traffic calming measures to slow cars and increase pedestrian safety. • Advocate for higher frequency regional transit and improved bus rapid transit (BRT) network.
• Improve road infrastructure and ensure streets are clean and paved. • Understand how density will impact traffic levels before approving developments. • Enhance and expand the City's trail network.

Streetscape Improvements and Urban Design
• Provide additional street trees and green spaces.
• Improve street lighting.
• Improve and expand sidewalk network and wayfinding signage. • Focus on addressing vacant or rundown storefronts; limit commercial uses to make commercial more viable.
• Provide a pedestrian -only promenade.
• Understand how density will impact the public realm (i.e. noise, crowding etc.). • Encourage modern designs that fit with the neighborhood feel. • Encourage classical and traditional design including adobe style architecture to preserve the historic character.
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Community Amenities and Commercial Uses
• Gain a better understanding of the demand for additional commercial space and respond accordingly.
• Establish additional parks that are centrally located and within walking distance of residential areas.
• Activate underutilized open spaces to provide recreation and athletic facilities and amenities.
• Address food deserts by providing adequate grocery stores and food services. • Understand the impact of projected population growth on the school system. • Provide clean and safe public washrooms.
• Ensure seniors have easy access to healthcare and essential services. • Provide services, activities, and amenities that cater to young adults and children (i.e. theaters, bowling alleys, arcades etc.).
• Provide a variety of storefront options to ensure affordability for a variety of business types.
• Consider job creation and the economic impact that is associated with the forecasted population increase.
• Limit any loss of commercial space.
• Provide support for local, small businesses.

Governance and Planninn
• Ensure that Vista is welcoming to everyone.
• Consider the creation of a Multiple Species Conservation Plan. • Consider clean energy generation.
• Develop Vista as destination city for families to live and visit. • Consider reducing parking requirements and start charging for street parking. • Prioritize community safety.

Council District 3
Land Use Alternatives
• Pursue the "Intermediate Growth Alternative" and consider adding more density in the future.
• Ensure new development integrates with the character and scale of the existing neighborhood.
• Prioritize transit -oriented development (i.e. higher density development is better suited in areas close to transit).
• Prioritize the provision of housing over commercial development. • Locate commercial uses along busy roadways (freeways) and residential uses in neighborhoods.
• Consider horizontal mixed -use developments and how it can integrate with the existing neighborhood.
• Approve commercial development that accommodates businesses that improve and serve the community (i.e. less retail and more entertainment and activities). • Preserve the small-town character and feel of Vista.
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• Avoid concentrating low-income housing in one area; distribute throughout the City. • Facilitate the provision of small neighborhood grocery stores throughout the community. • Aim to meet state mandated housing minimums in a way that works for the community by facilitating gentle density and infill development gradually. • Consider ways to maximize the development we already have, rather than focusing efforts completely on new development.
• Ensure density is accompanied by facilities to accommodate methods of alternative transportation (i.e. sidewalks, bike racks, transit stops).

Urban Design and Str( LOUC2Pk.
• Consider adding additional street and decorative lighting. • Ensure a cohesive integration of the surrounding area in the design of new buildings. • Provide more shade trees, greenery, and landscaping on street level. • Encourage the provision of balconies and outdoor space in new multi-family/mixed-use developments.
• Incorporate more color into building facades.
• Prioritize safety in building design.
• Widen sidewalks to increase walkability and enhance the public realm. • Provide public green space/open space for residents living and working in denser areas of the City.
• Work to underground utilities as development occurs.
• Identify Vista's "design identity".
• Activate vacant or underused storefronts.

Housing
• Provide affordable housing for all residents.
• Provide a variety of housing sizes and styles for all income ranges. • Facilitate home ownership opportunities.
• Implement inclusionary housing policy.
• Develop and enforce rental unit quotas for new development. • Disperse affordable housing options throughout the City, not located in one area.

Communitv Amenities and Culture
• Provide community gathering spaces (i.e. outdoor meeting spaces and community centers)
• Provide entertainment and activities for all ages.
• Activate public spaces with community events.
• Prioritize arts and culture through an arts hub, murals, sculptures, and other public art installations.
• Provide adequate parks, open spaces, and recreation facilities (i.e. soccer/sports fields, skating rink, trampoline park).

Parking
• Consider the impacts of increased density on parking. • Provide additional parking to accommodate all residents and visitors. 9 1 P a g e
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• Focus density and development in areas where there is capacity for additional parking infrastructure.
• Explore underground parking for mixed -use buildings.

Commercial Developmen-
• Maximize the use of existing commercial spaces before developing new ones. • Provide support for existing businesses, in particular small, local businesses. • Provide more retail options.
• Support the establishment of a variety of unique businesses; make it economically viable for unique businesses to establish themselves.
• Limit the amount of new drive throughs permitted.

Circulation
• Address traffic congestion.
• Consider how increased density will impact traffic.
• Develop separated bike lanes.
• Prioritize making the city more walkable.
• Improve transit amenities (i.e. add lighting, seating, and shelters to bus stops). • Explore the use of innovative traffic control mechanisms (i.e. Artificial Intelligence). • Expand the local and regional transit network.
• Provide crosswalks and pedestrian crossing lights at busy intersections. • Consider how autonomous vehicles will be integrated into the planning process in the future.

Council District 4
Land Use Alternatives
• Consider the "Intermediate Growth Alternative" with areas with more density. • With increased density, prioritize livability by providing adequate public amenities, open space, and streetscape improvements to accommodate the growth. • Consider the areas topography, scale in relation to adjacent buildings, and surrounding uses when siting higher density developments.
• Incorporate a mix of the Intermediate Growth Scenario and the Sustainable Focused Growth Scenario to provide a variety of options.
• Focus mixed use development in central areas (i.e. Sycamore Ave, Downtown, South Santa Fe Drive, Burlington).
• Create pockets of density throughout the city to cut down on vehicle trips and create walkable neighborhoods.
• Incorporate retail into mixed use development.
• Limit mixed use development and housing in areas close to freeway (i.e. West Vista Way) due to air quality and noise issues.
• Retain and expand high quality commercial uses.
• Preserve the scale of the city and prevent crowding.
• Ensure new development is not just well designed but is functional for the community (walkable to amenities and services).
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• Create a buffer between residential and commercial areas. • Consider the impacts of increased density along busy corridors (i.e. pedestrian safety, traffic, air quality, noise).

Circulation
• Provide adequate parking as population increases.
• Consider underground parking or parking structures to meet demand. • Reduce traffic congestion.
• Plan the city for people and not for cars.
• Increase walkability and create a safe pedestrian environment (i.e. improve sidewalks). • Plan the community with multi -modal transportation in mind (i.e. connecting active transportation network to transit network).
• Provide protected bike lanes and bike amenities (i.e. bike racks). • Ensure transit is convenient (i.e. increase service, stops and train lines). • Connect the bike and pedestrian network to the Inland Rail Trail. • Avoid lowering parking requirements without providing alternative (i.e. active transportation).

Streetscape and Urban Desiqn
• Incorporate landscaping and greenery (i.e. trees) to improve walkability (i.e. shade and air quality).
• Ensure adequate building setbacks and focus on the appropriate scale of development to limit feelings of people overcrowded or confided.
• Prioritize high quality building material and design. • Provide adequate street lighting.
• Activate underutilized storefronts.
• Provide community gardens for people living in multi -family buildings. • Provide street art and murals.
• Protect view corridors from dense development.
• Encourage modern designs that fit with the neighborhood feel. • Encourage classical and traditional design to preserve the historic character of the area.

Public Space, Communitv, and Culturr
• Provide additional parks and open spaces that are within walking distance. • Create spaces where the community can gather (i.e. outdoor meeting spaces, music, arts, and entertainment venues).
• Protect and support local small businesses.
• Ensure residents have equal access to services and amenities such as schools, grocery stores, entertainment, and community gathering spaces.
• Prioritize the creation of an urban centers and central gathering space. • Provide additional dining, shopping, recreation, and entertainment options. • Provide access to arts and culture opportunities.

Planning and GovernancE
• Ensure infrastructure improvements keep up with growth. 111Page
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• Encourage a change in the city's strategy to effectively manage the challenge of reaching buildout, a milestone in the community's history. • Protect and enhance the local economy.
• Communicate the beneficial aspects of density and land use changes to the community. • Permit uses that are beneficial to the community's wellbeing (i.e. limit dispensaries). • Ensure transparency and accountability from city officials throughout every planning process and development decision, actively involving and addressing the concerns of the community.
• Learn from the experiences of neighboring communities regarding density and multi- family developments to inform and enhance our approach. • Utilize the community identity as a guide to planning decisions.

Housing
• Provide affordable housing for all residents of Vista. • Provide a balance of affordable rentals and ownership. • Provide more home ownership opportunities.

Key Takeaways
The input gathered from Workshop Series #2 highlights a common theme of balancing growth while preserving the unique character of Vista. Residents emphasized the need for sustainable, gradual development that addresses challenges commensurate with growth associated with increased size and population density. There is a common theme of ensuring new developments are financially viable, accessible, and offer a variety of housing options, including affordable choices and opportunities for ownership. Open spaces, greenspaces, and amenities, such as pocket parks and community gardens, are integral to maintaining the small-town feel amidst increasing population. Each district emphasized walkability, improved circulation, and traffic management, with considerations for alternative transportation. Urban design and streetscape improvements focused on creating aesthetically pleasing, safe, and vibrant public spaces that integrate seamlessly with existing neighborhoods. Additionally, community amenities, cultural offerings, and support for local businesses are vital components in fostering a strong sense of community identity. Participants highlighted the importance of transparency, accountability, and community involvement to the decision -making process. Overall, there is a shared commitment to ensuring that growth aligns with the well-being and unique identity of the Vista community.

Although these community objectives can be achieved by both the Intermediate and Sustainable Focused Land Use Alternatives, the majority of participants input and preferences for the scale and impact of developments aligned more with the intent of Intermediate Land Use Alternative.

Next Steps
Using the valuable takeaways from this Workshop Series #2 engagement, the GPU project will move forward into the next phase of work. The next steps are as follows:

1. Prepare Preferred Land Use Alternative - Refine the Land Use Alternatives and present the key takeaways from this report and other General Plan supplementary material to City 121Page
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Council. Once a "Preferred Alternative" has been selected staff will proceed with the environmental analysis based on Preferred Alternative.

2. Prepare Notice of Preparation/Environmental Impact Report - Once a "Preferred Alternative" is selected, in-depth analysis will begin to determine the environmental effects of the Land Uses and densities proposed. A Notice of Preparation for the Programmatic Environmental Impact Report will be prepared and posted on the States Environmental Clearinghouse website.

3. Mobility Network Planning and Analysis — Transportation forecast outputs will be used to develop a preferred network alternative. This will be used to develop the Circulation Element of the General Plan update.

4. Environmental Scoping Session — Before the preparation of the Environmental Impact Report, a forum where residents can discuss the most important environmental issues to them, and what the EIR should most closely address will be held. Information on this public event will be available in the future and advertised on every available platform.

5. Prepare the Draft General Plan and EIR - Prepare the updates to the General Plan Elements and prepare the Environmental Impact Report.

