ARENA CALIFINO at EL CORAZON

Development Plan (D19-00015); Conditional Use Permit (CUP19-00019) & Specific Plan Exceptions

Description and Justification November 2020 (rev.)

Introduction This application presents a Development Plan and Conditional Use Permit for the proposed development and operation of the arena Califino multi-purpose sports arena and events facility located within the El Corazon Specific Plan area (APN: 162-082-51 ptn). The arena will be a landmark facility for the City of Oceanside and is designed to provide for various sports, recreation, concert and event use opportunities for the community and region. The facility will also serve as the home of the San Diego Sockers professional arena soccer club.

The arena is planned on a 5.24-acre site located within the Village Commercial area designated by the El Corazon Specific Plan. The arena Development Plan also incorporates conceptual plans for a parking lot (Consolidated Park 1 Parking / Joint Use Parking Lot) to be located on an approximate 7-acre lot directly west of the arena site within the El Corazon Parks and Recreation District. These plans show conceptual design elements for parking layout, landscape areas, vehicular access and circulation, and pedestrian circulation routes through the parking lot and along adjacent streets.

The arena and related parking sites will be located within the eastern portion of the Specific Plan area north of the existing El Corazon Senior Center and the planned Aquatics Center. The site is located east of the existing SoCal Sports Complex soccer fields and parking area.

This resubmittal package includes revised plans for the arena facility which allow for a phased build out of interior components and tenant spaces where certain spaces may be completed upon opening of the arena and others improved in the future as arena operations warrant. For example, concession spaces may be built out by the specific concession operator as appropriate. The exterior plaza area has also been amended to show additional lawn and patio space in lieu of previously proposed amphitheater seating, a stage structure, and various other hardscape elements.

Background The El Corazon Specific Plan encompasses a 465-acre area located within central Oceanside, bounded by Mesa Drive on the north, Rancho del Oro Drive on the east, Oceanside Boulevard on the south, and El Camino Real on the west. Originally approved in 2009, the Specific Plan provides for the long-term development of a variety of park and recreation uses, habitat and open space, hotel, commercial, residential, public and semi-public land uses within prescribed planning districts. Commercial, office, hotel and residential/commercial mixed-use areas were also designated as part of the Specific Plan with the intention to generate funding that would help support operation and maintenance costs for the El Corazon Park area.

Arena Califino Description and Justification at El Corazon Page 1 November 2020 A separate Specific Plan Amendment, Tentative Map and Development Plan application for El Corazon (Z17-00004, D18-00017 & T17-00004) encompasses the proposed arena site and was approved by the City Council on December 4, 2019. These entitlements adjust certain land use district areas and define development parcels within the Village Commercial and Oceanside Boulevard Commercial Districts.

The El Corazon Specific Plan is also now amended to include the term “arenas” as permitted under the Commercial Recreation and Entertainment use definition. This term has been added for clarification purposes and to be consistent with the Allowable Uses by District Table identified in Figure 2-2 of the approved Specific Plan.

In conjunction with the Development Plan & Tentative Map, amendments to the Specific Plan were also approved as necessary to address acreage adjustments for the various land use districts. Revisions to the Specific Plan Circulation component were approved, as well, to accommodate roadway location and street section revisions necessary to support the proposed project and future development.

The Z17-00004, D18-00017 & T17-00004 application divides the project into several parcels, with major streets and infrastructure being provided by the Master Developer, to facilitate build out with a variety of commercial and residential uses consistent with the Specific Plan. The site has been designed to accommodate future development of a broad range of product types from multi- family buildings, small/medium/large retail, large office/manufacturing/warehouse users and sporting facilities such as an arena. The lot sizes and configurations have been designed to maintain flexibility in responding to the needs of the market as the project builds out, by providing lots which can easily be combined in a variety of configurations to accommodate larger users or can be developed with smaller uses.

Project Description The proposed project includes applications for a Development Plan, Conditional Use Permit, and requested Exceptions to Development Standards (per Specific Plan Section 6.4) to address retaining wall designs and certain building setbacks. The project consists of an approximate 171,291 square-foot multi-purpose sports arena and events facility with ancillary amenity and support space within the arena building.

The facility will also feature an approximate 36,000 square-foot outdoor plaza area located at the southwest corner of the site. The arena is design to host soccer, hockey, basketball, volleyball and other indoor sporting events. The facility can also be configured to host concerts, banquets, and tradeshows. Arena seating configurations will range from approximately 6,367 seats for sporting events – up to 7,922 seats for concerts.

