San Marcos City Council
June 27, 2023

Appendix M
Gran Vista Specific Plan

Gran Vista
Specific Plan
City of San Marcos, California
September 2022

Gran Vista
Specific Plan
September 2022
SP 21-0003
Prepared for:

City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
Prepared By:

MLC Holdings
5 Peters Canyon Road, Suite 310
Irvine, CA 92606

List of Contributors
Applicant/Developer/Builder
MLC Holdings, LLC
5 Peters Canyon Road, Suite 310
Irvine, CA 92606
(949) 299-3852
Planning Consultant
CCI Consultant Collaborative
160 Industrial Street
San Marcos, CA 92078
(760) 471-2365
Civil Engineer/Site Planning
Hunsaker & Associates San Diego
9707 Waples Street
San Diego, CA 92121
(858) 558-4500
Architect
Kevin L. Crook Architect, Inc.
1360 Reynolds Ave, Suite 110
Irvine, CA 92614
(949)660-1587
Landscape Architects
GMP
3176 Lionshead Ave #102
Carlsbad, CA 92010
(858) 558-8977
Dry Utility Consultant
Utility Design Solutions, LLC
30211 Avenida de las Banderas, Suite 200
Rancho Santa Margarita, CA 92688
(949) 412-8466

Table of Contents
1 - Introduction

1.0. In troduction ..................................................................................................................... 1-1

1.1. Ov erview of the Specific Plan .......................................................................................... 1-1

1.2. Specific Plan Objectiv es ................................................................................................... 1-2

1.3. Specific Plan Authority and Purpose ................................................................................ 1-2

1.4. Con tents of the Specific Plan ........................................................................................... 1-3

1.5. Planning Ar ea Description ............................................................................................... 1-4

1.5.1. R egional and local Setting ............................................................................ ...1-4

1.5.2. Sit e Characteristics ....................................................................................... ...1-4

1.5.3. R egulatory Setting and Site History .............................................................. ...1-9

1.6. R elationship to the San Marcos General Plan ................................................................ 1-10

1.6.1. Land Use and Community Design Elemen t ................................................ ...1-10

1.6.2. Mobility Elemen t ........................................................................................ ...1-12

1.6.3. Conser vation and Open Space Element ..................................................... ...1-12

1.6.4. P arks, Recreation, and Community Health Element .................................. ...1-13

1.6.5. Sa fety Element ........................................................................................... ...1-13

1.6.6. Noise .......................................................................................................... ...1-13

1.6.7. Housing ...................................................................................................... ...1-14

1.7 CE QA Compliance ......................................................................................................... 1-14 2 - Land Use & Regulations

2.0. Ov erview .......................................................................................................................... 2-1

2.1. Land Use .......................................................................................................................... 2-1

2.1.1. Allo wable Uses ............................................................................................. ...2-1

2.1.2. Airport Ov erlay ............................................................................................. ...2-5

2.2 De velopment Standards .................................................................................................. 2-5

2.2.1. P arking and Private Roadway Standards and Regulations ........................... ...2-7

2.2.2. Open Space ................................................................................................. ...2-9

2.2.3. W all and Fence Regulations ....................................................................... ...2-11

2.2.4. Landsc aping Regulations ............................................................................ ...2-11

2.2.5. Ligh ting Regulations ................................................................................... ...2-12

2.2.6. Signs ........................................................................................................... ...2-12 3 - Architectural Design

3.0. Applic ability ..................................................................................................................... 3-1

3.1. Ar chitectural Styles .......................................................................................................... 3-1

3.2 Floor Plans and Ele vations ............................................................................................... 3-2

3.3 Massing and Sc ale............................................................................................................ 3-3

3.4 Building Ma terials, Accents and Colors ......................................................................... 3-16 4 - Open Space Design

4.0. Ov erview .......................................................................................................................... 4-1

4.1 T ypes of Open Space ........................................................................................................ 4-1

4.1.1 Priv ate Open Space ...................................................................................... ...4-3

4.1.2 Open Space with Gr ades of 10% or Greater ................................................ ...4-3

4.1.3 Common Open Space ................................................................................... ...4-3

4.2. Amenities ......................................................................................................................... 4-4

4.2.1 Childr en’s Amenities .................................................................................... ...4-4

4.2.2. Other Amenities ........................................................................................... ...4-7

4.3. W alls and Fences ............................................................................................................. 4-7

4.4. Ligh ting ............................................................................................................................ 4-7

4.5. Signs and En tries ............................................................................................................ 4-13

4.6. Landsc aping .................................................................................................................. 4-13 5 - Circulation & Transportation

5.0. Ov erview .......................................................................................................................... 5-1

5.1. Ex ternal Roadways & Entries ........................................................................................... 5-1

5.1.1. North Las P osas Road ................................................................................... ...5-1

5.1.2. P alm Avenue/Primary Access ....................................................................... ...5-2

5.1.3. W est Mission Road ....................................................................................... ...5-2

5.2 In ternal Vehicle Circulation .............................................................................................. 5-2

5.2.1. Priv ate Drives ............................................................................................... ...5-5

5.2.2. Priv ate Drive Aisles ....................................................................................... ...5-5

5.2.3. Emer gency Vehicle Access ........................................................................... ...5-5

5.3. VMT R eduction ................................................................................................................ 5-7

5.4. P edestrian Circulation ...................................................................................................... 5-9

5.5. Bicy cle Connectivity ....................................................................................................... 5-11

5.6 T ransit ............................................................................................................................ 5-11 6 - Grading, Utilities, & Services

6.0. Ov erview .......................................................................................................................... 6-1

6.1. Gr ading ............................................................................................................................ 6-2

6.2. St ormwater Drainage and Treatment .............................................................................. 6-5

6.3. W ater .............................................................................................................................. 6-5

6.4. W astewater ...................................................................................................................... 6-5

6.5. Dr y Utilities ...................................................................................................................... 6-9

6.5.1. Electricity ..................................................................................................... ...6-9

6.5.2. Gas ............................................................................................................... ...6-9

6.5.3. T elecommunication ...................................................................................... ...6-9

6.6. Schools ........................................................................................................................... 6-10

6.7. P arks, Recreation, and Open Space ............................................................................... 6-10

6.8. Libr ary Services .............................................................................................................. 6-11

6.9. Fir e Protection ............................................................................................................... 6-11

6.10. P olice Protection ............................................................................................................ 6-11

6.11. Solid W aste Disposal ...................................................................................................... 6-12 7 - Implementation & Administration

7.0. Ov erview .......................................................................................................................... 7-1

7.1 Implemen tation & Financing ........................................................................................... 7-1

7.1.1. Phasing ......................................................................................................... ...7-2

7.1.2 Financing Impr ovements ............................................................................. ...7-2

7.1.3. Financing Public Ser vices ............................................................................. ...7-4

7.1.4 Financing Main tenance & Responsibilities................................................... ...7-4

7.2. Adminis tration ................................................................................................................. 7-5

7.2.1 Specific Plan Authority ................................................................................ ...7-5

7.2.2. R esponsibility for Administration ................................................................. ...7-5

7.2.3. Se verability ................................................................................................... ...7-6

7.2.4. Ambiguity ..................................................................................................... ...7-6

7.2.5. Sub stantial Conformance ............................................................................ ...7-6

7.2.6. Minor De viations .......................................................................................... ...7-7

7.2.7 Specific Plan Amendmen ts ........................................................................... ...7-8

7.2.8. En vironmental Review ................................................................................. ...7-9 List of Figures
Figure 1.1. Regional Vicinity Map ................................................................................................. 1-5 Figure 1.2. Local Vicinity Map and Surrounding Uses ................................................................... 1-6 Figure 1.3. Existing Conditions ...................................................................................................... 1-7 Figure 1.4. Existing Site Photographs ............................................................................................ 1-8 Figure 2.1. Land Use Plan.............................................................................................................. 2-2 Figure 2.2. Distribution of Allowable Uses .................................................................................... 2-4 Figure 3.1. Conceptual Plotting Plan ............................................................................................. 3-4 Figure 3.2.1. Conceptual Architecture - Floor Plans ..................................................................... 3-5 Figure 3.2.2. Conceptual Architecture - 4-plex Building Floor Plan .............................................. 3-6 Figure 3.2.3. Conceptual Architecture - 4-plex Building Elevation ............................................... 3-7 Figure 3.2.4. Conceptual Architecture - 6-plex Building Floor Plan ............................................. 3-8 Figure 3.2.5. Conceptual Architecture - 6-plex Building Elevation ............................................... 3-9 Figure 3.2.6. Conceptual Architecture - 8-plex Building Floor Plan ........................................... 3-10 Figure 3.2.7. Conceptual Architecture - 8-plex Building Elevation “A” ....................................... 3-11 Figure 3.2.8. Conceptual Architecture - 8-plex Building Floor Plan ............................................ 3-12 Figure 3.2.9. Conceptual Architecture - 8-plex Building Elevation “B” ....................................... 3-13 Figure 3.2.10. Conceptual Architecture - 10-plex Building Floor Plan ........................................ 3-14 Figure 3.2.11. Conceptual Architecture - 10-plex Building Elevation .......................................... 3-15 Figure 3.3.1. Color and Materials Scheme 1 ............................................................................... 3-17 Figure 3.3.2. Color and Materials Scheme 2 ............................................................................... 3-18 Figure 3.3.3. Color and Materials Scheme 3 ............................................................................... 3-19 Figure 3.3.4. Color and Materials Scheme 4 ............................................................................... 3-20 Figure 4.1. Conceptual Open Space Plan ...................................................................................... 4-2 Figure 4.2. Conceptual Amenity Plan ............................................................................................ 4-5 Figure 4.3. Conceptual Children’s Amenities ................................................................................ 4-6 Figure 4.4. Conceptual Exercise Areas .......................................................................................... 4-8 Figure 4.5. Conceptual Dog Park and Amenity Areas ................................................................... 4-9 Figure 4.6. Conceptual Community Garden and Turf Play Area ................................................. 4-10 Figure 4.7. Conceptual Wall and Fence Plan ............................................................................... 4-11 Figure 4.8. Conceptual Lighting Plan .......................................................................................... 4-12 Figure 4.9. Conceptual Monument Sign ..................................................................................... 4-13 Figure 4.10. Illustrative Landscape Plan ...................................................................................... 4-14 Figure 5.1. Conceptual Vehicular Circulation Plan ........................................................................ 5-3 Figure 5.2. Typical Private Drive and Drive Aisle Cross Sections ................................................... 5-4 Figure 5.3. Emergency Vehicle Access Plan .................................................................................. 5-6 Figure 5.4. Pedestrian Circulation ................................................................................................. 5-8 Figure 5.5. Bicycle Circulation ..................................................................................................... 5-10 Figure 5.6. Transit Facilities ......................................................................................................... 5-12 Figure 6.1. Conceptual Grading Plan ............................................................................................ 6-3 Figure 6.2. Cut and Fill Map .......................................................................................................... 6-4 Figure 6.3. Conceptual Storm Drain System ................................................................................. 6-6 Figure 6.4. Conceptual Water System ........................................................................................... 6-7 Figure 6.5. Conceptual Wastewater System ................................................................................. 6-8 List of Tables
Table 2.1. Gran Vista Residential (GVR) Use Classifications. ................................................................... 2-3 Table 2.2. Conceptual Distribution of Allowable Uses ............................................................................ 2-5 Table 2.3. Development Standards ......................................................................................................... 2-6 Table 3.1. Conceptual Floor Plan Summary ............................................................................................ 3-2 Table 3.2. Building Type Summary .......................................................................................................... 3-3 Table 4.1. Open Space Summary ............................................................................................................ 4-1 Table 4.2. Private Open Space Summary ................................................................................................ 4-3 Table 4.3. Common Open Space Summary ............................................................................................ 4-4 Table 4.4. Children’s Amenities .............................................................................................................. 4-4 Table 4.5.1. Planting Palette - Trees ...................................................................................................... 4-15 Table 4.5.2. Planting Palette - Shrubs and Groundcover ...................................................................... 4-16 Table 6.1. Utility and Service Providers .................................................................................................. 6-1 Table 6.2. Schools ................................................................................................................................. 6-10 [Intentionally Blank]
Administrative Draft
September 2022
Introduction

1 - Introduction

1.0. Introduction
The Gran Vista Specific Plan, hereafter also noted as “Specific Plan,” has been written with the intent to provide regulations for the development of an attractive, transit-oriented, urban residential community at the west corner of North Las Posas Road and Palm Road in the City of San Marcos, California. The following chapters will explain the vision for this community and the proposed development standards, design guidelines, utilities, infrastructure, and public services necessary to implement that vision and support future development.

1.1. Overview of the Specific Plan
The Gran Vista Specific Plan provides the City of San Marcos a comprehensive planning tool to help guide the orderly development of a new planned residential community in a High Quality Transit Area as identified in the City of San Marcos’ Transportation Impact Analysis Guidelines. Located just west of Palomar College, the 7.6-acre Specific Plan planning area, hereafter also noted as “planning area,” is conveniently situated adjacent to the Inland Rail Trail and Palomar College Station, which includes a Sprinter Hybrid Rail Station and a bus depot. Based on proximity to these mobility options, the area has been designated as a High Quality Transit Area as part of the implementation of Senate Bill 743 (SB 743). The site is also within walking distance of educational, retail, office, and industrial uses, making it an ideal location for a transit-oriented infill community. The Specific Plan envisions a high quality, urban living environment that provides strong pedestrian connectivity to surrounding and modern recreational amenities. The Specific Plan proposes up to 120 three-story for-sale townhomes units with a maximum permitted density of 15.8 dwelling units per acre. New homes will range in size from a minimum of approximately 1200 square feet to 1800 square feet with two (2) to three (3) bedrooms.

Each home will include private open space in the form of a patio and/or deck with an average of 146 square feet. Common recreational spaces, consisting of approximately 92,645 square feet of open space, will be designed with urban-style amenities such as tot lots, an off-leash dog space, outdoor exercise equipment, a community garden, barbecue areas, and space for a variety of outdoor games. The new community will remain open to surrounding uses without gates and minimal walls. Architectural and landscape styles will reflect the urban setting. Buildings will be designed to engage and enhance an interconnected series of internal landscaped pathways and sidewalks along North Las Posas Road and West Mission Road to support convenient, safe, and efficient pedestrian movements that promote walkability and transit use.

Introduction

Gran Vista Specific Plan
City of San Marcos

1.2. Specific Plan Objectives
Specific Plans provide a tool for comprehensive and creative planning strategies that respond to the unique conditions of the site while implementing the goals and policies of the General Plan. The following objectives have been crafted to guide development that is consistent with the City of San Marcos General Plan:

1. Maximize residential densities, to the extent feasible, within proximity to major transit, education facilities, commercial uses, and trails to reduce reliance on automobiles and potentially minimize greenhouse gas (GHG) emissions.

2. Create a highly connected and efficient system of sidewalks and pathways supported by pedestrian friendly architecture and landscaping to promote walkability and connect people to surrounding transit and destinations.

3. Design a vehicular circulation system that adequately accommodates traffic and minimizes traffic impacts in and around the planning area.

4. Support the housing needs of the City of San Marcos and the region by developing high-quality, workforce housing that balances density with price-points and long-term maintenance costs, such that new homes remain financially attainable to entry-level home buyers.

5. Establish development standards and design guidelines that ensure distinctive architecture, landscaping and recreational amenities that complement and enhance the existing surrounding neighborhood while providing a desirable living environment.

6. Identify a program for the long-term maintenance of the community to ensure all facilities are adequately maintained to City standards.

7. Finance or contribute a fair share of funding to all community services and infrastructure needed to support development proposed by the Specific Plan to promote economic stability.

1.3. Specific Plan Authority and Purpose
California Government Code §65450 in conjunction with the City of San Marcos Zoning Ordinance Chapter 20.535, authorizes the City’s legislative body to prepare and adopt Specific Plans. The Specific Plan will become the vehicle for the systematic implementation of the City’s General Plan with a defined area covered under the governing authority of the General Plan.

The Gran Vista Specific Plan serves as both a policy document and a regulatory document for the systematic implementation of the policies and goals of the General Plan. As a policy document, the Specific Plan embodies the broad policy directives of the General Plan and applies those policies and goals to the establishment of specific objectives for the planning area. As a regulatory document, the Specific Plan provides direction for the assignment of land uses, development intensities, development regulation, architectural and landscape design guidelines, grading, infrastructure design, development phasing, and financing. The planning and review process established by the Specific Plan emphasizes the direct and comprehensive correlation between land use, transportation, public services, and infrastructure necessary to support the efficient development of the planning area. When implemented, these elements of the Specific Plan will form a cohesive and rational development that complements and enhances the unique characteristics of this area of the City.

