Appendix A
Marcos Specific Plan
MMarcos Specific Plan
Marcos Specific Plan
June 2023
SP22-0003
Prepared For:
City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
Prepared By:
CCI
160 Industrial St. Ste. 200
San Marcos, CA 92078
List of Contributors
Applicant/Developer(s)
AOA San Marcos, LLC
The Lab
709 Randolph Avenue
Costa Mesa, CA 92629
California Pacific Homes, Inc.
5121 California Ave., Ste. 200
Irvine, CA 92617
Planning Consultant
CCI Consultants Collaborative
160 Industrial St. Ste. 200
San Marcos, CA 92078
Civil Engineer
Fuscoe Engineering
6390 Greenwich Dr. Ste. 170
San Diego, CA 92122
Architect
Olson Kundig (for AOA)
931 Grand Ave.
San Marcos, CA 92078
Angeleno Associates, Inc. (for California
Pacific Homes)
147 City place Drive
Santa Ana, CA 92705
Landscape Architect
Lane Goodkind and Associates
658 S. San Marcos Rd.
Santa Barbara, CA 93111
Table of Contents
1 Specific Plan Summary ................................................................................................................... i
1.1 Specific Plan Summary Description ........................................................................................ i
1.2 Specific Plan Preparation Statement .................................................................................... ii 2 Specific Plan Introduction .............................................................................................................. 1
2.1 Specific Plan Purpose and Scope ........................................................................................... 1
2.2 Specific Plan Objectives ......................................................................................................... 1
2.3 Contents of the Specific Plan ................................................................................................. 2
2.4 Specific Plan Authority........................................................................................................... 3
2.5 Planning Area Description ..................................................................................................... 3
2.5.1 Regional and local Setting .............................................................................................. 3
2.5.2 Site Characteristics ......................................................................................................... 4
2.5.3 Regulatory Setting and Site History .............................................................................. 7
2.6 Relationship to the San Marcos General Plan ....................................................................... 7
2.6.1 Specific Plan Land Use .................................................................................................... 8
2.6.2 Land Use and Community Design Element ................................................................... 8
2.6.3 Mobility Element ............................................................................................................ 9
2.6.4 Conservation and Open Space Element ....................................................................... 10
2.6.5 Parks, Recreation, and Community Health Element .................................................. 10
2.6.6 Safety Element ............................................................................................................. 11
2.6.7 Noise ............................................................................................................................. 11
2.6.8 Housing ......................................................................................................................... 11
2.7 CEQA Compliance ................................................................................................................ 12
2.8 Projects Requiring Consistency with the Specific Plan ....................................................... 12 3 Land Use and Development Standards ....................................................................................... 14
3.1 Land Use and Development Standards Objectives ............................................................. 14
3.2 Distribution of land Uses ...................................................................................................... 16
3.3 City-Owned Land Transfer ....................................................................................................17
3.4 Planning Areas ..................................................................................................................... 20
3.5 Allowable Land Uses ............................................................................................................ 21
3.6 Development Standards ...................................................................................................... 23
3.6.1 East-End Planning Area Development Standards ....................................................... 27
3.6.2 West-End Planning Area Development Standards ...................................................... 40
4 Design Standards ......................................................................................................................... 47
4.1 East-End Planning Area Design Standards ......................................................................... 47
4.1.1 Architectural Style ........................................................................................................ 47
4.1.2 Building Materials, Accents, and Colors ...................................................................... 47
4.1.3 Floor Plan Summary ..................................................................................................... 48
4.1.4 Kiosk Design ................................................................................................................. 48
4.1.5 Massing and Scale......................................................................................................... 55
4.1.6 Open Space Design ....................................................................................................... 55
4.1.7 Landscape Design ......................................................................................................... 58
4.1.8 Parking .......................................................................................................................... 64
4.2 West-End Planning Area Design Standards ........................................................................ 66
4.2.1 Architectural Style ........................................................................................................ 66
4.2.2 Building Materials, Accents, Colors ............................................................................. 66
4.2.3 Floor Plan Summary ..................................................................................................... 66
4.2.4 Massing and Scale......................................................................................................... 67
4.2.5 Landscape design ......................................................................................................... 73
4.2.6 Open Space Design Standards ...................................................................................... 77
4.2.7 Private Open Space ...................................................................................................... 79
4.2.8 Parking .......................................................................................................................... 79
4.3 Las Posas Creek Planning Area Design Standards .............................................................. 80
4.3.1 Fencing .......................................................................................................................... 80 5 Circulation Plan ............................................................................................................................ 82
5.1 External Roadways .............................................................................................................. 82
5.1.1 Grand Avenue ............................................................................................................... 82
5.1.2 Linda Vista Drive ........................................................................................................... 83
5.2 Internal Circulation ............................................................................................................... 86
5.2.1 East-End Planning Area Circulation ............................................................................. 86
5.2.2 West-End Planning Area Circulation ............................................................................ 86
5.3 Emergency Vehicle Access ................................................................................................... 89
5.4 Local and Regional Connectivity ......................................................................................... 89
5.5 Bicycle, Pedestrian, and Public Transit Options ................................................................. 91
5.5.1 Bicycle Facilities ............................................................................................................ 92
5.5.2 ADA and Pedestrian Facilities ...................................................................................... 92
6 Grading, Utilities, and Infrastructure Plan .................................................................................. 94
6.1 Phasing Plan ......................................................................................................................... 94
6.2 Grading ................................................................................................................................. 95
6.3 Wet Utilities .......................................................................................................................... 95
6.3.1 Stormwater Drainage and Treatment ......................................................................... 95
6.3.2 Water Supply ................................................................................................................ 95
6.3.3 Wastewater ................................................................................................................... 96
6.4 Dry Utilities ......................................................................................................................... 100
6.4.1 Electricity .................................................................................................................... 100
6.4.2 Gas .............................................................................................................................. 100
6.4.3 Telecommunications .................................................................................................. 100 7 Public Services & Facilities Plan ................................................................................................. 102
7.1 Schools ............................................................................................................................... 102
7.2 Parks, Recreation, and Open Space .................................................................................. 102
7.3 Library Services .................................................................................................................. 103
7.4 Fire Protection .................................................................................................................... 103
7.5 Police Protection ................................................................................................................ 103
7.6 Solid Waste Disposal .......................................................................................................... 103 8 Facilities Financing Plan............................................................................................................. 108
8.1 Methods of Financing for Public Improvements and Services .......................................... 108
8.1.1 Developer Funded Options ......................................................................................... 108
8.1.2 Special Assessment Districts ...................................................................................... 108
8.1.3 Community Facilities Districts and Mello-Roos .......................................................... 111
8.1.4 Other Funding Sources ................................................................................................ 111
8.2 Financing of Public Improvements and Services ................................................................ 111
8.2.1 Circulation Improvements ........................................................................................... 111
8.2.2 Fire, Paramedics, & Law Enforcement Facilities ........................................................ 111
8.2.3 Schools ........................................................................................................................ 112
8.2.4 Open Spaces, Parks, and Recreational facilities ........................................................ 112
8.3 Operations and Maintenance of Public Improvements and Private Facilities .................. 112 9 Specific Plan Administration ...................................................................................................... 115
9.1 Implementation/Phasing .................................................................................................... 115
9.1.1 East-End Planning Area Conditional Use Permit (CUP) ............................................. 115
9.1.2 West-End Planning Area CC&R’s ................................................................................. 115