The arena site is located at the northwest corner of the Village Commercial District and will integrate well with the existing soccer fields complex and planned park areas to the west as designated by the Specific Plan, with the planned aquatics center and senior center in the Civic Services District to the south, and with the developing mixed-use residential/commercial uses located to the east within the Village Commercial District. The arena and plaza site will serve as

Arena Califino Description and Justification at El Corazon Page 2 November 2020 an important activity node while providing critical connections and transitions between the planned park areas and the more intense commercial, civic, and mixed-use areas of El Corazon.

The Consolidated Park 1 Parking / Joint Use Parking Lot proposed west of the arena will be located in the eastern portion of the Parks and Recreation District within the Park 1 area. The parking lot will provide a consolidated parking area to support Park 1 upon its eventual development. The Specific Plan calls for a minimum of 450 parking spaces to be developed in Park 1. The Consolidated Park 1 Parking / Joint Use Parking Lot would meet that requirement by providing the spaces to serve Park 1 uses.

The Arena and the parking area will be located on two separate lots bisected by “CC” Street. The “CC” Street alignment and improvements, along with all other streets surrounding the Arena site, were approved by the City Council in December 2019 as part of Specific Plan Amendment (Z17- 00004), Tentative Map (T17-00004) and Development Plan (D18-00007).

Arena Califino Description and Justification at El Corazon Page 3 November 2020 Development Plan The arena facility is oriented along a northeast-to-southwest alignment on the site with the front façade of the arena oriented to the northwest along “CC” Street (Park Loop Road). The Consolidated Park 1 Parking / Joint Use Parking Lot is planned on the west side of “CC” Street with conceptual designs for parking areas, access and circulation drives, landscape areas, and pedestrian walkways. The arena frontage features large pedestrian walkways and gathering spaces leading to the primary building entrances on the concourse level of the facility. The southwest edge of the arena forms a backdrop to the proposed plaza area providing additional building entrances and pedestrian walkways as part of the concourse level.

The plaza area is located at the southwest corner of the site. The plaza is designed as a passive and active open space area (discussed below) providing pedestrian connections from the surrounding sidewalks up to the concourse level of the arena. A separate players’ entrance, service areas, a loading dock and other back of house facilities are designed at the northeast corner of the arena.

The overall site development areas are comprised as follows:

Site Development Schedule

Surface Area (SF) Percent Coverage

Overall Site Area Arena 228,356 SF / 5.24 AC 100%

Arena Building Arena 97,658 SF 42.8% Footprint

Paved Surface Arena 55,794 SF 24.4%

Landscape / Arena 74,904 SF 32.8% Greenspace

The overall arena structure is 171,291 square feet comprised of three separate levels as follows:

Arena Square Footage

Total Area: 171,291 SF Activity Multi-purpose event surface, team Event Level 51,444 SF locker rooms, loading, storage and facility support Main public entry, concessions, merchandise, restaurant, bar Concourse Level 78,914 SF space, ticketing, restrooms, support facilities Suites, mezzanine seating and Suite Level 40,933 SF facility support areas

Arena Califino Description and Justification at El Corazon Page 4 November 2020 This project is located within the El Corazon Specific Plan’s Village Commercial (VC) and the Parks and Recreation (PR) Zone Districts which establish development standards and design guidelines that are applicable to the proposed project. The following table demonstrates project compliance with these standards as indicated:

Arena Development Standards Summary

Development & Design Standard Proposed Project (VC) Floor area ratio (FAR): 1.0 FAR maximum 0.75 FAR (VC) Setback - Arena building is set back 30’ – Park Loop Road 50’. Elevated pedestrian walkways / and concourse features are “CC” Street: 15 foot minimum positioned along the setback line. An exception is requested for a portion of an architectural projection to overhang the setback due to unique right-of-way configuration. (VC) Setback - Village 0 foot minimum 40’ minimum Commercial Dr.: (VC) Setback – “BB” Street: 0 foot minimum 4’ minimum (PR) Parking Minimum 8-foot buffer between 10’ minimum landscape buffer, Landscape: parking & street plus 16’ wide trail area (VC)Building 50’-0” maximum 48’-8” height: Portions of upper stories shall be The building design incorporates a recessed. high degree of both vertical and (VC) Building A break in the wall plane shall occur horizontal articulation with 360- form: at least every 50 feet. degree architecture. The design is comprised of arcades, open canopies and layered plaza levels to invoke important elements of the Irving Gill architectural style. At a minimum, buildings will be The front façade of the arena is (VC) Building located adjacent to Park Loop Road / oriented along “CC” Street and placement: “CC” Street, “B” Street, and adjacent to the Roundabout. (Note: Roundabout. The project site does not front on “B” Street.) Per Specific Plan and City standards Conceptual signage is shown at (VC) Signs: this time. A Comprehensive Sign Program will be processed for the project. (VC) 15% minimum 32.8% Landscaping: (34,263 GSF minimum) (74,904 GSF)

A minimum of 3 separate outdoor On the arena site, the project (VC) Public spaces totaling no less than 8% of provides an approximate 36,270 gathering total Village Commercial District GSF plaza space situated at the space: building footprint (Arena 97,658 GSF southwest corner of the site. x 8% = 7,813 GSF).