Administrative Draft
September 2022
Introduction

All subsequent development plans, tentative parcel and/or tract map(s) and/or similar entitlements for projects within the planning area shall be consistent with the regulations set forth in the Specific Plan and with other applicable City of San Marcos regulations. Where the Specific Plan is silent, the San Marcos Municipal Code (SMMC) shall govern. Definitions of all terms within this Specific Plan shall also be consistent with the definitions provided in the SMMC unless otherwise specified. This Specific Plan shall be adopted by Ordinance by the City of San Marcos City Council.

1.4. Contents of the Specific Plan
Per California Government Code §65451, the Gran Vista Specific Plan shall contain the following written and graphic information:
• The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. • The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
• Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
• A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out [all of the above].

To comply with these requirements, the Gran Vista Specific Plan includes the following information:
• An introduction that includes the planning objectives for the Specific Plan. The Specific Plan objectives encompass the goals of, and is consistent with, the General Plan regarding land use, circulation, resource management, community design, as well as public services and utilities. A discussion of the Specific Plan’s relationship to each General Plan Element is also provided (Chapter 1). • Written descriptions and graphic illustrations of proposed land uses within the planning area, including clearly identified specific development patterns, intensity, and development standards (Chapter 2). • Written descriptions and graphic illustrations of proposed vehicular, pedestrian, and bicycle circulation systems for the planning area and the connections to adjacent public and private transportation (Chapter 5).
• A public service and facility plan that identifies the specific agencies and extent of public services, utilities, infrastructure, and facilities necessary to serve the planning area including sewage, water, drainage, solid waste disposal, energy, and other essential facilities (Chapter 6). • A financing and phasing plan that provides the general outline for phasing of improvements, financing mechanisms for proposed improvements and long-term maintenance of infrastructure, and an implementation program that provides the mechanisms available for project review procedures and regulations for specific development within the planning area and any future amendments to the Specific Plan (Chapter 7).

Introduction

Gran Vista Specific Plan
City of San Marcos

1.5. Planning Area Description

1.5.1. Regional and local Setting
The Gran Vista Specific Plan planning area encompasses approximately 7.6 gross acres. As illustrated in Figure 1.1. Regional Vicinity Map, the planning area is situated in the northwest portion of the City of San Marcos, in an area defined as the College Area Neighborhood. The planning area is located approximately 0.4 miles from Highway 78, approximately five (5) miles from Interstate 15, and across the street from Palomar College.

As shown in Figure 1.2. Local Vicinity Map and Surrounding Uses, the planning area is situated on the northwest corner of North Las Posas Road and West Mission Road. A drainage channel forms the northwesterly boundary. North Las Posas Road serves as a major gateway into the Santa Fe Hills Neighborhood, a large single-family subdivision located immediately to the north. Older established single-family neighborhoods are located to the east and west. The commercial parcel immediately to the south, which is not part of the planning area, has been developed with a CVS drug store. The CVS property includes a single-story commercial building surrounded by surface parking. A pharmacy drive-through is located on the north side of the building, facing the planning area. Other nearby uses include a gas station to the east, and industrial, commercial uses, and mixed-use sites south of West Mission Road.

The planning area is designated as a High Quality Transit Area due to its proximity to transit and other facilities and services that support alternatives to vehicle use. Palomar College, a public community college consisting of a 200-acre campus, is located east of the planning area. Palomar College Transit Center, a North County Transit District hub, is located less than a quarter mile from the planning area.

Palomar College Transit Center consists of a bus depot on the north side of West Mission Road, near the main entrance to Palomar College, and a train station on the south side of West Mission Road that serves the SPRINTER hybrid rail train. Rail service and bus transit service offered at the Transit Center provide local and regional connections to schools, employment, shopping, and entertainment options within the City of San Marcos, as well as San Diego and Riverside Counties. An existing bus turnout and stop are also located on West Mission Road in front of CVS. The Inland Rail Trail, a proposed 21-mile Class I bikeway, runs along the south side of West Mission Road and connects the Cities of Oceanside, Vista, San Marcos, and Escondido as well as areas of unincorporated San Diego County.

1.5.2. Site Characteristics
As Illustrated in Figure 1.3. Existing Conditions and shown in Figure 1.4. Existing Site Photographs, the planning area includes two (2) parcels (Assessor Parcel Numbers 219-121-15-00 and 219-121-16-00) located at the intersection of North Las Posas Road and West Mission Road. These parcels are bound by a drainage channel to the west, North Las Posas Road to the east, and West Mission Road and a commercial parcel to the south. Both North Las Posas Road and West Mission Road have been improved with sidewalks and Class II bike lanes along the planning area’s frontage. A small segment of sidewalk along West Mission Road is currently missing and the sidewalk will be extended as part of this project to complete this frontage. The planning area was originally designated for commercial uses and was previously graded into two (2) separate development pads. The pad located in the northerly portion of the planning area is elevated above North Las Posas Road and is higher than the remaining portion of the planning area. The lower pad, located in the southerly portion of the site, is elevated above West Mission Road. The planning area was also temporarily used as overflow parking for Palomar Community College, which is located across North Las Posas Road.

Administrative Draft
September 2022
Introduction

Highway 78
I-15
Gran Vista
City of San Marcos
Map data ©2021 Google
N.T.S.

City of
Carlsbad
City of
Escondido
City of
Escondido
City of
Vista
City of
Vista
Elfin Forest
Recreational
Reserve
Figure 1.1. Regional Vicinity Map

Introduction

Gran Vista Specific Plan
City of San Marcos
Palomar Palomar
CollegeCollege
ArboretumCVSCVS
Palomar College Palomar College
Transit Center Transit Center
(Bus Depot)(Bus Depot)
Gran VistaGran Vista
Santa Fe Hills Santa Fe Hills
SubdivisionSubdivision
Inland Inland
Rail TrailRail Trail
Single-FamilySingle-Family
Single-FamilySingle-Family
IndustrialIndustrial
Apartments & Apartments &
Mixed-UseMixed-Use
Palomar College Palomar College
Transit Center Transit Center
(Train)(Train)
Mission Sports ParkMission Sports Park
W. Mission RoadW. Mission Road
Highway 78Highway 78
To Vista/OceansideTo Vista/Oceanside
To I-15/EscondidoTo I-15/Escondido
N. Las Posas RoadN. Las Posas Road
S. Las Posas RoadS. Las Posas Road
Cerro De Cerro De
Las Posas Las Posas
Park PoolPark Pool
W. Borden RoadW. Borden Road
Avenida AzulAvenida Azul
Camino Del SolCamino Del Sol
Paloma Paloma
Elem. Elem.

SchoolSchool
Shopping Shopping CenterCenter
San San
Marcos Marcos
Middle Middle
SchoolSchool
Base Aeriel Image Source: Google Earth; Imagery Date 12/19/2021 Figure 1.2. Local Vicinity Map and Surrounding Uses
N.T.S.N.T.S.

NN
ArboretumArboretum
10-Minute Walkshed
10-Minute Walkshed
5-Minute Walkshed
5-Minute Walkshed

Administrative Draft
September 2022
Introduction

Figure 1.3. Existing Conditions
Drainage
Channel
Parking
Irrigation
Well
CVS Drive-
Through
CVS Parking
CVS
Slope
Floodplain
Median
with Left
Turn Pocket
Entry
Entry/Signalized
Intersection
Signalized
Intersection
Inland Rail Trail Sidewalk and
Class II Bike Lanes
Bus stop
and Pull-out
Sidewalk and
Class II Bike Lanes
Easements
Trees
Upper Pad
Lower Pad
Edge of Pavement

Introduction

Gran Vista Specific Plan
City of San Marcos
Figure 1.4. Existing Site Photographs
From south looking north
Existing Irrigation Well (left side of island)
From northeast, adjacent to North Las
Posas Road, looking south
From southwest looking northeast through
parking lot towards CVS
From parking lot in south looking northwest
From northeast looking southwest

Administrative Draft
September 2022
Introduction

Vegetation on the site is limited to grasses and small shrubs. A few trees are located along the periphery of the site, adjacent to the channel and North Las Posas Road.

The planning area and the CVS parcel share two (2) common access points: (1) a driveway at the signalized intersection of North Las Posas Road and Palm Road and (2) a driveway on West Mission Road that allows for left-turn in and right-in/right-out traffic movements. Both driveways have been improved with enhanced paving and landscaping. Shared use of these driveways is controlled through Covenant, Conditions, and Restriction (CC&Rs) that cover all three (3) properties. The CC&Rs also cover shared use of various utilities including storm drainage facilities.

The southerly portion of the planning area includes a paved parking lot. Spaces located within the planning area boundary were constructed to serve the future expansion of the commercial center and are not needed for the CVS building to meet the City’s parking requirements. These spaces are considered shared spaces pursuant to the CC&Rs.

1.5.3. Regulatory Setting and Site History
Prior to the adoption of this Specific Plan, the planning area and the adjacent commercial parcel immediately to the south were designated as Commercial by the General Plan and the San Marcos Zoning Code. These three (3) parcels were previously designed and graded for a commercial center.

In 2009, the southerly parcel was developed with the CVS pharmacy; however, due to changes in the market, the remaining two (2) parcels that make up the planning area are still undeveloped. Concurrent with this Specific Plan, a General Plan Amendment and Zone Change application were processed to redesignate the two (2) parcels that comprise the planning area to Specific Plan Area (SPA), thereby allowing for the development of the urban townhome community proposed herein.

Although previously designated as Commercial (C) by the General Plan, the residential development proposed by this Specific Plan implements AB 32, Strategy 3 of the San Marcos Climate Action Plan (CAP), SB 743, numerous General Plan goals, and various other state regulations related to reducing GHG emissions. In accordance with AB 32, the Global Warming Solution Act, the State adopted SB 97, which revised the California Environmental Quality Act (CEQA) Guidelines to require an analysis of GHG emissions as part of the CEQA process and established standards for the content and approval process of plans to reduce GHG. To comply with these requirements, the City of San Marcos adopted the Climate Action Plan (CAP) in 2013. A CAP is a long-range planning document that identified strategies to reduce GHG emissions. Since then, the State and the California Air Resources Board (CARB) have established stricter targets for reducing GHG emissions. In response, the City of San Marcos update the CAP in 2020 to reflect these new requirements. The State also adopted SB 743 to change the way CEQA evaluates traffic, making Vehicle Miles Traveled (VMT) the new metric to promote development that is walkable, has access to transit or bicycle facilities, and/or implements other mitigation measures that discourage the use of single occupancy vehicles. To implement SB 743 and Strategy 3 of the San Marcos CAP , the City of San Marcos adopted the Transportation Impact Analysis Guidelines in 2020. These Guidelines identify High Quality Transit Areas, where VMT is considered low due to the availability of transit. The intent is to encourage urban housing and other appropriate uses within these High Quality Transit Areas that encourage transit use to potentially reduce GHG emissions. The planning area is located within the half- mile walkshed of the City’s most westerly High Quality Transit Area.

The reduced demand for retail coupled with an increased demand for housing in California and the City and State’s Climate Change goals have changed the planning area into a prime site for urban, transit- oriented housing.

Introduction

Gran Vista Specific Plan
City of San Marcos

1.6. Relationship to the San Marcos General Plan
As indicated in Section 1.4, the Specific Plan is a tool that allows for the systematic implementation of the City’s General Plan, effectively linking the implementing policies of the General Plan to individual development proposals in a defined area. As such, the Specific Plan is required to provide a detailed statement of the relationship of the Specific Plan to the General Plan, including consistency between both plans and a comparison of goals, objectives, and policies. The following sections discuss the various elements of the San Marcos General Plan and compares the stated intent of each element to the development proposed by this Specific Plan and describes how applicable goals are met.

1.6.1. Land Use and Community Design Element
As stated in the introduction to the Land Use and Community Design Element, the goals and policies of the General Plan are designed to:
• Ensure land use diversity and balanced development that encourage an efficient and responsible relationship between land use, transit, open space, and areas of environmental sensitivity. • Establish and maintain community connections that better connect people to places. • Promote economic strength and stability by maintaining a strong local economy and employment base. • Create a synergy between the business community and academia to promote San Marcos as the educational hub for North County.
• Encourage integration of high-quality and sustainable development through the establishment of development standards and land use patterns that encourage long-term environmental sustainability. • Promote community design that produces a distinctive built environment with memorable places. • Direct and sustain growth through management that ensures adequate provision of urban services.

The Specific Plan achieves this as follows:
• The Specific Plan ensures land use diversity and balanced development by taking an already graded site with no significantly environmental sensitives and proposes to utilize the property to its highest and best use. Current market demands and the demand for new housing make the property most ideally suited for housing. Density of homes is increased to maximize the efficient use of the property while at the same time providing a transition between high density rental apartments in the south and lower density single family homes to the north. These townhomes offer a “missing middle” housing type that is not widely available in this part of the City. Furthermore, the Specific Plan encourages an efficient and responsible relationship between land use and transit, by providing urban housing in proximity to transit, trails, and non-residential uses. • The proposed development maintains community connection by remaining ungated with minimal walls to create a community to that is open to the surrounding neighborhood. Walkways, architecture, and landscaping are designed to maximize pedestrian connectivity and encourage walkability. • The Gran Vista Specific Plan promotes economic strength and stability and a synergy with nearby academia by offering entry-level, for-sale, workforce housing. This type of housing that will support the College and local businesses by providing financially attainable housing opportunities for Administrative Draft
September 2022
Introduction

employees and faculty. Proximity to transit will also benefit the economic strength of the entire City and Region by providing connection between this workforce housing and employment centers.

Furthermore, the Specific Plan identifies long term maintenance and financing mechanisms for infrastructure and services to ensure the community does not become a fiscal burden to the City. • New housing proposed by this Specific Plan will be high quality, sustainable development, designed to meet or exceed current building codes and standards. The California Building Code includes
the most stringent requirements in the United States for water, material, and energy efficiency; improved air quality; and more. The Specific Plan also implements the strategies of the City’s Climate Action Plan to reduce GHG emissions by including elements that support transit use, active modes of transposition, and the use of electric vehicles. Proximity to transit and trails and the walkable design of the community have the potential to significantly reduce VMT for improved air quality. • The Specific Plan provides a detailed set of architectural and landscape design guidelines to ensure a distinctive built environment with unique and memorable amenities and spaces. • Infrastructure and service plans provided within this Specific Plan have been developed to ensure that adequate provisions for urban services are available. Financing for both the construction and long-term maintenance of necessary infrastructure and services has also been identified in the final chapter of this Specific Plan.

The Specific Plan planning area is located at the southerly edge of the College Area Neighborhood. The General Plan describes the College Area Neighborhood as having a diverse range of uses from rural residential uses in the north, including homes in the Santa Fe Hills Master Planned Community, and commercial and light industrial uses in the south. Palomar Community College is the most prominent use within this neighborhood.

General Plan identifies Focus Areas where changes are most likely to occur. Although the Specific Plan planning area is not within a Focus Area, it is immediately north of the Urban Core Focus Area - Mission Road Focus,
Area 1 (FA1). The main component of this focus area is the Palomar College Transit Station.

Based on proximity to this transit station, the vision for FA1 is to “create an identifiable business area that would help attract a diversity of businesses, potentially expanding the employment base to promote economic sustain¬ability within the City of San Marcos.” The plan envisions a mix of businesses along with high quality housing and parks.

The Specific Plan implements the vision for both the College Area Neighborhood and Urban Core Focus Area - Mission Road Focus Area 1 (FA1) by providing a gradual and logical transition between the high-density apartments in FA1 and the single-family homes in Santa Fe Hills. Urban townhomes offer the “missing-middle” housing for this area. This type of housing also supports the viability of the FA1 business district by creating home ownership opportunities for employees who are first-time homebuyers.

Introduction

Gran Vista Specific Plan
City of San Marcos

1.6.2. Mobility Element
As stated in the introduction, the purpose of the Mobility Element is to strategically enhance and manage the mobility network as a critical component in continuing the City’s vibrant commercial and industrial areas, its thriving residential neighborhoods, its diverse job and employment uses, and its unique student population. The Mobility Element focuses on maximizing the quality, comfort, safety, walkability, livability, and bikeability of the City’s streets, sidewalks, trails, and multi-modal transportation system while incorporating key ingredient of sustainability.

The Mobility Element identifies North Las Posas Road as a six-lane arterial with Class II or III Bicycle Facilities and West Mission Road as a four-lane arterial with enhanced bicycle/pedestrian facilities. Both roadways have already been built-out to their full right-of-way as part of the previous development proposed on the site.