6. Conduct Workshop Series #3 — Workshop Series #3 will focus on sharing the draft General Plan, which will include updates to each General Plan element, the findings of the Environmental Impact Report, and the Final Land Use Plan.

7. Conduct the Planning Commission and City Council Adoption Hearings to finalize the newly updated General Plan
This report is intended to help ensure transparency and accountability within the planning process, and ensure the feedback received as engagement events is incorporated into the planning process. We appreciate everyone who has participated in the process and provided their valuable input to shape the future of the community.
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Appendix A —Workshop Participant Comments (Verbatim)
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Appendix A - Workshop Participants Comments
(transcribed verbatim from meeting comment sheets)
Council District 1 (Conducted entirely in Spanish)
• Parking is limited
o Community/public lots?
• Employment centers outside of vista
o How can we bring more jobs to vista?
• Parks — sports parks, equestrian parks/arena
• More development — more jobs
o Balanced growth
• Too big — sustainable growth
• Economical, accessible and variety
• Affordable, variety and availability of housing
• Affordable housing
• Variety of housing types
• Availability of housing
• Near Primo Market — opportunity abandoned housing
• More parks and sport activities
• City has many young people and little space for recreation • Soccer league — helps w/ keeping youth civically engaged & out of trouble o Tiffanies & Vista Storm League
• South part of City a good place for open space/parks
• Identify city properties that may be available for parks & recreation • Need well -distributed open space to serve a diverse population • Open up more for -sale housing
• Vista is getting crowded
• Apartment buildings lacking open space & recreation
• Need spaces for kids to play, scream
• Density & growth is attracting people from other cities • Not too fast & not too tall
• Keep semblance of small town feel — options for new residents but keep aesthetics • Pricing out locals who have been here for a while
• Focus on abandoned sites in downtown
• Reduce # of schools & grow existing schools — use closed schools for parks & other community amenities
• Expand commercial in areas around downtown
• Consolidate commercial in shopping centers
• Traffic
• Housing costs
• Underground or elevate the printer
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• Roundabouts are all effective
• Lighting at roundabouts — signals
• Wants less buildout; more green space
• Make a design requirement to add more trees to all new development • Urban gardens; incorporate to new housing development • Include community centers in new urban center
• Improve circulation; improve pedestrian circulation
• Vision (as written on flip chart page from roundtable discussion) o clean; dog waste removed; homeless trash
o more trees; less construction; urban gardens
o incorporate ash trays @commecial areas to reduce cigarette butt waste • Density of mixed use
• Pocket of spaces — converted to entrepreneurs
• Increase "vendor" pockets helps with safety
• Small pocket parks; improve quality of life
• Walkability+ pedestrian safety
• Create walkable spaces
• Want affordable housing
• Lighting; safety
• Prefer higher density @West Vista Way
• Traffic circles to control traffic; improve flows
• Circulation
• Green spaces; outdoor seating
• Diversity of design color
Pros
• More businesses and less vacancies
• Update buildings
• High density in certain areas (Downtown) and medium density in other areas Cons
• Too much traffic
• Trips from home to work will take more time
Council District 2
• Affordable housing
• More housing would make it too crowded
• Less roundabouts
• More bike lanes
• More bike rentals
• More housing would create more traffic
• Grocery store's concerns
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• Keep the development in the center
• Residential along the freeway may not be the best idea o too much traffic
• Classical designs
• Want buildings w/ Character
• Clean modern designs
• Too big to be in a plaza
• Higher density = less parking
• 3-4 stories
• More trees
• Parking for parks
• Better locations for parks
• More Parking
• Parking structures
• Unique businesses
• Keep everything in downtown Vista
• 5 like lower density
• 1 like the higher density
• Revamp run down businesses.
• Downtown is too noisy -to much traffic
Cons
• Safety
• Better sidewalks
• Cost/housing
• More parking
• Better roads
• Homelessness
• Better food and restaurants
• More shelters
• More lights
• Bus stops
Pros
• Restaurants
• Hang out spots — theater, bowling, arcade etc.
• Modern design
• More drive thru options
• More market options
• Festivals/markets
• Jobs for the anticipated housing & population
• Senior housing & affordability
• Veterans apartments
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• Anticipated population by age groups and impact on school system • Developers input reg. Economic Opportunity areas needed • Importance of interface from 4/5 story buildings to 1 or 2 story single fam homes • High (mid) rises — more restaurants — not enough parking • Overflow parking winds up in the neighborhoods — specifically in the downtown • What brings this density to N. Santa Fe?
• Lower income housing/seniors = need for lower cost medical care • What about density in Shadowridge and similar areas (Burlington site)? • Traffic! — Especially adjacent to new development
• Consider potential health risks related to high density clusters of population + need for nearby medical
• 80 units/acre is too much
• Building height — negative effect on nearby property values • More focus on parks — ratio due to more people
• Parking — enough for each new development
• Traffic
• Communities for Seniors w/ parks, stores
o Including medical, shopping, restaurants
• Some preference for Intermediate on W. Vista Way+ Melrose • Concerns on traffic infrastructure w/ new development • More internal parks — not only on outskirts
• More grocery stores — trader joe's
• Sewage maintenance
• More variation in density (visual variety)
• More adobe like structure
o Historical infrastructure
o Tradition or homey aesthetic
• Athletic fields for young (and all)
o Where do you want the kids to be? Playing out or aimless around the neighborhood? • Maintain existing neighborhood streets, lights etc.
• More trees on streets — including busy streets (Santa Fe/Vista Way) • More trees to cool the city
• More trees to provide shade
• More walkability — sidewalks
o Trail maps and walking commutes
• Support for sustainable — focused growth
o Build up now, so we don't build out in the future
• Group is split between alternatives
• High density in Vista Ville + Downtown area
• Solar streetlights
• Better street lighting
• Providing more opportunity for homeownership
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• Why isn't small density/gentle density permitted in residential zones? • incompatibility of scale in downtown
• Need more housing Downtown
• Happy with mixed -use developments downtown
o helps to reduce car trips
o like that services are close by
• Worried what happened to downtown Oceanside could happen in Vista o attracted to the views - makes it very expensive
• East Vista Way - this area could use more density
• Civic Center and South Santa Fe Corridor (NE)
o Intermediate is preferred to not lose the feel of the community o Housing is better suited in residential areas -one or two blocks away from downtown -still promotes walkability
o Introduce similar idea to air credits as a way to have gentle density o Height + density concerns in the downtown
o The Ryland is too big for the area
o Parking requirements for multi -use buildings
o There is still space in neighborhoods
o Nobody takes transit
o South Santa Fe traffic backed up
o Traffic gets worse for not just residents of the development, but people that live throughout the City
• Civic Center Dr +SSF Ave (SE)
o Already walking a lot downtown
o The Ryland sticks out
o Build to sustain the current population
o Certain areas are being neglected
• What about existing residential areas? Limiting commercial in existing areas • Will the net amount of commercial be impacted?
• Is there a requirement for commercial uses
• Concerns about affordability for mom + pop businesses • What will the city do to ensure Commercial is affordable + variety of Commercial? • Can the City make sure there are a variety of sizes of Storefronts? • Parking impacts commercial success
• Introducing more foot traffic
• Topography challenges
• Lack of grocery stores
• Annex up to Highway 76
• What is the demand for small businesses?
• Vista in 2050 (vision statement by discussion group)
o 15 min villages in the" hub & spoke"
o Green - Trees Everywhere
o Welcoming to everyone
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o Mid -rises
o Bike friendly & Walkable
o At least one promenade that is pedestrian only
o Clean and paved streets
o Slower traffic
o Destination City for families - to visit & live
o Environmentally sound (generate clean energy)
• Hub & Spoke Idea
• Density in center -tapers out
• Need shade trees in Downtown
• Require X amount of Commercial in M.U.
• Roads are confusing & torn -up
• Detailed GIS map w/ % paved area
• Blue Zones - Walkable, healthy, good for seniors
• Sprinter needs higher frequency
• BRT network as short-term while building 15 minute villages • Most of city isn't walkable
• Redevelop commercial office space into housing
• Conversion of open space areas to trails, parks
• Tree Canopy should be increased 70%-100%
• Tackle homelessness - need housing programs leverage funding Sources & vacant buildings • Higher densities
• Reduce Parking requirements and charge for parking
• Repurpose abandoned buildings to housing
• Make business park more environmentally friendly- solar, green spaces, trails • Public washrooms
• 15 min. villages
• Trail Map of City - trails weaving thru the city - trees covering trails — benches o Trail System integrated in community
• "Vista Park" -Turn vista into a living Park
• Build a substantial Park'Zocalo' on Main St. in Downtown • Pond -water feature - Connect w/ Buena Creek
• Workforce Housing
• Annex unincorporated areas
• MSCP land needed — Conservation
• Location of density
• All density, low density residential
• Impact to businesses
• Cow ridership for transit
• create community amenities 1� vista
o traffic
• Diversity of businesses
• Less rent, more ownership
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• Open space
• Contiguous open space
• Public space
• Lack of auto impacts
• Continuous walking path
• Off street
• How do GP Policies challenge state regs?
• There are food deserts
• Light vista
• Safer sidewalk
• Affordable housing
o Senior
o Family
• Joint cultural mixed downtown
• Quality of life
• Transportation continuity
• Open space, affordable
• Connect growth while maintain small
• Open space
• Equity — N. Santa Fe
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Council District 3
• Preserve the small-town character
• Higher densities don't feel like Vista
• Designated bike lands
• Trellis/shade
• Gathering spaces
• Entertainment/parks
o Attracting spaces recreation facilities
• More active storefronts
• Inactive storefronts (concentrated)
• Arts hub - Murals
• No concentration of low-income housing
• Transit -oriented development — less trips/VMT
o Traffic, affordability/variety of housing types
o Safe ped/bike friendly corridors
o Sidewalks, street lights
o Trees
o Dedicated bike lane
• Worst intersection -traffic -Civic Center Dr & South Santa Fe • Circulation:
o Use of innovative traffic Control mechanisms (ie. Al) o Inactive storefronts
o Bad traffic @ intersection
o Transit -Oriented Development can reduce car use flower trips o More condos, less rentals
o Want people to walk, but it's not safe
o Missing sidewalks, dedicated bike lanes
o Entertainment Centers Recreation
• Grassy outdoor areas North City in San Marcos
• Housing - not rentals — more affordable condos
• Feels safer, more activity
• Wider sidewalks
• Populated areas feel safer
Limited parking
• Traffic has increased
• Undeveloped Areas can feel unsafe
• Community Centers
• Recreation Centers — skating, dining centers, trampoline park • From Mc Donald's up - more safe
• More stores (Ross, TJ Max, thrift stores,
DDSS Discount)
• Soccer Fields
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• Outdoor Meeting Spaces
o community-based/led events
• South of Bobier
o Getting commercial store fronts Occupied
o Murals/street art on buildings
■ community input
• Density next to transit makes sense
o Variety of housing types — affordable
• More walkable — street lighting
• The Rylan is unaffordable — more affordable housing
• Walking by shops (i.e thrift shops etc.)
• Opportunities for small neighborhood market — healthy food • More things to see
• Art
o Roundabout artwork
o Murals
o Sculpture
o Vista art hub (i.e. oceanside)
• More color
• Thrift store
• Less retail focused, more activities
• Businesses need a facelift — along major corridors
• Is development going to happen in the plaza?
• Have you considered traffic when increasing density?
o is widening the street an option
• Start with slow growth and see how it goes
• More intermediate throughout the City and a few high growth areas • Dangerous to bike through the area- biking is not really an option • Affordable housing is a priority
• Is Mixed -Use more affordable?
• Parking is a challenge in certain areas
• Vista Way is very crowded - lots of traffic
o Prefer intermediate growth for now,
o growth may be better suited for transit centers
• More greenery + landscaping
• Would like to see examples of where this has worked
• If there is going to be development, might as well put in density (state mandated housing) • More transit routes
• Lots of traffic
• Regional transit
• If it was more walkable, they would walk
o Neighborhoods don't have sidewalks
o Streets lights
0 05/28/2024 D2 96 of 188