Arena Califino Description and Justification at El Corazon Page 5 November 2020 The following table summarizes various use and amenity areas planned within the arena facility:

Arena Use Areas Summary Note – These areas are not all-inclusive of the total arena square footage. Area Notes

Retail/Ticketing 927 SF

Concessions (4 total) 2,823 SF

Restaurant 3,641 SF

Seating Areas Fixed Audience Seating: 25,523 SF A breakdown of various seating Mezzanine Seating: 2,479 SF* configurations and counts is Suites: 3,805 SF provided in the following table.

Total Area: 31,807 SF Locker Rooms Home Team Locker Room: 1,080 SF Visitor Locker Room (4 total): 2,369 SF Officials Locker Room: 279 SF Staff Locker Rooms (3 total): 636 SF

Total Area: 4,364 SF

Circulation/Corridors 39,003 SF

Restrooms: (4) Men, (4) Women, (4) 4,595 SF Unisex *Mezzanine Seating is shown as a future improvement area.

The following table presents a range of various seating counts based on arena activities and configurations:

Arena Seating Counts Summary Seating Count Notes Soccer / Hockey / 6,367 Volleyball (5 courts) Basketball (1 court) 7,162

Concert (End Stage) 7,922

Concert (Center Stage) 7,621

Banquet 690 Configured on Event Level

Trade Show 480 Configured on Event Level

Arena Califino Description and Justification at El Corazon Page 6 November 2020 Architectural Design

Exterior Design Concept The design concept of the arena project is strongly inspired by the Irving Gill architectural style per the requirements of the El Corazon Specific Plan. This design will complement the architectural design of the existing Senior Center and planned Aquatics Center to the south. The materials used on the exterior of the building take many of their cues from those used in historic Oceanside building with planned expanses of white accented by black signage and curtainwall mullions. The champagne metal panel provides a subtle expression of color at the entrances and as a backdrop to the arched façade at the front of the building. The exterior design of the building comprised of arcades, open canopies, and layered plaza levels reflects many elements of Irving Gill’s more well-known buildings and provide variation of spaces between the expansive public space and the more intimate protected spaces closer to the building. The arena commemorates the Gill aesthetic and character through an elegant, contemporary architectural design.

Interior Design Concept The interior design concept is heavily influenced by the design decisions made on the exterior of the building. Materials present on the interior of the building are reflective of the exterior façade and design elements, such as arches and tiered floors, make an appearance around the seating areas. Large expanses of glass are strategically placed to provide views into the public plaza and to the soccer fields and planned park areas beyond, providing connection from secured interior space to the open public realm. Much like the exterior design provides layering from open to intimate spaces, the interior design sets out to layer experiences from part of the masses in the stadia to part of a private group in a suite.

Sustainability Elements The arena building is designed to current building energy efficiency standard codes including Title 24. Solar power will be provided to support facility electrical needs by panels located throughout the main roof area. As the facility will also be built to accommodate ice hockey, the ice plant will incorporate a heat reclaim system supporting further building efficiency.

Landscape and Plaza Design Concept The landscape design and selection of plant material for the arena site is based on cultural, aesthetic and maintenance considerations. Landscape areas for the arena featuring native and low water use plantings are designed throughout the site to provide aesthetic buffering and screening elements for the facility, define and enhance pedestrian and plaza areas, provide shade and to support stormwater features throughout the site. Street trees, landscaped garden features, enhanced hardscape, seatwalls, and circular bench seating elements are all designed along the front façade of the arena to create a pleasing pedestrian environment integrated with the main entries to the arena.

A key feature of the arena site is the dynamic plaza space located at the southwest corner of the site designed to accommodate various activities and events. The overall plaza area is approximately 36,270 square feet in size and designed to accommodate a variety of gatherings

Arena Califino Description and Justification at El Corazon Page 7 November 2020 typically organized around arena events and can also serve as a public space for the El Corazon community. The El Corazon Specific Plan strongly encourages the incorporation of plazas and public gathering spaces with development in the Village Commercial District.

The plaza design incorporates organic curvilinear shapes inspired by a wave. The waves are inspired by both the natural ocean waves in San Diego and also the tradition of fans at sporting events creating human waves. The plaza features a large patio area bordered by a grassy slope which can be used for lawn seating. A paved terrace is situated at the top of the slope along the arena concourse level and will provide additional standing room and activity areas for the plaza. The plaza patio is designed as flexible space and can be programmed with movable chairs, umbrellas, game zones, food trucks, and/or tents during events.