The Specific Plan further implements the mobility element as follows:
• Minimizing walls and requiring multiple pedestrian connections to maximize walkability. • Including design guidelines that require pedestrian friendly architecture and landscaping that engage the public sidewalk along public roadways and internal pathways. • Installing EV charging and bicycle parking to support the use of electric vehicle and active modes of transportation.
• Minimizing parking in accordance with the Climate Action Plan to prioritize transit use and active transportation over private vehicle use.

1.6.3. Conservation and Open Space Element
As stated by the General Plan, the purpose of the Conservation and Open Space Element is to identify natural, cultural, historic, and open space resources. Although the site does not include any of these resources, development of the Specific Plan planning area supports the preservation of these resources elsewhere in the community by reducing development pressure on other sites that do include these valuable resources.

The Conservation and Open Space Element also seeks to address air pollution, climate change, energy independence, water supply and water quality
. Development proposed by the Specific Plan will be
designed to current building codes and standards. The California Building Code includes the most stringent requirements in the United States for water, material, and energy efficiency; improved air quality; and more. The Specific Plan implements the strategies of the City’s Climate Action Plan to reduce GHG emissions by including elements that support transit use, active modes of transportation (e.g. bicycles, walking, etc.), and the use of electric vehicles. Proximity to transit and trails and the walkable design of the community have the potential to significantly reduce VMT for improved air quality.

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Introduction

1.6.4. Parks, Recreation, and Community Health Element According the General Plan, the purpose of the Parks, Recreation, and Community Health Element is to maintain and increase access to parks, trails, recreational facilities, and community service programs. In addition, it aims to provide a healthy and safe community by taking into consideration community health and family enrichment needs of community members, including older adults, children, persons with special needs, and residents of all ages.

The Specific Plan implements this Element by including an open space plan and an amenity package designed to address the specific recreational needs of the anticipated community demographics.

Standards for both private open space and common recreational open space ensure an adequate amount of space is provided to support a high quality of life. Selected amenities cater to an urban lifestyle and consider not only families, but young singles and couples who are likely to be purchasing their first home within this community. Consideration for proximity to trails is also reflected through the provision of multiple connections, bicycle parking requirement, and landscaping and architecture designed to promote pedestrian comfort. New development is also required to pay a public facilities fee to fund its fair share of public park and recreational facilities and other public facilities within the City.

1.6.5. Safety Element
The Safety Element is designed to ensure public health, safety, and welfare of residents and their property by identifying and planning for anticipated natural and human-caused safety issues including geologic and seismic hazards, flood, fire and more.

Hazards associated with the development proposed by the Specific Plan were evaluated as part of the CEQA process and no significant hazards were identified. Homes and landscaping will be designed, built, and installed to current safety codes and standards. Additionally, the Specific Plan includes development and design standards that incorporate Crime Prevention Through Environmental Design (CPTED) strategies such as facing front doors and windows toward walkways for natural surveillance, limiting the height of shrubs to avoid creating hiding spaces for criminals, and more. CPTED strategies consider design standards that deter criminal activity and build a sense of community between neighbors so that residents are encouraged to take ownership of their neighborhood, watch for and discourage crime, and protect each other.

1.6.6. Noise
The Noise Element Identifies potential problems and noise sources threatening community safety and comfort with the intent of limiting the community’s exposure to excessive noise levels.

Noise impacts to new residents as well as noise impacts generate by the development of the Specific Plan were evaluated as part of the CEQA process. Mitigation to reduce those impacts to a less than significant level have been incorporated into the Specific Plan. Additionally, new development proposed by the Specific Plan is subject to the City’s noise standards, which are consistent with the General Plan.

Introduction

Gran Vista Specific Plan
City of San Marcos

1.6.7. Housing
As required by State law, the City of San Marcos Housing Element identifies the housing needs of both the existing and projected population and ensures that the land use plan provides adequate capacity to provide safe, suitable, and affordable housing for City residents. The Housing Element is coordinated with each element to ensure comprehensive policies and goals throughout the General Plan. These policies and goals form a framework that the Gran Vista Specific Plan will follow to systematically implement a comprehensive housing development plan that is consistent with these goals and policies. The residential development proposed by Specific Plan will encompass approximately 7.6 acres and will include a maximum of 120 multi-family residential dwelling units for an approximate total density of 15.8 dwelling units per-acre (du/ac). This residential density equates to the Medium Density Residential 2 (MDR 2) General Plan land use classification, which allows for 15.1-20.0 du/ac. Homes proposed by the Gran Vista Specific Plan are designed as entry-level, market-rate housing with a range of units sizes and price points, creating opportunities for home ownership that will be attractive to varying income levels. The townhomes proposed also offer a style of home that is not widely available in this area of the City and provide a transition between single-family homes to the north and high-density apartments to the south.

Therefore, the Gran Vista Specific Plan is consistent with the goals provided within the Housing Element of the General Plan.

1.7 CEQA Compliance
An Environmental Impact Report (EIR) was prepared for the Gran Vista Specific Plan in accordance with the California Environmental Quality Act (CEQA) and serves as a comprehensive environmental document for subsequent development within the planning area. The EIR examines potential environmental impacts to the planning area and makes determinations for mitigation measures to reduce impacts to below levels of significance. The EIR was certified concurrently with the Specific Plan by the decision- making body.

A Mitigation Monitoring and Reporting Program (MMRP), adopted in accordance with Public Resources Code Section 21081.6, ensures the proper implementation of the mitigation measures outlined within the EIR. All future development within the planning area is required to adopt and implement the mitigation measures specified in the MMRP , if applicable.

Subsequent development proposals within the Gran Vista Specific Plan planning area, if found by the City of San Marcos to be consistent with this Specific Plan and the impact analysis and mitigation measures found in the certified EIR, may be approved and implemented without further public environmental review according to California Government Code Section 65457. Prior to amendment to this Specific Plan and/or a Multi Family Site Development Plan review, the City of San Marcos shall determine if further environmental review and analysis is required to satisfy CEQA requirements.

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Land Use & Regulations

2 - Land Use & Regulations

2.0. Ov erview
This chapter regulates the distribution and intensity of land uses and establishes development standards that will govern all future development within the Gran Vista Specific Plan planning area. These standards and guidelines provide a foundation for the community’s character and sense of place that will ultimately result in an attractive and functional community.

2.1. Land Use
As illustrated in Figure 2.1. Land Use Plan, the 7.6-acre planning area is comprised of a single land use:

Gran Vista Residential (GVR). The GVR land use allows for the development of up to 120 residential units with a maximum density of 15.8 dwelling units per acre (du/ac). This density is consistent with the Medium Density Residential 2 (MDR 2) General Plan land use classification, which allows for 15.1-20.0 du/ac. Unlike other areas within the City that are designated as MDR2, the GVR land use is intended to allow for more contemporary residential development that reflects the urban setting and lifestyle within a High-Quality Transit Area. Land use permit requirements, regulations, and development standards of this section shall be applicable to all existing and new uses, structures, modifications, additions, and activities within the GVR district.

2.1.1. Allo wable Uses
Table 2.1. Gran Vista Residential (GVR) Use Classifications identifies the types of land use permits required to establish uses allowed within the GVR district, consistent with this Specific Plan. Allowed uses shall be for the express purpose of establishing and protecting the residential living environment envisioned by this Specific Plan. Residential uses are intended to be the primary permitted use. All other uses are intended to support the residential use. When indicated, please also refer to the sections identified under the “Additional Use Regulations” column for additional operational standards and regulations applicable to the use. When a use is not specifically listed, that use in not permitted; However, in accordance with Section 7.3.5. of this Specific Plan, the Development Services Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on a finding of substantial conformance if the proposed use is similar to a use already listed in Table 2.1.

Land Use & Regulations

Gran Vista Specific Plan
City of San Marcos
Figure 2.1. Land Use Plan

Administrative Draft
September 2022
Land Use & Regulations

Table 2.1. Gran Vista Residential (GVR) Use Classifications.

Use Permit
Required Additional Use Regulations
Single-family Attached P
Multifamily P
Open Space P Please refer to Section 2.2.2
Recreational Amenities P Please refer to Section 2.2.2.B.

Animal Keeping, Small and
Large P As Permitted by the SMMC
Non-Public Antenna or
Communication Facility P SMMC
Wireless Antenna Facilities CUP
Symbol:

P = Permitted use subject to compliance with all applicable provisions of the Gran Vista Specific Plan.

DP = Director’s Permit (DP) is required for this use, subject to review and approval by the Director.

SMMC = San Marcos Municipal Code
Figure 2.2. Distribution of Allowable Uses and Table 2.2. Conceptual Distribution of Allowable Uses provides an illustration and summary of the amount of area dedicated to roadways, buildings, and various types of allowable uses proposed within the planning area.

Land Use & Regulations

Gran Vista Specific Plan
City of San Marcos
Figure 2.2. Distribution of Allowable Uses

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Land Use & Regulations

Table 2.2. Conceptual Distribution of Allowable Uses
Use Area
(Acres)
% of
Total
Units
(DU)
Single-Family Attached1 2.3 30% 120
Common Open Space with Grades 10% or Greater 1.0 13%
Common Open Space with Grades Less than 10% 2.1 28%
Private Drives 1.6 21%
Private Drive Aisles 0.6 8%
Specific Plan Total 7.6 100% 120

1. Includes ground floor private open space

2.1.2. Airport Ov erlay
The planning area is located within the Airport Influence Area – Review Area 2 as defined in the Airport Land Use Compatibility Plan (ALUCP) for McClellan-Palomar Airport. Maximum height requirements and the proposed land uses in the Specific Plan comply with the ALUCP . All permits, including building permits, for land uses and structures within the Specific Plan area shall be subject to Site Development Plan Review, to ensure consistency with the provisions of the Specific Plan and the ALUCP .

As a Condition of Approval, all new residential projects within the planning area shall record an overflight notification document, which shall be disclosed to all homeowners. The document shall include language consistent with the following:

NOTICE OF AIRPORT IN VICINITY: This property is located in the vicinity of an airport, within what is known as an Airport Influence Area. For this reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example, noise, vibration, and odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with this property, and determine whether they are acceptable to you, before you complete your purchase.

2.2 De velopment Standards
Table 2.3. Development Standards provides a list of development standards that are applicable to all new development within the GVR designation. These standards include building setbacks, height limitations, open spaces requirements, and more.

Land Use & Regulations

Gran Vista Specific Plan
City of San Marcos
Table 2.3. Development Standards
Use Standards Additional Standards/Notes
Density and Intensity
Maximum Density 15.8 du/ac Max Shall not exceed 120 units Maximum Building
Height 45 feet or 3 stories
Whichever is less; As measured from the
finished adjacent grade to the top of the
tallest roof or architectural feature.

Building Setbacks
N. Las Posas Rd. 77 feet Min. from Centerline
W. Mission Rd. 86 feet Min. from Centerline
West Property
Line
45 feet to PL and 5 feet
minimum from top of slope
Top of slope shall be screened with landscaping
to preserve the privacy of adjacent neighbors
Private Drive 5 feet minimum
1 Measured from back of walk or from face of
curb when no sidewalk is present
Private Drive Aisle
(Alley) 3 feet minimum
1 Measured from face of garage door
Building Separation 10 feet minimum1 Consistent with adopted Building Code based on building design
Parking
Garage 2 per unit maximum Please refer to Section 2.2.1 Guest 0.33 per unit maximum Please Refer to Section 2.2.1 Bicycle
1 long term bike parking space
per unit + 1 short term space
for every 12 units
Please Refer to Section 2.2.1 and as defined by
CalGreen
Open Space

Private Open Space 250 SF patio/50 SF Balcony Please refer to Section 2.2.2 Common Open
Space
Area equal to 30% of livable
ground floor area of all units Please refer to Section 2.2.2 Walls and Fencing Please Refer to Section 2.2.3
Landscaping Please Refer to Section 2.2.4
Signage Please Refer to Section 2.2.6
Other
Refuse and Recycling SMMC
Storage SMMC

1. Soffits, vine trellises, upper-story cantilevers, and utility closets may encroach up to 3 feet

2. SMMC = San Marcos Municipal Code
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Land Use & Regulations

2.2.1. P arking and Private Roadway Standards and Regulations The purpose of this section is to regulate the provision of off-street parking and private roadway, drives, and drive aisles within the planning area. Parking standards have been developed in accordance with the City’s Off-Street Parking Requirements and modified pursuant to the requirements of the Climate Action Plan.

A. Gener al Requirements

1. Parking shall only be permitted in designated parking spaces and inside garages. No Parking shall be permitted in Private Drives, Private Drive Aisles, or driveways.

2. All circulation, ingress and egress, and off-street parking areas shall be surfaced with an asphalt or cement concrete paving, designed to withstand repeated vehicular traffic. Other paving material may be used, such as previous surfaces, subject to the approval of the Development Services Director and/ or City Engineer.

3. All stormwater runoff shall be conveyed into a public storm drain or directed into planting areas. Storm drains shall be provided in accordance with the specifications of the City Engineer.

Stormwater runoff shall be treated per the requirements of the latest NPDES permit for the San Diego Region and City of San Marcos BMP Design Manual prior to entering the City’s municipal separate storm sewer system.

4. All guest parking spaces, Private Drives, Private Drive Aisles, pedestrian crossings, driveways and fire lanes shall be striped or otherwise designated to provide safe access and circulation. Pavement markings, signage, and other distinctions shall be maintained in a visible and legible manner.

B. Garages
The following standards shall apply to all private residential garages within the planning area:

1. Garages shall provide a minimum of two (2) parking spaces. Spaces may be provided in either side- by-side or tandem configurations.

2. Each interior garage parking space shall maintain an unobstructed dimension of 20 feet long and 10 feet wide with a minimal vertical clearance of seven (7) feet, except the front three (3) feet of a parking space located at the front of the garage may have a vertical clearance of four (4) feet.

3. Garages shall be designed to provide adequate storage for three (3) waste carts. Waste carts storage space shall not encroach into the required parking space area.

4. Garage spaces shall be used for parking and not storage, which shall be enforced through the Community’s Covenants, Conditions, & Restrictions (CC&Rs) Land Use & Regulations

Gran Vista Specific Plan
City of San Marcos
C. Gues t Parking
The following standards shall apply to all guest parking within the planning area:

1. A maximum of 0.33 guest spaces per unit shall be required. Calculations for the required number of spaces shall be rounded up to the nearest whole number.

2. Parking Space dimensions shall be provided as follows:
a. P erpendicular guest parking spaces shall have a minimum dimension of nine (9) feet wide by 18 feet long. Bumper guards or wheel stops shall be provided in such a manner as to ensure that no portion of any parked vehicle shall touch any wall, fence, building or project beyond any lot lines bounding a parking area facility. In lieu of bumper guards or wheel stops, the paved parking space length may be decreased by up to two (2) feet by providing an equivalent vehicle overhang into landscape areas or paved walkways. Such overhang area shall not be considered as part of any open space requirement. In no case shall such overhang be considered part of a required walkway or sidewalk width. b. P arallel guest spaces shall provide a minimum dimension of nine (9) feet wide by 22 feet long.

End spaces may be reduced to 18 feet long.

3. Guest parking spaces shall be evenly distributed throughout the planning area, designed to occur along Private Drives, or divided into small landscaped parking courts to avoid the creation of large parking lots.

4. Parking shall not be permitted within setback to North Las Posas Road and West Mission Boulevard and should be located behind buildings and interior to the planning area such that parking visibility is minimized from the public right-of-way.

5. To provide shade and reduce heat island effect, rows of new parking shall be broken up with tree planters provided at a minimum of one (1) tree for every five (5) parking spaces. Tree planters shall have a minimum interior dimension of five (5) feet. Trees shall be a minimum 24-inch box size and shall be designed to achieve a goal of fifty percent (50%) shade requirement within fifteen (15) years of planting. Landscape irrigation shall be provided per the requirements of the City of San Marcos Water Efficient Landscape Standards.

6. At least one (1) guest space shall be reserved for United States Postal Service and other delivery trucks. This delivery space shall be located in convenient proximity to grouped mailboxes.

7. Designated parking spaces for the disabled shall be provided in compliance with state law (Title 24) and the California Vehicle Code (Section 22507.8), including required number of parking spaces and design requirements.

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Land Use & Regulations

D. Bicy cle Parking
The following standards promote the use of bicycles and e-bikes as an alternative to single occupancy vehicle use in accordance with Specific Plan Objective 7:

1. Each home shall provide a minimum of one (1) secure and weatherproof bicycle parking space or as otherwise required by CalGreen, whichever is more stringent. Space may be provided within a garage, locker, or accessible indoor area.

2. Provide guest bicycle parking at a ratio of one (1) bike per 12 units or as otherwise required by CalGreen, whichever is more stringent. Guest parking shall consist of permanently anchored bicycle racks or other secure bicycle parking in a location readily visible to passers-by. Wave racks are not allowed.

