Attachment E
Photo Simulations & Building Height Exhibits
| PG. 1
12/15/21
SAN MARCOS, CA
UDSP AMENDMENT PHOTO SIMULATIONS
CAL STATE SAN MARCOSRETAIL
CENTER
KNOLL PARK
SAN MARCOS CIVIC CENTER
TWIN OAKS VALLEY RD
STREET A
E CARMEL ST
SR 78
RANCHEROS DR
SR 78
E BARHAM DR
N CITY DR
DISCOVERY ST
RUSH DR
INDUSTRIAL ST
SPRINTER STATION
CAMPUS WAY
| PG. 2
12/15/21
SAN MARCOS, CA
1 2
#
5 4A
4 21
25 14A
3A
19 19A
24 20
UDSP AMENDMENT PHOTO SIMULATIONS KEY PLAN
CAL STATE SAN MARCOS
KNOLL
PARK
KAISER PERMANENTE
SAN MARCOS
SINGLE FAMILY
HOMES
SAN MARCOS
CIVIC CENTER
TWIN OAKS VALLEY RD
E CARMEL ST
E SAN MARCOS BLVD
E MISSION RD
W SAN MARCOS BLVD
W MISSION RD
SR 78RANCHEROS DR
SR 78
E BARHAM DR
CRAVEN RD
N CITY DR
DISCOVERY ST
RUSH DR
INDUSTRIAL ST
SPRINTER STATION
CAMPUS WAY
TWIN OAKS VALLEY ROAD:
1 . TWIN OAKS VALLEY ROAD & CRAVEN
DRIVE - LOOKING NORTH
2. TWIN OAKS VALLEY ROAD & CAMPUS
MARKET - LOOKING NORTH
3A. TWIN OAKS VALLEY ROAD & NORTH
CITY DRIVE - LOOKING SOUTH-EAST
4. TWIN OAKS VALLEY ROAD & SR 78 BRIDGE
- LOOKING SOUTH
4A. TWIN OAKS VALLEY ROAD & SAN
MARCOS BOULEVARD - LOOKING SOUTH
5 . TWIN OAKS VALLEY ROAD & MISSION
ROAD - LOOKING SOUTH
PARKS:
14A. KNOLL PARK - LOOKING EAST
STATE ROUTE 78:
19. SR 78 & SAN MARCOS BOULEVARD -
LOOKING SOUTH EAST
19A. EAST BOUND SR 78 - LOOKING EAST
20. WEST BOUND SR 78 - LOOKING WEST
21. 104 RANCHEROS DRIVE -
LOOKING SOUTH
BARHAM DRIVE:
24. BARHAM DRIVE & SPRINTER STATION -
LOOKING SOUTH-WEST
DISCOVERY STREET:
25. DISCOVERY STREET & RUSH DRIVE -
LOOKING NORTH-EAST
VANTAGE POINT WHERE
BUILDINGS ARE VISIBLE
| PG. 3
12/15/21
SAN MARCOS, CA
DISCLAIMER
The attached renderings are meant to serve as a visual tool to assist the City of San Marcos in assessing a proposed change to the development regulations within the University District Specific Plan area that would allow for increased building height. The drawings are solely meant to represent typical massing and scale.
They are not intended to illustrate actual building design.
No additional density or intensity beyond what has already been approved in the Specific Plan is being requested. In fact, the proposed amendment would result in a decrease of approximately 187,000 square feet of non-residential uses and no change to the overall number of housing units.