The arena facility will also feature an attached full-service restaurant adjacent to the plaza which can be directly accessed from inside and outside the arena at the concourse level. The restaurant, including an outdoor dining patio, is designed to overlook the plaza area and will provide concession service to the plaza, in addition to the full services provided within the arena. The lower level of the restaurant space is designed to open directly onto the main plaza level and will provide food/beverage service, storage, and support areas for the plaza activities. The restaurant is planned to be open during arena events, but may also operate independent of arena activities. Hours of operation for the restaurant and plaza will coincide with the intent to provide food and beverage service throughout the day and evening.

Additional design features, activities and uses proposed for the plaza include the following:  Entry tree feature, ornamental landscaping, shade and accent trees;  Lawn seating areas;  Large, flexible patio space;  Mobile kiosks for food, beverage (including wine and beer) and retail items;  Movable chairs, tables and umbrellas throughout the plaza;  Live Entertainment (as outlined with requested CUP) proposed to consist of a variety of events including; live music, small concerts, community theater, sports viewing, and other similar performance and event activities. Such activities may occur in conjunction with planned arena events or as independent functions within the plaza;  Plaza and pedestrian oriented lighting, including string lights in various locations;  The plaza will be open whenever there is an event in the arena. However, during events limited to the plaza-only, there will be no access to the arena. Arena access will be limited to only those times the arena is open for an event;  Indoor storage and restroom facilities will be provided adjacent to the plaza on arena event level, beneath the restaurant area;  Security services will be provided on site 24/7 for the entire arena and plaza area;  Similar uses and activities consistent to those listed above.

Arena Califino Description and Justification at El Corazon Page 8 November 2020 The following table presents a range of the anticipated crowd capacities for plaza activities and events. This information is also presented graphically as part of the Arena Seating Configuration Exhibit included with this application package:

Plaza Area Crowd Capacity Summary Plaza Area Typical Capacity Maximum Capacity

Lawn Seating 424 424

Table Seating 368 NA

Chair Seating 383 NA

Standing NA 2,581

Total Capacity 1,175 3,005

Grading and Utilities As part of Tentative Map T17-00004 the proposed arena site was previously reviewed as a mass- graded vacant pad with a nominal 2% slope that descends from northeast to southwest with elevations varying from approximately 250’ to 230’. The proposed arena development plan integrates the facility design with the elevation change across the site to accommodate the multi- level building, plaza area, loading and service areas. The current site design also locates basins at the southeast corner of the arena site, the south side of the plaza area to convey stormwater. The current grading plan for the entire 5.24-acre site includes 63,950 cubic yards of cut and 5,890 cubic yards of fill in preparation of the lot area, resulting in 58,060 cubic yards of export of material. The excess material will be placed at one of the disposal areas in El Corazon that were previously designated, reviewed and approved in conjunction with T17-00004.

The arena facility will connect to City water and sewer services located adjacent to the site within the El Corazon area. These facilities have been designed and sized to accommodate the proposed project.

Traffic / Circulation / Parking A Transportation Impact Analysis (TIA) report for the proposed El Corazon Arena (dated March 2018) was prepared by LLG Engineers as part of the previous tentative map and related applications (Z17-00004, T17-00004, D18-00017) that established the arena site. The TIA has been reviewed and approved in conjunction with those applications as approved by City Council in December 2019.

The TIA specifically analyzed the impacts of a proposed arena (with a maximum of 8,000 seats) as a component of the overall El Corazon development, since an arena facility was not included in the original Specific Plan 2009 EIR. It should be noted that the total site trip generation for El Corazon, with inclusion of the arena, is now calculated at significantly less ADT than the amount analyzed in the original EIR since other El Corazon land uses have been downsized. Therefore, the approved EIR significant impacts and mitigation measures for traffic remain unchanged.

Arena Califino Description and Justification at El Corazon Page 9 November 2020

Access from the surrounding area to the arena will be primarily provided via “B” Street (the west leg of the Rancho Del Oro / Ocean Ranch Boulevard intersection), the existing west leg of the Rancho Del Oro / Senior Center Drive intersection, and the future north leg of the Oceanside Boulevard / “AA” Street intersection. Vehicle traffic will then typically travel via “AA” Street / Village Commercial Drive to “CC” Street and “BB” Street to designated parking areas located west of the arena site.

Parking required to serve the arena facility will be provided in designated areas adjacent, or in close proximity, to the project site. It is anticipated such parking areas will also serve the planned El Corazon Park 1 area, the new city aquatics center and the existing SoCal Sports soccer complex for the duration of its operation.

Currently, plans addressing the location, use, operation and design of these parking areas are being evaluated as part of a coordinated effort between city staff and the Development Team. The Development Team is working closely with city staff in order to finalize an approved parking plan and associated use agreement that will support approval of the arena entitlements based on this final application resubmittal and which will address the various El Corazon parking needs.