E. Electric V ehicle Parking and Charging
The following standards implement Measure T-2 of the Climate Action Plan to support and promote the use of electric vehicles:

1. A minimum of six percent (6%) of the guest parking spaces required shall be equipped with EV charging stations or as otherwise required by CalGreen, whichever is more stringent. Calculations for the required number of spaces shall be rounded up to the nearest whole number.

2. Garages shall be equipped with electric vehicle charging infrastructure in accordance with CalGreen.

3. Charging stations/spaces shall be posted with signage indicating the space is only for electric vehicle charging purposes. Days and hours of operations shall be included if time limits or tow away provisions are to be enforced by the owner. Information identifying voltage and amperage levels or safety information must be posted.

4. Charging stations/spaces shall not interfere with on-site parking or pedestrian circulation.

5. Charging stations/spaces shall be maintained in functioning order in all respects.

2.2.2. Open Space
In accordance with the SMMC, new multi-family residential developments are required to provide both Private and Common Open Space:

A. Priv ate Open Space
Private open space is defined as open space areas intended for the private use of individual dwelling units. Private Open Space areas shall be subject to the following requirements:

1. Private open space shall be directly accessible from the interior living space of the unit it is intended to serve.

2. Private open spaces shall be located on the same floor as the primary living area to maximize usability.

3. Private open space shall not be used for storage.

Land Use & Regulations

Gran Vista Specific Plan
City of San Marcos
B. Common Open Space
Common open space areas are commonly owed for the benefit of all planning area residents and their guests. The following standards shall apply to all common open space areas to ensure that adequate landscaping and amenities are provided to support a high quality of life. Please also refer to Chapter 4.

1. An area equal to 30% of the total livable ground floor area of all units shall be provided as usable common open space.

2. Parking areas, private roads and driveways, private open space areas, and areas with slope exceeding ten percent (10%) shall not be considered usable open space.

3. Walkways and bike paths may be used in the calculation of common open space.

4. At least three (3) children’s play area shall be provided within a common open space area. The children’s play area shall meet the following requirements:
a. A minimum ar ea of 400 square feet of usable area.
b. E ffectively buffered and/or fenced from adjacent street and parking areas c. E quipped with at least two (2) of the following Elements: sandbox, climb bars/structure, a slide, swings, seesaw or other appropriate play equipment.

5. In addition to the children’s play area, at least three (3) of the following recreational amenities shall be provided:
a. Additional childr en’s play area or tot lot
b. Picnic space(s) with g as barbecue/outdoor kitchen
c. Off -leash pet area/dog park
d. Gar den (community, meditation, or similar)
e. Out door exercise equipment
f. Ping pong t able
g. La wn game(s) such as cornhole, bocce ball, horseshoes or similar h. Community out door fireplace
i. Other appr opriate uses as approved by the Director

6. Recreational amenities shall be located and/or designed to minimize noise and visual conflicts from adjacent properties.

7. Amenities shall be distributed throughout the site and should be selected to cater to diverse range of interests and lifestyles including pet owners, young families, singles and more. Spaces should be provided that offer opportunities to play, socialize, exercise, and/or relax.

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Land Use & Regulations

2.2.3. W all and Fence Regulations
The review of walls and fences shall be an integral part of any site plan, permit, or Site Development Plan Review application. Compliance with all wall and fence regulations contained herein shall be required. All retaining walls are subject to SMMC and City of San Marcos Engineering Standards. a. Development within the planning shall be designed to minimize walls and fences to support an open and walkable community.
b. No walls or fences in excess of four (4) feet in height are permitted within the required setbacks to North Las Posas Road and West Mission Road. All other walls and fences shall not exceed six (6) feet in height. Decorative Pilasters shall be provided and spaced a maximum of 50 feet apart. Decorative Pilasters may exceed the maximum permitted height by up to one (1) foot. Taller walls and fences are permitted for retaining or sound attenuation purposes. c. The height of all walls, fences, and architectural screening elements shall be measured from the finished grade at the base of the wall to the highest point of the element. d. Where additional height is needed based on security or specific site operating requirements, additional wall/fence height may be approved through a DP , subject to evaluation of adjacencies and necessity.
e. Walls, fences, and architectural screening elements shall be compatible with the architectural treatment of the primary building on the parcel.
f. No wall, fence, or landscaping element shall interfere with intersection visibility, line of sight, or other safety issue.
g. Blank walls are prohibited. Where screening or security walls (excluding wrought iron or other “open” fence types) are located within ten (10) feet of a public right-of-way, landscaping shall be provided between the wall and the right-of-way to a minimum height of four (4) feet to minimize opportunities for crime and unsafe conditions.
h. Approved materials include wood, vinyl, stone, masonry, brick, block, stucco, wrought iron/steel, concrete. Comparable materials are permitted subject to approval of the Director. i. Prohibited materials include barbed, razor, concertina, corrugated metal and plastic, tarps, and electrified wire of any kind or configuration. Chain-link fencing and similar material are prohibited along any public right-of-way regardless of setback unless required by a public agency. Where chain- link is required, it shall be black vinyl coated.

2.2.4. Landsc aping Regulations
All open space areas shall be landscaped in accordance with the City of San Marcos’ Water Efficient Landscape Standards. All required landscaping shall be permanently maintained in a healthy and thriving condition, free from weeds, trash, and debris.

Landscape screening shall be provided along at the top of the drainage channel slope to preserve the privacy of adjacent neighbors.

Land Use & Regulations

Gran Vista Specific Plan
City of San Marcos

2.2.5. Ligh ting Regulations
Lighting fixtures shall be directed and shielded so as not to illuminate surrounding properties and to reduce glare. All lighting shall comply with the following standards, as verified through a photometric study as part of construction documents:
j. Parking areas shall be illuminated to levels that achieve a uniform ratio of three to one (3:1) (average to minimum) and maintain an average of one (1) foot candle, with a minimum of one-half (1/2) foot candle.
k. Perimeter lighting, not affiliated with the lighting of parking lots, shall not exceed one-half (1/2) foot candle at any point along the property line of the subject or adjacent parcel.

2.2.6. Signs
Signs are permitted within the Specific Plan planning area and shall be subject to the City of San Marcos sign code except as described herein. A permit shall only be required when the sign qualifies as a “structure” under the Building Code or SMMC.

Up to one (1) Monument Sign is permitted at each community entry. Monument signs shall be subject to the following requirements:
l. Each monument sign shall not to exceed six (6) feet in height. Any accent pilaster(s) may exceed this height by up to one (1) foot.
m. The sign face for each monument sign, exclusive of any decorative pilaster(s) or sign base, shall not exceed a maximum area of 50 square feet.
n. Monument signs shall be set back a minimum of five (5) feet from any property line, subject to Engineering Division approval.
o. Monument signs shall not interfere with intersection visibility, line of sight or other safety issue.

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Architectural Design

3 - Architectural Design

3.0. Applic ability
Design guidelines are provided to supplement and enhance development standards and regulations as a means to ensure high quality design. Unlike development standards and regulations, design guidelines are intended to be more flexible to allow designers creativity in achieving the design intent and vision for the planning area. While designers are encouraged to adhere to the guidelines contained herein, they are also encouraged to pursue creative designs. Creative designs may not always fit exactly within the guidelines contained herein but are permitted when the Director determines that a particular design offers an equal or superior solution that supports the high-quality urban living environment envisioned by the Specific Plan.

3.1. Ar chitectural Styles
The architectural style or styles of buildings within a community strongly define a community’s character.

To create successful communities, architectural design must embody methods that are flexible enough to meet the changing needs of the consumer market yet, must also be visually pleasing and complementary to the surrounding neighborhood. Gran Vista provides a transition between the traditional architectural styles founds in the single-family uses to the north, east, and west and the contemporary styles found in urban uses to the south. As such, the architectural style at Gran Vista should reflect a “transitional” style of architecture that draws inspiration from both traditional vernaculars as well as contemporary influences to blend with the existing fabric of the surrounding neighborhood. The architectural style proposed by the Gran Vista Specific Plan should be selected based on the historic and current popularity with homeowners in California.

The Gran Vista community is made up of multiple building types. This variation in building types provides diversity between buildings withing the planning area. The eight-plex (8-plex) building occurs over ten times within the community; therefore, additional variation is required and can be achieved through the design of at last two (2) architectural sub-styles. Examples of two (2) acceptable architectural sub-styles are provided below:
• Transitional Craftsman blends classic elements from the Craftsman vernacular with modern construction techniques. Simple massing with a combination of hipped and gabled roof forms are accentuated with stylistic features found in traditional craftsman homes such as decorative (faux) beams, stone or brick veneer at the ground floor, and stucco and board and batten wall materials.

Architectural Design

Gran Vista Specific Plan
City of San Marcos
• Transitional Farmhouse style blends classic elements from the Farmhouse vernacular with contemporary design features. Simple massing with hipped roof forms are accentuated with stylistic features found in a traditional Farmhouse homes such as vertical railing and double wood posts at decks, stucco with lap siding, and brick accents.

These substyles combined with a minimum of four (4) color schemes, similar to those presented later in this chapter, will work together to create diversity throughout the community.

It should be noted that architecture within the planning area should not be limited to only the styles presented herein. Additional transitional architectural sub-styles not represented in this chapter are permitted within the planning area so long as any proposed architecture is found to be an appropriate design by the City of San Marcos Development Services Department and consistent with design guidelines set forth in the sections below.

3.2 Floor Plans and Elevations
Floor plans should be designed to provide a variety of floor plans that offer different price points for varying income levels. Floor plans range from two (2) to three (3) bedrooms and have an office, niche, or flex space to support working from home. The Specific Plan proposes three (3) floor plans and four (4) building types. Floor plans area summarized in Table 3.1. Conceptual Floor Plan Summary and building types are summarized in Table 3.2. Building Type Summary. Final configurations will be approved by the City of San Marcos Development Services Department.

Table 3.1. Conceptual Floor Plan Summary
Plan No. Square Footage Bedroom Count Garage Configuration Unit Count 2532 1213 2 2-car, Side-by-Side 30
1633 1505 3 2-car, Tandem 45
1636 1802 3 2-car, Side-by-Side 45
Total 120
Administrative Draft
September 2022

Architectural Design

Table 3.2. Building Type Summary
Building
Type
Plan
2532
Plan
1633
Plan
1632
Total Units
per Building
Total Number
of Buildings
401 2 1 1 4 2
601 0 3 3 6 2
801 2 3 3 8 30
1001 2 4 4 10 1
Total 16
The conceptual location for each building type is illustrated Figure 3.1. Conceptual Plotting Plan.

Conceptual floor plans and two (2) conceptual transitional elevation sub-styles are illustrated in Figures 3.2.1. through 3.2.11. Sub-styles have Craftsman or Farmhouse influences expressed in contemporary interpretation. The “A” elevation has Farmhouse influences with a varying hip roof forms and composition shingle roofing materials. Primary wall materials are stucco with lap siding and brick accents. Additional details include vertical railing and double wood posts at decks. The “B” elevation has Craftsman influences with a combination of gable and hip roof forms and composition shingle roofing. Gables are accessed with decorative (faux) beams. Primary wall materials are stucco with board and batten siding with horizontal banding and stone accents. Colors create strong contrast to further articulate the massing of the building while being compatible as a theme throughout the community.

3.3 Massing and Sc ale
Massing and scale provide the visual identity between residential dwelling units and the environment.

Those qualities help dictate the placement, size, and form for multi-family residential buildings within the planning area. Building type placement within the planning area was studied to achieve the best possible groupings as well as providing transition massing between the neighboring single-family homes and CVS, thereby enhancing the visual character of the neighborhood. Incorporation of the following design concepts should be considered for the architecture within the planning area:
• Utilize building-form elements, such as plane breaks, roof forms, and changes in material to define individual units.
• Vertically and horizontally articulate building design for both front and rear elevations. • Break up long unbroken surfaces on front elevations by providing a change in plane at least every 25 feet.
• Break up long unbroken surfaces on rear elevations by provide second/third floor cantilevers over every other garage door.

Architectural Design

Gran Vista Specific Plan
City of San Marcos
4-Plex
4-Plex
8-Plex
8-Plex
8-Plex
8-Plex
8-Plex
8-Plex
8-Plex
8-Plex
8-Plex
8-Plex
10-Plex
8-Plex
8-Plex
6-Plex
N.T.S.

Figure 3.1. Conceptual Plotting Plan

Administrative Draft
September 2022

Architectural Design

Legend
Plan 2532
• 1,213 SF Net
• 1,125 SF Gross
• 2 Bedroom
• 2.5 Bath
Plan 1633
• 1,505 SF Net
• 1,350 SF Gross
• 3 Bedroom
• 3 Bath
Plan 1636
• 1,802 SF Net
• 1,689 SF Gross
• 3 Bedroom
• 3 Bath
• Office
• Flex Room
• Adaptable
Ground-Floor
Bath (ADA)
Figure 3.2.1. Conceptual Architecture - Floor Plans
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Architectural Design

Gran Vista Specific Plan
City of San Marcos
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GRAN VISTA
First Floor
Second Floor
Third Floor
Figure 3.2.2. Conceptual Architecture -
4-plex Building Floor Plan
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Architectural Design

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GRAN VISTA
Figure 3.2.3. Conceptual Architecture -
4-plex Building Elevation
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Architectural Design

Gran Vista Specific Plan
City of San Marcos
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GRAN VISTA
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Third Floor
Figure 3.2.4. Conceptual Architecture -
6-plex Building Floor Plan
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September 2022

Architectural Design

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GRAN VISTA
Left
Right
Rear
Front
Figure 3.2.5. Conceptual Architecture -
6-plex Building Elevation
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Architectural Design

Gran Vista Specific Plan
City of San Marcos
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Figure 3.2.6. Conceptual Architecture -
8-plex Building Floor Plan
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September 2022

Architectural Design

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GRAN VISTA
Figure 3.2.7. Conceptual Architecture -
8-plex Building Elevation “A”
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Architectural Design

Gran Vista Specific Plan
City of San Marcos
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GRAN VISTA
Figure 3.2.8. Conceptual Architecture -
8-plex Building Floor Plan
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Architectural Design

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Figure 3.2.9. Conceptual Architecture -
8-plex Building Elevation “B”
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Architectural Design

Gran Vista Specific Plan
City of San Marcos
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Figure 3.2.10. Conceptual Architecture -
10-plex Building Floor Plan
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September 2022

Architectural Design

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Right
Front
Rear
Figure 3.2.11. Conceptual Architecture -
10-plex Building Elevation
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Architectural Design

Gran Vista Specific Plan
City of San Marcos

3.4 Building Ma terials, Accents and Colors
Materials are a key factor in defining architectural styles, convey a sense of quality, and contribute to the community’s character. Building color is an integral component in unifying buildings, creating variation of street scape, and building on the foundation of the community aesthetic. The following guidelines should be considered when sleeting materials and colors:
• Select material and colors that are appropriate for each facade, and contribute to enhancing the neighborhoods visual theme, match the theme of the specific style of home to which they are applied. • Use materials and colors to accentuate changes in massing, define individual units, and complement architectural materials and features.
• Choose colors and materials that complement each other, complement neighboring developments, and add depth to the community.
• Avoid materials and colors that significantly clash with the surrounding neighborhood. • Avoid the use of identical color palettes where possible for adjacent buildings, • Use colors palettes to distinguish individual buildings within the planning area and improve the visual interest of streetscapes.
• Appropriate materials include wood, stone veneer, stucco, and brick. Metal accents and trims are acceptable within the planning area.
• Choose colors to achieve a reasonable representation of a particular architectural style lending authenticity to the final product.
• Accents colors should complement the palette of the main structure.

Figure 3.3.1 through 3.3.4 provide conceptual color and materials schemes chosen to accompany the architecture shown in Figures 3.2.1. through 3.2.11.; however, alternative materials and colors may be allowed so long as they are determined to be acceptable by the Development Services Department.

Administrative Draft
September 2022

Architectural Design

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DIGITAL COLOR BOARD
SCHEME #1
STUCCO 1

FASCIA / TRIM /

GARAGE DOORS
STUCCO 2

LAP SIDING

FRONT DOORS
BRICK

COMPOSITION SHINGLES

GRAN VISTA
SAN MARCOS, CA OCT . 13, 2021
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DIGITAL COLOR BOARD
SCHEME #2
BRICK
STUCCO 1
STUCCO 2

FRONT DOORS

FASCIA / TRIM /

GARAGE DOORS

LAP SIDING

COMPOSITION SHINGLES
*COLORS MAY V ARY DUE TO SCREEN AND PRINTER CALIBRATION.

REFER TO PAINT CHIPS AND MATERIALS BOARDS FOR ACTUAL COLORS.