o Public safety
o Safe routes to school
• Gen X recreation activities
• Traffic pedestrian timing (priority)
• Traffic light programming for pedestrians
• Middle low key
• Further down vista way, the less green it is
• Uncovered transit stopes
• More protected bike lands
• Lost of bicyclist on this corridor
• Fast/unsafe driving — possibility for boulevard or median to limit traffic • Traffic assessment part of GP
• Streetlights for public safety + walkability
• Street parking allows walking and shopping
o Neighborhood effect
o Underground parking
• Organic approach to affordable housing
o Various sizes and options
• Autonomous vehicle planning
• Currently parking is challenging — use Little Caesars • Housing unit on corner with safe cross/biking
• Making the area more walkable
• Existing businesses to be retained
o What will the city do to support existing businesses
• In 'N Out Burger
• Public art
• New Thing to see in Vista
o affordable housing
o transportation improvement
■ bus stop repair/maintenance
■ safer
• Drive Corridor - Mixed Use Corridor w/ higher density it would create more traffic • W/ higher density we need to add more transportation. More mobility and access • Middle Mixed use Corridor fits and matches the "aesthetic" • S of copper saved as a green zone
• Dense space would make it difficult to navigate through • Business/retail/service creates higher activity more buzz • Concerns regarding the space
• Possibly including more residential less commercial
• More residents creates more green space
• Underground utilities as development occurs
• Questions:
o Is there consideration for unit sizes and parking?
10 05/28/2024 D2 97 of 188

o Does mixed use have a business/commercial requirements? • More people / more problems/traffic
o How will crime be affected
o Fire/hospital concerns
o Concerns regarding housing
o How to know ppl will shop local?
■ More residence won't create more revenue for Vista
• Commercial may be an added cost
o More crime, vacancy
• More data! Retail %, crime rate etc.
o Missing piece
o Physical impact report
o Character based atm
o Looking at components
• Space for the community to live in and create open spaces • These builds will have open spaces
• Parking concerns — growing families, more vehicles
• Important to provide parking for units
o At least 2 per units
• Park structure, possible underground
• More housing shows that we need more housing
• Street lights/amenities for the growing housing/population • More walking/biking options/opportunities
• Cost efficiency for units
o Inclusionary units 9% affordability
• Market rate development concerns
• Fixed affordable housing
• Much of the city lives below the poverty rate — more affordable housing • In lieu of fee concerns. Builders can just pay and don't have to provide affordable housing o Pot of money to build more affordable housing
• Parking concerns @apts
o Is parking factored into new development
o Yes, dependent on square footage
o Density will create alternative options: biking, walking o Bike lanes are important
o Commercial — adequate parking (designated)
• Zoning code represents the type of parking allowed
• Lighting is an important focal point
• Housing may not make sense for this space — due to traffic • Proposed gas station on corner?
• Mixed use?
o Rentals up for sale
o Want to know in advance if the space will be used as rentals or for sale 11 05/28/2024 D2 98 of 188

• More units (density) equals more benefits for housing • Restrictions on rentals & sales
• More housing/more affordable?
• For sale v for rent (block the developer)
• Mixed use allows retail/residential
• Too many shops that can't be filled w/ what we have
• Mixed use is not appealing
• Rather see a healthy business along the road than homes • Proper lighting along the road w/ whatever goes in
• More open space, public space
• Option 2 looks best
o Street needs a make over
o Mixed use does not have to be attached
• Already have a lot of empty commercial buildings
o Why add more
o Residential would create more options + homes building owners improve, fix, etc. o Too many empty buildings
• Commercial may not be a good thing right now
• Its in an awkward spot. PPI may not want to go through there. May not be worth it • Lighting, trees
• Proper lighting for bus stops
o public trans. Amenities
• Lighting for visual lighting -appeals to the city
• Option 2: is good to emphasize the retail space (more people_ • Traffic concerns w/ higher density
• More life to Vista like Sunset Market
• We don't want more traffic but do need more housing
• Trial & error
• Safer bike lanes
• Utilizing what we have
• Worry about what we have and develope/then add
• Pedestrian Safety
• 3 different options
• A lot of congestion in the morning in the morning (traffic) • Melrose gets really backed up because free way
• What causes this?
o light sequence
o free way
• More density equals more shops /opportunity - less traffic? • Concerns w/ changing development - more traffic
• Know what's going on w/ the surrounding before building • Keep up the changing/growing city
• Transportation around the development
12 05/28/2024 D2 99 of 188

Plan and look for development
More units = more traffic
Protecting small businesses — protect them from being pushed out Mixed use would be beneficial in targeted areas
Focus on key areas
Looking into traffic. What will be needed to accommodate? What kind of business will go into these spaces, dependent on what the space needs Don't add more developments on Melrose. crowded, street parking Do we prioritize city living or a walking city
What happens to this business? — relocation? Repurpose? Rent increases
Allow new business how will we protect that
How will that be delt with?
We need unique business character
Group 5
Questions thus FAR.
o What makes it more sustainable?
o Would like to see the data regarding traffic, crime, new shops near the newer development
o How do we fill empty shops?
Need for entertainment options in Vista.

Vista needs identity. What is the "style" desired in new development? Is the rural style being lost?
Need home ownership opportunities.

Disperse affordable housing in dill. areas.

Bigger buildings
Six stories buildings
Coffee shops/Bakeries
No drive throughs in downtown
Indoor recreation
Similar building designs
More balconies
Make downtown more interesting
Make downtown different
More affordable apartments
Affordable housing
Clean and Safe
Better buildings
Higher density near transit
More workings
NO more drive thrus
More activities
Car meets
13 05/28/2024 D2 100 of 188

• Better bus shelters
• Public events
• More sports fields
• More clothes stores
• More outlet/Mall
• Housing, don't close Schools - not much land to build more schools later • Intermediate
• Are you recognizing school closures? School Redistricting • New development should come w/community use space for all to use • Data from Fiscal years with change on Tax for Vista.
• 1 agree with the sustainable focused growth
Council District 4
• Creating an urban center
• Community identity
• Outdoor meeting spaces, music venues, art, entertainment • Gentrification
• goo
• Medium Intermediate Density+ High Density
• Overlay in Mixed use in the Sycamore area (Burlington) • Ease of Access For Schools (Especially if More Residents) • More accessible affordable Grocery Stores
• Pockets of high density vs. condensed.
• Community Garden
o Address Ecology
• Inclusion of retail shops w/ the M-U
• Importance of Parking/Sycamore
• ADJACENCY
o Topography
o M-U massing
o SF Housing
• East Vista Way
o no change
o Improved air quality
• West Vista Way
o Too much pollution
o Too much traffic off the freeway
o Therefore, no housing
o More landscaping & nature
o electric buses to improve air quality
o Protected bike lane
14 05/28/2024 D2 101 of 188

• 21-45:50%
o Bulk/scale
o Downtown
o More places to shop at
o More dine in.
o Movie place
o Need better streets/lighting
o Bowling alley
o Ice/Roller skating
o Need underground parking or parking structure
o More balconies
o More convenient transportation
o Extra train lines
o Affordable housing
• 45-80:50%
o Modern building look
o Mixture of styles
o Color/stone
o Classical architecture
o Better building material
o More recreation spots/pools, Gyms, Common area, parks o Better views
o Murals for homes behind buildings
o Small attractions
o A bar
o Need outlet
o Keep some commercial buildings
o More traffic
• How will the General Plan affect the City Sol?
• Parking is a challenge/limited
• Affordability of housing:
• MHD Buena Vista Dr. Way
• Mixed Use on South Santa Fe
• Inactive storefronts
• Balance between affordable housing and rentals
• Local small business
• Traffic
• Parking
• Home ownership
• Affordability
• Less traffic
• Safer walkability
• More crowded -> Increase parking public
• Safer pedestrian routes
1s
05/28/2024 D2 102 of 188

• More opportunities for home Ownership — affordability • Difference b/w MU-C & MU-G
o (# of Stories) is marginal
• Creating an urban center - walk where you live
• Where is the parking?
o Underground?
o less HD residential by freeways — as it contributes to pollution • How will people get to employment centers
• Ex: Downtown Oceanside
• more dine -in restaurants
• Downtown Oceanside
• Great restaurants
• Local/small businesses
• Good public buildings
• Cultural art
• Community led events
• Outdoor Meeting Spaces
o music venues
• Bringle Terrace — Moonlight
• Heads in beds to support businesses
• Paseo pointe - no commercial
• Occupancy - no activation
• Pedestrian options
• Ford dealership
• Concentration-dt
• Walkable, multi -mod
• Not keeping up with infrastructure
• Scale of Rylan over -scaled
• Context
• Not walkable
• Existing infrastructure no growth
• Sense of claustrophobia
• Sidewalks pedestrian safety
• Shade / lighting
• Retain $ in vista
• Business park trailhead
• Bike amenities
• Cypress - street wide
• Patch work — consistent
• Nothing to do, cultural aspects
• Connections rail trail
• Sprinter rail
• Smaller scale, less crowded
16 05/28/2024 D2 103 of 188

• Explore middle density
• "charming"
East Vista Way
• Density without, amenities is bad for your health
• We've never been at buildout so we need to change
how we're approaching these issues
• Paseo looks like a prison
• Setbacks are important
• Green space
• If we're expecting density, we need to make it liveable • Quality
• Walkability
o providing alternatives without taking away parking
• Traffic brings noise, pollution and is bad for your health • What does preserve mean?
• People need to be willing to change the land use
• Donut hole of disparity
• Bobier to downtown is dilapidated
• Church/ religious buildings have more trouble than dispensary • Delfi Corner - very controversial
• Issues with road safety - the "corridor" model is problematic because it's too busy • No more fast food
• More pocket parks - dog parks - closer to your neighborhood • Why haven't other land uses change?
• More greenery - too hot to walk
• More setbacks - more busy roads
• Too close to freeway to be walkable
• Looks pretty but lacks functionality
o What do people need — grocery, school, open space?
o How are they going to accommodate and get there?
• Like the concept of them living there so it reduces driving • Important to have rules about what is allowed in commercial spaces • Like the buffer between residential and Commercial
• Is high density inevitable? Do they have a choice?
• So far mixed use has been done poorly - focus on good design • Livability
o green space - Parks open Space close to your homes
o Walkability
o Setbacks
o Safety
o Parking
o noise from highway
17 05/28/2024 D2 104 of 188