Subsequently, approval of the arena facility will be conditioned upon ratification of a final parking plan and use agreement between the City and development team. Occupancy of the arena facility would also be contingent on dedication and construction of such parking areas as specified in the agreement.

As such, the Development Plan for the arena also incorporates conceptual plans for a parking lot (Consolidated Park 1 Parking / Joint Use Parking Lot) to be located on an approximate 7-acre lot directly west of the arena site within the El Corazon Parks and Recreation District. These plans show conceptual design elements for parking layout, landscape areas, vehicular access and circulation, and pedestrian circulation routes through the parking lot and along adjacent streets.

A parking analysis was prepared as part of the arena TIA which concluded that 93% of arena attendees are expected to access the site by car, with a worst-case expected vehicle occupancy rate of 2.7 people per car. Assuming a sold-out event with all 8,000 seats occupied (maximum seating analyzed by the TIA); this equates to a total of 2,756 vehicles. Assuming 5% of attendees would utilize ride sharing services such as Uber or Lyft, it would be estimated that approximately 2,620 parking spaces would need to be provided to adequately accommodate a sold-out event.

Since the maximum seating proposed with the current arena development plan is only 7,922 seats (78 less than the 8,000 seats analyzed in the TIA), overall parking requirements would also be less. Utilizing the same vehicle occupancy rate of 2.7 people per car and the 5% ride sharing factor would result in a total of 2,593 parking spaces necessary to support a sold-out event. Additional parking for the arena plaza would not be required, since access to the plaza during arena events would be limited to arena ticketholders. Utilization of the nearby Sprinter light rail transit would also result in further reductions in parking demand for arena events.

Arena Califino Description and Justification at El Corazon Page 10 November 2020 The arena TIA recommends that the Project implement a Traffic Management Plan (TMP), prepared under separate cover as part of the TIA, including the provision of personnel at noted intersections to direct traffic, in order to mitigate the significant impacts. The TMP has been updated (see TMP prepared by LLG Engineers dated May 2020 included with this submittal) based on the currently proposed arena and parking design integrated with the surrounding roadways approved as part of T17-00004).

TMP measures should be in place at least one hour prior to an event at the arena, and for at least one hour following an event. It is also recommended that the Project encourage transit use, especially given that the existing Sprinter light rail station is located approximately one quarter mile from the arena site. For example, the Project could subsidize the cost of a ticket for attendees choosing to access the site via public transit. Sidewalks are provided on both sides of Rancho del Oro for pedestrians traveling to and from the transit station. The Project should coordinate with the North County Transit District to provide additional services during peak event periods/days.

In addition, sold out events at both the arena and soccer fields should not be scheduled on the same day unless start and end times are offset by at least four hours. Smaller events could be scheduled at each venue without start and end times offset. Traffic control should be provided for each event as outlined in the TMP.

Arena Califino Description and Justification at El Corazon Page 11 November 2020 Conditional Use Permit The following Conditional Use Permit(s) are requested in conjunction with the arena and plaza uses:

1) Live entertainment in conjunction with Eating and Drinking Establishments as a part of the proposed Arena Restaurant and Plaza uses; as required by the table in El Corazon Specific Plan Figure 2.2 – Allowable Uses by District. Live Entertainment in the plaza is proposed to consist of a variety of events including; live music, small concerts, community theater, sports viewing, and other similar performance and event activities. Such activities may occur in conjunction with planned arena events or as independent functions within the plaza.

2) Outdoor dining in conjunction with Eating and Drinking Establishments as a part of the proposed Arena Restaurant and Plaza uses in areas which exceed 500 square feet. The El Corazon Specific Plan is silent on this item, but Chapter 3020A(3) of the OZO limits outdoor dining to areas less than 500 square feet; however, permits exceptions with approval of a Use Permit. The approximate area of the plaza is 36,270 square feet and approximate area of the restaurant outdoor patio is 3,500 square feet. Although no standard is listed, the Specific Plan indicates that outdoor dining is encouraged in the Village Commercial District.

Exceptions to El Corazon Specific Plan Development Standards – Requested per Section 6.4 of the Specific Plan Under Specific Plan Section 6.4 of the Specific Plan it is noted that development proposed within the Specific Plan Area will require submittal and approval of a Development Plan. The development project shall comply with the permitted use and development criteria contained in the Specific Plan and other applicable regulations contained in the City of Oceanside Zoning Ordinance. Projects may propose alternative development standards subject to an exemption as recommended by the ECSC and approved by the Planning Commission or City Council as part of the discretionary review process and subject to making certain findings.