The proposed modification to the building height regulations is intended to provide for greater architectural variation and contribute to a “downtown” identity for the City of San Marcos. Increased height limits would allow for smaller building footprints at the ground level, opening up additional lot area for public realm enhancements such as urban plazas, paseos, and other pedestrian amenities. | PG. 4
03/30/22
SAN MARCOS, CA
FROM CSUSM LOOKING NORTH-EAST
BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 5
03/30/22
SAN MARCOS, CA
FROM CSUSM LOOKING NORTH-EAST
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 6
03/30/22
SAN MARCOS, CA
FROM CSUSM LOOKING NORTH-WEST
BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 7
03/30/22
SAN MARCOS, CA
FROM CSUSM LOOKING NORTH-WEST
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 8
03/30/22
SAN MARCOS, CA
1 - TWIN OAKS VALLEY ROAD & CRAVEN DRIVE
LOOKING NORTH
CRAVEN RD
DISCOVERY ST
RUSH DR
TWIN OAKS VALLEY RD
1 BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 9
03/30/22
SAN MARCOS, CA
1 - TWIN OAKS VALLEY ROAD & CRAVEN DRIVE
LOOKING NORTH
CRAVEN RD
DISCOVERY ST
RUSH DR
TWIN OAKS VALLEY RD
1 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 10
03/30/22
SAN MARCOS, CA
2 - TWIN OAKS VALLEY ROAD & CAMPUS MARKET
LOOKING NORTH
DISCOVERY ST
E BARHAM DR
N CITY DR
RUSH DR
TWIN OAKS VALLEY RD
2 BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 11
03/30/22
SAN MARCOS, CA
2 - TWIN OAKS VALLEY ROAD & CAMPUS MARKET
LOOKING NORTH
DISCOVERY ST
E BARHAM DR
N CITY DR
RUSH DR
TWIN OAKS VALLEY RD
2 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 12
03/30/22
SAN MARCOS, CA
2 - TWIN OAKS VALLEY ROAD & CAMPUS MARKET
LOOKING NORTH
DISCOVERY ST
E BARHAM DR
N CITY DR
RUSH DR
TWIN OAKS VALLEY RD
2 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 13
03/30/22
SAN MARCOS, CA
3A - TWIN OAKS VALLEY ROAD & NORTH CITY DRIVE
LOOKING SOUTH-EAST
DISCOVERY ST
SR 78
E BARHAM DR
E CARMEL ST
N CITY DR
TWIN OAKS VALLEY RD
3A
BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 14
03/30/22
SAN MARCOS, CA
3A - TWIN OAKS VALLEY ROAD & NORTH CITY DRIVE
LOOKING SOUTH-EAST
DISCOVERY ST
SR 78
E BARHAM DR
E CARMEL ST
N CITY DR
TWIN OAKS VALLEY RD
3A
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 15
03/30/22
SAN MARCOS, CA
3A - TWIN OAKS VALLEY ROAD & NORTH CITY DRIVE
LOOKING SOUTH-EAST
DISCOVERY ST
SR 78
E BARHAM DR
E CARMEL ST
N CITY DR
TWIN OAKS VALLEY RD
3A
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 16
03/30/22
SAN MARCOS, CA
4 - TWIN OAKS VALLEY ROAD & SR 78 BRIDGE
LOOKING SOUTH
SR 78
E CARMEL ST
SAN MARCOS
CIVIC CENTER
N CITY DR
TWIN OAKS VALLEY RD
4 BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 17
03/30/22
SAN MARCOS, CA
4 - TWIN OAKS VALLEY ROAD & SR 78 BRIDGE
LOOKING SOUTH
SR 78
E CARMEL ST
SAN MARCOS
CIVIC CENTER
N CITY DR
TWIN OAKS VALLEY RD
4 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 18
03/30/22
SAN MARCOS, CA
4A - TWIN OAKS VALLEY ROAD & SAN MARCOS BOULEVARD
LOOKING SOUTH
SR 78 E CARMEL ST
W SAN MARCOS BLVD
E SAN MARCOS BLVD
MISSION RD
SAN MARCOS
CIVIC CENTER
TWIN OAKS VALLEY RD
4A
BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 19
03/30/22
SAN MARCOS, CA
4A - TWIN OAKS VALLEY ROAD & SAN MARCOS BOULEVARD
LOOKING SOUTH
SR 78 E CARMEL ST
W SAN MARCOS BLVD
E SAN MARCOS BLVD
MISSION RD
SAN MARCOS
CIVIC CENTER
TWIN OAKS VALLEY RD
4A
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 20
03/30/22
SAN MARCOS, CA
5 - TWIN OAKS VALLEY ROAD & MISSION ROAD