• Quality and functionality
• underused commercial space
• How do we create change — how do we work together
• First time we've been at buildout so it requires a shift in thinking • Traffic/parking
• Density is okay if it's livable and high quality and functional • Implementation and accountability - How can we enforce these ideas • Need for open space in every neighborhood
• Concerns about parking
• Parking permissions are traded for other things
• Lowering parking without providing alternatives
• Doesn't have to be transit, could be walking and biking • Households have three cars on average
• Concerns about state mandated affordable housing minimums • What is the City doing
• How can we change the planning process?
• Planned for people at the center, not cars at the center • Sidewalks that need maintenance
West Vista Way/North Melrose
• Consider the highway noise
• Walkable/bike friendly
• Less focus on cars
• Greenspace for every one
• Add sidewalks
• Landscaping to improve Street scape
• How do we get there?
• Not just a walkable block - more walkable neighborhood • Not enough parking to facilitate commercial
• Like the concept of horizontal MU
Pros (not expressly noted in meeting materials)
Cons (not expressly noted in meeting materials)
m
05/28/2024 D2 105 of 188

• Location: Buena Vista Drive
• Project area: 13.11 acres
• 5 legal parcels
• Current Uses: Agricultural
land with green houses,
nurseries, and a single-
family residence
05/28/2024
1 i
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f
EXHIBIT 5
D2
Oak
ra !� 7�' .7
3 Project Site
1430, 1516,1554 & 1558 Buena Vista Drive
106 of 188

General Plan (Existing):

Rural Residential (RR)
General Plan (Proposed):

Medium Density Residential
(MD) — 10 du/ac
05/28/2024 D2 107 of 188

Warryl "ton

R E S I D E N T I A L
February 16, 2024
Mr. Joe Vacca
Community Development Director —City of Vista
200 Civic Center Drive
Vista, CA 92084
Re: Vista General Plan Update 2050
Mr. Vacca,
Warmington Residential California, and the owners of the properties outlined below, ask that the City consider a General Plan land use designation of Medium Density Residential (MD) within the 2050 General Plan. Warmington is currently under contract to purchase all of the properties, and I write this letter with the complete support of all of the property owners. This is rare opportunity to assemble multiple properties into one cohesive development. We hope that you find our reasoning to be sound, and worthy of further discussion.

Location/APN/Size/Owner. 1430 Buena Vista Dr./169-210-09-00/2.71 Acres/Nana 1430 Buena Vista Dr./169-220-09-00/3.30 Acres/Nana
1516 Buena Vista Dr./169-220-08-00/4.26 Acres/Ching
1554 Buena Vista Dr./169-220-07-00/1.07 Acres/Harvey
1558 Buena Vista Dr./169-220-06-00/1.77 Acres/Harvey
Total Property Size.

Current Use.

13.11 Acres (Contiguous)
Nursery and Residential
3090 Pullman Street I Costa Mesa, California 92626 1 T: 619-733-8152 1 HomesByWarmington.com 05/28/2024 D2 108 of 188

Current Gen. Plan Designation. Rural Residential —1 DU/Acre Properties are located in the County of San Diego, City Sol Proposed Gen. Plan Designation. Medium Density Residential (MD) —10 DU/Acre As you will see in the maps below, a designation to MD is very much in line with the surrounding area, and existing/proposed GP designations. Also, the property's proximity to N. Melrose Dr., a major transportation and transit corridor, seems to support housing at a density of higher than 1 du/acre.

Highlighted Section of GP 2050 Intermediate Growth Alternative Highlighted Section of GP 2050 Sustainable Focused Growth Alternative 3090 Pullman Street I Costa Mesa, California 92626 1 T: 619-733-8152 1 HomesByWarmington.com

05/28/2024 D2 109 of 188

Our vision is to create a community of single family homes, with a similar concept to Wildgrove, which is located across the street from the Property. These homes will be built on 3,000 to 4,000 SF lots, and allow for much need work -force housing. If the designation remains at a density of 1 du/acre (13 lots), the homes will be semi -custom, and available to a small percentage of wealthy buyers.

The two site plans below are simply concept and reflect two throught processes: 1. 118 SFR at a density of 9 du/acre and 2. 94, 3,500 SF lots plotting at 7 du/acre. We would look to the City for further direction.

Concept Site Plans.

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3090 Pullman Street I Costa Mesa, California 92626 1 T: 619-733-8152 1 HomesByWarmington.com

05/28/2024 D2 110 of 188

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Once again, these are simply examples, and we are open to direction from the City regarding layout, product type, etc. The goal would be to create a beautiful community, that continues and reinforces the character of the area, and helps provide needed family and workforce housing.

Inclusionary Housing. The City of Vista has an Inclusionary Housing Ordinance, and obviously we will build homes that include a wide variety of incomes; however, we understand the need for more affordable housing withing the City, and would be open to the concept of building a higher percentage of affordable units. Whether we utilize the Density Bonus laws, or execute a development agreement down the road, the goal is for everyone to work together, and create a viable and vibrant community.

Thank you very much for your time and consideration. We would apprecitate further conversation to better understand how we can take this concept to the next level.

Sincerely,
Scott Goligoski
Director of Land Acquisition
Warmington Residential California
3090 Pullman Street I Costa Mesa, California 92626 1 T: 619-733-8152 I HomesByWarmington.com

05/28/2024 D2 111 of 188

PARCEL 1:

ROBERT E. HANA DECLARATION OF TRUST
DATED JANUARY 15, 2013, as to an undivided
25% interest in Parcel 1
OoeuSigncd by:

SA�F9f1AtRF�1R7CS
KAREN D. HANA DECLARATION OF TRUST
DATED JANUARY 15.2013. as to an undivided
25% interest in Parcel 1
6ocuSigned 1,
B
FF,MUFn_FnAd7L7 _ lustee
Address: 588 Lamat Rd.

La Habra heights. CA 90631
E-mail: [email protected]
BRADFORD W. HECK AND CYNTHIA M. HECK
REVOCABLE TRUST DATED JUNE 14.2005. as
to an undivided 50% interest in Parcel 1
noct,signea nr:

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'AiinF4Rfl"CA4W ;tee
f3acn5+ghed by_
Eq
Address: 11 Paradise Cote
Laguna Niguel. California 92677
Ph: (323) 804-2093
E-mail: [email protected]
3090 Pullman Street I Costa Mesa, California 92626 1 T: 619-733-8152 1 HomesByWarmington.com

05/28/2024 D2 112 of 188

PARCELS 2 AND 3:

HARVEY FAMILY TRUST DATED AUGUST 31.
2011
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By- Enocusigneri hy:
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Address: 1558 Buena Vista Dr.

Vista, CA 92081
Ph: (760) 802-5360
E-mail: [email protected]
PARCEL 4:

UDT DATED 6/27/77
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Address: 2101 Vista Prix ada
Santa Ana. CA 92705
Ph: (714) 313-8185
E-mail: [email protected]
3090 Pullman Street I Costa Mesa, California 92626 1 T: 619-733-8152 1 HomesByWarmington.com

05/28/2024 D2 113 of 188

• 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
All
I yT'1"*aril nds Avenue
III
N.

Project Site
` 1 2404 and 2430 Warmlands Avenue
05/28/2024
D2 114 of 188

General Plan (Existing):

Neighborhood Commercial (CN)
I LD I
General Plan (Proposed):

Medium Density Residential
(MD) — 10 du/ac
YLIJ I
r
Project Site
2404 and 2430 Warmlands Avenue
05/28/2024 D2 115 of 188

February 26,2024
Mr. Joe Vacca, AICP
Community Development Director
Mr. Michael Ressler
Principal Planner
City of Vista California
Two hundred Civic Center Drive
Vista, California 92084
Re: Vista General Plan Update Land Use designations: Property Owner Request, 2404 and 2430 Warmlands Avenue
Dear Mr. Vacca and Mr. Ressler,
I am the owner of the property at 2404 and 2430 Warmlands Avenue, APNs 171-240-05-00 and 171-240- 07-00. With this letter and the accompanying diagrams, I am requesting that you change the Vista General Plan land use designation of the subject site from Neighborhood Commercial (CN) to Medium Density Residential (MD) in the General Plan Update.

This property is adjacent to existing residential to the east and the south, and this site would more appropriately developed for residential uses than commercial uses. There is not a strong enough need or market for commercial uses to consider commercial development of this size on this quiet street.

The property is vacant and ready to develop with townhomes, similar to the Serra townhomes that border our southern property line built in the adjacent area designated as MD.

We thank you in advance for considering this request. We trust you will forward our request to the Vista City Council when the council is hearing the General Plan Update and Re -zone. Please contact me with any questions or needs for further information.

Sincerely,
l
Giuseppe De Giovanni
Attachment: 2404 and 2430 Warmlands Avenue Location and Zoning exhibits. 05/28/2024 D2 116 of 188

2404 AND 2430WARMLANDS AVENUE, VISTA, CA. -LOCATION
APN 171-240-05-00 & 171-240-07-00
Site area:1.68 acres
Current GP designation: Neighborhood Commercial (CN)
Proposed GP Land Use designation: Medium Density Residential (MD) 1 05/28/2024 D2 117 of 188

2404 AND 2430 WARMLANDS AVENUE, VISTA, CA. -ZONING
LM sk &I
Warmlands Av
APN 171-240-07-00 & 171-240-07-00
Site area:1.64 acres
Current GP designation: Neighborhood Commercial (CN)
Proposed GP Land Use designation: Medium Density Residential (MD) 2 05/28/2024 D2 118 of 188

• #� .[ ` e,
650 Sycamore Avenue
• Project area: 8.27 acres 'Is ��
.4 F FF
IS
yw. �Shadowr4! i'.�
1 ge Drive
d
• 1 legal parcelsA �.�
• Current Uses: Developed
iy1 � t
site with an existing
z:.
commercial building and
parking lot improvements.

Project Site
650 Sycamore Avenue
05/28/2024 D2 119 of 188

IVIMJ
General Plan (Existing): ` �s
� s
General Commercial(GC) �`'- HD
w
pA
u , Lr adoWridge Drive
General Plan (Proposed):.

Mixed Use (MU)
206 Apartments;,
47 Townhouses; and.
3,000 sq. ft. commercial ,
W HGC
VA4
� O
6 _ P
GCtiu. -
Project Site
650 Sycamore Avenue
05/28/2024 D2
120 of 188

Excel Property Management Services, Inc.
9034 W. Sunset Blvd, West Hollywood, CA 90069
Telephone (310) 247-0900 * Fax (310) 247-1525
Hello John Conley, City Manager,
It was great seeing you at the workshop! As you suggested, I am following up to discuss our project and how to move forward. You indicated that staff would like to work with us to redevelop our property.

We are supportive of the General Plan Update and the Mixed Use Zone designation. There is huge demand for residential in several areas of the city including Shadowridge. I have also received numerous emails from our neighbors in support of Mixed Use at our property, attached please find the emails. We would also like to submit our comments and emails as part of the General Plan community outreach comments.