9.2 Administration ................................................................................................................... 116
9.2.1 Modifications and Specific Plan Amendments .......................................................... 116
9.3 Environmental Review ........................................................................................................ 117
9.3.1 Options for Further CEQA Review of Subsequent Discretionary Approvals ............. 118 Appendix A: List of Acronyms and Definitions ................................................................................. 120 Appendix B: General Plan Consistency Analysis .............................................................................. 122
List of Figures
Figure 1 Regional Map ............................................................................................................................. 5 Figure 2 Vicinity Map .............................................................................................................................. 5 Figure 3 Existing Conditions .................................................................................................................... 6 Figure 4 Conceptual Planning Areas ...................................................................................................... 15 Figure 5 East-End Land Transfer ........................................................................................................... 18 Figure 6 West-End Land Transfer .......................................................................................................... 19 Figure 7 Conceptual Site Plan ................................................................................................................ 26 Figure 8 ABC Shared Premise Boundary ............................................................................................... 29 Figure 9 Proposed Billboard Locations .................................................................................................. 30 Figure 10 Conceptual Indoor Event Locations ....................................................................................... 33 Figure 11 Second Story Indoor Event Locations .................................................................................... 33 Figure 12 Outdoor Festival and Market Locations ................................................................................. 34 Figure 13 Kiosk Locations ...................................................................................................................... 35 Figure 14 Valet and Rideshare Operations ............................................................................................ 39 Figure 15 Kiosk Examples ...................................................................................................................... 49 Figure 16 Conceptual East-End Planning Area Floor Plans .................................................................... 50 Figure 17 Typical East-End Planning Area Live-Work Unit ..................................................................... 51 Figure 18 Conceptual East-End Planning Area Elevations, District A ..................................................... 52 Figure 19 Conceptual East-End Planning Area Elevations, District B ..................................................... 53 Figure 20 Conceptual East-End Planning Area Elevations, District C ..................................................... 54 Figure 21 East-End Planning Area Open Space ..................................................................................... 57 Figure 22 East-End Planning Area Conceptual Landscape Renderings .................................................. 59 Figure 23 Conceptual East-End Planning Area Landscape Plan ............................................................. 60 Figure 24 Conceptual East-End Planning Area Lighting Plan ................................................................ 65 Figure 25 Conceptual West-End Planning Area Floor Plans ................................................................... 68 Figure 26 Conceptual West-End Planning Area Regency Front Elevation .............................................. 69 Figure 27 Conceptual West-End Planning Area Regency Side and Rear Elevations ............................... 70 Figure 28 Conceptual West-End Planning Area Mission Revival Front Elevation ....................................71 Figure 29 Conceptual West-End Planning Area Mission Revival Side and Rear elevations ..................... 72
Figure 30 Conceptual West-End Planning Area Landscape Plan ............................................................ 74 Figure 31 Conceptual West-End Planning Area Open Space.................................................................. 78 Figure 32 Conservation Area Perimeter Fence Detail ............................................................................ 80 Figure 33 Public Street Sections ............................................................................................................ 84 Figure 34 Public Road ROW improvements ........................................................................................... 85 Figure 35 East-End Planning Area Roadways ........................................................................................ 87 Figure 36 West-End Planning Area Roadways ....................................................................................... 88 Figure 37 Circulation Plan ...................................................................................................................... 90 Figure 38 Proposed Stormwater Facilities Distribution ......................................................................... 97 Figure 39 Proposed Water Service Distribution .................................................................................... 98 Figure 40 Proposed Wastewater Service Distribution ........................................................................... 99 Figure 41 Conceptual East-End Trash Pickup Locations ...................................................................... 105 Figure 42 Conceptual West-End Trash Pick-Up Locations ................................................................... 106 Figure 43 F-Zone District ..................................................................................................................... 110
List of Tables
Table 1 Distribution of Land Uses .......................................................................................................... 16 Table 2 Allowable Land Uses ................................................................................................................. 21 Table 3 Development Standards ........................................................................................................... 23 Table 4 Allowable Events ...................................................................................................................... 32 Table 5 East-End Planning Area Building Materials and Colors ............................................................. 48 Table 6 East-End Planning Area Hardscape Materials ........................................................................... 59 Table 7 East-End Planning Area Conceptual Plant Palette .................................................................... 62 Table 8 East-End Planning Area Wall and Fence Materials .................................................................... 63 Table 9 East-End Planning Area Conceptual Lighting Types ................................................................. 64 Table 10 East-End Planning Area Parking Schedule .............................................................................. 64 Table 11 Conceptual West-End Planning Area Floor Plan Summary ...................................................... 66 Table 12 West-End Planning Area Hardscape Materials ........................................................................ 73 Table 13 West-End Planning Area Conceptual Plant Palette ................................................................. 76 Table 14 West-End Planning Area Open Space Summary ...................................................................... 77 Table 15 Potential West-End Planning Area Recreational Amenities ..................................................... 77 Table 16 West-End Planning Area Parking Schedule ............................................................................. 79 Table 17 External Roadway ROW Improvements .................................................................................. 82 Table 18 Internal Driveway Dimensions ................................................................................................ 86 Table 19 Utility Providers ...................................................................................................................... 94 Table 20 Schools ................................................................................................................................. 102 Table 21 Financial & Maintenance Responsibilities .............................................................................. 113
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Chapter 1: Specific Plan Summary
City of San Marcos Marcos Specific Plan
June 2023 i
1 Specific Plan Summary
The Marcos Specific Plan hereafte r also noted as “Specific Plan” or “Plan,” has been written with the intent to provide regulations for the development of an attractive, multiple land use, urban, commercial- residential community at the intersection of Grand Avenue and Linda Vista Drive in the City of San Marcos, California. The following chapters will expl ain 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 Specific Plan Summary Description
The Marcos Specific Plan provides the City of San Marcos a comprehensive planning tool to help guide the orderly development of a new multi-land use deve lopment. Located just south of State Route 78 at the corner of Grand Avenue and Lind a Vista Drive, the 12.0 6-acre Specific Plan Area is conveniently situated in central San Marcos and close to multipl e freeway access points. The site is central to educational, retail, office, and industrial uses, making it an ideal location for infill development. The Specific Plan envisions a high quality, urban liv ing environment that provides strong pedestrian connectivity to surrounding uses supported by modern artist-inspired commercial, live-work, makerspace, retail development hub and high-quality multi-family resi dential including recreational open space amenities to their residents. The Specific Plan is separated into three distinct planning areas divided by the Las Posas Creek Planning Area, which is a 0.98-acre city-owned parcel included in the Specific Plan Area. The East-End Planning Area is approximately 6.05-acres and is located on the east portion of the Specific Plan and is considered an innovative arts-focused commercial, live-work, makerspace, and retail development. Site design for the East-End Planning Area provides an atmosphere which blends creative commercial spaces, live-work concepts, and landscaped open spaces into unique shopping experiences for visitors and creative spac es for commercial, live-work, makerspace, retail, restaurant, and artistic-oriented studio and maker sp aces for artisans and craftspeople. The West-End Planning Area is approximately 5.03 -acres and is located on the west portion of the Specific Plan area and would include a multi-family land use of approxim ately 20.3 dwelling units per acre. The West-End Planning Area includes 102 multi-family dwelling unit s in 15 separate buildings ranging in composition from 4 units per building to 10 units per building. Floor plans within each building will consist of stacked flat, townhomes and carriage-style unit plans. All floor plans will have two-car direct access garages with 24 units providing tandem parking to maximize the site. A total of 34 guest parking spaces will be distributed throughout the site for the convenience of the residents. As part of the West-End site plan layout, there will be approximately 80,767 SF of common open space including recreational amenities such as a pool, BBQ area, walking path adjacent to Las Posas Creek, and other amenities spread throughout the planning area. Individual units will ha ve the benefit of private open space ranging from 95 sf to 255 SF with a total of 14,899 SF of pr ivate open space provided throughout the West-End Planning Area dwelling units. Buildings will be orie nted to increase open space with paseos serving as interior courtyards as well as facing Las Posas Creek to take advantage of the vegetation along the creek.
The Marcos Specific Plan will meld contemporary an d modern architectural and landscape styles to reflect the urban setting. The Planning Areas will be designed to engage users and residents via an interconnected series of landscaped spaces and wa lkways within each respective Planning Area. An existing bridge spanning the restored meandering creek is nestled between the Planning Areas and creates a natural pedestrian and emergency vehicle co nnectivity between the residential land use and the commercial, retail, and makerspace land uses facilitating easy access to shops and restaurants for Specific Plan Summary Marcos Specific Plan
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residents of the West-End Planning Area. The result is an attractive, conveniently located, safe, and efficient urban development which contributes to the enhancement of the quality of life within the City of San Marcos.
