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File #: TMP-0235    Version: 1 Name:
Type: Ordinance Status: Agenda Ready
File created: 11/18/2014 In control: City Council
On agenda: 12/9/2014 Final action: 6/10/2016
Title: ORDINANCE NOS. 2014-1405 & 2014-1406, RESOLUTION NOS. 2014-8016, 2014-8017, 2014-8018, & 2014-8019; THE NORMAN SM PROJECT OWNER, LLC "MISSION 316" (P14-0001) APPROVE PROJECT ENTITLEMENTS - GENERAL PLAN AMENDMENT (GPA 14-001), REZONE (R14-001), SPECIFIC PLAN (SP 14-001), MULTI-FAMILY SITE DEVELOPMENT PLAN (MFSDP 14-001), TENTATIVE SUBDIVISION MAP (TSM 14-001) AND CONDITIONAL USE PERMIT (CUP 14-016) AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION (MND 14-007) MITIGATION MONITORING AND REPORTING PROGRAM ALLOWING FOR 93 CONDOMINIUM UNITS
Attachments: 1. CC REPORT The Norman Mission 316 120914 Attachments A to E.pdf, 2. CC REPORT The Norman Mission 316 120914 Attachment F Draft Minutes 110314.pdf, 3. CC RESO Norman Mission 316 GPA 14-001 P14-0001 120914.pdf, 4. CC RESO Norman Mission 316 TSM 14-001 P14-0001 120914.pdf, 5. CC RESO Norman Mission 316 MFSDP 14-001 P14-0001 120914.pdf, 6. CC RESO Norman Mission 316 CUP 14-016 P14-0001 120914..pdf, 7. CC ORD Norman Mission 316 R 14-001 P14-0001 120914.pdf, 8. CC ORD Norman Mission 316 SP 14-001 P14-0001 120914.pdf, 9. Mission 316 Specific Plan v.3.3_clean Reduced Size.pdf, 10. Mission316-FinalIS-MND.pdf, 11. Mission 316 MND Technical Appendices.pdf
MEETING DATE:      DECEMBER 9, 2014
 
SUBJECT:  
Title
ORDINANCE NOS. 2014-1405 &  2014-1406, RESOLUTION NOS. 2014-8016, 2014-8017, 2014-8018,  & 2014-8019; THE NORMAN SM PROJECT OWNER, LLC "MISSION 316" (P14-0001) APPROVE PROJECT ENTITLEMENTS - GENERAL PLAN AMENDMENT (GPA 14-001), REZONE (R14-001), SPECIFIC PLAN (SP 14-001), MULTI-FAMILY SITE DEVELOPMENT PLAN (MFSDP 14-001), TENTATIVE SUBDIVISION MAP (TSM 14-001) AND CONDITIONAL USE PERMIT (CUP 14-016) AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION (MND 14-007) MITIGATION MONITORING AND REPORTING PROGRAM ALLOWING FOR 93 CONDOMINIUM UNITS
Body
 
Recommendation
Recommendation
INTRODUCE ordinances and ADOPT resolutions associated for the project entitlements (General Plan Amendment, Rezone, Specific Plan, Multi-Family Site Development Plan, Tentative Subdivision Map and Conditional Use Permit) and adoption of a Mitigated Negative Declaration/Mitigation Monitoring and Reporting Program allowing for 93 condominium units.
Body
Board or Commission Action  
The Planning Commission voted 7-0 on 11/3/14 to recommend approval to the City Council.  The draft minutes are attached.
 
Relevant Council Strategic Theme
Economic Development
Planning For the Future
Quality of Life
 
Relevant Department Goal
Not applicable
 
Introduction
The project site is bounded on the west and east by undeveloped land, on the north by existing low density residential and disturbed open space, and to the south by Mission Road, industrial uses, Town Center, and North County Health Services (NCHS) San Marcos Health Center. Light Industrial and commercial uses are also located east of the project site. The project site is currently vacant with the exception of remnants of a foundation of a former residence in the northwestern corner of the site.
 
The project proposes 93 condominium units consisting of a courtyard and townhome product type. The courtyard buildings are located on the upper level pad and the townhome buildings are located on the lower level pad.  Each condominium unit includes an enclosed two-car garage with designated storage space.  The condominium units also include a mix of one to three bedrooms and differing amenities to accommodate a range of family needs.  The homes will range from approximately 1,400 square feet to 1,990 square feet depending on the home plan and layout.
 
The proposed project includes open space amenities for common use, as well as private open space.  Some units feature individual patio areas while others feature balcony space for private use.  The common open space amenities include a recreation area on the lower and upper pad area. An internal pedestrian paseo system is also proposed as a common amenity.
 