We believe the success of our neighbors is critical to our success. We remain committed to working with staff to building a project that will be the catalyst for the revitalization of the Shadowridge area. We hope that you will consider adding our property to the Mixed Use Zone.

Now that our big box tenant relocated to North County Square, it is impossible to lease the site to other large retailers or commercial tenants; we have tried for several years. The Stater Brothers center is also struggling, having lost its Starbucks and one of their largest storefront is occupied by a church. As you know, Calvary Vista has made numerous inquiries regarding the purchase of our property; we have turned them away as we are committed to redeveloping our site. Since Burlington Coat Factory relocated to North County Square, the Shadowridge area has been plagued with vagrants, vandalism and crime. Several months ago, Tesla toured our site and after seeing the vagrants in the surrounding area, they decided to pass.

We have over 30 years of experience as developers with a large portfolio of retail/commercial properties and a large national tenant roster. We have worked diligently since our tenant left to lure retailers to our center, unfortunately the areas surrounding the 78 freeway are oversaturated with retail/commercial tenants. We much rather re -tenant our existing building with a retail/commercial tenant and not go through the expense of rebuilding the site. The reality is the only use desperately needed in the city and Shadowridge area is residential.

It was made very clear at the meeting that North County Square is a priority; unfortunately we suffer the consequences because any prospective tenant is lured to that site. We understand the vacancy rate and sparse customer base needs to be addressed at the North County Square. During the workshop I did not hear any discussion of creating a Lifestyle Entertainment Center, which I strongly believe would be a homerun at the North County square. It can easily activate the vacant buildings to include a Food Hall, Entertainment Venue and outdoor sitting areas. Orange County has several successful food projects Trade Food Hall, Mess Hall at Flight and Anaheim Packing District. These are great examples of how to activate the North County Square.

This will automatically create a regional draw, which is perfect for the freeway visibility and access.

We appreciate your guidance and look forward to working with you and your staff.

Thank you,
Sarah M. Withers
Cell: 310.951.5425
sarah(&charles-company.com
05/28/2024 D2 121 of 188

ABBREVIATION LIST
ABOVE
ABV

ABOVE FINISH FLOOR
AFF

ACOUSTICAL CEILING PANEL
AGP

ADJUSTABLE
ADJ

ALUMINUM
ALUM

ANCHOR BOLT
AB

APPROXIMATELY
APPROX

ARCHITECTURAL
ARCH
AT
BEAM
BM

BEARING
BRG

BLOGK I NG
BLKG
BOARD
BD
BOTTOM
BTM or B/

BUILDING
BLDG

CEILING
GLNG

CENTER TO CENTER
GIG

GENTEAL INE
GL

GLEAN OUT
GO
CLEAR
GLR
COLUMN
GOL

CONCRETE MASONRY UNIT
GMU

CONCRETE
GONG

CONSTRUCTION
GONST

CONTINUOUS
GONT

CONTROL JOINT
GJ
GOUR5E
ORS

DIAMETER
PIA

DIMENSION
DIM
DOWN
DN

DOWNSPOUT
PS

DRAWING
DWG

EACH FACE
EF

EACH WAY
EN
EACH
EA

ELECTRIC
ELEG

ELECTRIC WATER COOLER
EWG

ELEVATION
ELEV
EQUAL
Ea

EXISTING
EXIST

EXPANSION JOINT
EJ

EXTERIOR
EXT
EXTERIOR INSULATION $ FINISH SYSTEM
EIF5

FIBER REINFORCED PLASTIC
FRP

FINAL FLOOR
FF
FINISH
FIN

FINISH FLOOR ELEVATION
FFE

FIRE EXTINGUISHER
FE

FIRE RETARDANT TREATED
FRT

F IXTURE
F IXT
FLOOR
FLR

FLOOR DRAIN
FD

GALVANIZED
GALV
GAUGE
GA

GENERAL CONTRACTOR
GG
GLASS
GL

GLASS FIBER REINFORCED CONCRETE
GFRG

GLASS FIBER REINFORCED GYPSUM
GFRG

GYPSUM WALLBOARD
GWB

HAND I GAPPED
HGPD

HARDWOOD
HDWD

HEATING/VENTILATION/AIR CONDITIONING
HVAG

HEAVY DUTY
HD

HOLLOW GORE
HG

HOLLOW METAL
HM

HORIZONTAL
HORIZ
H05E BIBB
HB

HOT WATER HEATER
NH
HOUR
HR

INSIDE DIAMETER
ID

INSULATION
INSUL

INTERIOR
INT

JOIST BEARING
JB

LAMINATED PLASTIC
LAM

LANDLORD
LL

LEFT-HAND
LH

LINEAR FOOT
LF

LONG LEG HORIZONTAL
LLH

LONG LEG VERTICAL
LLV
LONG
LG

MANHOLE
MH

MANUFACTURER
MFR

MASONRY OPENING
MO

MATERIAL
MATL

MAXIMUM
MAX

MECHANICAL
MEGH
METAL
MTL

MINIMUM
MIN

MISCELLANEOUS
MISG

MOUNTED
MTD

NOT APPLICABLE
NA

NOT IN CONTRACT
NIG

NOT TO SCALE
NTS

ON CENTER
OG

OPENING
OPNG

OPPOSITE
OFF

OUTSIDE DIAMETER
OD

OVERFLOW ROOF DRAIN
ORD
PAINT
PT
PAIR
PR
PLATE
PL

PLUS OR MINUS

PLYWOOD
PLWD

POINT OF SALE
P05

PRESERVATIVE TREATED
PPT

PROPERTY LINE
P/L

QUARRY TILE
aT
RAD I U5
R

RAIN WATER CONDUCTOR
RWG

REINFORCED

RE I NF

REQUIRED
REa'D

REVISION
REV

RIGHT HAND
RH

RIGHT OF WAY
ROW

ROOF DRAIN
RD

SECTION
SECT
SHEET
5HT

SIMILAR
SIM

SPECIFICATION
SPEC

SQUARE FEET
5F

STAINLESS STEEL
55 STANDARD
STD
STEEL
STL

STRUCTURAL
STRUCT

SUSPENDED
SUSP

TELEPHONE
TEL
THICK
TH
TONGUE $ GROOVE
T$G
TOP OF
T/

TOP OF JOIST
TOJ

TOP OF MASONRY
TOM

TOP OF STEEL
T05

TYPICAL
TYP

UNLESS NOTED OTHERWISE
UNO

VERIFY IN FIELD
VIF

VERTICAL
VERT

VINYL COMPOSITION TILE
VGT

VINYL TILE
VT

VINYL WALL COVERING
VWG

WALL COVERING
WG

WATER HEATER
NH

WELDED WIRE FABRIC
WWF
WITH
W/

WITHOUT
NO
WOOD
ND

WORK POINT
WP
MIXED=USE DEVELOPMENT
650 SYCAMORE AVENUE
G�

GENERAL NOTES GOVERNING CODES CONTACTS
I. THE GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION, AIA A-201, 2007 15 APPLICABLE TO THE PROJEGT AND INCLUDED HERE -IN BY REFERENCE.

2. DO NOT SCALE DRAWINGS. REQUEST CLARIFICATION FROM THE ARCHITECT TO RESOLVE DISCREPANCIES OR TO SUPPLY ADDITIONAL INFORMATION.

3. WORK 15 TO BE PERFORMED IN AGGORDANGE WITH APPLIGABLE GODES, GONDITIONS STATED ON THE PERMIT DOGUMENTS, LOGAL ORDINANGES, THE U.S.

DEPARTMENT OF JUSTICE 2010 ADA STANDARDS, AND THE REOUIREMENT5 OF AUTHORITIES HAVING JURISDIGTION (AHJ).

4. WOOD NOT GLASSIFIED AS INTERIOR FINISH MATERIAL SHALL BE FIRE RETARDANT TREATED. USE AN EXTERIOR GRADE FRT PRODUCT IN

EXTERIOR WALL CONSTRUCTION, ROOF RELATED CONSTRUCTION AND FLASHING CONDITIONS.

5. WHERE EXISTING STRUCTURAL STEEL IS PROTECTED WITH A FIREPROOFING MATERIAL, PROTECT DURING DEMOLITION, ALTERATION AND CONSTRUCTION.

PATCH AND REPAIR ANY MISSING OR DAMAGED FIREPROOFING TO MAINTAIN PROTECTION OF THE STRUCTURE.

6. AT PENETRATIONS THROUGH FIRE RATED ASSEMBLIES, PROVIDE PROTECTION MEETING THE REQUIREMENTS OF A5TM E-814 AND BEARING THE APPROPRIATE U.L. LABEL FOR THE CONDITION.

7. DESIGN $ SELECTION OF SUPPORTS, BRAGES, ANCHORS, ATTACHMENTS AND

RELATED FASTENERS, UNLESS SHOWN ON THE DRAWINGS OR IN THE SPECIFICATIONS, 15 THE RESPONSIBILITY OF THE INSTALLING CONTRACTOR,

UTILIZING INDUSTRY STANDARD MATERIALS AND METHODS SUITABLE TO THE GOND I TI ON.

8. WALL AND GEILING MOUNTED ITEMS, INCLUDING BUT NOT LIMITED TO REGISTERS,

DIFFUSERS, GRILLES, SPEAKERS, GLEAN -OUTS AND COVER PLATES, WHETHER

FACTORY PRE -FINISHED OR NOT, WHIGH DO NOT MATCH THE ADJAGENT WALL OR GEILING COLOR SHALL BE FIELD PAINTED, UNLESS OTHERWISE NOTED.

COLOR AND FINISH TO BE APPROVED BY THE ARCHITECT.
q. COMPLY WITH SPECIAL WORKING CONDITIONS RELATING TO THE PROJECT,

INCLUDING BUT NOT LIMITED TO REQUIREMENTS FOR TEMPORARY PROTECTION,

TRASH MANAGEMENT, NOISE, LIGHT, DUST AND POLLUTION CONTROL, AND LIMITATIONS ON WORKING HOURS.

10. VERIFY LEASE DIMENSIONS PRIOR TO COMMENCING WORK. LEASE DIMENSIONS

ARE TAKEN TO THE GENTERLINE OF COMMON WALLS BETWEEN TENANTS, THE

STOREFRONT LEASE LINE AS DESIGNATED BY THE LANDLORD, AND THE OUTSIDE FAGE OF GOMMON AREA AND EXTERIOR WALLS. REPORT
DISCREPANCIES TO THE OWNER AND ARGH I TEGT.

11. NOTIFY THE ARCHITECT, IN WRITING, OF ANY DISCREPANCIES WITH THE

DRAWINGS AND EXISTING CONDITIONS
• 2011 CALIFORNIA BUILDING CODE
• 2011 CALIFORNIA MECHANICAL CODE
• 2011 CALIFORNIA ELECTRICAL CODE
e 2011 CALIFORNIA PLUMBING CODE
e 2011 CALIFORNIA ENERGY CODE
e 2011 CALIFORNIA GREEN BUILDING STANDARDS CODE
e CITY OF SANTA MONICA MUNICIPAL CODE
TH15 PROJECT SHALL ALSO COMPLY WITH THE APPLICABLE CODES AND STANDARDS OF THE NATIONAL FIRE PROTECTION ASSOCIATION (NFPA).