1.2 Specific Plan Preparation Statement
The preparation of this Specific Plan began with a comprehensive site analysis. Issues such as total usable lot area, land uses, densities and floor area ratio, infrastructure, architecture, open space, and others were included in the analysis. Based on those evaluations, this Specific Plan was developed to encompass comprehensive rules which allow development to be re alized. Elements including land uses and design standards, circulation and infras tructure, financing methods, and im plementation were compiled to guide development within the Plan area.
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Chapter 2: Introduction
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2 Specific Plan Introduction
The Marcos Specific Plan has been created to as sist readers seeking to develop uses within the boundaries of the Specific Plan area and provides the framework for project design and development by providing rules, regulations, and gu idance prior to embarking on proje ct design. The chapters included within this document outline the following: Site hist ory and regulatory compliance with State and local rules and regulations, land uses anticipated within the Plan area, design rules and regulations which should be relied upon when developing building plans, circulation infrastructure for bicycles, pedestrians, public transit, and vehicles, infrastructure required to service the plan area, the scale of site work required to provide buildable areas within the Plan area, public facilities required to service the Specific Plan area, fees and maintenance responsibilities required for regular site and public infrastructure installation and upkeep, and implementation strategies for future development. When adhering to the chapters mentioned above the developer and city can expect to facilitate the orderly design, development and implementation of projects within the Specific Plan area.
2.1 Specific Plan Purpose and Scope
The Marcos Specific Plan is a comprehensive plan designed to ensure the efficient development of a new mixed-use community. The Specific Plan serves as both a policy document an d 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 fo r 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 guidel ines, grading, infrastructu re design and capacity standards, development phasing, and financing, which must be met to successfully implement the proposed development. The planning and review process established by the specific plan emphasizes the direct and comprehensive correlation between la nd 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. All subsequent development shall be consistent with the policies and regulations contained herein.
2.2 Specific Plan Objectives
Specific Plans provide a tool for comprehensive an d 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. Integrate medium high-density housing opport unities and commercial uses close to major transit, education facilities, and trails to optimize land use with transit use and active modes of transportation, reduce relianc e on automobiles, and potent ially reduce greenhouse gas emissions.
2. To the extent possible given site constraints, maximize the opportunity to provide medium high- density housing for the city of San Marcos in the 20.1-.30.0 dwelling unit density range which is comparable to other medium high-density housing developments in the City of San Marcos.
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3. Develop high-quality attainable housing which helps to meet the housing needs of the City of San Marcos and the region.
4. Develop commercial mixed-use gathering space or iented toward creative arts, culinary arts, and business.
5. Create a highly connected and efficient circul ation system of pathways supported by pedestrian friendly architecture and landscaping to promote walkability and connect people to surrounding transit and places.
6. Design a vehicular circulation system that ad equately accommodates traffic and minimizes traffic impacts in and around the planning area.
7. Establish development standards and design gu idelines that ensure distinctive architecture, landscaping and recreational amenities that complements and enhances the existing surrounding neighborhood while providing a desi rable living environment for residents within the planning area.
8. Institute a program for the long-term maintenanc e of the community to ensure all facilities are adequately maintained to City standards.
9. 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.
2.3 Contents of the Specific Plan
Per California Government Code §65451, a specific plan shall contain the following written and graphic information:
x The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan.
x The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
x Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. x The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drai nage, solid waste disposal, energy, and other essential facilities proposed to be located withi n the area covered by the plan and needed to support the land uses described in the plan.
x A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to conduct all of the above.
To comply with these requirements, the Marcos Specific Plan includes the following information:
x An introduction that includes the planning objectives for the Sp ecific Plan which encompasses 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 (Chapter 1 and 2). x Written descriptions and graphic illustrations of proposed land uses within the planning area, including clearly identified specific development patterns and design standards (Chapter 3).
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x Written descriptions and graphic depictions of architectural, landscape, and open space designs (Chapter 4).
x Written descriptions and graphic illustrations of proposed vehicular, pedestrian circulation systems for the planning area and the connecti ons to adjacent public and private circulation networks (Chapter 5).
x A grading, utility, and infrastructure plan that includes the location and extent of utility services necessary to serve the planning area (Chapter 6).
x A public services and facility plan that identifies the specific agencies and extent of public services and facilities necessary to serve the planning area (Chapter 7). x A public facility financing and phasing plan that provides the general outline for the financing mechanisms proposed and the phasing of public improvements to the planning area (Chapter 8). x An implementation and amendment program that provides the mechanisms available for project review procedures and regulati ons for specific development within the planning area and any future amendments to the Specific Plan (Chapter 9).
2.4 Specific Plan Authority
California Government Code §65450 in conjunctio n 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. This Specific Plan is a regulatory document intended to establish the development and performance standards for all future uses within the Specific Plan planning area. 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 shall govern. As such, this Specific Plan shall be adopted by Ordinance by the City of San Marcos City Council.
2.5 Planning Area Description
The Marcos Specific Plan area is generally located in central San Marcos within the Business/Industrial District. The Plan area was previously developed and currently stands vacant and disturbed area with Las Posas Creek generally splitting the parcels from northeast to southwest. The area surrounding the Specific Plan area is generally developed as commercial and light industrial uses.
2.5.1 Regional and local Setting
The Marcos Specific Plan planning area encompasse s approximately 12.06 gross acres. As illustrated in Figure 1, Regional Map and Figure 2, Vicinity Map the planning area is situated in the west central portion of the City of San Marcos, in an area defi ned as the Business/Industrial District by the City’s General Plan. Regionally, the planning area is located adjacent to State Route 78 and approximately 0.17 mile from the nearest State Route 78 entrance. The si te is approximately 4.5 miles from Interstate 15.
Palomar College Transit Center is located approxim ately 0.85 mile from the planning area. Palomar College Transit Center is the largest North County Transit District hub within the City of San Marcos and 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 pr ovide local and regional connections to schools, employment, shopping, and entertainment options within the City of San Introduction Marcos Specific Plan
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Marcos, as well as San Diego and Riverside Counties. The Inland Rail Trail, a proposed and partially constructed 21-mile Class I bikeway, runs along the south side of We st Mission Road and connects the Cities of Oceanside, Vista, San Marcos and Escondid o as well us areas of unincorporated San Diego County.
The site is surrounded by light industrial and commercial uses as it’s relatively close to major commercial hubs in San Marcos. Various light industrial suites and stand-alone buildings are located along Linda Vista Drive southwest of the project. State Route 78 bounds the project to the north and east. The Grand Plaza shopping center is located a short walk to the we st of the site and San Marcos Boulevard, another commercial thoroughfare in San Marcos, is approximately a third of a mile to the south of the site.
2.5.2 Site Characteristics
As Illustrated in Figure 3, Existing Conditions the planning area includes 12 parcels (Assessor Parcel Numbers 219-152-42, 219-152-44, 219-152-45, 219-15 2-51, 219-152-61, 219-15 2-70, 219-152-74 [Las Posas Creek parcel], 219-152-75, 219-152-76, 219-152-77, 219-152-78, 219-152- 79) located at the intersection of Linda Vista Drive and Grand Avenue . The planning area was originally designated for commercial uses and was previously graded into tw o separate development pads which were occupied by various commercial and light industrial uses. The most recent land use included vehicle sales dealerships. Remnants of the vehicle dealerships rema in on the site. Large, di sturbed areas of existing concrete are located on the south and eastern portio n of the site. Three existi ng billboards are located on the site. Two at the northeast corner of the site facing State Route 78 and one at the northwestern portion of the site. The northwest portion of the site is disturbed. Vegetation on the site is limited to grasses and a few small shrubs. A few trees are locat ed along the periphery of the site, adjacent to Las Posas Creek. Las Posas Creek splits the site running approximately northeast to the southwest where it continues through the City of San Marcos. The creek is currently restored and under a 5-year monitoring program. The City of San Marcos restored the port ion of the creek running through the Specific Plan Area.