The following exceptions to development standards are proposed for the arena project:

1) Allow portions of retaining walls to exceed the noted height of 3.5’ in front yard / 6’ in other yard areas. Please refer to the revised Development Plan – Sheet C3 “Grading Plan” dated November 6, 2020 as prepared by Hunsaker & Associates and included with this resubmittal. The “Retaining Wall Table” provided on Sheet C3 details specific wall heights with corresponding site locations as noted on the Grading Plan.

This condition occurs along small portions of the retaining/planter walls associated with the plaza area where small portions of walls would extend up to approximately 4’ – 8’ above grade. These walls function as aesthetic elements for the plaza. They frame planter areas and are screened by proposed landscaping along the project frontages.

Arena Califino Description and Justification at El Corazon Page 12 November 2020 Retaining walls associated with the loading dock / service driveway and player’s entrance areas near the northeast corner of the building would also extend up to 21’-6” in height for portions of the walls. These walls generally face the internal space of the loading dock/drive area and would not be directly oriented to project surroundings. Tree and shrub landscape buffers are also planned along the perimeter of the site adjacent to the wall areas which will provide a natural landscape screen to these features.

2) Allow retaining walls over 4’ in height as non-plantable retaining walls, where plantable retaining walls are typically required.

3) Allow a portion of the arena building up to 68 feet in height where a maximum height of 50 feet is permitted. This condition occurs for the portion of the building adjacent to the loading dock/service drive area. The service drive is “cut” into the terrain surrounding the arena and the overall exposed height of the building from the service drive grade to the roofline would be up to 68 feet. However, this height condition would only be experienced and visible from inside the loading dock / service drive area. The arena as viewed from surrounding sidewalks and roadways would generally appear visible only as a 50-foot high structure integrated with the surrounding site grading – consistent with other sections of the arena.

4) Allow a portion of an architectural projection to overhang the setback, at a setback of 5’ where a minimum setback of 15’ from the property line is prescribed along “CC” Street (Park Loop Road).

This condition occurs at the northwest corner of the arena building site where the property line / right-of-way line is significantly offset from the back-of-curb due to unique right-of- way configuration and geometrics associated with the “B” Street / Village Commercial Drive round-a-bout intersection. The setback to the architectural projection from the property line is 5’; however, the setback to the back-of-curb at this location is approximately of 20’ from “CC” Street (Park Loop Road). The setback to the main arena building structure at this location is approximately 25’ from the property line – meeting the required setback.

The architectural canopy feature is setback approximately 40’ from the Village Commercial Drive back-of-curb under the ultimate roundabout built-out condition shown, although no setback is designated here by the Specific Plan.

Arena Califino Description and Justification at El Corazon Page 13 November 2020 Summary The proposed arena facility will be a unique, recognizable landmark facility for the Oceanside community while supporting the Vision of the El Corazon Specific Plan. This project will provide a prominent multi-purpose sports and events facility that will complement planned and developing parks, recreation, civic, commercial, and residential uses in El Corazon.

The proposed arena and parking area at the northwest corner of the Village Commercial District and within the Parks and Recreation District will integrate well with the existing soccer fields complex and planned park areas to the west as designated by the Specific Plan, with the planned aquatics center and senior center in the Civic Services District to the south, and with the developing mixed-use residential/commercial uses located to the east within the Village Commercial District. The Consolidated Park 1 Parking / Joint Use lot will support parking needs for the eventual development of Park 1 adjacent to the site.

The arena and plaza site will serve as an important activity node while providing critical connections and transitions between the planned park areas and the more intense commercial, civic, and mixed-use areas of El Corazon.

Arena Califino Description and Justification at El Corazon Page 14 November 2020 REQUIRED FINDINGS – DEVELOPMENT PLAN

The City of Oceanside Zoning Ordinance stipulates that five specific findings must be made before a Development Plan can be approved. This proposal meets them as follows:

1. That the site plan and physical design of the project as proposed is consistent with the purposes of the Zoning Ordinance.

The layout and design of the proposed arena facility is consistent with the purposes of the Zoning Ordinance and El Corazon Specific Plan development criteria. The project has been designed to complement its existing surroundings and planned uses in El Corazon. This project is also consistent with the purposes of the Zoning Ordinance in providing a prominent multi-purpose sports and events facility and parking lot that will integrate well with planned and developing parks, recreation, civic, commercial, and residential uses in El Corazon.

2. That the Development Plan as proposed conforms to the General Plan of the City.

The proposed project will result in the development of a Commercial Recreation and Entertainment facility and a planned parking area which meets the goals and objectives of the El Corazon Specific Plan and the applicable elements of the General Plan.

3. That the area covered by the Development Plan can be adequately, reasonably and conveniently served by existing and planned public services, utilities and public facilities.

Planned utilities and services currently exist, or will be installed, adjacent to this property within the El Corazon Specific Plan area and are available to serve the proposed use.