Digital Color Boards “A”
Figure 3.3.1. Color and Material Scheme 1
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Architectural Design

Gran Vista Specific Plan
City of San Marcos

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SCHEME #1
STUCCO 1

FASCIA / TRIM /

GARAGE DOORS
STUCCO 2

LAP SIDING

FRONT DOORS
BRICK

COMPOSITION SHINGLES

GRAN VISTA
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DIGITAL COLOR BOARD
SCHEME #2
BRICK
STUCCO 1
STUCCO 2

FRONT DOORS

FASCIA / TRIM /

GARAGE DOORS

LAP SIDING

COMPOSITION SHINGLES
*COLORS MAY V ARY DUE TO SCREEN AND PRINTER CALIBRATION.

REFER TO PAINT CHIPS AND MATERIALS BOARDS FOR ACTUAL COLORS.

Digital Color Boards “A”
Figure 3.3.2. Color and Material Scheme 2
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COMPOSITION SHINGLES
STUCCO 2

FRONT DOORS

FASCIA / TRIM /

GARAGE DOORS
STONE

BOARD & BATTEN
SIDING
STUCCO 1

GRAN VISTA
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SCHEME #4
STUCCO 2

FRONT DOORS

FASCIA / TRIM /

GARAGE DOORS
STUCCO 1

COMPOSITION SHINGLES
STONE

BOARD & BATTEN
SIDING
*COLORS MAY V ARY DUE TO SCREEN AND PRINTER CALIBRATION.

REFER TO PAINT CHIPS AND MATERIALS BOARDS FOR ACTUAL COLORS.

Digital Color Boards “B”
Figure 3.3.3. Color and Material Scheme 3
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Architectural Design

Gran Vista Specific Plan
City of San Marcos
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Figure 3.3.4. Color and Material Scheme 4

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COMPOSITION SHINGLES
STUCCO 2

FRONT DOORS

FASCIA / TRIM /

GARAGE DOORS
STONE

BOARD & BATTEN
SIDING
STUCCO 1

GRAN VISTA
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STUCCO 2

FRONT DOORS

FASCIA / TRIM /

GARAGE DOORS
STUCCO 1

COMPOSITION SHINGLES
STONE

BOARD & BATTEN
SIDING
*COLORS MAY V ARY DUE TO SCREEN AND PRINTER CALIBRATION.

REFER TO PAINT CHIPS AND MATERIALS BOARDS FOR ACTUAL COLORS.

Digital Color Boards “B”

Administrative Draft
September 2022
Open Space Design

4 - Open Space Design

4.0. Ov erview
Landscaping and amenities are important components in developing and maintaining a livable, enjoyable, and comfortable residential community. As such, Objective 2 of this Specific Plan seeks to “Create a highly connected and efficient system of sidewalks and pathways supported by pedestrian friendly architecture and landscaping to promot walkability and connect people to surrounding transit and destinations.” Additionally, Obejctive 5 of this Specific Plan seeks to “Establish development standards and design guidelines that ensure distinctive architecture, landscaping, and recreational amenities that complement and enhance the existing surrounding neighborhood while providing a desirable living environment.”

4.1 T ypes of Open Space
Figure 4.1. Conceptual Open Space Plan identifies the various types and distribution of open space proposed by this Specific Plan. As summarized in Table 4.1. Open Space Summary, open space has been subdivided into three (3) categories: private open space, open space with grades of 10% or greater, and common open space. Total open space for the planning area is approximately 154,743 square feet (3.55 acres), equal to approximately 47% of the Specific Plan planning area.

Table 4.1. Open Space Summary
Type of
Open Space
Total Provided
(SF)
% of Specific Plan
Planning Area
Private
1 17,550 5.3%
Open space with
grades of > 10% 44,548 13.5%
Common Open
space 92,645 28%
Total 154,743 46.8%

1. Private open space is encompassed within the use area of single family attached per Table 2.2.

Open Space Design

Gran Vista Specific Plan
City of San Marcos
Figure 4.1. Conceptual Open Space Plan

Administrative Draft
September 2022
Open Space Design

4.1.1 Priv ate Open Space
Private open space is defined as open space areas intended for the private use of individual dwelling units. Private open space should by directly accessible from the primary interior living space of the unit it is intended to serve to ensure the outdoor space is easily accessible and usable. Private open space has been provided in the form of a porch on the ground floor and a balcony on the second floor adjacent to the second-floor living, kitchen, and dining area. The size of each area is listed in Table 4.2. Private Open Space Summary.

Table 4.2. Private Open Space Summary
Plan No. Porch
(SF)
Balcony
(SF)
Total SF
per Unit
No. Of
Units
Total SF for
Project
2532 14 73 87 30 2,610
1633 35 99 134 45 6,030
1636 99 99 198 45 8,910
Total 17,550

4.1.2 Open Space with Gr ades of 10% or Greater
According to the City of San Marcos Zoning Ordinance, open space areas with grades of 10% or greater cannot be counted as usable open space. This category includes slopes along the channel and adjacent public roadways. Small slope areas also occur within the paseos that provide access to front doors of the homes. These spaces will be landscaped, commonly owned, and maintained by the Homeowners Association (HOA).

4.1.3 Common Open Space
Common open space includes usable open space areas with grades less than 10%, which encourage relaxation activities such as observing nature, bird watching, painting, photography, and picnicking as well as recreational open space areas such as tot lots, and barbecue areas, outdoor exercise equipment, dog parks, open laws spaces for informal play, and lawn games. This category of open space encourages an active lifestyle which promotes physical activity and community areas that include spaces for people to gather together and socialize.

Pursuant to Table 2.3. and the City of San Marcos Multifamily Residential Development Design Guidelines, an area equal to 30% of livable ground floor area of all units shall be provided as common open space. This equates to 24,431 square feet of common open space required as illustrated in Table

4.3. Common Open Space Summary. Calculations are based on conceptual architecture provided in Chapter 3. Since the main living areas for all floor plans occurs on the second floor, the common open space requirement has been calculated based upon the second floor’s square footage. As illustrated in Figure 4.1. Conceptual Open Space Plan, the Specific Plan provides 92,645 square feet of common open space, which exceeds this requirement.

Open Space Design

Gran Vista Specific Plan
City of San Marcos
Table 4.3. Common Open Space Summary
Plan No. Livable Ground
Floor Area by Plan
Number of
Units
Common Open
Space Required (30%
Ground Floor Area)
Common Open
Space Provided
2532 589 30 5,301 --
1633 688 45 9,288 --
1636 729 45 9,842 --
Total 120 24,431 92,645

4.2. Amenities
The City of San Marcos Multifamily Residential Development Design Guidelines also provides standards for the minimum amount and type of amenities required. Figure 4.2. Conceptual Amenity Plan illustrates the proposed amenities within the planning area.

4.2.1 Childr en’s Amenities
The SMMC provides specific requirements for children’s amenities. A minimum of one (1) tot lot for every 25 dwelling units with a minimum of 400 SF of play for each tot lot is required. This would amount to approximately 4.8 tot lots with a total cumulative area of 1,920 SF. Tot lots are to be distributed throughout the planning area. Additionally, projects of 75 units or more must provide an additional usable recreation area and/or facilities that contain a level play area with a minimum area of 800 SF. The requirement for a children’s play area plus required tot lots require a total area of 2,720 SF. Table 4.4. Children’s Amenities summarizes the children’s facilities proposed by the Specific Plan, which are illustrated in Figure 4.3.

Conceptual Children’s Amenities. Due to the urban character and type of homes proposed within this community, households within the planning area are anticipated to have fewer young children than typical and will include more singles and young couples without children. Therefore, the Gran Vista Specific Plan provides one (1) children’s play area and two (2) tot lots with a total combined area of 5,811 SF of multi- age tot lots and play areas. Although the open space provided in this Specific Plan deviates slightly from the SMMC, the Specific Plan provides more overall square footage that would otherwise be required and includes amenities that maximize the potential usage by a broader range of household types.

Table 4.4. Children’s Amenities
Facility Required Provided
Children
Play Area 800 SF 3,434 SF
Tot Lots
Tot Lot 2 120 du/25 x 400 =
1,920 SF
1,047 SF
Tot Lot 3 1,330 SF
Total 2,720 SF 5,811 SF
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Open Space Design

Children Play Area
(See Fig. 4.3.)
Tot Lot 2
(See Fig. 4.3.)
Amenity Area 1
(See Fig. 4.5.)
Amenity Area 2
(See Fig. 4.5.)
Community
Garden
(See Fig. 4.6.)
Dog Park
(See Fig. 4.5.)
Tot Lot 3
(See Fig. 4.3.)
Turf Play Area
(See Fig. 4.6.)
Exercise Area 3
(See Fig. 4.4.)
Exercise Area 1
(See Fig. 4.4.)
Exercise Area 2
(See Fig. 4.4.)
N.T.S.

Figure 4.2. Conceptual Amenity Plan

Open Space Design

Gran Vista Specific Plan
City of San Marcos
Barbecue Counter and
Seating Area
N.T.S.

Bench
Sidewalk
Artificial
Turf
Tot Lot: Play Structure
on Play Surfacing
Tot Lot: Play Structure
on Play Surfacing
Sidewalk
Amenity Area 1
Barbecue Counter and
Seating Area
Retaining Wall with
Guard Rail Per Civil Plans
Tot Lot: Play Structure on Play Surfacing
Sidewalk
Figure 4.3. Conceptual Children’s Amenities

Administrative Draft
September 2022
Open Space Design

4.2.2. Other Amenities
The SMMC also requires at least three (3) on-site amenities. The list of amenities provided in the SMMC is limited and includes facilities that are traditionally associated with more suburban types of development. In urban infill communities such as Gran Vista, amenities shown in Figure 4.2. Conceptual Amenity Plan are provided to be more flexible in design to allow for a wider range of activities that can appeal to a more diverse demographic including families, singles, and couples without children.

For example, in lieu of a community room, which can only serve a single large group at a time, four (4) barbecue areas ranging from large to small are provided throughout the planning area. These spaces can accommodate large groups, such as an HOA meeting, and smaller get-togethers simultaneously.

These barbecue areas are also located near children’s amenities and other activity spaces to encourage social gathering. In lieu of another playground, an off-leash dog area provides space for dogs to run and play freely, accommodating the needs or residents and families with pets. Formal sport courts are limited to a single sport. Instead, multiple flexible spaces are provided to accommodate a variety of for lawn games such as cornhole and bocce ball or other informal activities such as frisbee, badminton, or similar. Additional amenities include a community garden and exercise stations scattered throughout the planning area to support healthy eating and active lifestyles. These various amenity spaces are detailed in Figures 4.4. through 4.6.

Although the standards for amenities vary from the SMMC, the Specific Plan provides more overall square footage than would otherwise be required and allows a broader range of amenities and experiences that can be used by a wider range of age groups and household types. This diversity and flexibility maximized opportunities for families and friends to interact with each other.

4.3. W alls and Fences
Walls and fences should be designed with a consistent design throughout the community to maintain a feeling of cohesiveness and quality. Wall and fence designs should also complement the adjacent architecture. Figure 4.7. Conceptual Wall and Fence Plan illustrates the location of walls and fences and includes a detail of a conceptual fence design that is consistent with the design theme for the community.

4.4. Ligh ting
Lighting should be designed to meet the standards in Chapter 2 while also enhancing the aesthetic of the community. The following guidelines apply to lighting within the planning area:
• Provide lighting fixtures with a consistent design throughout the planning area and that are complementary to the design theme of the community.
• Design lighting at a pedestrian scale and to promote safety and security for residents walking at night. • Lighting attached to buildings should include fixtures that are appropriate to the architectural style of the building.
• Shield lighting to direct light downward, avoid light trespass on surrounding properties, and reduce glare.

Figure 4.8. Conceptual Lighting Plan illustrates lighting designs for the planning area.

Open Space Design

Gran Vista Specific Plan
City of San Marcos
N.T.S.

ADA Ramp
Exercise Equipment
on Resilient Surfacing
Exercise Equipment
on Resilient Surfacing
Sidewalk
Figure 4.4. Conceptual Exercise Areas
776 SQ.FT.
534 SQ.FT.
817 SQ.FT.

ADA Ramp
Exercise Equipment on Resilient Surfacing
Sidewalk Natural Gray
Concrete, Typ.

Columner Planting between
Residential Garages

Administrative Draft
September 2022
Open Space Design

N.T.S.

Artificial Turf/
Dog Run Area
4’ Tubular Steel
Enclosing Dog Run
Dog Cleanup Station
Dog Fire Hydrant
Bench
Double Gated Entry
Figure 4.5. Conceptual Dog Park and Amenity Areas
BBQ Counter
Bench
Bench
Concrete Paver Seating Area
Seating Area
Sidewalk
Sidewalk
Artificial Turf/
Lawn Game Area
BBQ Counter/Bar
DG Walk
3,937 SQ.FT.
796 SQ.FT.

Exercise Equipment on Resilient Surfacing
5,200 SQ.FT.

Open Space Design

Gran Vista Specific Plan
City of San Marcos
N.T.S.

Private Patio
Accent Planting (Typ.)
Sidewalk
Compact DG Paths
Raised Planter Beds
Potting Table and
Storage Benches
Figure 4.6. Conceptual Community Garden and Turf Play Area and Green Waste
Container
Open Artificial
Turf Play Area
4’ View Fence with
Decorative Pilasters
Slope Planting
Accent Planting
2,853 SQ.FT.
5,966 SQ.FT.

Administrative Draft
September 2022
Open Space Design

48” Tube Steel Dog Park Fence
48” Tube Steel Fence with Pilaster
Legend
Fence Detail
Retaining Wall per Civil Plan
24” Retaining Wall with Guard Rail
N.T.S.

Figure 4.7. Conceptual Wall and Fence Plan

Open Space Design

Gran Vista Specific Plan
City of San Marcos
Figure 4.8. Conceptual Lighting Plan
Monument
Uplight
Pole Light Head
Bollard Light
Tree Uplight
Catenary Lights
Pole Light
Bollard Light
Wall Sconce
Monument Light
Tree Uplight
Catenary Lights
Legend
Pole Light
N.T.S.

Administrative Draft
September 2022
Open Space Design

4.5. Signs and En tries
Monument signage announces entry into a community and provides a first impression for visitors.

Signage should reflect the design theme of the community and be accentuated with landscaping and lighting. Materials should complement the adjacent architecture by incorporating similar or complementary colors and materials in the monument design. Entry designs should also consider the existing enhanced paving that occurs at both entries. Enhanced paving at entries should be maintained or replaced if necessary to provide an attractive entry for both the Gran Vista community and CVS. Please refer to Figure 4.9. Conceptual Monument Sign for an example of appropriate monument signage.

Figure 4.9. Conceptual Monument Sign

4.6. Landsc aping
Along with architecture, landscaping helps form an identity and theme for development. Landscaping works together with the architecture to create an attractive neighborhood, which is both functional and water efficient. To assure development of a cohesive community, the following landscape guidelines have been provided. A landscape concept for the project can be seen on Figure 4.10. Illustrative Landscape Plan. Developers and/or builders should use the following information when designing and selecting materials and lighting within the planning area. All landscaping shall comply with the City’s Model Water Efficient Landscape Ordinance and the City of San Marcos Landscape Manual. Final landscape design shall be approved by City of San Marcos Development Services Department.

Table 4.5.1. and 4.5.2 provides plant material palette for developer/builder to use when selecting landscape materials for various locations such as entries, streetscapes, and common open space areas. Plant materials selected for the planning area should be chosen based on a multitude of factors and should strengthen the overall character of the community. This palette utilizes drought tolerant and California native plant palettes. Plants have been chosen for their appropriateness to the planning area design, local climate tolerance, soil conditions, and level of maintenance intensity. The selected plants are well suited to the local soils and have proven to flourish within the project area’s climate. The plant materials are tolerant of a wide range of temperatures and require very little water consumption. No invasive plant species shall be used. All street trees planted within 10 feet of public improvements shall have root barriers. Plant palettes should be considered fluid and subject to change, with final approval determined by the City of San Marcos Development Services Department. Alternative plants and trees similar in tolerance and water usage to the conceptual list provided may be approved with a Minor Deviation (see Section 7.2.6.).

Pole Light
Bollard Light
Wall Sconce
Monument Light
Tree Uplight
Catenary Lights
Legend

Open Space Design

Gran Vista Specific Plan
City of San Marcos
N.T.S.