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Figure 1 Regional Map
Figure 2 Vicinity Map
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2.5.3 Regulatory Setting and Site History
Prior to the adoption of this Specific Plan, the pl anning area was designated as Commercial by the General Plan and the San Marcos Zoning Code. The site was first developed sometime between the late 1960’s and late 1970’s. From the late 1970’s to around 2008 the site was continuously occupied and fully developed. Around 2008 the site slowly began the transition from occupied development to the current undeveloped and disturbed state of the property through vacation and demolition. Concurrent with this Specific Plan, a General Plan Amendment and Rezone application were processed to re-designate the 12 parcels that comprise the planning area to “Specific Plan Area”, thereby allowing for the development of the mixed-use medium high-density multi-family dw elling units and commercial/retail/live-work community proposed herein.
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 st ate regulations related to reducing greenhouse gas 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 greenhouse gas emissions as part of the CEQA process and established standard s 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 greenhouse gas emissions. Since then, the State and CARB have established stricter targets for reducing greenhouse gas 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.
Vehicle Miles Traveled (VMT) became the new met ric to promote development that is walkable, has access to transit or bicycle facilitie s, and/or implements other mitigati on measures that discourage the use of single occupancy vehicles. To implement SB 74 3 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 high-density housing and other appropri ate uses within these High-Quality Transit Areas that encourage transit use potentially reduce GHG. Al though the planning area is slightly more than a half-mile walk to the City’s High Quality Transi t Area, it is a mixed-use development capable of facilitating non-motorized internal movement of residents and business. In addition, the site is within a short walk of major shopping and employment centers.
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 prim e site for medium high- density, commercial/retail development.
2.6 Relationship to the San Marcos General Plan
Specific Plans are tools which allo w 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, Specific Plans are required to provide a detailed statement of the relationship of the Specific Plan to the General Plan, including co nsistency between both plans and a comparison of goals, objectives, and policies. The following sections discuss the various elements of the Marcos Specific Plan and compare the stated intent of each element to the development proposed by this Specific Plan.
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2.6.1 Specific Plan Land Use
Chapter 20.250 of the San Marcos Zoning Ordinance establishes specific standards to regulate development by authority from the General Plan, desc ribes specific plans as tools for the systematic implementation of the San Marcos General Plan. As a planning tool, the specific plan derives its authority from state and local law to provide a more precis e framework for the distribution of land uses, infrastructure, development standards, resource conservation, and implementation measures necessary to carry out the goals of the General Plan. The Marcos Specific Plan accounts for the unique physical characteristics, constraints, and resources of the Planning area to provide specific development guidelines for projects within the planning area. According to Government Code Section 65454, a specific plan must be consistent with the adopted General Plan. The Marcos Specific Plan’s consistency with the General Plan is described in more detail below.
2.6.2 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:
x 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. x Establish and maintain community connections that better connect people to places. x Promote economic strength and stability by maintaining a strong local economy and employment base.
x Create a synergy between the business community and academia to promote San Marcos as the educational hub for North County.
x Encourage integration of high-quality and sust ainable development through the establishment of development standards and land use patterns that encourage long-term environmental sustainability.
x Promote community design that produces a distinctive built environment with memorable places.
x Direct and sustain growth through management to ensure adequate provision of urban services.
The Specific Plan achieves this as follows:
x Development proposed by the Specific Plan ta kes the previously de veloped and currently disturbed site which includes La s Posas Creek restoration and revitalizes the site with unique commercial uses and multi-family residential dwel ling units. The proximity to nearby transit opportunities, and shopping and employment ce nters provide an opportunity to maximize the efficient use of the property by producing infill development ne ar existing infrastructure and amenities promoting walkability and thereby reducing environmental impacts. x Walkways, architecture, and landscaping are designed to maximize pedestrian scale and connectivity. The bridge link between the residential component and the commercial development provides pedestrian access for re sidents of the West-End Planning Area to commercial, live-work, makerspace, and retail uses and connectivity to Linda Vista Drive.
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x The proposed residential uses include entry-level, for-sale, workforce housi ng that will support local businesses by providing financially atta inable housing opportunities for employees.
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. x New buildings proposed by this Specific Plan will be designed to current Building Codes and Standards that include 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 greenhouse gases by including elements that support transit use, active modes of transportation, and the use of electric vehicles.
Proximity to transit and trails and the walkable design of the Marcos community have the potential to significantly reduce vehicle miles traveled (VMT) for improved air quality. x The Specific Plan provides a detailed set of ar chitectural and landscape design guidelines to ensure a distinctive built environment with unique and memorable amenities and spaces. x 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 ha s also been identified in the final chapter of this Specific Plan.
The Specific Plan planning area is located at the ea sterly portion of the Business/Industrial District. The General Plan describes the Business/Industrial Distric t as having a diverse ra nge of uses from rural residential uses including single family homes and mobile home communities in the western half of the district, and commercial and light industrial uses in the east. Palomar Community College Transit Station is also located in this neighborhood.
The General Plan identifies Focus Areas where chan ges are most likely to occur. Although the Specific Plan planning area is not within one of these Focus Ar eas, it is near to the Urban Core Focus Area –San Marcos Boulevard Focus Area (FA3). The vision for FA3 is for the city to create a commercial mixed-use “downtown” area giving the city residents a sense of place while also providing a destination area for people to enjoy. The area is mostly comprised of commercial and retail uses. The proximity of this Specific Plan area to the “downtown” core of San Marcos allows the proposed uses to compliment the nearby theme the city envisions for San Marcos Boulevard. The Marcos Specific Plan will achieve this complementary use of the Focus Ar ea by providing a mix of housing and commercial uses thereby enhancing and extending the intent of the focus area to encompass this Specific Plan area.
2.6.3 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 to enha nce the City’s vibrant co mmercial and industrial areas, its thriving residential ne ighborhoods, its diverse employment uses, and its unique student population. The Mobility Element focuses on maximizi ng the quality, comfort, safety, walkability, livability, and bikeability of the City’s streets, sidewalks, trails, and multi-modal transportation system while incorporating sustainability elements into the program.
The Mobility Element identifies Linda Vista Drive and Grand Avenue as arterials with Class II or III Bicycle Facilities. Complete Street improvements will be constructed along the project frontage on Linda Vista Drive and Grand Avenue, which incl ude bicycle lanes and sidewalks se parated from vehicular lanes as well as planting areas. The Specific Plan further implements the mobility element as follows:
Introduction Marcos Specific Plan
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x Minimizing walls on the com mercial planning area where possible and requiring multiple pedestrian connections to maximize the walkability of the community. x Includes design guidelines requiring pedestrian friendly architecture and landscaping that engage the sidewalk along public roadways and promoting design concepts which promote internal connectivity.
x Installing EV charging stations and bicycle parkin g to support the use of electric vehicles and active modes of transportation.
x Promote alternative transportation options includ ing ride sharing, car and vanpool, and public transportation opportunities.
2.6.4 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. Las Posas Creek, which bisects the Specific Plan area includes resources which require preservation and conservation. The creek which runs northeast to southwest through the Planning area and is currently under a five-year monitoring restoration program with the City of San Marcos and regulatory wildlife agencies and shall remain preserved in perpetuity via an easement granted to the City. By preserving the creek and confining development to the previously developed and disturbed areas of the site, the Marcos Specific Plan area can alleviate development pressure on other sites that include other valuable resources.
The Conservation and Open Space Element also seek s to address air pollution, climate change, energy independence, water supply and water quality. De velopment proposed by the specific plan will be designed to current Building Codes an d Standards that include the most stringent requirements in the United States for water, material, and energy efficie ncy; improved air quality; stormwater treatment; and more. The Specific Plan implements the strategi es of the City’s Climate Action Plan to reduce greenhouse gases by including elements that support transit use, active modes or 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 vehicle miles traveled (VMT) for improved air quality.