4. That the project as proposed is compatible with existing and potential development on adjoining properties or in the surrounding neighborhood.

The arena has been designed as part of a designated commercial area with access via planned internal roadways within El Corazon so that changes to general land use and traffic patterns are minimal. Development of this site will support continued implementation of future land uses, park areas and development as designated under the El Corazon Specific Plan.

5. That the site plan and physical design of the project is consistent with the policies contained within Section 1.24 and 1.25 of the Land Use Element of the General Plan, the Development Guidelines for Hillsides, and Section 3039 of this ordinance.

The subject site does not contain undevelopable land or qualifying slopes, and is not subject to provisions of the Land Use Element or the Development Guidelines for Hillsides in Section 3039 of the Zoning Ordinance.

Arena Califino Description and Justification at El Corazon Page 15 November 2020 REQUIRED FINDINGS - CONDITIONAL USE PERMIT

The City of Oceanside Zoning Ordinance stipulates that three specific findings must be made before a Conditional Use Permit can be approved. This proposal meets them as follows:

1. That the proposed location of the use is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located.

The proposed live entertainment and outdoor dining uses will enhance the arena plaza and restaurant patio as gathering spaces, providing additional cultural, entertainment and social outlets while supporting the continued implementation of future land uses and development as designated under the El Corazon Specific Plan.

2. That the proposed location of the conditional use and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the City.

The proposed uses are consistent with the General Plan since the project site is located within the El Corazon Specific Plan area and is designated as Specific Plan by the General Plan Land Use Map. The proposed uses are also consistent with the arena development and would not limit planned uses anticipated as part of the Specific Plan implementation. The Specific Plan also indicates that outdoor dining is encouraged in the Village Commercial District. The proposed uses are consistent with the General Plan in that they will not be detrimental to the public health, safety, or welfare of persons residing or working in the surrounding areas.

3. That the proposed conditional use will comply with the provisions of the Zoning Ordinance, including any specific condition required for the proposed conditional use in the district which it would be located.

The proposed uses will be incorporated under the resolution and conditions regulating development of the proposed arena site and will be consistent with the purposes of the Zoning Ordinance and Specific Plan as part of a multi-purpose sports and events facility that will integrate well with planned and developing parks, recreation, civic, commercial, and residential uses in El Corazon. There are no specific conditions required by the Zoning Ordinance or Specific Plan for the proposed uses.

Arena Califino Description and Justification at El Corazon Page 16 November 2020 REQUIRED FINDINGS - EXEMPTIONS TO SPECIFIC PLAN DEVELOPMENT STANDARDS

For projects that propose alternative development standards to those standards contained within the Specific Plan, an exemption may be recommended by the ECOC and approved by the Planning Commission or City Council during the Development Plan discretionary review process, subject to the following findings:

1. The building design reflects a unique, signature architecture and creates a positive Oceanside landmark.

The proposed arena building will be a unique, recognizable landmark facility for the Oceanside community. The building design is comprised of arcades, open canopies, and layered plaza levels which reflect many elements of Irving Gill’s more well-known buildings and provide variation of spaces between the expansive public space and the more intimate protected spaces closer to the building. The arena commemorates the Gill aesthetic and character through an elegant, contemporary architectural design, while respecting the architectural goals of the Specific Plan.

2. The proposed change in development standards will not result in any new, significant, unmitigated environmental impacts.

The proposed exemptions for retaining walls and building setback are specific to this project and reflect individual design elements of the project to address unique site conditions. As such, the requested exemptions will not result in any new, significant, unmitigated environmental impacts.

3. The project provides increased amenities such as public areas, plazas, fountains, parks and paseos, extensive streetscape improvements, or other amenities that may be enjoyed by the public at large. These amenities will be above and beyond those required as part of the standard development approval process.

The project features a large plaza area and significant public realm space around the arena building via enhanced pedestrian walkways, seating and landscape areas. Significant landscape areas encompass the site, as well. These amenity features far exceed the minimum criteria presented in the Specific Plan development standards.

4. The overall development provides appropriate transitions to surrounding areas in accordance with the goals and objectives of this Specific Plan.

The arena site is located at the northwest corner of the Village Commercial District and will integrate well with the existing soccer fields complex and planned park areas to the west as designated by the Specific Plan, with the planned aquatics center and senior center in the Civic Services District to the south, and with the developing mixed-use residential/commercial uses located to the east within the Village Commercial District.

Arena Califino Description and Justification at El Corazon Page 17 November 2020 The arena and plaza site will serve as an important activity node while providing critical connections and transitions between the planned park areas and the more intense commercial, civic, and mixed-use areas of El Corazon.

5. The project is consistent with the overall El Corazon Vision as set forth in Section 2.2 Visioning of this Specific Plan.

The arena project is consistent with the overall El Corazon Vision Statement.