Figure 4.10. Illustrative Landscape Plan

Administrative Draft
September 2022
Open Space Design

LATIN NAME COMMON NAME
MATURE HEIGHT
AND SPREAD

PLANTING
SIZE
PITTOSPORUM TENUIFOLIUM
'SILVER SHEEN'  SILVER SHEEN TAWHIWHI H  12' x S 6' 15  GAL PODOCARPUS MACROPHYLLUS
'MAKI'  MAKI PODOCARPUS H 9'  x S 4' 15 GAL
ALOE BAINESII TREE ALOE H 25' x S 10' 24"  BOX
CHILOPSIS LINEARIS DESERT WILLOW H 25' x S 20' 24"  BOX DRACAENA DRACO DRAGON TREE H 25' x S 20' 24"  BOX
OLEA EUROPAEA 'SWAN HILL'
TM  SWAN HILL OLIVE H 25' x S 20' 24"  BOX
PARKINSONIA X 'DESERT
MUSEUM' DESERT MUSEUM PALO VERDE H  25' x S 20' 24"  BOX RHUS LANCEA AFRICAN SUMAC H 25' x S 20' 24"  BOX
ARBUTUS X 'MARINA' MARINA  STRAWBERRY TREE H  25' x S 25' 15  GAL PLATANUS RACEMOSA CALIFORNIA SYCAMORE H  60' x S 30' 15 GAL QUERCUS AGRIFOLIA COAST LIVE  OAK H 50' x S 40' 15 GAL
CINNAMOMUM CAMPHORA  CAMPHOR TREE H 40' x S 30' 24"  BOX RHUS LANCEA AFRICAN SUMAC H 25' x S 20' 24"  BOX
PHOENIX DACTYLIFERA
`MEDJOOL` MEDJOOL DATE PALM H 50' x S 40' 12`  BTH
WASHINGTONIA FILIFERA CALIFORNIA  FAN PALM H 50'  x S 20' 12`  BTH PALMS
TREES

COLUMNAR
COMMON AREA/ACCENT
SLOPE
STREET TREES
Table 4.5.1. Planting Palette - Trees
Open Space Design

Gran Vista Specific Plan
City of San Marcos
LATIN NAME COMMON NAME
MATURE HEIGHT
AND SPREAD

PLANTING
SIZE
BOUGAINVILLEA X `LA JOLLA`  BOUGAINVILLEA 5 GAL/1 GAL
CALLISTEMON V. `LITTLE JOHN`
DWARF WEEPING
BOTTLEBRUSH 5 GAL/1 GAL
CARISSA M. `TOMLINSON`  TOMLINSON NATAL PLUM 5 GAL/1 GAL LIGUSTRUM J. `TEXANUM`  WAX LEAF PRIVET 5 GAL/1 GAL
ROSMARINUS O. `TUSCAN
BLUE`  TUSCAN BLUE ROSEMARY 5 GAL/1 GAL
AGAVE ATTENUATA FOXTAIL AGAVE 5 GAL/1 GAL
AGAVE VILMORINIANA OCTOPUS  AGAVE 5 GAL/1 GAL
ALOE GLAUCA  BLUE ALOE 5 GAL/1 GAL
ANIGOZANTHOS X 'BUSH
GOLD' BUSH GOLD KANGAROO PAW 5 GAL/1 GAL
DASYLIRION WHEELERI GREY  DESERT SPOON 5 GAL/1 GAL
EUPHORBIA INGENS CANDELABRA  TREE 5 GAL/1 GAL
ALOE STRIATA  CORAL ALOE 5 GAL/1 GAL
CARISSA MACROCARPA
'TUTTLEI'  TUTTLE NATAL PLUM 5 GAL/1 GAL
DIANELLA C. `CASSA BLUE`  CASSA BLUE FLAX LILY 5 GAL/1 GAL DIANELLA T. `VARIEGATA`  FLAX LILY 5 GAL/1 GAL
ARCTOSTAPHYLOS HOOKERI  HOOKER'S MANZANITA 5 GAL/1 GAL
CEANOTHUS PROSTRATUS  MAHALA MAT 5 GAL/1 GAL
CISTUS X PURPUREUS ORCHID  ROCKROSE 5 GAL/1 GAL
ENCELIA CALIFORNICA  CALIFORNIA ENCELIA 5 GAL/1 GAL
LANTANA MONTEVIDENSIS TRAILING  LANTANA 5 GAL/1 GAL
RHUS INTEGRIFOLIA LEMONADE BERRY 5 GAL/1 GAL
LATIN NAME COMMON NAME
MATURE HEIGHT
AND SPREAD

PLANTING
SIZE
BACCHARIS PILULARIS 'TWIN
PEAKS'  TWIN PEAKS COYOTE BRUSH FLAT
MYOPORUM PARVIFOLIUM TRAILING MYOPORUM FLAT
ROSMARINUS OFFICINALIS
`PROSTRATUS` DWARF ROSEMARY FLAT
SENECIO MANDRALISCAE  BLUE CHALK STICKS FLAT

TURF SOD
SHRUBS

GROUNDCOVER
MEDIUM SHRUBS
ACCENT SHRUBS
SMALL SHRUBS
SLOPE SHRUBS
Table 4.5.2. Planting Palette - Shrubs and Groundcover
Administrative Draft
September 2022
Circulation & Transportation

5 - Circulation & Transportation

5.0. Ov erview
The Circulation Plan facilitates the safe and efficient movement of vehicle, bicycles, and pedestrians while promoting connectivity and minimizing traffic impacts. Within the planning area, Private Drives and Private Drive Aisles are designed to provide direct and attractive shared access for vehicle and bicycles.

Walkways are aligned to create convenient, safe, and comfortable pedestrian connections from individual homes to recreational amenities, sidewalks, and nearby uses.

The planning area and the CVS parcel share two (2) common access points: a driveway at the signalized intersection of North Las Posas Road and Palm Road serves as the primary entry to the planning area and a driveway on West Mission Road that include a left-turn in and right-in/right-out traffic movements serves as a secondary entry to the planning area. Both driveways have been improved with enhanced paving and landscaping. Shared use of these driveways is controlled through Covenant, Conditions, and Restriction (CC&Rs) that cover all three (3) properties.

5.1. Ext ernal Roadways & Entries
Three (3) external public roadways provide access to the planning area. North Las Posas Road forms the planning area’s easterly boundary. Palm Road intersects with North Las Posas Road at the project’s main entrance. This main entrance is signalized. West Mission Road forms a portion of the planning area’s southerly boundary and provides additional access to the site. Each of these roadways is described in greater detail in the following sections.

5.1.1. North Las P osas Road
The Mobility Element identifies North Las Posas Road as a six (6) lane arterial with Class II or III Bicycle Facilities. Along the planning area’s frontage, North Las Posas Road has been full built to the 6-lane Prime Arterial Standard, which includes six (6) lanes of vehicular traffic (three (3) lanes in each direction); an 18-foot center landscape median with designated left-turn pockets at the intersection of Palm Road; Class II bike lanes in each direction; and five (5) foot sidewalks separate from the curb by a four (4) feet of landscaped parkway on both sides. North Las Posas Road serves as a primary entry into the Santa Fe Hills Subdivision to the north.

Circulation

Gran Vista Specific Plan
City of San Marcos

5.1.2. P alm Avenue/Primary Access
Palm Avenue is a Local Street that provides access to a church and a rural residential neighborhood to the east of the planning area. The intersection of Palm Avenue and North Las Posas Road is signalized and includes pedestrian crosswalks on the north, east and west sides of the intersection. No crosswalk is provided on the south side of the intersection. The west leg of this intersection consists of a driveway that serves as the primary entrance to the planning area. This entry has been improved with enhanced paving and landscaping as part of the CVS development. Additional landscape enhancements are proposed as part of the Landscape Plan and are described in Chapter 4 of this Specific Plan.

5.1.3. W est Mission Road
The Mobility Element identities West Mission Road as a four (4) lane arterial with enhanced bicycle/ pedestrian facilities. Along the planning area’s frontage, West Mission Road has been fully built to the 4-lane Major Arterial Standard, which includes four (4) lanes of vehicular traffic (two (2) lanes in each direction); a center median; Class II bike lanes on the north side; and a five (5) foot contiguous sidewalk. A small portion of sidewalk is currently missing from the frontage near the bridge crossing at the southwest corner of the planning area. The project will provide this missing portion of sidewalk by extending the existing sidewalk around an existing utility pole to the project boundary. In lieu of sidewalk and bike lanes, the south side of the roadway includes the Inland Rail Trail and the SPRINTER rail lines, which are both described later in this Chapter. At the westerly edge of the planning area, the median along West Mission Road consists of a painted two-way (2-way) turn lane, which then transitions to a constructed median with a left turn pocket at the secondary entry to the planning area. The median physically restricts turning movements at the planning area’s driveway access to only allow for right-in, left-in, and right-out turning movements. Left-out turning movements are not permitted. A bus stop pull- out area is located on the north side of the roadway, immediate east of the planning area driveway, in front of the CVS parking lot.

5.2 Internal Vehicle Circulation
The internal circulation system for the planning area consists of a combination of Private Drives and Private Drive Aisles. Private Drives and Private Drive Aisles have been designed to accommodate the level of traffic generated by the project in a safe and efficient manner. Figure 5.1. Conceptual Vehicular Circulation Plan identifies the location of Private Drives and Private Drive Aisles within the planning area.

The following provides a description and standard details for Private Drives and Private Drive Aisles.

Administrative Draft
September 2022
Circulation & Transportation

Figure 5.1. Conceptual Vehicular Circulation Plan

PROPOSED PRIVATE DRIVE AISLES

Circulation

Gran Vista Specific Plan
City of San Marcos
Figure 5.2. Typical Private Drive and Drive Aisle Cross Sections Existing Entrance
West Mission Road
Existing CVS Edge
Proposed Private Drive
Sidewalk One Side
Existing Entrance
North Las Posas Road/Palm Ave.

Proposed Private Drive
Sidewalk Both Side
Proposed Private Drive Aisle

Administrative Draft
September 2022
Circulation & Transportation

5.2.1. Priv ate Drives
As illustrated in Figures 5.2. Typical Private Drive and Drive Aisle Cross Sections, Private Drives are low-speed streets designed with a minimum curb-to-curb width of 24-feet. This width is adequate to accommodate vehicles, emergency vehicles, and other service vehicles. This cross section allows for two (2) lanes of travel (one (1) in each direction) as well as adequate back-up space where parking spaces are providing. Parking stalls are provided along Private Drives to accommodate guest parking in accordance with the parking regulation in Chapter 2. Parking is only permitted in designated parking stalls, which are required to be adequately marked for guest parking.

Generally, Private Drives provide sidewalk on at least one (1) side of the street. Walkways adjacent to Private Drives consist of 5-foot wide pathways and make up an internal system of pathways further described in Section 5.3. The low design speed also allows Private Drives to be shared with bicycles as further described in Section 5.4. Landscaping along Private Drives consist of adjacent common area open space landscaping as described in Chapter 4.

5.2.2. Priv ate Drive Aisles
Private Drive Aisles provide access to private garages. As illustrated Figures 5.2. Typical Private Drive and Drive Aisle Cross Sections, Private Drive Aisles are designed with a minimum width of 24-feet. A minimum dimension of 30-feet is required between garages to provide adequate back up for vehicles exiting private garages. Parking is prohibited in Private Drive Aisles.

5.2.3. Emer gency Vehicle Access
Emergency Vehicle Access is provided on Private Drives as illustrated in Figure 5.3. Emergency Vehicle Access Plan. Private Drive widths, curb return radii, and turn-arounds have been designed in accordance with City of San Marcos Fire Department Standards.

Circulation

Gran Vista Specific Plan
City of San Marcos
Figure 5.3. Emergency Vehicle Access Plan

Administrative Draft
September 2022
Circulation & Transportation

5.3. VMT Reduction
According to the United States Environmental Protection Agency (EPA), transportation accounted for 29% of greenhouse emission in the United States during 2019. Light duty vehicles such as cars, vans, sport utility vehicles (SUVs), and pickup trucks, made of 59% of those GHG emissions. In effort to reduce GHG emissions, the State of California enacted SB 743, which changed the way traffic impacts are evaluated.

Prior to July 1, 2020 SB, Level of Service (LOS) was used to evaluate the traffic impacts by measuring the number of cars on the road during peak driving times. LOS was typically at its worst in high-density areas, which meant urban infill development often resulted in unavoidable and significant impacts even though this type of development typically resulted in fewer GHG emissions per capita. The State sought to prioritize and promote infill development near transit and services or in areas with high walk and bike scores to encourage people to choose alternative modes of travel. By enacting SB 743, VMT became the new metric for evaluating transportation impacts. By reducing the total amount of driving, GHG emissions would also be reduced. Reducing VMT is achieved in a variety of ways. The following VMT reduction measures are provided within this Specific Plan. • Work From Home - Floor plans are designed with office space or a niche large enough to accommodate a desk so residents have the option of working from home. Homes are equipped with Category 6 Ethernet cable to allow for higher internet speeds and greater bandwidth. Offices and niches are designed for easy internet set-up and model homes are staged to demonstrate how work from home is possible. By providing adequate working space, residents are encouraged to work from home rather than commute to work when possible, potentially reducing VMT. • Walkability – The site’s proximity to transit and services make walking a viable alternative to driving.

The Specific Plan is designed to providing safe, efficient, convenient, and comfortable walking paths throughout the community that make walking more appealing. Walkability is described in more detail in Section 5.4. Pedestrian Circulation.
• Bicycle Facilities - Adjacency to existing Class II Bike lanes on both North Las Posas Road and West Mission Road as well as proximity to the Inland Rail trail makes biking a feasible substitute for vehicle use. The Specific Plan includes bike parking standards that exceed City bicycle parking standard to encourage bicycle use. Bicycle Facilities are described in more detail in Section 5.5.

Bicycle Connectivity.
• Proximity to transit – The planning area is less than a quarter mile from Palomar College Transit Center, which provides access to four (4) BREEZE bus lines and the SPRINTER hybrid rail. Both forms of transit provide daily service with multiple stops each day. These transit options are described in more detail in Section 5.6. Transit.

Circulation

Gran Vista Specific Plan
City of San Marcos
Figure 5.4. Pedestrian Circulation

Administrative Draft
September 2022
Circulation & Transportation

5.4. Pedestrian Circulation
The planning area is located within walking distance of numerous uses, services and facilities that make Gran Vista a walkable, transit-oriented community. The adjacent CVS offers a range of everyday products, including limited groceries, a stone’s throw away from new residential homes. The site is also a six (6) minute walk from Palomar College Transit Center, which provides access to regional bus and rail transit as described in Section 5.6. Transit. Nearby parks include El Dorado Park, Cerro de las Posas Park and Cerro de las Posas Park. Assigned elementary and middle schools are both located less than a mile away with existing sidewalk along the both routes. The high school is accessible via a 20-minute bus ride, which is accessible at the stop across West Mission Road.

To further enhance the walkability of the site and in accordance with Specific Plan Objective 2, Figure 5.4.

Pedestrian Circulation Plan establishes a highly connected and efficient circulation system of pathways supported by pedestrian friendly architecture and landscaping. Buildings have been arranged within the planning area to create direct and frequent walkway connections throughout the planning area and to adjacent public sidewalk along North Las Posas Road and West Mission Road. Architectural elevations include windows and front doors that face sidewalks and pathways to provide natural visual surveillance, deter crime, and create a safer walking experience. Landscaping along walkways combines a variety of colors and textures for visual interest and trees offer shade for pedestrian comfort. Walkways are designed to provide access in accordance with the Americans with Disability Act (ADA) and to promote walkability and connect people to surrounding transit and places.

Circulation

Gran Vista Specific Plan
City of San Marcos
Figure 5.5. Bicycle Circulation

PROPOSED SHARED USE

BICYCLE ACCESS

Administrative Draft
September 2022
Circulation & Transportation

5.5. Bicycle Connectivity
Bicycling is supported by the Specific Plan by creating a network of low-speed Private Drives that can be shared by both bicycles and cars and through the provision of adequate bicycle parking that exceeds City and CalGreen standards. Figure 5.4. Bicycle Circulation Plan illustrates the bicycle access within the planning area that connect to existing Class II bike lanes on North Las Posas Road and West Mission Road.

These facilities also connect to the nearby Inland Rail Trail, located along the south side of West Mission Road. The Inland Rail Trail is a proposed 21-mile Class I bikeway that connects the cities of Oceanside, Vista, San Marcos, and Escondido, and a portion of the unincorporated County of San Diego. The trail is physically separated from vehicular traffic and is located between the roadway and the SPRINTER rail line.

5.6 T ransit
Riding public transit helps to decrease traffic congestion, reduce GHG emissions, and improve air quality. As illustrated in Figure 5.6. Transit Facilities, transit is readily available within walking distance to the planning area. An existing bus stop is located on West Mission Road, immediately in front of CVS.