CODE SUMMARY

PROPERTY DATA
PARCEL APN:
2170233600
A55E55OR ZONING:
6 ASSE55OR LAND -USE:
21 ZONING:
0-2 (COMMERCIAL)
LOT SIZE:
560,241 SF (8.270 AGRES)

BUILDING DATA

CONSTRUCTION TYPE

V-B , FULLY -SPRINKLED

SPRINKLERS
YES

USE AND OCCUPANCY CLASSIFICATION
R-2

FLOOR AREA
1,005 SF

LANDLORD - OWNER
CONTACT: SARAH WITHERS

CHARLES COMPANY
g034 5UN5ET BLVD.

WEST HOLLYWOOD, GA g0061
P: 310-q51-525 x115
E: [email protected]

LANDSCAPE ARCHITECTURE
CONTACT: RICHARD RAMIREZ
GDPG, ING.
31g5-G AIRPORT LOOP DRIVE
COSTA MESA, GA 12626
P: -102-818-1225
E: [email protected]

ARCHITECTURAL
CONTACT: NICHOLAS ESPINOSA

ONYX CREATIVE
2050 5 BUNDY DRIVE, SUITE 225
LOS ANGELES, GA g0025
P: 216.21q.7372
E: [email protected]

CIVIL ENGINEERING
MK ENGINEERING GROUP, INC.
17520 NEWHOPE STREET, SUITE 140
FOUNTAIN VALLEY, GA 12708
CONTACT: MATT KIRK
PH: -f 14-460-725q
E: [email protected]

SCOPE OF WORK

THIS PROJECT CONSISTS OF THE DEMOLITION OF AN EXISTING VACANT

COMMERCIAL BUILDING AND THE CONSTRUCTION OF A NEW MULTI -FAMILY RESIDENTIAL DEVELOPMENT INCLUDING:
• (4) FOUR APARTMENT BUILDINGS (206 TOTAL UNITS)
• (6) 51X TOWNHOUSE BUILDINGS (TOTAL 47 UNITS)
e (1) AMENITY BUILDING WITH A GATED POOL DECK
• (1) RETAIL/COMMERCIAL BUILDING (± 3,000 SF).

THE SITE 15 LAID OUT WITH A CENTRAL GORE OF (4) 3-STORY APARTMENT BUILDINGS. THE L-SHAPED APARTMENTS FORM A GROSS THAT CREATES THE (2)

MAIN TREE -LINED BOULEVARDS THAT RUN THROUGH THE SITE, AS WELL AS HOUSING THE COMPLEX'S AMENITY SPACES. THE GORE IS PROTECTED FROM THE STREET EDGE BY RING OF LINEAR 3-STORY TOWNHOMES.

THE NEW RESIDENTIAL AND COMMERCIAL BUILDIN65 ARE DESIGNED USING A SPANISH-MISSION AESTHETIC $ MATERIAL PALETTE, INCLUDING RED GLAY ROOF TILES, WHITE STUCCO FACADES, IRON RAILINGS $ ORNAMENTAL FEATURES, 4 WOOD ACCENTS. THE 51TE PROVIDES A TOTAL OF (582) PARKING STALLS $ (5) DUMPSTER ENCLOSURES.

DRAWING INDEX
REVI51ON5
A-00.00

COVER SHEET
A-10.00
51TE PLAN
A-20.00

EXISTING SITE PHOTOS
A-21.00
PROPOSED RENDERIN65
A-30.00

TYPICAL UNIT PLANS
A-30.01

TYPICAL UNIT PLANS
A-30.02

TYPICAL UNIT PLANS

ARCHITECTURAL

BUILDING 'A'
AA20.00
BUILDING 'A' IST $ 2ND FLOOR PLAN
AA20.01
BUILDING 'A' 3RD FLOOR $ ROOF PLAN
AA30.00

BUILDING 'A' EXTERIOR ELEVATIONS

BUILDING 'B'
AB20.00
BUILDING 'B' IST $ 2ND FLOOR PLAN
AB20.01
BUILDING 'B' 3RD FLOOR $ ROOF PLAN
AB30.00

BUILDING 'B' EXTERIOR ELEVATIONS

BUILDING 'C'
AG20.00
BUILDING 'G' IST $ 2ND FLOOR PLAN
AG20.01
BUILDING 'G' 3RD FLOOR $ ROOF PLAN
AG30.00

BUILDING 'G' EXTERIOR ELEVATIONS

BUILDING 'D'
AD20.00
BUILDING 'D' IST $ 2ND FLOOR PLAN
AD20.01
BUILDING 'D' 3RD FLOOR $ ROOF PLAN
AD30.00

BUILDING 'D' EXTERIOR ELEVATIONS

BUILDING 'E'
AE20.00
BUILDING 'E' FLOOR $ ROOF PLANS
AE30.00

BUILDING 'E' EXTERIOR ELEVATIONS

BUILDING 'F'
AF20.00
BUILDING 'F' FLOOR $ ROOF PLANS
AF30.00

BUILDING 'F' EXTERIOR ELEVATIONS

BUILDING 'G'
AG20.00
BUILDING 'G' FLOOR $ ROOF PLANS
AG30.00

BUILDING 'G' EXTERIOR ELEVATIONS

BUILDING 'H'
AH2O.00
BUILDING 'H' IST $ 2ND FLOOR PLAN
AH2O.01
BUILDING 'H' 3RD FLOOR $ ROOF PLAN
AH30.00

BUILDING 'H' EXTERIOR ELEVATIONS

BUILDING 'J'
AJ20.00
BUILDING 'J' IST $ 2ND FLOOR PLAN
AJ20.01
BUILDING 'J' 3RD FLOOR $ ROOF PLAN
AJ30.00

BUILDING 'J' EXTERIOR ELEVATIONS

BUILDING W
AK20.00
BUILDING 'K' IST $ 2ND FLOOR PLAN
AK20.01
BUILDING 'K' 3RD FLOOR $ ROOF PLAN
AK30.00

BUILDING 'K' EXTERIOR ELEVATIONS

BUILDING 'L'
AL20.00 BUILDING 'L' FLOOR $ ROOF PLANS
AL50.00 BUILDING 'L' EXTERIOR ELEVATIONS

BUILDING 'M'
AM20.00 BUILDING 'M' FLOOR $ ROOF PLANS
AM30.00 BUILDING 'K' EXTERIOR ELEVATIONS

LANDSCAPE
L I.O LAND5GAPE PLAN
L2.0 PLANT LEGEND
CIVIL
G1.0

PRELIMINARY GRADING PLAN
G2.0

PRELIMINARY GRADING PLAN
G3.0

PRELIMINARY GRADING PLAN
G4.0

PRELIMINARY WATER/SEWER PLAN
G5.0
BOUNDARY a TOPOGRAPHIC SURVEY

VICINITY MAP

PROJECT
SITE
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Design and construction
instruments of services
documents as
are given in confidence
and remain the property of Onyx Creative. The
use of this design and these construction
documents for purposes other than the specific
project named herein is strictly prohDtted without
expressed written consent of Onyx Creative.

PDR Permit No.

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Project No.
6113
Dmwn By'
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Date
Issue
12-10-21
ENTnr

SUBMTTAL
00 00
05/28/2024
D2

COVER SHEET
122 of 188

± 153'-5" 24'-0" 38'-0
" 26'-0" 71 '-O" 24'-O" 38'-O" 24'-0" 7G'-O" 26'-0" 7Q'-0" 24'-0" 58'-0" 24'-0" + 56'-6"

SYCAMORE AVENUE
05/28/2024
N
1 SITE PLAN
SCALE: 1" as 40'-0"
D2

CODED NOTES
OI

EXISTING ACCESS BRIDGE TO REMAIN
O2
EXISTING BA51N

OEXISTING

RETAINING WALL TO REMAIN
ONEW

RETAINING WALL
T.O. EXISTING RETAINING WALL ALONG THIBODO ROAD
O
RA15ED TO 8'-0"
OPOOL
4 AMENITIES SPACE
NEW FENCE ALONG EXISTING BASIN $ ALONG
O
5HADOINRID6E DRIVE
ODUMP5TER

ENCLOSURE
ONEW

POCKET PARK

UNIT COUNT

BUILDING
# UNITS

BUILDING A
4 STUDIO / 36 I -BR / 12 2-BR

BUILDING B
4 STUDIO / 36 I -BR / 12 2-BR

BUILDING G
IS STUDIO / 20 I -BR / 13 2-BR

BUILDING D
IS STUDIO / 20 I -BR / 13 2-5R

BUILDING E
6 TOWNHOME5

BUILDING F
6 TOWNHOME5

BUILDING G
5 TOWNHOME5

BUILDING H
I I TOWNHOME5

BUILDING J
12 TOWNHOME5

BUILDING K
8 TOWNHOME5

BUILDING L
-

BUILDING M
-
TOTAL
44 STUDIO / 112 I -BR / 50 2-BR /
47 TOWNHOMES

PARKING

REQUIRED
STUDIO

1.5 STALL/UNIT
44 UNITS
66 STALLS REQ'D
I -BR

2.0 5TALL/UNIT
112 UNITS
224 STALLS REO'D
2-BR

2.0 STALL/UNIT
50 UNIT5
100 5TALL5 REO'D

TOWNHOMES

2.0 5TALL/UNIT +

1.0 GUEST 5TALL5/UNIT
47 UNITS
141 STALLS REO'D
M4 STALLS IN UNIT)

COMMERICAL SPACE

12.5 5TALL5/1,000 SF
± 5,000 5F
38 STALLS REQ'D
TOTAL 569 STALLS REQ'D
552 STALLS PROVIDED

BUILDING HEIGHTS

BUILDING

FLOORS/LEVELS
HEIGHT

BUILDING A
(5) THREE
± 34'-6 "
BUILDING 5
(5) THREE
± 54'-6"

BUILDING C
(5) THREE
t 34'-6"

BUILDING D
(5) THREE
± 34'-6"

BUILDING E
(5) THREE
± 38'-2"

BUILDING F
(3) THREE
t 58'-2"

BUILDING G
(5) THREE
t 38'-2"

BUILDING H
(5) THREE
t 37'-4"

BUILDING J
(5) THREE
t 37'-4"

BUILDING K
(5) THREE
± 37'-4"

BUILDING L
(1) ONE
± 24'-11"

BUILDING M
(2) TWO
± 20'-0"

PROJECT SUMMARY

BUILDING DATA
APN:
21-10255600
ASSESSOR ZONING:
6 ZONING:

G-2

TYPE OF CONSTRUCTION

V-B , FULLY -SPRINKLED

NUMBER OF FLOORS
(5) THREE (MAX.)