2.6.5 Parks, Recreation, and Community Health Element
According to 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 ta king into consideration community health and family enrichment needs of community mem bers, including older adults, children, persons with special needs, and residents of all ages.
The Specific Plan includes an open space plan and an amenity package designed to address the specific recreational needs of the antici pated residential community demogr aphics. Standards for both private open space and common recreational open space are provided to 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 w ho are likely to be purchasing their first home within this community. Landscaped open space designs have been incorporated into the commercial portion of the Specific Plan area to enhance the visiting ex perience. Consideration was given to landscape and architecture design to promote pedestrian comfort, bicycle parking, and enhancement of the shopping and artistic experience for the commercial planning area. New development is also required to pay park fees to fund its fair share of public park and reactional facilities within the City.
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2.6.6 Safety Element
The Safety Element is designed to ensure public health, safety, and we lfare of residents and their property by identifying and planni ng for anticipated natural and huma n-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. The commercial area, 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. CPTED strategies consider design standards that deter criminal activity and build a sense of community between neighbors so that visitors and residents are encouraged to take ownership of their neighborhood, watch for and discourage crime, and protect one another.
2.6.7 Noise
The Noise Element Identifies potential problems an d 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 generated by the development of the Specific Plan were evaluated as part of the CEQA process. Project features were proposed such as walls and building materials within current State and City of San Ma rcos building code standards whic h contribute to reducing potential noise impacts to a less than significant level. Additi onally, new development proposed by the Specific Plan is subject to the City’s noise standards.
The future development will separate, reduce, or miti gate noise by utilizing current construction codes and standards which provides additi onal measures preventing noise from entering dwelling units or commercial spaces. If needed, co nstruction noise will be mitigated through proper maintenance of construction vehicles equi pped with noise reduction intakes, exhaus t mufflers, and engine shrouds, in accordance with the manufacturers’ recommendations. When possible, electrical power shall be used to run air compressors and power tools. Equipment staging areas should be located as far as feasible from neighboring occupied properties. Finally, noise attenuation techniques shall be employed, as needed, to ensure noise levels remain at or below 65 dBA Leq at the Specific Plan boundary or as identified by noise analysis conducted for any proposed development within the Specific Plan Area. When combined, each design feature and construction mitigation measure will conform the project to the City’s General Plan Noise Element requirements. These construction and mitigation measures are consistent with the goals and policies outlined in the City of San Marcos General Plan Noise Element.
2.6.8 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 pl an provides adequate capacity to provide safe, suitable, and affordable housing for Ci ty residents. The Housing Element is coordinated with each element to ensure comprehensive polici es and goals throughout the General Plan. These policies and goals form a framework that the Ma rcos Specific Plan will follow to systematically implement a comprehensive housing development plan that is consistent with these goals and policies.
The residential uses proposed by Specific Plan will encompass approximately 5.03 acres within the West- End Planning Area and approximately 8,182 sq. ft. of live-work space (7 units) in the East-End Planning Area. The East-End Planning Area live-work units are intended to be long-term lease apartments. The West-End will include a maximum of 102 multi-family residential dwelling units for an approximate total density of 20.3 dwelling units per-acre (du/acre). This residential density equates to the Medium High Density Residential (MHDR) General Plan land use classification, which allows for 20.1-30.0 du/ac. Homes proposed by the Marcos Specific Plan are designed as workforce housing with a range of unit sizes and Introduction Marcos Specific Plan
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price points, creating opportunities for home ownership that will be attractive to varying income levels.
Therefore, the Marcos Specific Plan is consistent with the goals provided within the Housing Element of the General Plan.
2.7 CEQA Compliance
A Mitigated Negative Declaration (MND) was prepared fo r the Marcos 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 MND examines the relationship the Specific Plan implementation may have on potential environmental impacts to the planning area and makes determinations for mitigati on measures to reduce impacts to be low levels of significance. The MND 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 implemen tation of the mitigation measures outlined within the MND. All future development within the plan ning area is required to adopt and implement the mitigation measures specified in the MMRP, if applicable.
Subsequent development proposals within the Marcos Sp ecific Plan planning area, if found by the City of San Marcos to be consistent with this Plan and the impact analysis and mitigation measures found in the certified MND, may be approved, and implemen ted without further public environmental review according to California Government Code Section 6545 7. Prior to amendment to this Specific Plan, the City of San Marcos shall determine if further enviro nmental review and analysis is required to satisfy CEQA requirements.
2.8 Projects Requiring Consistency with the Specific Plan Discretionary actions and projects proposed within the Specific Plan area are required to demonstrate consistency with this Specific Plan. The actions processed under this Specific Plan which require consistency prior to approval, and/or adoption by the San Marcos City Council are the General Plan Amendment (GPA) and Rezone (R) of the project site from Commercial (C) to Specific Plan Area (SPA), a Site Development Plan (SDP), a Multi-family Site Development Plan (MFSDP), a Conditional Use Permit (CUP), a Tentative Subdivision Map (TSM) and a Tentative Parcel Map (TPM). Subsequent projects proposed within the Specific Plan area must demonstr ate compliance with the Specific Plan’s policies, rules, regulations, and design standards. More discussion on what is considered a project under this Plan can be found in the Implementation Chapter.
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Chapter 3: Land Use & Development Standards
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3 Land Use and Development Standards
This chapter regulates the distribution and intensity of land uses and establishes development standards that will govern all future development within the Marcos Specific Plan. 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.
3.1 Land Use and Development Standards Objectives
Marcos Specific Plan strives to create an appeal ing mixed-use community founded on solid design principles. The Plan area’s relatively flat topography offers an ideal horizontal area for development while the Las Posas Creek which bisects the site create s a natural dividing line between residential and commercial uses and offers an opportunity to create a unique development that incorporates natural features into the built environment. The following de sign standards will provide the parameters for all development within the Specific Plan area and will drive the overall site design.
The Plan area will address community planning goals and will incorporate core residential, commercial, and recreational concepts as well as conservation concepts into the development design. Through careful engineering the site will present a horizontal mixed-use design conscious of recreational open space and orderly circulation design thereby reducing the projects’ impacts while maximizing creek area conservation and urban development opportunities. These planning goals include:
x Create a sustainable development through carefu l balancing of land uses, connections to, and proximity to transportation options, and recreational opportunities. x Create a land use plan that protects Las Posas Cr eek while using the creek as a natural dividing line between Planning Areas.
x Design a series of roadways that allow for safe bicycle, pedestrian, and vehicular circulation and which link the development to the larger community.
x Create a series of built features, using architec ture design and landscape design, that provide a distinct built environment which is pleasing to residents and visitors. x Maintain the feel of the community through use of building materials that complement and enhance the surrounding environment and neighborhoods.
x Create a distinct recreational environment though the careful placement of open space features that blend with natural landforms.
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3.2 Distribution of land Uses
The approximate 12.06-acre Specific Plan area is comprised of two primary land uses: Commercial/Retail land use (East-End Planning Area) and Multi-Family Residential land use (West-End Planning Area). The East-End Planning Area is made up of commercial, retail, restaurant, entertainment, and live-work uses and is approximately 6.05-acres with a total Floor Area Ratio of approximately 0.1. The West-End Planning Area is comprised of 102 units on appr oximately 5.03-acres which equates to approximately
20.3 dwelling units per acre (du/ ac) which is a similar residential density to the City of San Marcos’ Medium High Density Residential (MHDR) 20.1-30.0 du /ac General Plan land us e classification. Other elements of the West-End Planning Area include landscaping area, biof iltration area, and recreational open space areas. 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 Specific Plan Area.
Table 1 Distribution of Land Uses
Land Use Total Gross
Area (acres)
Target
Density
(DU/acre) ¹
Proposed
DU’s
Project
Density/FAR¹
East-End Planning Area 6.05 n/a 7 0.1
Commercial/Retail/Live-work Bldg.