 The proposed arena supports the intended “rural look and feel” of El Corazon by locating within the designated Village Commercial District in close proximity to future commercial, recreational and residential development. Thus, habitat and park areas remain as planned in other appropriate locations of El Corazon.  The proposed arena represents the development of a sports facility that can allow for “Teams to hold tournaments and meets at well-designed sports complexes.”  Through the provision of a large plaza and significant pedestrian areas, the arena facility will allow for “Community facilities (to) provide gathering places for music, cultural and social events.”

The proposed exemptions would not impact these Vision Statement elements.

6. The project does not preclude or adversely affect future land uses within the Specific Plan Area.

The proposed arena project has been designed to complement its existing surroundings and planned uses in El Corazon. This project will provide a prominent multi-purpose sports and events facility that will integrate well with planned and developing parks, recreation, civic, commercial, and residential uses in El Corazon. The arena has been designed as part of a designated commercial area with access via planned internal roadways within El Corazon so that changes to general land use and traffic patterns are minimal. Development of this site will support continued implementation of future land uses, park areas and development as designated under the El Corazon Specific Plan.

Arena Califino Description and Justification at El Corazon Page 18 November 2020 “Attachment A”

Arena Califino Operations Management Plan

A. Operating hours 1. Operating hours will vary based on the event but all activities will be within the opening and closing hours allowed by the City of Oceanside i. Arena events will typically be held in the evening a. These events could be held on any given day Monday through Sunday 2. The plaza will be open to the public every day from approximately 8:00 a.m. to 11:00 p.m. 3. The restaurant hours will be consistent with those of the plaza B. Security 1. There will be security 24/7 including physical guard service 2. Security cameras will be installed both inside and outside 3. Metal detectors will be provided at the entrance to the Arena 4. Security will increase proportionately based on the event(s) being held i. Security staff will be augmented by outsourcing additional security forces as necessary 5. Traffic control will fall under security also (see parking) C. Utilities 1. Solar power will be provided by panels located throughout the main roof area 2. Led fixtures will be the primary lighting source 3. Water conserving fixtures will be used throughout the Arena and the associated grounds 4. The latest technological systems will be provided for communications, data and AV

Arena Califino Description and Justification at El Corazon Page 19 November 2020 D. Deliveries 1. Deliveries will be received at the receiving area loading dock facility 2. Trash pick‐up will also be in this same area E. Staff 1. A General Manager (GM) will oversee all personnel and operations of the facility 2. Each Division will also have a manager answerable to the GM 3. There will be approximately 12 major Divisions a. Ticket sales b. Security c. Event Coordination d. Food and Beverage e. Grounds Maintenance f. Custodial g. Players h. Etc. 4. Employees a. There will be approximately 60 fulltime employees b. Additionally, 40+ part time employees will be brought onboard to supplement as event functions require F. Parking/Traffic Control 1. The Consolidated Park 1 / Joint Use parking lot on the west side of “CC” Street and the existing soccer fields parking area will be provided for both Arena and soccer fields events – contingent on use and operations agreements to be approved by the City a. The activities calendar will not book conflicting events between the two entities 2. Traffic control for Arena functions a. Traffic control personnel will be stationed the intersections of Rancho Del Oro Drive/Senior Center Drive, Senior Center Drive/”AA” Street, “AA” Street/”BB” Street, “BB” Street/”CC” Street, Del Oro Drive/’B’ Street and

Arena Califino Description and Justification at El Corazon Page 20 November 2020 the intersection of ‘B’ Street/Village Commercial Drive/”CC” Street. Through the use of signage, digital signage and personnel event participants arriving at the intersections of “AA” Street/”BB” Street/Village Commercial Drive and ‘B’ Street/”CC” Street/Village Commercial Drive will be directed to either the Consolidated Park 1 / Joint Use parking lot or the soccer fields parking lot. b. During an Arena event “CC” Street will be blocked off at the intersection of ‘B’ Street/Village Commercial Drive/”CC” Street and “BB” Street/”CC” Street. i. Event participants parking in the Consolidated Park 1 / Joint Use lot will be able to walk across from the west side of “CC” Street without traffic to the east/Arena side of “CC” Street to the same three (3) points of entry to the Arena ii. Those participants parking in the soccer fields lot will be able to walk up a designate pedestrian pathway to the west of the “BB” Street/”CC” Street intersection and cross on “CC” Street to the same three (3) points of entry to the Arena c. At the end of the event those parking at the soccer fields parking lot will exit east bound on “BB” Street and out Senior Center Drive and those parked at the Consolidated Park 1 / Joint Use lot can either exit out onto “BB” Street or out ‘B’ Street to Rancho Del Oro.

Arena Califino Description and Justification at El Corazon Page 21 November 2020