LOT AREA
560,241 SF (8.270 ACRES)

FLOOR AREA

BUILDING A

FIRST FLOOR
8,557 SF

SECOND FLOOR
17,641 SF

THIRD FLOOR
17,481 SF
TOTAL
43,a7a SF

BUILDING B

FIRST FLOOR
5,557 SF

SECOND FLOOR
17,641 SF

THIRD FLOOR
I"I,481 5F
TOTAL
43,a74 5F

BUILDING G

FIRST FLOOR
7,886 SF

SECOND FLOOR
15,570 SF

THIRD FLOOR
15,484 5F
TOTAL
38,a40 SF

BUILDING D

FIRST FLOOR
7,886 SF

SECOND FLOOR
15,570 5F

THIRD FLOOR
15,484 5F
TOTAL
55,a40 SF

BUILDING E

FIRST FLOOR
5,665 SF

SECOND FLOOR
3,845 5F

THIRD FLOOR
3,781 SF
TOTAL
11,28a 5F

BUILDING F

F I RST FLOOR
B,663 5F

SECOND FLOOR
3,845 5F

THIRD FLOOR
3,781 SF
TOTAL
11,28a SF

BUILDING G

F I RST FLOOR
2,470 5F

SECOND FLOOR
2,585 5F

THIRD FLOOR
2,542 5F
TOTAL
75la7 SF

BUILDING H

FIRST FLOOR
5,674 5F

SECOND FLOOR
6,bOl 5F

THIRD FLOOR
(5,484 SF
TOTAL
18,767 5F

BUILDING J

FIRST FLOOR
7,255 SF

SECOND FLOOR
7pa2 5F

THIRD FLOOR
7,087 5F
TOTAL
21,467 SF

BUILDING K

F I RST FLOOR
4,744 SF

SECOND FLOOR
5,147 5F

THIRD FLOOR
5,147 5F
TOTAL
15,038 SF

BUILDING L
F I R5T FLOOR
3,000 SF

BUILDING M

F I RST FLOOR
1,254 5F

SECOND FLOOR
654 5F
TOTAL
I ,a08 SF

TOTAL BUILDING AREA
256,1413 SF
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expressed written consent of Onyx Creative.

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Project No. *W
Drawn By' NJE
Date Issue
12-10-21 EN111ILEMENT

SUBMTTAL
10 00

SITE PLAN
123 of 188

VIEW 11

VIEW SOUTH FROM EXISTING BUILDING
VIEW 12

SOUTH FACADE OF EXISTING BUILDING
VIEW 13

VIEW EAST ALONG FRONT FACADE OF EXISTING BUILDING
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VIEW 07
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VIEW NORTHEAST FROM THE INTERSECTION OF SYCAMORE & THIBODO VIEW 02

VIEW SOUTHWEST FROM THE INTERSECTION OF SYCAMORE & SHADOWRIDGE 1 KEY PLAN
SCALE: 1" - 40'-0"
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Project No-
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Drawn By:

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Date
Issue
2-10-21

ENTITLBAENT

SUBMITTAL
20 00

EXISTING SITE
PHOTOS
05/28/2024 D2 124 of 188

F�Ppp-"
_.�rrIII��C
NEW
7 VIEW FROM SYCAMORE AVE.

BUILDING 'H' SOUTH FACADE
Iff
8 VIEW FROM SYCAMORE AVE.

BUILDING 'J' SOUTH FACADE
ow

UIN N A
9 ENLARGED VIEW

BUILDING 'H' SOUTH FACADE
As
�miiiiiiiiiiiii
4 VIEW OF POOL DECK

BUILDING V EAST FACADE
ir-
5 VIEW FROM STREET

BUILDING 'A' WEST FACADE
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BUILDING 'E' WEST FACADE
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VIEW FROM SHADOWRIDGE DRIVE

BUILDING 'A' SOUTH FACADE
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BUILDING 'A' SOUTH FACADE
3 VIEW FROM PLAZA INTERSECTION

BUILDING V WEST FACADE
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and remain the property of Onyx Creative. The
use of this design and these construction
documents for purposes other then the speeft
project named herein Is strictly prohbited without
expressed written consent of Onyx Creative.

PDR Pem* No.

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Project No.:
19113
Drawn By:

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Date
Issue
12-10-M
ENTTLEMENr

SUBMTTAL
21 00
05/28/2024
D2

PROPOSED RENDERINGS
125 of 188

0 UNIT TYPE D - SUMMARY

BEDROOMS STUDIO
BATHROOM5 (1) ONE
PRIVATE DECK AREA 25 5F
1'-0
" 1 II'-O "
26'-0"
sn
11'-5"
12'-10" l 151-2"

UNIT TYPE C - SUMMARY
BEDROOMS (1) ONE
BATHROOMS (1) ONE
PRIVATE DECK AREA 3a SF
4 STUDIO APT.

UNIT TYPE D
1/4"-T-0"
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UNIT TYPE C
1/4"-T-0"
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UNIT TYPE B - SUMMARY
BEDROOMS (2) TWO
BATHROOMS (2) TWO
PRIVATE DECK AREA 85 5F

UNIT TYPE A - SUMMARY
BEDROOMS (2) TWO
BATHROOMS (2) TWO
PRIVATE DECK AREA 52 SF
B5'-6"
2 2-BED APT.
1UNI T TYPE B
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2-BED APT.

UNIT TYPE A
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protect named herein Is atricgy praltl "m without
expressed written consent of Onyx Creative.

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191>Ki
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Date
Issue
12-10-21
ENTrrLBMNT

SUBMITTAL
30 00

TYPICAL UNIT PLANS
05/28/2024 D2 126 of 188

47'-h"
4-�'-h "
m STORAGE
—;
I I I
UTILITY RM. GARAGE
� {6'-0"x3'-4") (34'-1"x11'-0")

UNIT TYPE F - SUMMARY

BEDROOMS
(2) TWO

BATHROOMS
(2) TWO

PRIVATE DECK AREA
41 5F

PARKING
(2) 5PACE5
5q'-0"

UNIT TYPE F - FLOOR AREA

IST FLOOR AREA
544 5F
2ND FLOOR AREA
512 5F
5RD FLOOR AREA
5q2 5F

TOTAL AREA
1,125 5F
6 TOWNHOME - 3RD FLOOR

UNIT TYPE F
1/4"-1'-0"
2 0 2 4 8
5 TOWNHOME - 2ND FLOOR

UNIT TYPE F
1/4"-1'-0"
2 0 2 4 8
4 TOWNHOME - 1ST FLOOR

UNIT TYPE F
114"-1'-0"
2 0 2 4 $

I MEN MEN I
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1 In
IT
1 a,
m
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UNIT TYPE E - SUMMARY

BEDROOMS
(2) TWO

BATHROOMS
(2) TWO

PRIVATE DECK AREA
65 - 121 5F

PARKING
(2) 5PACE5
5q'-0"

UNIT TYPE E - FLOOR AREA

IST FLOOR AREA
615 5F
2ND FLOOR AREA
650 5F
5RD FLOOR AREA
646 5F

TOTAL AREA
I,g14 5F
4'-0"
3 TOWNHOME - 3RD FLOOR

UNIT TYPE E
1/4"-1'-0"
2 0 2 4 8
2 TOWNHOME - 2ND FLOOR
1UNI T TYPE E
2 0 2 4 8
TOWNHOME - 1ST FLOOR

UNIT TYPE E
1/4"-1'-0"
2 0 2 4 $
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expressed written consent of Onyx Creative.

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Project N m
191xi
Drawn By.

NJE
Date
Issue
12-10-21
ENTrrLBMNT

SUBMITTAL
30 01

TYPICAL UNIT PLANS
05/28/2024 D2 127 of 188

15'-5"
11'-4"
77 17

BATHROOM
(10'-5"x5'-0")

BEDROOM
(13'-1"x12'-0")
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BATHROOM
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4'-0" 5'-6" 5'-611
16'-0" 2'-6"
i 15'-0" i 10'-0" i
TOWNHOME - 3RD FLOOR

UNIT TYPE G
1/4"=1'-0"
2 0 2 4 8
2 TOWNHOME - 2ND FLOOR
t

UNIT TYPE G
A,

UNIT TYPE G - SUMMARY

BEDROOMS
(2) TWO
BATHROOM5
(2) TWO

PRIVATE DECK AREA
65 - 121 5F

PARKING
(2) SPACES

UNIT TYPE G - FLOOR AREA
15T FLOOR AREA
5,15 5F
2ND FLOOR AREA
655 5F
5RD FLOOR AREA
(055 5F

TOTAL AREA
1,561 5F
TOWNHOME - 1ST FLOOR

UNIT TYPE G
1/4"=1'-0"
2 0 2 4 8
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Drawn By'
NJE
Date
Issue
rZ-10-2I

ENTITLEMENT

SUBMTTAL
30 02

TYPICAL UNIT PLANS
128 of 188

�%1 0
0 0
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AA30.00
1 1ST FLOOR PLAN 1
SCALE: 1/16" - T-0" AA30.00

ENLARGED PLAN GENERAL NOTES
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GG 15

RESPONSIBLE FOR GONTAGTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GC SHALL VERIFY DIMENSIONS AND EXISTING UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

G. REFER TO STRUCTURAL PLANS FOR ADDITIONAL INFORMATION.

D. REFER TO MEGHANIGAL, ELECTRICAL 4 PLUMBING DRAWIN65 FOR ADDITIONAL INFORMATION.

ENLARGED PLAN CODED NOTES

OI DASHED LINE INDICATES BUILDING OVERHANG
O2 ELEVATOR GORE 4 MAIL ROOM
0 ROOF WELL DE5I6NATED FOR MECHANICAL UNITS
O4 DASHED LINE INDICATED FACE OF WALL BELOW
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documents for purposes other than the specific
prow named herein Is strictly praltl "m without
expressed written consent of Onyx Creative.

PDR Permit No.

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Project N m
191xi
Drawn By.

NJE
Date
Issue
12-10-21
ENTrT

SUBMTTAL
-----------------
O o
I

KEY PLAN
SCALE: V • 400'
A
A
20 00

BUILDING 'A'
1ST & 2ND
FLOOR
PLANS
05/28/2024 D2
129 of 188

ENLARGED PLAN GENERAL NOTES
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GG 15

RESPONSIBLE FOR CONTACTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GO SHALL VERIFY DIMENSIONS AND EXISTING UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

G. REFER TO STRUCTURAL PLANS FOR ADDITIONAL INFORMATION.

D. REFER TO MEGHANIGAL, ELECTRICAL $ PLUMBING DRAWIN65 FOR ADDITIONAL INFORMATION.

ENLARGED PLAN CODED NOTES

OI DASHED LINE INDICATES BUILDING OVERHANG
O ELEVATOR GORE 4 MAIL ROOM

O ROOF WELL DESIGNATED FOR MECHANICAL UNITS
O4 DASHED LINE INDICATED FACE OF WALL BELOW
3 3RD FLOOR PLAN
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use of this design and these construction
documents for purposes other than the specific
project named herein is strictly prohEhed without
expressed written consent of Onyx Creative.

PDR PemNt No.

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Project No.