Area
1.12 Driveways/Alleys/Parking/loading 2.18
Landscaping/Open Space 2.75
West-End Planning Area 5.03 20.1-30.0 102 20.3
Residential Bldg. Area 1.74
Driveways/Alleys/Parking/loading 1.25
Landscaping/Open Space 2.05
Las Posas Creek 0.98
Site Total² 12.06 20.1-30.0
du/ac 109 20.3 du/ac. 0.1
FAR
¹Project Density and FAR calculated on the gross residential and commercial planning areas, respectively. *Acreage totals may differ slightly due to rounding.
*The live-work unit density is considered in the East-End Planning Area FAR.
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3.3 City-Owned Land Transfer
As part of the approval of this Specific Plan approximately 0.56-acre of city-owned property from parcel 219-152-74 was transferred to the property owners within the Marcos Specific Plan area. Parcel 219-152- 74 includes the segment of Las Posas Creek within the boundary of the Marcos Specific Plan Area. The lot line adjustment of parcel 219-15 2-74 includes areas adjacent to the Las Posas Creek, excludes the riparian limits of the creek and conservation easement, and is considered usable area for development of buildings, circulation elements, stormwater facilities, landscaping and open space. The area adjacent to the creek shall be fenced to prevent public intrusion into the riparian area. The East-End Planning area acquired approximately0.20-acre of city-owned property as well as 0.05-acre bridge spanning Las Posas Creek. An easement over the bridge shall be granted to the West-End Planning Area for pedestrian circulation and emergency vehicle access. A 0.32-acre easement will be granted to the City of San Marcos via the East-End Planning Area for maintenance ac cess of Las Posas Creek including access over the bridge. The West-End Planning Area acquired appr oximately 0.31-acre of land adjacent to Las Posas Creek. A 0.38-acre easement is granted to the city for creek maintenance ac cess within the West-End Planning Area. The City of San Marcos will retain co ntrol of the remaining 0.98-acre parcel containing Las Posas Creek.
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3.4 Planning Areas
Three Planning areas are proposed for the Marcos Specific Plan: The East-End Planning area which encompasses the portion of the Specific Plan Area east of Las Posas Creek and the West-End Planning Area which encompasses the portion of the Specific Plan Area west of Las Posas Creek, and the City- owned Las Posas Creek Planning Area, which enco mpasses the Las Posas Cr eek including the creek setback buffer area excepting the bridge area spanning the creek. The East-End and West-End Planning Areas share a bridge connection at the southwestern portion of the planning area which spans Las Posas Creek.
East-End Planning Area – The 6.05-acre East-End Planning area is comprised of all land east of Las Posas Creek. The East-End Planning Area will be comprised of modern-day facilities supporting arts, crafts, and entertainment-minded commercial, live-work, makers pace, and retail uses centered around outdoor communal gathering areas.
West-End Planning Area – The 5.03-acre West-End Planning Area is comprised of all parcels west of Las Posas Creek. The West-End Planning Area will include multi-family residential land use and its associated open space and residential common area recreational open spaces.
Las Posas Creek Planning Area – The 0.98 creek is comprised of the total area of the creek including the habitat setback area within the Marcos Specific Plan Area. The bridge spanning the creek is not considered in the Las Posas Creek Planning Area. The only land use allowed within Las Posas Creek Planning Area shall be conservation of open space. Only existing drainage structures and systems shall be allowed within this Planning Area. Fencing, as identified in Section 4.3 shall be allowed on the perimeter of the conservation easement to prevent intrusion into the conservation easement.
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3.5 Allowable Land Uses
Table 2, Allowable Land Uses identifies the permits required to establish uses allowed within the planning areas, consistent with this Specific Plan. Allowed uses shall be for the express purpose of establishing and protecting the re sidential living environment, com mercial/retail operations, and Las Posas Creek envisioned by this Specific Plan. Reside ntial, commercial/retail and Las Posas Creek open space uses are intended to be the primary perm itted uses. All other uses are intended to support residential, commercial/retail, or Las Posas Creek open space uses. 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 9.1.1 of Chapter 9 of this document, the Planning Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on a finding of substantial conformanc e if the proposed use is similar to a use already listed in Table 2.
Table 2 Allowable Land Uses
Use Additional Use Regulations/Definitions
East-End Planning Area Uses
Commercial Artist/Production Studio Uses
Commercial Artist/Production
Studio, General P Any performing arts, graphic arts, craft arts or similar studio.
Music Venue, Indoor. DP Occupancy of indoor music venues shall be set at 1 person per 15 SF of usable space.
Tattoo Artist P Subject to SMMC Section 20.400.200 and Chapter 8.95 Only 1 tattoo shop shall be allowed.
Industrial/Maker Space Uses
Alcohol Production, Brewery,
Distillery, Winery P With or without a tasting room.
Catering P
Commercial Bakery P
Culinary Maker Space, General P Any use involving the manufacturing of food or drink products. Includes all variety of food production.
Craftworking Maker Space,
General P Any arts and crafts maker space use.
Fermentation Farm P Manufacturing of probiotics and/or yeasts.
Woodworking/Metalworking P Craft woodworking and metal working makerspace.
Recreation, Education & Public Assembly Uses
Visual & Performing Arts
Schools/Classes, General P Any performing, visual, or craft art program.
College, Non-Traditional Campus DP Any alternative educational program. Not to exceed 50% of the site’s total leasable area.
College, Traditional Campus DP Not to exceed 50% of the site’s total leasable area.
Commercial Entertainment P
May be a primary business or an accessory use.
Includes special events and performances. Refer to
Section 3.6.1.4. for regulations.
Commercial Recreation P
Museum, Library, or Gallery P
School DP Not to exceed 50% of the site’s total leasable area.
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General Retail Uses
Retail, General P
Theater, Single Screen DP
Office, Professional, & Business Support Uses
Office, General P
Food & Beverage Uses
Bar P
Brewery Tasting Room P With or without on-site production.
Distillery Tasting Room P With or without on-site production.
Restaurant P
Wine Bar P With or without on-site production.
Residential Uses
Live-Work Dwelling Units P A maximum of seven (7) live-work units.
Wellness Uses
Day Spa P Subject to SMMC Section 20.400.250. Massage
allowed as an accessory use only.
Wellness Studio, General P Includes fitness, yoga, and similar studios.
Nutritionist P Businesses providing nutritional advice and services.
Wellness Center P
Any use focused on providing a good or service
oriented toward health and beauty. Massage allowed
as an accessory use only.
Accessory/Temporary Uses
Art Installations A, T
Includes two (2) billboards to remain on property.
Refer Section 3.6.1.3 for regulations. Temporary art
installations allowed.
Performing Arts Space, Small A
Instructional Classes/School A
Event Space/Conference Hall T
Gallery A, T
Kiosks A In locations shown on approved Site Development Plan Museum T
Outdoor seating A Accessory to an approved/permitted use.
West-End Planning Area Land Uses
Apartments MFSDP 20.1-30.0 du/acre
Condominiums MFSDP 20.1-30.0 du/acre
Guest Parking A Refer to Section 3.6.2.3
Recreational Amenities A Refer to Section 3.6.2.3
Las Posas Creek Planning Area Uses
Conservation Open Space P City of San Marcos Las Posas Creek parcel.
Signage P Refer to SMMC; Per Consultations with City, State, and Federal Wildlife Agencies.
Fencing P Per Consultations with City, State, and Federal Wildlife Agencies.
Drainage Structures P
Specific Plan Area Accessory Uses
Alternative Energy Systems A
Electric Vehicle Charging Facilities A
Wireless Communications Facility A Subject to current city permitting requirements. East- End Planning Area only.
Signs A Subject to approved Sign Program and/or SMMC
Chapter 20.320.
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Symbol:
P = Permitted use subject to compliance with all applicable provisions of the Marcos Specific Plan.
A = Accessory Use
T = Temporary Use = Any use of space for art installations or temporary accessory uses not to exceed 180 days unless authorized by the Planning Director.