Additionally, the Palomar College Transit Center is located less than a quarter mile and (6) minute walk from the planning area on West Mission Road, at the entrance to Palomar College. The station serves as the transit hub for the North County Transit District, offering bus and train service as described below.

BREEZE bus service is provided by North County Transit District and includes 30 routes between Oceanside and La Jolla, as far east as Escondido. The bus stop in front of the planning area serves routes 304 and 305. Palomar College Transit Center serves as the terminus of all BREEZE bus lines that run through San Marcos, including routes 304, 305, 347, and 445. These routes connect to other transit Centers within the system, offering connectivity to all major destination and other transit systems within North County, connections to South County transit systems, and the greyhound bus station in Escondido.

The Palomar College Transit Center also provides a two (2) platforms at the train station with access to the SPRINTER hybrid Train. The SPRINTER is operated by North County Transit District, offering service to commuters every 30 minutes. The line extends between Oceanside and Escondido and provides connections to three (3) commuter rail lines: The Coaster, Metrolink Orange County Line, and Metrolink Inland Empire-Orange County Line. The SPRINTER also connects to Amtrak’s Pacific Surfliner regional rail line.

Circulation

Gran Vista Specific Plan
City of San Marcos
Figure 5.6. Transit Facilities
Legend
W alkshed
Side walk
304304 R oute Number
BREEZE Bus
Depot/St op

Palomar Palomar
CollegeCollege
Palomar Palomar
CollegeCollege
Arboretum
CVSCVS
Palomar College Palomar College
Transit Center Transit Center
304, 305, 347, 445304, 305, 347, 445
Gran VistaGran Vista
Santa Fe Hills Santa Fe Hills
SubdivisionSubdivision
Inland Inland
Rail TrailRail Trail
Single-FamilySingle-Family
Single-FamilySingle-Family
304,305304,305
IndustrialIndustrial
Apartments & Apartments &
Mixed-UseMixed-Use
Palomar College Palomar College
Transit Center Transit Center
(Train)(Train)
W. Mission RoadW. Mission Road
Highway 78Highway 78
To Vista/OceansideTo Vista/Oceanside
To I-15/EscondidoTo I-15/Escondido
N. Las Posas RoadN. Las Posas Road
S. Las Posas RoadS. Las Posas Road
Cerro De Cerro De
Las Posas Las Posas
Park PoolPark Pool
W. Borden RoadW. Borden Road
Avenida AzulAvenida Azul
Camino Del SolCamino Del Sol
Paloma Paloma
Elem. Elem.

SchoolSchool
Shopping Shopping CenterCenter
San San
Marcos Marcos
Middle Middle
SchoolSchool
Base Aeriel Image Source: Google Earth; Imagery Date 12/19/2021 ArboretumArboretum
10-Minute Walkshed
10-Minute Walkshed
5-Minute Walkshed
5-Minute Walkshed
SPRINTER St ation
Mission Sports ParkMission Sports Park
N.T.S.N.T.S.

NN

Administrative Draft
September 2022
Grading, Utilities, & Services

6 - Grading, Utilities, & Services

6.0. Ov erview
The Grading, Utilities & Services chapter identifies the design of drainage and utility infrastructure, services, and facilities needed to support development proposed by the Gran Vista Specific Plan.

Providing adequate drainage utilities, services, and facilities is required to provide a functional, safe, healthy, and well-rounded community and to ensure that new development minimizes impacts to existing service providers and does not become a burden to the City. This section will define the scope of utility improvements, services, and facilities needed to provide a comprehensive development including water, wastewater, stormwater drainage and detention, electricity and natural gas, telephone and cable services, schools, community facilities, police and fire protection, and solid waste disposal. Details on the financing and maintenance of utilities, services and facilities are provided in Chapter 7. Table 6.1. Utility and Service Providers identifies the utility and service providers anticipated for the planning area.

Table 6.1. Utility and Service Providers
Utility Provider
On-site Drainage and Detention Developer/Builder; HOA
Potable Water, Wastewater Vallecitos Water District
Stormwater or municipal separate storm
sewer system City of San Marcos
Irrigation Developer/Builder; HOA
Electricity & Natural Gas San Diego Gas and Electric
Telecommunications Cox Communications
Public Schools San Marcos Unified School District
Public Parks, Recreation, and Open Space City of San Marcos Library Services San Diego County Library
Fire Protection San Marcos Fire Department
Police Protection County of San Diego Sheriff’s Department Solid Waste Disposal EDCO Waste & Recycling
Grading, Utilities, & Services

Gran Vista Specific Plan
City of San Marcos
The design, distribution, capacity, size and extent of utility infrastructure, facilities, and service improvements is dependent upon the increased population resulting from development of new housing within the planning area. According to the State Department of Finance, the estimated average number of persons per household as of January 2021 is 3.08 . This means that the 120 homes proposed by the Specific Plan will result in approximately 370 new residents in the City of San Marcos. The following chapter explains how the Specific Plan will accommodate these additional residents through the provision of additional utilities, services, and facilities.

6.1. Gr ading
The planning area was previously graded for commercial uses and currently consists of two (2) development pads. This project proposes to clear and grub remaining vegetation within the planning area and alter grading to further define drainage courses and create pads for each residential building.

Private Drive and Private Drive Aisle sections to subgrade, and each recreation and amenity areas. As illustrated in Figure 6.1. Conceptual Grading Plan, this raw grading effort will generate a total volume of 9,335 cubic yards of cut and 9,335 cubic yards of fill, resulting in balanced earthwork that does not require any import or export of dirt. Dirt spoils from foundations and utility trenches will be handled independent of the volumes described above. Cut and fill areas are illustrated in Figure 6.2. Cut and Fill Map. The proposed grading plan has been designed to maintain the current drainage pattern of the planning area, with a high point at the north end of the site and a low point near the southwest corner of the property. Final and precise grading activities include taking roads, lots, and landscape areas to finish grades with final surface, hardscape, and planting installations and preparation of the ground for any foundations for proposed residential and community buildings.

Administrative Draft
September 2022
Grading, Utilities, & Services

Figure 6.1. Conceptual Grading Plan

Grading, Utilities, & Services

Gran Vista Specific Plan
City of San Marcos
Figure 6.2. Cut and Fill Map

Administrative Draft
September 2022
Grading, Utilities, & Services

6.2. St ormwater Drainage and Treatment
Statewide rules and regulations require stormwater runoff to be appropriately captured and conveyed into treatment systems, so that water runoff does not increase water flows onto adjacent properties or properties downstream, which could potentially cause erosion, flooding, and damage. The planning area has carefully studied stormwater flows and designed the grading plan to direct all surface runoff to catch basins in Private Drives and Private Drive Aisles. Once captured, water is conveyed through a series of 18 to 24-inch pipes to two (2) underground vaults, located below common open space areas. Within these underground vaults, water is passed through a series of mechanical filters to remove pollutants prior to being discharged. After cleaning, water is stored and discharged at a rate equal to or less than existing water flows to the existing headwall to minimize any downstream impacts. Treated water is conveyed through an existing outfall into the adjacent channel that forms the northwesterly edge of the site.

Figure 6.3. Conceptual Storm Drain System illustrates the storm drain infrastructure proposed for the planning area.

6.3. W ater
Water service for potable residential use and fire service to the planning area will be provided by Vallecitos Water District (VWD). As part of the development of the Specific Plan, a study was conducted by VWD to confirm that adequate capacity exists to serve the water needs and fire flow capacity of the proposed development.

As illustrated in Figure 6.4. Conceptual Water System, the distribution of potable water to each home is provided by a series of 8-inch public pipes and related infrastructure, The proposed system connects to an existing 8-inch pipe in North Las Posas Road. Pipes are located within Private Drives and Private Drive Aisles to create a loop system that serves the entire planning area. Individual service to homes is provided by a lateral from the main pipe to the water meter for each home. A dedicated Fire Main will provide fire service to a series of new and existing fire hydrants as well as the to the individual units for firefighting purposes. There are two (2) existing fire hydrants on site that are already in service and will remain in place.

In accordance with current Building Code, all buildings will be equipped with fire sprinklers and water conservation features such as water efficient faucets and shower heads and high-performance toilets. Homes will be Water Sense Certified to meet United States Environmental Protection Agency (EPA) standards.

Irrigation for the site will tie into the proposed loop system. Irrigation of landscaping throughout the planning area is required to comply with the City of San Marcos Water Efficient Landscape Ordinance (WELO) and the City of San Marcos Landscape Manual.

6.4. W astewater
Wastewater service to the planning area will also be provided by VWD. Studies conducted for the planning area determined the approximate flows of wastewater from the development. Based on those conclusions, a system of pipes was designed as shown in Figure 6.5. Conceptual Wastewater System.

Preliminary sewer design concluded an 8-inch PVC sewer main will be needed to adequately service individual homes and community areas discharging wastewater. Pipes will be located underneath Private Drives and Private Drive Aisles. The system will collect wastewater and direct flows into an existing 15- inch pipe in North Las Posas Road.

Grading, Utilities, & Services

Gran Vista Specific Plan
City of San Marcos
Figure 6.3. Conceptual Storm Drain System

Administrative Draft
September 2022
Grading, Utilities, & Services

Figure 6.4. Conceptual Water System
Ex. Irrigation
Well

Grading, Utilities, & Services

Gran Vista Specific Plan
City of San Marcos
Figure 6.5. Conceptual Wastewater System

Administrative Draft
September 2022
Grading, Utilities, & Services

6.5. Dr y Utilities
Dry Utilities include electricity, gas, and telecommunication to each home and are described in detail in the following sections.

6.5.1. Electricity
Electrical service will be provided by San Diego Gas & Electric (SDG&E). The project area will connect to an existing 12KV line in a vault on North Las Posas Road. The builder/developer of the planning area will be required to hire a contractor to provide all trenching, backfill, substructures, conduits, and transformer pads necessary for electrical utility installation work. Should SDG&E find installation of extra facilities are required for system reliability, it shall be the responsibility of the builder/developer to perform the related work aforementioned in this section. SDG&E shall be responsible for the installation of necessary cables, connectors, and pad mounted equipment as required.

In accordance with current Building Code, all buildings will be equipped with photovoltaic panels to provide solar energy to the homes. In addition, homes will include energy conservation features such as spray foam insulation, thermal breaks, low-e windows, advanced thermostats, energy star appliances, and sealed insulated ducts. Homes will be Energy Star Certified to meet EPA standards.

6.5.2. Gas
SDG&E maintains a 4-inch gas distribution system within North Las Posas Road and a 3-inch gas distribution system within West Mission Road. The gas lines will be extended to and through the planning area through the same joint trench alignment as electric and telecommunication facilities.

Use of gas will be limited to gas cooktops and tankless water heaters.

6.5.3. T elecommunication
Telecommunication includes telephone, cable, and internet services, which will be provided through Cox Communications and AT&T. Telephone, cable, and internet connections will be available to each home and residents will be able to choose to connect to cable and telephone via a number of packages offered through both providers. Homes will be equipped with Category 6 cable to allow for higher speeds and bandwidth that support working from home. AT&T currently provides FTTP , fiber to the premise, which allows for higher bandwidth for multiple users allowing seamless streaming for work-from-home employee, distance learning children, or gaming family.

Grading, Utilities, & Services

Gran Vista Specific Plan
City of San Marcos

6.6. Schools
The San Marcos Unified School District provides educational instruction for children residing within the City of San Marcos. Table 6.2 Schools identified the assigned public educational facilities for the various age groups of children within the planning area.

Table 6.2. Schools
Age Range Assigned School
Elementary School Paloma Elementary School
Middle School San Marcos Middle School
High School Mission Hills High School
Elementary school students will be assigned to Paloma Elementary School located at 660 Camino Magnifico. Paloma Elementary is located approximately one (1) mile north of the planning area.

Middle school age students will be assigned to San Marcos Middle School located at 650 West Mission Road. San Marcos Middle School is located approximately one (1) mile east of the planning area.

All high school students will be assigned to Mission Hills High School, which is located approximately three (3) miles from the planning area at 1 Mission Hills Court. Bus Route 305 can be accessed directly in front of the planning area and provides access to the high school. Buses run every 30 minutes and the ride takes approximately 20 minutes.

The developer/builder will offset the expected increase in students through monetary contributions in the form of school district development fees paid to the San Marcos Unified School District.

6.7. P arks, Recreation, and Open Space
The Gran Vista Specific Plan incorporates 110,195 square feet (2.53 acres) of usable common and private open space (excluding open space with grades of 10%) to meet the everyday recreational needs of new residents within the planning area. Providing recreational amenities on site reduces the demand on city parks and open spaces but does not fully address the full range of resident’s recreational needs. Per the SMMC, which is consistent with the Quimby Act, a total of 5 acres of park space is required for every 1000 residents generated by a proposed project, which equates to approximately 1.85 acres of parkland for this Specific Plan. The developer will be required to pay in-lieu fees as opposed to the developing or dedicating 1.85 acres of new public park space to the City of San Marcos. These fees will be used by the City to construct new public park space and recreation facilities or to maintain or improve existing public park and recreation facilities.

Administrative Draft
September 2022
Grading, Utilities, & Services

6.8. Libr ary Services
The planning area is served by the San Diego County Library System. The San Marcos branch is located at 2 Civic Center Drive and is approximately two (2) miles from the planning area. Bus Route 305, which can be accessed directly in front of the planning area, provides direct access to this library. The San Marcos branch offers a variety of services to the public including book and music rentals, computer access, as well as literary programs and other programs beneficial to the community. The developer and/or builder for the Gran Vista Specific Plan will offset the expected increase to library facilities and services through the payment of Development Impact Fees.

Additional library resources are provided to the public through the colleges located in San Marcos.

Palomar Community College library is located near the center of the campus on Comet Circle, approximately half a mile from the planning area. Palomar Community College library provides free access to materials with valid picture identification and proof of current mailing address. Purchase of an annual Community Borrower Card allows the public access to borrowing privileges to cover the cost of staffing and services.

6.9. Fir e Protection
The Gran Vista Specific Plan is located within the San Marcos Fire Protection District boundary. The San Marcos Fire Department (SMFD) will provide fire protection for urban and wildland fires and emergency services to the entire planning area. SMFD services San Marcos with four (4) stations, the closest of which is located at 180 West Mission Road, approximately 1.7 miles from the planning area. This fire station houses an engine, truck, brush engine, ambulance, and battalion chief. The developer and/or builder for the Gran Vista Specific Plan will offset its expected increase to fire department facilities and services through the payment of Development Impact Fees.

6.10. P olice Protection
The County of San Diego Sheriff’s Department provides contracted law enforcement services to the City of San Marcos and the surrounding unincorporated areas. Police protection is provided from a station located at 182 Santar Place, approximately 3.2 miles from the planning area. Community law enforcement services are provided year-round, 24-hours a day. The Sheriff’s Department offers a variety of services to help keep the community safe. Deputies are responsible for general patrol services including traffic enforcement, suppression of drug activities, and response to theft and gang-related crimes. The San Marcos station has the only ASTREA (Sheriff’s Aviation) landing pad in the County providing assistance to ground units and extending the range deputies can patrol. Additional services to the community include detective units responsible for crime investigations, the Community Oriented Policing and Problem Solving (COPPS) program assigned to investigate community quality of life issues, crime prevention units, crime analysis, and senior volunteers, as well as various administrative services. Child Protective Services, Adult Protective Services, and Juvenile Probation all operate out of the San Marcos Station. Together, these services offer the planning area comprehensive law enforcement to help maintain community safety. The developer and/or builder for the Gran Vista Specific Plan will offset its expected increase to department facilities and services through the payment of Development Impact Fees.

Grading, Utilities, & Services

Gran Vista Specific Plan
City of San Marcos

6.11. Solid W aste Disposal
Solid waste collection and recycling services to the planning area shall be provided by EDCO Waste & Recycling. Non-recyclable waste, including general trash and green materials, is collected and transported to the Sycamore Sanitary Landfill in Santee. Recyclable materials are transferred to the Escondido Resources Recovery Transfer Station for further processing. Household hazardous waste can be disposed free of charge for residents of San Marcos at the Vista HHW Collection Facility at 1145 E.

Taylor Street or the Poway HHW Collection Facility at 12325 Crosthwaite Circle. Service and facility fees for solid waste collection and recycling will be paid monthly by each resident.

