Please expand each item to learn more about the objections to the project proposed for approval during the February 1, 2024 hearing.
The current proposal for Quail Meadows proposes a total of 485 units, increased from a base density of 359 units. Quail Meadows designates 72 of 485 planned units as affordable housing, which equates to 14.85%.
According to the most recent Calfiornai state guidance (HCD 2020 Inventory Guidebook § 65583.2), the 20% calculation is based upon the total number of units provided by a density bonus. The project does not conform to state expectations and does not qualify for exemptions to state and local code.
The project claims to be exempt from environmental review under the California Environmental Quality Act (CEQA) because it is considered "by-right". However, a project only qualifies as "by-right" when 20% of the total project housing is designated as affordable housing.
An CEQA review is required as there is not a valid exemption and due to the presence of wetlands on the site, as well as known sensitive and/or protected species, including two mature Torrey pines which the developer plans to transplant.
The project is asking for nine waivers, including:
According to both State Law and City Ordinance, the developer must provide documentation that the waivers are "necessary because the Project cannot physically be constructed at the allowed or supported densities" without them. There is no documentation readily available that suggests the necessity of these waivers.
The project has calculated its allowable density based on the total acreage of the property, inclusive of undevelopable land such as identified wetlands, flood plains, public streets, and slopes greater than 40%.
The staff report for this project directly contradicts the Encinitas Municipal Code, which allows for a density of a maximum of 30 dwelling units per net acre at this site.
Coastal planners within the San Diego Coast District commented that threated species Coastal California Gnatcatcher are persistent in the entire project site, and therefore the current proposal does not comply with the City's LCP in protecting for environmentally sensitive habitat areas. Additionally, the evaluation noted a number of other federal or state-listed species.
An independent biological survey performed by Hamilton Biological, Inc. echoed the Coastal Commission's findings, as well as the identified two mature Torrey pines on the site. The project proposes to transplant these trees, which is in direct conflict with the Encinitas Resource Management Policy where "Future development shall maintain significant mature trees to the extend possible and incorporate them into the design of the development projects."
Both of these evaluations were submitted to Encinitas Principal Planner Andrew Maynard, but were not part of the agenda packet or backup documents for the February 1, 2024 commission hearing. These evidentiary documents received by the principal planner should be made readily available to the Planning Commission and the public.
Furthermore, the project applicant performed their biological survey in 2016 using two biologists over 4.3 hours. No biological survey of the site by a qualified professional biologist has been performed by the developer since then to determine the significance of the habitat and project mitigation. A timely survey must be completed by the applicant.
The seven-story parking structure provides 780 stalls and an additional 8 surface parking spots for resident and visitor parking. This equates to 1.6 parking spaces per unit.
With no street parking on Quail Gardens Drive, it is likely overflow parking will be in surrounding neighborhoods and businesses.
Traffic impacts are estimated based on 6 trips per the number of units per day. At Quail Meadows alone, this equates to an additional 2,910 trips along Quail Gardens Drive.
In addition, just south of this site at the eastern corner of Quail Gardens Drive and Encinitas Boulevard is the approved Sunshine Gardens apartment complex, which will contain 140 units. The proposed Moonlight Apartments at the western corner of Quail Gardens Drive and Encinitas Boulevard plans to include 202 residential units.
Together, these three projects equate to 4,962 additional trips.
The development of Quail Meadows, in addition to all other proposed or approved projects, impose increased impacts to stormwater, schools, roads, potable water supply, electrical grids and telecommunications. The Planning Commission must consider the impact this project and all others within the vicinity will have on current services and their capacity to support the increase in residents.
The city has invested millions of dollars on infrastructure projects west of the I-5 and within the 101 corridor, but has not yet evaluated infrastructure improvements to projects east of the I-5, where a significantly higher density of residents live.
WIth the increased traffic, businesses and residences along this corridor, the Planning Commission must consider how emergency services may be impacted by the inclusion of traffic lights, additional roundabouts, or vehicle volume on Quail Gardens Drive, a one-lane road.
The project plans for two monotonous housing building without articulated facades and setbacks, does not provide adequate private open space for residents, and does not conform to objective design standards contained in the Encinitas Objective Design Standards and Guidelines.
This project should be redesigned to meet the expectations of developed space in Encinitas.
References: DS2.3.1, DS5.3.1, DS5.4.2, DS2.11.1, DS5.6.6, DS4.4.5, Architectural Objective Design Standards
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