DP= Directors Permit
CUP = Conditional Use Permit
MFSDP = Multi-Family Site Development Plan
SMMC = San Marcos Municipal Code. Municipal Code reference numbers subject to change by the City of San Marcos.
3.6 Development Standards
The development standards for all projects proposed within the Specific Plan area are presented in Table 3, Development Standards. These standards include building setbacks , height limitations, open space requirements, and more. Figure 7 provides a visual representation of the Conceptual Site Plan including planning areas which may be included in the Sp ecific Plan. Development standards apply to the residential and commercial/retail planning areas. The Las Posas Creek open space planning area includes separate standards intended to pr otect and preserve habitats and species from development encroachment or human and pet encroachment.
Table 3 Development Standards
East-End Planning Area Standards
Use Standards Additional Standards/Notes
Lot Standards
Maximum FAR 0.7
Lot Coverage 50%
Maximum Building
Height 60’
Maximum
Architectural
Projections Heights
65’ Includes architectural wood frame feature
Maximum Live-Work
Units 7
Development Setbacks
Grand Avenue 52’ min. Measured from Grand Ave. centerline to buildings.
Linda Vista Drive 10’ min. Measured from PL or Ultimate Right-of-Way to buildings.
Interior PL, Parking 5’ min.
Building Separation 10’ min.
Parking Standards
Commercial Parking
Total 278 min. Refer to Shared Parking Analysis by C&R Associates, dated 12/4/2022.
Standard Parking Stall 9’ x 18’ min. or 9’ 16’ + 2’
overhang
Compact Stall 8.5’ x 16’
20% of site parking total. Any overhang shall not extend into any required walkways or conflict with taller
landscaping such as trees.
ADA Stall
9’ x 18’ + 5’ loading zone
for standard ADA space
& 12’ x 18’ + 5’ loading
zone for van accessible
space
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Bicycle 1 space/5,000 SF gross
floor area Refer to Section 3.6.1.9.D.
Open Space/Landscaping
Landscaping 10% of net developable
site
Live-Work Private
Open Space
Provide min. 140 sf of
deck area per unit.
Provide a minimum of
2,500 SF of common area
open space
Other Standards
Walls and Fencing 7’ max Refer to Section 4.1.7.3. Refer to Las Posas Creek Planning Area standards for creek fencing standard.
Signage Refer to Section 4.1.7.4 & Chapter 20.320 of the SMMC
West-End Planning Area Standards
Use Standards Additional Standards/Notes
Lot Standards
Density 20.1 - 30.0 du/ac
Minimum Lot Size 10,000 sq. ft.
Maximum Lot
Coverage
n/a No standard.
Maximum Building
Height 45 feet or 3 stories Whichever is less, as measured from the adjacent grade to the top of the tallest roof or architectural feature.
Development Setbacks
Grand Ave. 52’ min. Measured from Grand Ave. centerline to buildings.
Property Line 10’ min.
Interior PL, Parking 8’
Interior Parking to
Building
5’
Private Driveway 3’ Measured from back of walk or from face of curb when no sidewalk is present.
Private Alley 3 feet or 18 feet plus Measured from face of garage door.
Building Separation 15 feet minimum Consistent with adopted Building Code on building design.
Parking Standards
Garage 2 spaces per unit
maximum Refer to Section 3.6.2.2.
Guest 0.33 per unit maximum Refer to Section 3.6.2.2.
Standard Parking Stall 9’ x 18’ min. or 9’ 16’ + 2’
overhang
Compact Stall 8.5’ x 16’ Maximum 20% of total spaces may be compact spaces.
ADA Stall
9’ x 18’ + 5’ loading zone
for standard ADA space
& 12’ x 18’ + 5’ loading
zone for van accessible
space
Bicycle
Individual unit garage
space shall act as bicycle
parking.
Refer to Section 3.6.2.2.
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Open Space Standards
Private Open Space
Provide units with ground
floor living a minimum of
90 sf of patio and/or
balcony space. Provide
50 sf balcony for 2nd story
units and above
Refer to Section 3.6.2.3.
Common Open Space
Area equal to 30% of
livable ground floor area
of all units
Refer to Section 3.6.2.3.
Walls and Fencing 7’ maximum
Refer to Section 3.6.2.3. Taller walls may be allowed for sound attenuation as approved by the Planning Director.
Refer to Las Posas Creek Planning Area standards for
creek fencing standard.
Las Posas Creek Planning Area Standards
Use Standards Additional Standards/Notes.
Lot Standards
Density n/a No development allowed.
Minimum Lot Size 0.98-acres
Maximum Lot
Coverage n/a No development allowed.
Setbacks n/a
The modified parcel line for both the East-End & West-
end Planning Area’s aligns with the conservation
easement. No development shall occur within the
conservation easement area.
Fencing 4’ maximum from grade
Split-rail wood fence with 2” x 2” wire mesh, or a
combination thereof consistent with Negative
Declaration 09-789.
Signage Signage consistent with Negative Declaration 09-789
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3.6.1 East-End Planning Area Development Standards
The East-End Planning Area encompasses a total of 6. 05-acres and is comprised of commercial/retail, entertainment, and live-work uses along with associated landscaping and commercial recreational open space areas east of Las Posas Creek.
3.6.1.1 East-End Land Uses Governed by Conditional Use Permit The East-End Planning Area includes a variety of commercial, retail, live-wo rk, and makerspace uses which will be under an umbrella Conditional Use Perm it (CUP). The following descriptions may be used as a guide to allow proposed uses within the East-End Planning Area. Due to the innovative nature of the Specific Plan area, there may be land uses that are compatible with the East-End Planning Area concept but not identified as an allowed land use in the Table 2 and the descriptions be low; therefore, any land use compatible with the allowed uses should be cons idered at the discretion of the Planning Division Manager. Land uses should generally be allowed to operate from any location within the East-End Planning Area unless a specific location for a use is noted or restricted per the land use guidelines herein.
A. Commercial Artist/Production Studio Uses – These spaces include busi nesses which focus on the creation and construction of visual arts as well as industrial or a pplied arts. Typical uses involve physical creation of artistic objects or performance arts studios. Businesses may involve the production of performance ar t or the creation of physical objects in fashion, photography, sculpture, woodworking, and general craftsman operations.
B. Industrial/Maker Space Uses – These uses typically focus on crafting spaces that allow individuals or groups/companies to manufacture and distribute craft products such as furniture, metal products, home goods, foods, beverages, and other craft-style products. These uses may utilize shared tools and equipment.
C. Education Uses – East-End Planning Area education uses generally will be utilized as accessory to an allowed use as instructional classes or similar. These uses should be focused on instruction and education in science, technology, audio arts , visual arts, performance arts, crafts, and culinary arts.
D. General Retail – These uses are focused on the general sale of retail items from storefronts and may include a variety of sales and services.
E. Office Uses – Office uses included in the East-End Plan ning Area allow for professional design consultants such as architecture, engineering and planning firms, design studios, fashion studios, graphic design studios, accounting offices, and other professional office uses.
F. Food and Beverage Uses – Typical food and beverage uses will operate throughout the East- End Planning Area and will include breweries, sit down restaurants, cafés, coffee shops, distilleries, wine tasting rooms, and other restaurant and food and beverage uses.
G. Wellness Uses – These uses typically provide health an d wellness-oriented services related to healthy living. Uses may include spa’s, salons, nutrition-focused businesses, yoga studios, pilates studios, meditation studios, and other mind and body related businesses.
H. Accessory Uses – Accessory uses may be related to any of the above uses such as patio dining for restaurant uses, outdoor yoga practice or similar activities, art showings and temporary Land Use & Development Standards Marcos Specific Plan
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museums for maker and retail uses, billboards, and art installations (Secti on 3.6.1.3.), kiosks (Section 3.6.1.6.), as well as events covered in Section3.6.1.4.