LOOKING SOUTH
SR 78 E CARMEL ST
W SAN MARCOS BLVD
E SAN MARCOS BLVD
MISSION RD
SAN MARCOS
CIVIC CENTER
TWIN OAKS VALLEY RD
5 BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 21
03/30/22
SAN MARCOS, CA
5 - TWIN OAKS VALLEY ROAD & MISSION ROAD
LOOKING SOUTH
SR 78 E CARMEL ST
W SAN MARCOS BLVD
E SAN MARCOS BLVD
MISSION RD
SAN MARCOS
CIVIC CENTER
TWIN OAKS VALLEY RD
5 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 22
03/30/22
SAN MARCOS, CA
14A - KNOLL PARK
LOOKING EAST
DISCOVERY ST
E BARHAM DR
RUSH DR
N CITY DR
TWIN OAKS VALLEY RD
STREET A
14A
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 23
03/30/22
SAN MARCOS, CA
19 - SR 78 & SAN MARCOS BOULEVARD
LOOKING SOUTH-EAST
SR 78
W SAN MARCOS BLVD
19 BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 24
03/30/22
SAN MARCOS, CA
19 - SR 78 & SAN MARCOS BOULEVARD
LOOKING SOUTH-EAST
SR 78
W SAN MARCOS BLVD
19 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 25
03/30/22
SAN MARCOS, CA
19A - EAST BOUND SR 78
LOOKING EAST
E CARMEL ST
INDUSTRIAL ST
CAMPUS WAY
N CITY DR
RANCHEROS DR
SAN MARCOS
CIVIC CENTER
TWIN OAKS VALLEY RD
19A
BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 26
03/30/22
SAN MARCOS, CA
19A - EAST BOUND SR 78
LOOKING EAST
E CARMEL ST
INDUSTRIAL ST
CAMPUS WAY
N CITY DR
RANCHEROS DR
SAN MARCOS
CIVIC CENTER
TWIN OAKS VALLEY RD
19A
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 27
03/30/22
SAN MARCOS, CA
20 - WEST BOUND SR 78
LOOKING WEST
SR 78 SPRINTER STATION
INDUSTRIAL STE CARMEL ST
SAN MARCOS
CIVIC CENTER
CAMPUS WAY
20 BUILDING HEIGHT REGULATION - CURRENTLY ALLOWED
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 28
03/30/22
SAN MARCOS, CA
20 - WEST BOUND SR 78
LOOKING WEST
SR 78 SPRINTER STATION
INDUSTRIAL STE CARMEL ST
SAN MARCOS
CIVIC CENTER
CAMPUS WAY
20 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 29
03/30/22
SAN MARCOS, CA
21 - 104 RANCHEROS DRIVE
LOOKING SOUTH
E CARMEL ST
SR 78
RANCHEROS DR
INDUSTRIAL ST
SAN MARCOS
CIVIC CENTER
N CITY DRTWIN OAKS VALLEY RD
21 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 30
03/30/22
SAN MARCOS, CA
24 - BARHAM DRIVE & SPRINTER STATION
LOOKING SOUTH-WEST
E BARHAM DR
SR 78SPRINTER STATION
INDUSTRIAL ST
24 PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 31
03/30/22
SAN MARCOS, CA
25 - DISCOVERY STREET & RUSH DRIVE
LOOKING NORTH-EAST
DISCOVERY ST
E BARHAM DR
RUSH DR
N CITY DR
TWIN OAKS VALLEY RD25
PROPOSED BUILDING HEIGHT REGULATION - AMENDED UD-SPA
THESE RENDERINGS ARE SOLELY INTENDED TO ILLUSTRATE POTENTIAL BUILDING HEIGHTS AND DO NOT REFLECT ACTUAL ARCHITECTURAL DESIGN. | PG. 32
12/15/21
SAN MARCOS, CA
REFERENCE BUILDINGS
| PG. 33
12/15/21
SAN MARCOS, CA
NORTH TORREY PINES LIVING & LEARNING LUX UTC
SUNROAD SPECTRUM
RESIDENTIAL MIXED-USE
/EDUCATIONAL
10-12 STORIES
OFFICE
11-STORIES
RESIDENTIAL
16-STORIES
| PG. 34
12/15/21
SAN MARCOS, CA
BUILDING HEIGHT DIAGRAMS
| PG. 35
12/15/21
SAN MARCOS, CA
BUILDING HEIGHT DIAGRAM
KEY PLAN
CSUSM
BLOCK 1
BLOCK 2
ELB
185’-0”
80’-8”
145’-0”
MARKSTEIN HALL - 803’
KAISER - 755’
KNOLL PARK - 720’
732’
CSUSM 803’
Kaiser 755’
Knoll Park 720’
BLOCK 2 - 587’
BLOCK 1 - 577’
* ELEVATIONS ARE NOTED RELATIVE TO SEA LEVEL
ELB - 590’
| PG. 36
12/15/21
SAN MARCOS, CA
LEGEND - CURRENT LEGEND - AMENDED
AMENDED KEY PLAN
CSUSM
3-stories min. / 5-stories and 70’ max. if developed as Freeway Commercial Building A or Mixed-Use Building A and 1-story and 36’ min. / 3-stories and 70’ max. for parts of the building designed for an anchor retail store.