Administrative Draft
September 2022
Implementation & Administration

7 - Implementation & Administration

7.0. Ov erview
This chapter of the Gran Vista Specific Plan is essential to establishing a thorough review process for proposed discretionary entitlements and permits as well as the financing and construction of improvements necessary to implement this Specific Plan. Sections within this chapter form the procedures for review of entitlements and modifications or amendments to the Specific Plan (i.e., administration authority of the Specific Plan, descriptions of the entitlements to be processed concurrently with this Specific Plan, compliance with CEQA, and substantial conformance and amendments to the Specific Plan). Those rules, regulations, and processes outlined within this chapter govern the lead agency’s implementation of development within the planning area. In addition to the Gran Vista Specific Plan implementation, several discretionary entitlements will also be processed concurrently. This section provides a detailed description of the financing and mechanisms needed for implementation and long-term maintenance of the Specific Plan and should be the primary document consulted when questions arise concerning future development or development changes within the planning area. As the lead agency, The City of San Marcos is responsible for the administration of the Gran Vista Specific Plan and as such is responsible for ensuring the rules and procedures described herein are implemented in a consistent manner with all City rules, regulations and policies.

7.1 Implementation & Financing
This section describes the phasing of development and the various options for financing the construction and maintenance of improvements proposed by the Gran Vista Specific Plan. A financing plan is required to ensure improvements proposed by the Specific Plan are implemented in a successful manner, mechanisms are established for the long term maintenance of the community, and funding is provided to provide adequate City services such that the community does not become a fiscal burden to the City.

The financing plan establishes specific methods of financing to achieve the goals and policies set forth in this Chapter. Financing mechanisms for each improvement shall be timed with established conditions of approval, and site plan and/or design review approval. The following descriptions provide information of possible methods, which could be employed to finance improvements within the planning area. It should be noted there may be other sources not listed below which would fulfill any mandates for the financing of improvements.

Implementation & Administration

Gran Vista Specific Plan
City of San Marcos

7.1.1. Phasing
Subsequent approvals needed to implement this Specific Plan include a tentative condominium map, multi-family site development plan, final map, grading plan, improvement plans, and building permits.

Once these subsequent approvals are acquired, the project will be constructed in two (2) phases.

Phase One (1) involves preparing the site for vertical construction. The first phase will consist of clearing and grubbing the site of all vegetation, rough grading the land to bring elevations within a few inches of the final design, installation of wet and dry utilities, roadway improvements, and finish grading to shape the final contours and establish building pads. Phase One (1) is anticipated to be completed within six (6) months after Tentative Map Approval.

The second phase will involve vertical construction which entails pouring foundations and sidewalks, construction buildings, and installing landscaping and amenities. Phase Two (2) may be broken down into subphases depending upon market conditions and the availability of materials. Phase Two (2) is anticipated to be completed within one (1) year after the completion of Phase One (1).

7.1.2 Financing Improvements
The developer/builder shall be responsible for their fair share of financing construction of any public improvements as well as the entirety of private infrastructure improvements required to support development within the planning area. Improvements may include, however, may not be limited to, construction of internal and adjacent streets, water lines, sewer lines, and storm drains, and electrical and gas power delivery systems. The developer/builder can use a combination of financing mechanisms to achieve the required construction and maintenance of facilities and improvements; however, the developer/builder shall be ultimately responsible for all fair share costs identified with implementation of development within planning area, including but not limited to, costs associated with infrastructure construction, compliance with any mitigation measures identified within the EIR conditions of approval, or any other associated requirements which may need to be fulfilled.

A. Developer Funded Options
Most of the on-site facilities to be constructed will be financed and constructed entirely by the developer/builder. Some examples of these types of improvements are on-site private streets, utility connections from main trunk lines, and storm drain facilities. In the case of electricity connections, the developer/builder may be required to use the electricity providers’ construction crews or contractors provided from an approved list determined by the energy provider. In those cases, correspondence will occur between the parties to establish the funding method, at a cost to the developer/builder, to finance those improvements.

Administrative Draft
September 2022
Implementation & Administration

B. Circulation Improvements
The Gran Vista Specific Plan proposes a comprehensive circulation plan, which includes private road improvements and may be required to provide public road improvements, public utility upgrades or other infrastructure improvements. Development within the planning area is contingent upon the financing and maintenance of both private internal streets and external public road improvements, public streetscape improvements, and any mitigation measures for traffic impacts identified in the traffic study produced for the EIR. Internal private streets will be financed in whole, by the developer or builder. Improvements to public external roads, right-of-way areas, landscaped medians, and landscaping adjacent to the project’s frontage identified by the City of San Marcos may be financed and constructed by the developer and/or builder.

C. Special Assessment Districts
Special assessment districts may be used by the City of San Marcos to pay for improvements within a defined area so long as the property owner votes to allow the assessment to proceed. Once an approval vote has been made, the City has the authority to form the special assessment district by the authority of the Improvement Act of 1911, and the Municipal Improvement Act of 1913. The property owners will bond to pay for improvements such as streets, storm drains, sidewalks, landscape and lighting, water and sewer services, and other similar public improvements.

D. Community Facilities Districts and Mello-Roos The City of San Marcos may use a Community Facility District and require Mello-Roos to finance public improvements for the planning area. The Mello-Roos, Community Facilities Act of 1982 allows the City to establish special districts and to levy special taxes and issue tax exempt bonds to finance those improvements. Mello-Roos do not require municipalities to show any specific special benefit to assessed properties, therefore they may be used to finance a broad range of general improvements such as police and fire facilities, libraries, parks, and any improvements which may benefit specific properties.

E. Other Funding Sources
The developer/builder may secure other sources of funding to construct and maintain public and private facilities such as government grants, private developer coalitions, or various bonds not specifically mentioned above.

Implementation & Administration

Gran Vista Specific Plan
City of San Marcos

7.1.3. Financing Public Services
The orderly development of the planning area requires the procurement of sufficient funding for public facilities and services. The following summaries provide detail on financing of facilities and services for the planning area required to be available at the time of need. The following sections provide information on specific financing options and implementation methods for facilities and service within the planning area.

A. Emergency Services and Facilities
The planning area is within the San Marcos Fire Protection District. To offset impacts to fire and paramedic services and facilities the developer/builder will pay fees to the City of San Marcos. Service to the planning area shall be provided by the San Marcos Fire Department (SMFD). The developer will pay its fair share contribution to the City of San Marcos’ CFD for fire service to the planning area. Future homeowners will be assessed annual fees for this district with increases as determined by the City.

The County of San Diego Sheriff’s Department, under contract with the City of San Marcos, will provide police protection services to the planning area. The builder/developer shall pay its fair share contribution to the City of San Marcos’ CFD for law enforcement service. Future homeowners will be assessed annual fees for this district with increases as determined by the City.

B. Schools
The Gran Vista Specific Plan planning area is located within the San Marcos Unified School District (SMUSD). Impacts to SMUSD will be mitigated by a per square foot fee paid by the developer to the school district and based on total residential dwelling unit square footage.

C. Parks and Public Facilities
All categories of common open space located within the planning area will be financed and constructed by the developer. Maintenance responsibilities of all common area landscaping and amenities shall be the responsibility of the Homeowners Association. The developer/builder will pay in-lieu fees and Public Facilities Fees to offset the projects impacts to City-owned parks and other public facilities.

7.1.4 Financing Maintenance & Responsibilities
Improvements within the public right-of way and all public utilities within the planning area will be maintained by the City or the applicable utility provider as described in Chapter 6. Maintenance will be funded through taxes and other fees levied by these entities.

Maintenance of all other improvements within the Specific Plan, including but not limited to private streets and alleys, dry and wet utilities, parking areas, common area landscaping and amenities, drainage vaults and facilities, irrigation well, and buildings will be the responsibility of the Homeowner’s Association and CVS in accordance with adopted Covenant, Condition, and Responsibilities (CC&Rs). The Homeowner’s Association will also be responsible for enforcing rules and regulations related to parking and other issues as defined within the CC&Rs. The CC&Rs and any revisions shall be in conformance with the requirements of this Specific Plan and shall include language to this effect.

Administrative Draft
September 2022
Implementation & Administration

7.2. Administration
Any future development within the planning area may be subject to further review and subsequent discretionary permits and approval from the City of San Marcos Development Services Department.

Application, fee, and processing requirements shall be in accordance with the City’s regulations, unless modified by this Specific Plan. Applications for subsequent development projects or public improvements and other activities will be reviewed by the Development Services Department using established procedures to determine consistency with the Gran Vista Specific Plan and all pertinent development standards, design standards, and mitigation measures identified during the environmental review process, as well as other applicable conditions of approval adopted as part of this Specific Plan.

Review and analysis of a subsequent project permit(s) may trigger conditions of approval that the City determines to be reasonably necessary to ensure the applications and or plans achieve compliance with this Specific Plan. Procedures to amend the Gran Vista Specific Plan are also detailed in this section, should the applicant or City staff determine changes to the project would trigger an amendment to this Specific Plan in order to remain compliant with the adopted Specific Plan.

7.2.1 Specific Plan Authority
California Government Code §65450 in conjunction with the City of San Marcos Zoning Ordinance Chapter 20.535, authorizes the City’s legislative body to prepare and adopt Specific Plans. The Gran Vista Specific Plan is to be adopted by Ordinance by the San Marcos City Council and used as the primary guiding document for review of all subsequent discretionary entitlements within the confines of the planning. As a regulatory document, successful implementation of a development project within the planning area is contingent upon meeting the land use and associated design, development, and infrastructure standards, and other policies outlined herein. The Gran Vista Specific Plan establishes development design, infrastructure, and implementation parameters and incorporates those standards through reference of applicable Zoning Ordinance or other appropriate standards and provisions, or the SMMC, to establish specific zoning standards, which govern all development within the planning area.

Any proposed development and design activities within the Gran Vista Specific Plan planning area must be consistent with the established parameters of this Specific Plan. Should any requirements contained herein of the Gran Vista Specific Plan conflict with the SMMC, the Gran Vista Specific Plan shall be the primary document used to resolve the conflict. If the Gran Vista Specific Plan is silent on any issues, the SMMC, or other applicable adopted City standard(s) shall be referred to for regulations and standards.

7.2.2. Responsibility for Administration
Several entities may/shall be responsible for the administration and enforcement of the Gran Vista Specific Plan. The City of San Marcos’ Development Services Department is the primary agency responsible for the implementation, administration, and enforcement of the Gran Vista Specific Plan.

The homeowner’s association or other comparable group established for the Gran Vista Specific Plan planning area shall be responsible for the enforcement of private property and open space easement requirements pursuant to standards identified herein as well as any covenants, conditions, and restrictions (CC&R’s) developed separately from this Specific Plan.

Implementation & Administration

Gran Vista Specific Plan
City of San Marcos

7.2.3. Severability
If any section, subsection, sentence, clause, phase, or portion of this Specific Plan, or any future amendments or additions, is for any reason held to be invalid or unconstitutional by the decision of any court or competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan or any future amendments or additions.

7.2.4. Ambiguity
If ambiguity arises concerning the appropriate classification of a particular use or regulation within the meaning or intent of this Specific Plan based on established or unforeseen circumstances, including technological changes in processing or application of materials, the Director shall have the authority to interpret the regulation based on understanding of the Specific Plan. Applicants may appeal the Director’s interpretation to the Planning Commission for review and interpretation, which shall be final; thereafter, such interpretation shall govern.

7.2.5. Substantial Conformance
Substantial conformance means that any proposed activity, construction and development complies with the Gran Vista Specific Plan, adopted mitigation measures, and project conditions of approval, where no additional units (except accessory dwelling units), property, or parcels beyond that provided by the Specific Plan or approved map are involved, approved minimum lot sizes are maintained, proposed construction is consistent with the architectural guidelines provided in the Specific Plan, no grading beyond substantial conformance limits is proposed, and no new significant environmental impact is created. Additionally, uses that are not specifically listed but are similar to those already listed in Table 2.1. may be considered in substantial conformance. The Director or their designee shall make a determination of substantial conformance prior to the issuance of any permits or approval of plans. No written determination is required provided that plans submitted to the City for approval exhibit substantial conformance with the Gran Vista Specific Plan. Plans found not to be in substantial conformance shall not be approved and shall be revised or a Specific Plan amendment shall be required.

Administrative Draft
September 2022
Implementation & Administration

7.2.6. Minor Deviations
To provide flexibility in the development and permitting process, minor deviations to approved plans in conjunction with an approved permit may be authorized by the Director without a Specific Plan Amendment. Examples of Minor Deviations include the following:
• Modifications to the site plan, architecture, landscape treatments, wall and fence design, lighting, and signage which are generally consistent and compatible with the plans contained herein and provide an equal or superior design aesthetic and quality. • Changes in the location, size, or type of common area amenities. • Final facility sizing and alignment for water, sewer, and storm drain improvements (with concurrence from the City Engineer)
• Removal of unnecessary utility infrastructure or design changes to utility infrastructure (with concurrence from the City Engineer)
• Minor adjustment to the alignment, width, or grade of public or private streets within the planning area grading that are generally consistent with the Specific Plan and the exhibits herein (with concurrence from the City Engineer and Fire Department) • Deviations that are of a similar magnitude to those listed above, which are deemed minor by the Director and conform to the objectives of this Specific Plan Minor deviations shall be limited to actions that will not:
• Constitute a substantial change in the permit.
• Adversely affect adjacent property or adjacent property owners. • Violate any Specific Plan Objectives or Development Standards. • Increase of land/site coverage by more than ten percent (10%) by any increase in building size or number of structures.
• Result in an increase or decrease of more than ten percent (10%) of the:
- Gross area of any private or common opens space.
- Size of any building or structure or of the total land area covered by any building or structure. - Building/structure height or depth
- Area of any slope.

Implementation & Administration

Gran Vista Specific Plan
City of San Marcos

7.2.7 Specific Plan Amendments
Amendments to the Specific Plan may be necessary respond to changes in housing market trends and the economy. Applications that are not in substantial conformance and do not qualify for a minor deviation will require an amendment to the Specific Plan. Amendments may be processed either administratively through the Director’s review or through the Planning Commission. The applicant may submit an application to the City of San Marcos’ Development Services Department, which may include maps, text, and or technical studies describing the nature and intent of minor modifications. Upon submittal, the Director will make a determination as to the applicability of the amendment process. No amendment shall be approved that is not consistent with the General Plan.

A. Minor Amendments
Minor Amendments include minor changes to the Specific Plan, that may be reviewed and approved by the Director for the City of San Marcos. Minor amendments may include the following:

1. Correction or revisions to text to resolve ambiguity pursuant to Section 7.2.4.

2. Additions, deletions, or modifications to Table 2.1. Gran Vista Residential (GVR) Use Classifications, which are consistent with the objectives of the Specific Plan, provided that density, intensity, and traffic, are not increased.

3. Modifications to design guidelines for architectural and open space features, materials, landscape treatments, wall and fence design, lighting, and signage which are consistent and compatible with the surrounding area and neighborhood. Changes should provide an equal or superior design aesthetic and quality.

4. Revisions to the site plan that are generally consistent with the Specific Plan and the exhibits herein and do not result in any of the following:
- An increased number of units
- Additional environmental impacts not previously addressed in the project EIR - Conflicts with final conditions of approval in City issued permits, regulations, and approvals or as issued by other agencies with jurisdiction over the project - Expansion or contraction of the outer geographic boundaries of the Specific Plan - Deviations of more than 20% from Table 2.2. Conceptual Distribution of Allowable Uses

5. Modifications to the Specific Plan that are of a similar magnitude to those listed above, which are deemed minor by the Director and conform to the objectives of this Specific Plan.

Should the Director determine a proposed revision does not meet the criteria for a Minor Amendment, a Major Amendment shall be required. The Director may delegate his/her administrative decision to the Planning Commission. The applicant may also appeal the Director’s decision to the Planning Commission in accordance with the appeals procedures set forth in the SMMC.

Administrative Draft
September 2022
Implementation & Administration

B. Major Amendments
If no mechanism can be applied from the defined parameters listed previously in this chapter or as determined by the Director, a major amendment to the Specific Plan shall be required. The City of San Marcos shall process all formal Specific Plan Amendments in accordance with the SMMC. Additional environmental review may be required unless the proposed changes do not warrant additional environmental review in accordance CEQA.

7.2.8. Environmental Review
The Environmental Impact Report (EIR) certified concurrently with the Gran Vista Specific Plan shall serve as the primary environmental document for all subsequent discretionary entitlements within the planning area. Pursuant to Government Code Section 65456, any residential development project, including any subdivision, or any lab use permit that is undertaken to implement and is consistent with a Specific Plan for which an environmental impact report has been certified is exempt from the requirements of CEQA. However, if after adoption of the Specific Plan, substantial changes are proposed to the project that would result in additional impacts not already analyzed by the EIR, the exemption does not apply unless and until a supplemental environmental impact report is prepared and certified in accordance with CEQA. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the Specific Plan. Subsequent determinations of the level of environmental review for discretionary approvals will be determined by the City of San Marcos on a project-by-project basis in accordance with the California Environmental Quality Act (CEQA) Guidelines.
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