The project site consists of two different ownerships, including the City, which owns the easterly 1.4 acres.  Once approvals are granted, the applicant will complete the acquisition of the properties.  A purchase price was agreed to between the City and the applicant.
 
Discussion
The project site is designated "commercial" per the City's General Plan and the Heart of the City Specific Plan. The project's Specific Plan provides development standards for the project site.  Due to the topographic challenges at this site for commercial development, the limited housing  in this portion of the City and proximity to the Sprinter, the proposed land use change and density is an appropriate transition.  A General Plan Amendment and Rezone is being processed in order to change the General Plan and zoning designation from Heart of the City Specific Plan SPA/C to Specific Plan SPA/Residential (low medium density).
 
The proposed buildings facing Mission Road have varied roof lines and wall planes to soften the massing of the project.  Balanced building materials include stone, brick, and siding. The perimeters of the attached condominium product type near the north and south project edges are two-stories in height with the central portion reaching the maximum three stories with a maximum building height of 45 feet. This is intended to reduce perimeter massing and promote architectural diversity and compatibility with existing adjacent, offsite residences. The applicant submitted three architectural styles for the project consisting of Tuscan, Spanish and Ranch style.  
 
To minimize the amount of grading and establish buildable pads for the project, the project relies on the construction of keystone walls and bouldersccape walls (soil nail walls).  There are two keystone walls along the Mission Road frontage and elsewhere in the site ranging in height from 2' to 11' for the keystone walls and 6' to 22' for the boulderscape walls.  The keystone wall will be textured with a color to blend with the overall project and will be complimented with landscape treatment. The boulderscape wall is located along the back of the project along the driveway up to the upper pad area.  Due to the steepness of the slopes, the boulderscape wall allows a substantial reduction in exposed cuts into the hillside and opportunity for planting to soften the exposed slopes. The project is conditioned to hire a landscape slope stabilization specialist to ensure the plant selection, watering schedule, and maintenance program will ensure a successful and healthy landscape coverage rate.
 
The proposed project will take access from two driveways along Mission Road. The project driveway intersections will be stop sign controlled at the driveway approaches. The project will include constructing a center median break on Mission Road to provide an eastbound left-turn lane for inbound access into the easterly project driveway. Outbound project trips will be restricted to right-turns exiting the two project driveways.  Outbound driveway trips heading east on Mission Road would need to make u-turn at the signalized intersection of Mission Road / San Marcos Boulevard-Woodward Street. The project's traffic analysis concluded no direct project traffic impacts to surrounding roads and intersections.
 
Given the curvature of Mission Road and the proposal to construct a left turn pocket within the median, the City's traffic consultant evaluated the sight distance at the two proposed project driveway intersections with Mission Road.  The aerial below illustrates the required sight distances at the Mission Road / East Project Driveway intersection. The aerial shows that the existing median trees affected the visibility of cars making a left hand turn into the easterly driveway. To accommodate the left turn pocket and to provide adequate sight distance, 11 trees will have to be removed.
 
The applicant has been conditioned to pay an in-lieu fee that will go towards replacing these trees at a ratio of 3:1. The replacement trees will be 36 inch box trees located in the nearby city right-of-way or in a City park.  The applicant will also be responsible for submitting a landscape design for the median to cover repair and replacement of the hardscape area, replacement of vegetation with an acceptable planting scheme, and retrofitting/replacing all irrigation to the satisfaction of the Public Works landscape inspector.
 
Drainage
Storm water run-off will be treated in accordance with the Regional Water Quality Control Board's (RWQCB) current permit. A Water Quality Improvement Plan, WQIP, prepared for the development specifies source control BMP's, low impact development designs, LID, and treatment BMP's to be used.  Bioretention basins and porous pavers distributed around the site will act as treatment control BMP's. The bio-retention basins and porous paver base materials will also serve to satisfy the RWQCB's requirements for hydromodification.
 
Fiscal Impact  
The project will result in both service costs as well as generate revenues through sales tax, property tax and development impact fees.  A fiscal impact analysis was not conducted for the project; however, the largest service costs (fire, police services and landscape maintenance) will be mitigated in part through the established city-wide Community Facilities Districts.  
 
 
Attachment(s)
A - Vicinity Map
B - Aerial
C - Requested Entitlements
D - Site & Project Characteristics
E - Site Plan
F - Draft PC Minutes 11/3/14
Resolutions (4) - General Plan Amendment, Tentative Subdivision Map,  
    Multi-Family Site Development Plan & Conditional Use Permit
Ordinances (2) - Rezone & Specific Plan
Specific Plan
Mitigated Negative Declaration ND 14-007
 
 
Prepared by:  Garth Koller, Principal Planner                              
Submitted by:  Jerry Backoff, Planning Division Director
Reviewed by:  Lydia Romero, Deputy City Manager
Approved by:  Jack Griffin, City Manager