3-stories or 30’ min. / 7-stories and 90’ max.
3-stories or 30’ min. / 6-stories and 80’ max
2-stories or 20’ min. / 6-stories and 90’ max.
3-stories or 30’ min. / 150’ max
2-stories or 20’ min. / 6 Stories
and 90’-100’ max
3-stories or 30 min. / 5-6 Stories
and 70’-90’ max
no change
3-stories or 30’ min. / 185’ max
3-stories or 30’ min. / 175’ max
SECTION AA - CURRENT
SECTION AA - AMENDED
SCALE: 1” = 250’
SCALE: 1” = 250’
AA
90’
90’
80’
150’
70’
90’
70’
90’
E BARHAM DRE BARHAM DR
CSUSMCSUSM
NORTH CITY DRIVENORTH CITY DRIVE
E CARMEL STE CARMEL ST
SR-78SR-78
DATUM - 580’
DATUM - 580’
MARKSTEIN HALL - 803’
MARKSTEIN HALL - 803’
590’
590’
580’
580’
580’
580’
580’
580’
ELBELB
BLOCK 2BLOCK 2
BLOCK 4 SHOWN BEYOND
BLOCK JBLOCK J
CHAVEZ PLAZACHAVEZ PLAZA
ARTS BUILDINGARTS BUILDING
60’
60’
UNIVERSITY STUDENT UNIONUNIVERSITY STUDENT UNION
CURRENT KEY PLAN
AA
BLOCK JBLOCK J
BLOCK 2BLOCK 2
BLOCK 4BLOCK 4 ELBELB
| PG. 37
12/15/21
SAN MARCOS, CA
LEGEND - CURRENT LEGEND - AMENDED
AMENDED KEY PLAN
CSUSM
3-stories min. / 5-stories and 70’ max. if
developed as Mixed-Use Building A and
1-story and 28’ min. / 3-stories and 70’
max. if developed as Commercial Building
3-stories or 30’ min. / 7-stories and 90’ max.
3-stories or 30’ min. / 6-stories and 80’ max.
3-stories or 30’ min. / 150’ max
2-stories or 20’ min. / 6 Stories
and 90’-100’ max
3-stories or 30 min. / 5-6 Stories
and 70’-90’ max
no change
3-stories or 30’ min. / 185’ max
3-stories or 30’ min. / 175’ max
SECTION BB - CURRENT
SECTION BB - AMENDED
SCALE: 1” = 250’
SCALE: 1” = 250’
STREET ASTREET A
S TWIN OAKS VALLEY RDS TWIN OAKS VALLEY RD
JUNE WAYJUNE WAY
CAMPUS WAYCAMPUS WAY
REDEL RDREDEL RD
INDUSTRIAL STINDUSTRIAL ST
570’
570’
584’
584’
588’
588’
618’
618’
DATUM - 580’
DATUM - 580’
185’
90’
150’
90’
185’
80’
185’
80’
150’
80’
80’
80’
80’
80’
150’
BLOCK 1BLOCK 1
BLOCK 2BLOCK 2
BLOCK CBLOCK C
URGE + MASON ALE WORKSURGE + MASON ALE WORKS
MESA RIMMESA RIM
DATUM - 790’
DATUM - 790’
TOP OF KNOLL PARK - 720’
TOP OF KNOLL PARK - 720’
CURRENT KEY PLAN
BB BB BLOCK 1BLOCK 1
BLOCK 2BLOCK 2 WEST PARCELWEST PARCEL BLOCK CBLOCK C