SIG
Drawn By:

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Date Issue
rZ-10-21 ENTITLEMENT

SUBMTTAL
-----------------
O o
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KEY PLAN
SCALE: 1" • 400'
A
A
20 01
BUILDING 'A' 3RD FLOOR
& ROOF PLANS
05/28/2024 D2 130 of 188

I M-1 I
I M-1 I
T-2 1 1 5-1

T/ FEATURE
ELEV. ± 41'-6"

T/ PARAPET
-�_----------------------- ELEV. t
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1 ELEVATION
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2ND FIN. FLOO�
ELEV. 10'-0"
- - - FIN. FLOOR-_*
ELEV. 0'-0"
T/ FEATURE _
------------------------------------------- ELEV. ± 41'-b" EAST
2 ELEVATION
SCALE: 3/32" = 1'-0"

T/ PARAPET
ELEV. ±
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ELEV. 20'-0"
2ND FIN. TLOON
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- - - FIN. FLOOR--*
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T/ FEATURE
--------------------------------------------- ELEV.

T/ PARAPET
--------------
ELEV. ± 34'-b"
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3 ELEVATION
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T/ FEATURE
-�
T/ PARAPET_
------ ELEV.±34'-b"
- - - - - 3RD FIN. F4109P
ELEV. 20' 0"
2ND FIN. FLOO&�,
ELEV.10'-0" Y
- - - FIN. FLOOR---s-
ELEV. 0'-0"
9:YTG12Iif1l2 GI G\/ A TIif1AIC if,GAIGCQ A I AIlf1TGC
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GC 15

RESPONSIBLE FOR CONTACTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GC SHALL VERIFY DIMENSIONS AND EXI5TIN6 UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

C. REFER TO STRUCTURAL PLANS FOR ADDITIONAL INFORMATION.

D. REFER TO MECHANICAL, ELECTRICAL 4 PLUMBING DRAAINC75 FOR ADDITIONAL INFORMATION.

EXTERIOR ELEVATIONS LEGEND

MATERIAL
SYMBOL

DESCRIPTION
COLOR
TILE
T-1

ROOF TILE - LUDOWICI -

TERRACOTTA

STRAIGHT BARREL MISSION

IMPRESIONIST
T-2

WALL TILE -RUSTICOTILE -

ANTIQUE

SALTILLO TILE
STUCCO
S-1
7/8" STUCCO CONSTUCTION

SUPER WHITE
METAL
M-1
METAL RAILING - 1/2" SO.

BRONZE

STEEL BAR
M-2

METAL GUTTER
BRONZE
WOOD
VV_1

PPG PROLUXE PREMIUM

CLEAR SATIN

SOLID SATIN WOOD FINISH
PAINT
P-1

EXTERIOR PAINT
SW 6496

OCEANSIDE
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documents for purposes other then the specific
protect manetl harsh Is strictly prohbM without
expressed written consent of Onyx Creative.
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Drawn By. N,IE
Date Issue
1't-10-21 ENTITLEMENT

SUBMTTAL
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KEY PLAN
SCALE: 1" 400'
A
A
30 00
• I --- - - - • • - • -
SCALE: 3/32" - 1'-0"
05/28/2024 D2

BUILDING 'A'

EXTERIOR ELEVATIONS
131 of 188

1 AB30.00
56'-O"
1 1ST FLOOR PLAN
SCALE: 1/16" - T-0"

ENLARGED PLAN GENERAL NOTES
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GG 15

RESPONSIBLE FOR GONTAGTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GG SHALL VERIFY DIMENSIONS AND EXISTING UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

G. REFER TO STRUCTURAL PLANS FOR ADDITIONAL INFORMATION.

D. REFER TO MEGHANIGAL, ELECTRICAL 4 PLUMBING DRAWING5 FOR ADDITIONAL INFORMATION.

ENLARGED PLAN CODED NOTES

OI DASHED LINE INDICATES BUILDING OVERHANG
O2 ELEVATOR GORE 4 MAIL ROOM
0 ROOF WELL DE5I6NATED FOR MECHANICAL UNITS
O4 DASHED LINE INDICATED FACE OF WALL BELOW
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use of this design and these construction
documents for purposes other than the specific
prow named herein Is strictly praltl "m without
expressed written consent of Onyx Creative.

PDR Permit No.

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Project N m
tB113
Drawn By.

NJE
Date
Issue
12-10-21
ENTrT

SUBMTTAL
-----------------
O o
I

KEY PLAN
SCALE: V • 400'
A
B
20 00

BUILDING 'B'
18T & 2ND
FLOOR
PLANS
05/28/2024 D2 132 of 188

ENLARGED PLAN GENERAL NOTES
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GG 15

RESPONSIBLE FOR CONTACTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GO SHALL VERIFY DIMENSIONS AND EXISTING UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

G. REFER TO STRUCTURAL PLANS FOR ADDITIONAL INFORMATION.

D. REFER TO MEGHANIGAL, ELECTRICAL $ PLUMBING DRAWIN65 FOR ADDITIONAL INFORMATION.

ENLARGED PLAN CODED NOTES

OI DASHED LINE INDICATES BUILDING OVERHANG
O ELEVATOR GORE 4 MAIL ROOM

O ROOF WELL DESIGNATED FOR MECHANICAL UNITS
O4 DASHED LINE INDICATED FACE OF WALL BELOW
3 3RD FLOOR PLAN
SCALE: 1/16" as T-0"
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Design and construction documents as
instruments of services are given in confidence
and remain the property of Onyx Creative. The
use of this design and these construction
documents for purposes other than the specific
project named herein is strictly prohEhed without
expressed written consent of Onyx Creative.

PDR PemNt No.

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Project No.

SIG
Drawn By:

WE
Date Issue
rZ-10-21 ENTITLEMENT

SUBMTTAL
-----------------
O o
I

KEY PLAN
SCALE: 1" • 400'
A
B
20 01
BUILDING 'B' 3RD FLOOR
& ROOF PLANS
05/28/2024 D2 133 of 188

i
I M-1 I

T/ FEATURE
— — — — — ELEV. ± 41'-6"
— — — — — T/ PARAPET
ELEV. ±
— — — — 3RD FIN. FLOO
ELEV.20'-0" 14
2ND FIN. FLOO�
ELEV. 10'-0"
— — — FIN. FLOOR—_*
ELEV. 0'-0"
SOUTH
1 ELEVATION
SCALE: 3/32" - 1'-0"
a_ ---- - ---- - - -- - --- --- — -- - -- - - -
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2 ELEVATION
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SCALE: 3/32" = 1'-0"
--------------------------------
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Ll
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WEST
4 ELEVATION
SCALE: 3/32" - 1'-0"

T/ FEATURE
— — ELEV. ± 41'-b"

T/ PARAPET
-- — ELEV. ±
3RD FIN. FLOO�
ELEV. 20'-0"
— — — 2ND FIN. FLOO�
ELEv. 10'-0"
— — — FIN. FLOOR--*
ELEV. 0'-0"

T/ FEATURE
-------------

T/ PARAPET
— — — — — — ELEV. ± 34'-b "
--------- 3RD FIN. FLOOV
ELEV. 20'-0"
2ND FIN. FLOO&�,
ELEV.10'-0" Y
F I N.FLOOR —_�
ELEV. O'-O"
CYTCQIr1Q CI C\/ A TIr1AlQ r_'CAICQ A 1 AIr%-rco
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GC 15

RESPONSIBLE FOR CONTACTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GC SHALL VERIFY DIMENSIONS AND EXI5TING UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

C. REFER TO STRUCTURAL PLANS FOR ADDITIONAL INFORMATION.

D. REFER TO MECHANICAL, ELECTRICAL 4 PLUMBING DRAAINC75 FOR ADDITIONAL INFORMATION.

EXTERIOR ELEVATIONS LEGEND

MATERIAL
SYMBOL

DESCRIPTION
COLOR
TILE
T-1

ROOF TILE - LUDOWICI -

TERRACOTTA

STRAIGHT BARREL MISSION

IMPRESIONIST
T-2

WALL TILE -RUSTICOTILE -

ANTIQUE

SALTILLO TILE
STUCCO
S-1
7/8" STUCCO CONSTUCTION

SUPER WHITE
METAL
M-1
METAL RAILING - 1/2" SO.

BRONZE

STEEL BAR
M-2

METAL GUTTER
BRONZE
WOOD
VV_1

PPG PROLUXE PREMIUM

CLEAR SATIN

SOLID SATIN WOOD FINISH
PAINT
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0 Design and construction documents as
instruments of services are given in confidence
and remain the property of Onyx Creative. The
use oT this tlesign antl these construction
documents for purposes other then the specific
protect manstl harsh Is strlcdy prohbM without
expressed written consent of Onyx Creative.
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Project N): 1911;i
Drawn By. N,IE
Date Issue
rt-10-2i ENTlTLEMENr

SUBMTTAL
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KEY PLAN
SCALE: 1" 400'
A
B

BUILDING 'B'

EXTERIOR ELEVATIONS
05/28/2024 D2 134 of 188

180'-0" 11
2q'-O" 26-0" 26'-0" 26'-0" 26'-0" q'-O" 38'-0"
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ENLARGED PLAN GENERAL NOTES
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GG IS

RESPONSIBLE FOR CONTACTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GO SHALL VERIFY DIMENSIONS AND EXISTING UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

G. REFER TO STRUCTURAL PLANS FOR ADDITIONAL INFORMATION.

D. REFER TO MEGHANIGAL, ELECTRICAL $ PLUMBING DRAWINGS FOR ADDITIONAL INFORMATION.

ENLARGED PLAN CODED NOTES

O DASHED LINE INDICATES BUILDING OVERHANG
O ELEVATOR GORE 4 MAIL ROOM

O ROOF WELL DESIGNATED FOR MECHANICAL UNITS
O4 DASHED LINE INDICATED FACE OF WALL BELOW
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SIG
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Date
Issue
12-10-21

ENTITLEMENT

SUBMITTAL
-----------------
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KEY PLAN
SCALE: 1" • 400'
A
C
20 00
BUILDING 'C' 1ST & 2ND

FLOOR PLANS
135 of 188
05/28/2024 D2

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ROOF SLOPE
4:12

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4:12
4 ROOF PLAN
SCALE: 1/16" as T-0"
4 3 3RD FLOOR PLAN
SCALE: 1/16" - T-0"
:• •

ENLARGED PLAN GENERAL NOTES
A. WHERE INFORMATION 15 UNCLEAR OR A CONFLICT 15 FOUND, GG IS

RESPONSIBLE FOR CONTACTING THE ARCHITECT PRIOR TO PROCEEDING WITH WORK.

B. GO SHALL VERIFY DIMENSIONS AND EXISTING UTILITIES IN FIELD AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.

OI DASHED LINE INDICATES BUILDING OVERHANG
O ELEVATOR GORE 4 MAIL ROOM

O ROOF WELL DESIGNATED FOR MECHANICAL UNITS
O4 DASHED LINE INDICATED FACE OF WALL BELOW
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Project No.

SIG
Drawn By'
WE
Date Issue
rZ-10-2I ENTITLEMENT

SUBMTTAL
-----------------
O o
I

KEY PLAN
SCALE: 1" • 400'
A
C
20 01
BUILDING 'C' 3RD FLOOR
& ROOF PLANS
05/28/2024 D2 136 of 188

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