3.6.1.2 ABC Permits
The East-End Planning Area allows for uses which may serve alcohol as well as allow for a shared premise to serve alcohol. Therefore, permits from the California Department of Alcohol Beverage Control (ABC) may be issued to businesses within the East-End Planning Area. The following standards apply to alcohol service and consumption within the East-End Planning Area:
1. The entire East-End Planning Area shall be tr eated as a shared ABC premise allowing spill out dining and tasting from restaurants, micr obreweries, and tasting rooms into community gathering spaces. Control points will occur at entries to each community gathering area meeting ABC fencing and signage requirements.
a. Bars having allocated patio space shall be allowed to seat patrons on the patio.
2. Any use serving alcohol, and which is allowed within this Specific Plan will not require a 500-foot separation from any other use allowed within the Specific Plan Area including residential uses, religious assemblies, schools, or other youth-oriented institutional activities.
3. Uses eligible for ABC licenses within the East-End Planning Area include:
a. Bars
b. Beer Gardens
c. Breweries
d. Distilleries
e. Restaurants
f. Retail Sales
g. Wine Bars
4. Typical ABC License Types allowed within the East-End Planning Area:
a. Type 04, Distilled Spirits Manufacturing
b. Type 20, Off Sale Beer & Wine
c. Type 23, Small Beer Manufacturing
d. Type 41, On Sale Beer & Wine – Eating Place
e. Type 47, On Sale General – Eating Place
f. Type 48, On Sale General – Public Premise
5. ABC control Points
a. Community gathering areas shall use walls, landscaping, landsc ape planters, benched seating, or similar landscape design features to funnel people through control points. b. Signage consistent with ABC guidelines shall be posted at entry and exits from control points.
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Figure 8 ABC Shared Premise Boundary
3.6.1.3 Art Installations and Billboards
Art installations may be provided in the following forms:
1. Murals
2. Sculptures
3. Performance arts
4. Other – as approved by the city’s Planning Director
The existing billboards on the north property line wi thin the East-End Planning Area shall remain and shall be repurposed as East-End Planning Area ar t and event information billboards. The following standards apply to the billboard displays:
1. Art installations are allowed for billboard use.
2. Event advertising for East-End Planning Area events shall be allowed to use the billboards.
3. Billboards should avoid potentially offensive art installations.
4. No digital signage or performance art shall be allowed on the billboards.
5. No advertisements for offsite uses shall be disp layed on billboards after occupancy of the East- End Planning Area.
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Figure 9 Proposed Billboard Locations
3.6.1.4 Events and Entertainment
Events shall be allowed within the Specific Plan area and will occur within the various gardens and plazas spread throughout the East-End Planning Area. Events and entertainment not included in Table 4 should reference the standards in Section 3.6.1.4, A to be considered an allowed event. Events similar in nature to those listed in Table 4 shall be allowed within the parameters of the size categories below. Events and entertainment not included in section Table 4 may be allowed subject to the Planning Director’s decision.
The following development standards apply to all ev ents and outdoor entert ainment proposed within the East-End Planning Area:
A. Allowable Events and Entertainment
Events within the Specific Plan shall be allowed based on the following criteria:
1. Events and entertainment must fall within the event size category identified in Section
3.6.1.4.B.
2. All proposed events and entertainment must comply with the parking requirements identified in Section 3.6.1.9.C.
3. Events and entertainment may occur from 10 a.m. to 10 p.m. Noise shall not exceed 65 dBA Leq at the property line per SMMC 20.300.070E.
4. Large Events and/or events requiring the use of parking areas shall require a special event permit issued by the City of San Marcos.
5. Prior to the first event, a final Parking Management Plan shall be approved by the Planning Director.
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6. Offsite parking accommodation may be requ ired to be secured prior to the event and/or other alternative methods utilized as identified in the latest approved Parking Management Plan.
7. Any proposed offsite parking agreements shal l be provided to the city in advance of the event and/or application of a Special Event Permit.
B. Event Categories
Events which may occur on the site are anticipated to be classified in three categories:
1. Small Events (10-20 people):
a. May occur on a weekly basis.
b. Small events may be held indoor s or in outdoor gathering spaces. c. Small outdoor events shall take pl ace during regular business hours.
2. Medium Events (20-100 people)
a. Medium events may occur twice monthly.
b. Medium events may be held indoor s or in outdoor gathering spaces. c. Medium events may take place on weekends between the hours of 4 p.m. to 10 p.m. or as approved by a special event permit issued by the City of San Marcos prior to the event. d. Medium events shall not utilize on-site pa rking areas unless a Special Event Permit is approved by the City prior to the event.
3. Large Events (100+ persons)
a. Large events may take place once a quarter.
b. Large events would be geared toward attracting the community. c. Large events shall be held in outdoor gathering spaces. d. Large events may take place between the hours of 10 a.m. to 10 p.m. e. Large events shall require a Special Event Pe rmit approved by the City prior to the event.
The Special Event Permit shall be accompani ed by proof that adequate off-site parking has been secured.
4. Accessory Entertainment for Bars and Tasting Rooms
a. Accessory entertainment will be allowed wi thin bars and tasting rooms and on outdoor patio spaces allocated to bars and tasting rooms.
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Table 4 Allowable Events
Event Category Event Type Allowed Event Location
Small Events
(10-20 people)
Art Demonstrations & Educational Speakers Indoor/Outdoor Art Lectures Indoor/Outdoor
Buskers in Makers Promenade Indoor/Outdoor
Live music Indoor/Outdoor
Movies Indoor/Outdoor
Wellness/Yoga Indoor/Outdoor
Medium Events
(20-100 people)
Concerts Indoor/Outdoor
Craft Fair Indoor/Outdoor
Music School Recitals Indoor
Open Studio Nights Indoor/Outdoor
Outdoor Movies Outdoor
Summer Movies Series (Art Film festival) Indoor/Outdoor Large Events
(100+ people)
Concerts Outdoor
Craft Fair Outdoor
Craft Beer Festivals Outdoor
Farmers Market Outdoor
Food Festivals Outdoor
Holiday Festivals Outdoor
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Figure 10 Conceptual Indoor Event Locations
Figure 11 Second Story Indoor Event Locations
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Figure 12 Outdoor Festival and Market Locations
3.6.1.5 Floor Area Ratio (FAR)
The East-End Planning Area is located on approxim ately 6.05- acres and includes approximately 51,269 sq. ft. of building area. This equates to a FAR of 0.1 for the Planning area, which is within the target FAR for the site.
3.6.1.6 Kiosks
Kiosks shall be allowed in various locations throughout the East-End Planning Area and shall comply with the following standards:
1. Kiosks shall not impede pedestrian traffic and shall maintain a minimum of 5’ of clear walkway space.
2. Kiosks may be used for art fairs, holiday markets, night markets, and temporary pop-up uses for short-term events and shall be removed at the end of the event.
3. Kiosks may utilize vintage trailers, refurbished vehicles, or other similar items.
4. Two Permanent kiosk are included within the East-End Planning Area; however the Kiosks are designed as amenities and when not in use would be utilized as outdoor bench seating or other similar landscape design features.
a. The permanent kiosks would operate during events.
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Figure 13 Kiosk Locations
3.6.1.7 Live-Work Units Open Space
Live-work units will provide private open space in the form of deck space for each dwelling unit. In addition, approximately 2,059 SF of common area private open space located to the rear of the units will be available for use by all live-work residents.
1. A minimum of 151 SF of main entry courtyard sp ace shall be provided for each live-work unit.
2. A minimum of 140 SF of exclusive use deck spac e shall be provided for each live-work dwelling unit.
3. The 2,059 SF common area private open space shall not be used as storage area. a. Common area private open space may include recreational amenities such as:
i. Barbeques and seating area.
ii. Picnic tables or seating.
iii. Open turf area.
iv. Lawn sports such as volleybal l & bad mitten, bocce ball, etc. v. Fire pit.
vi. Other similar recreational amenities.
3.6.1.8 Landscaping Regulations
All open space areas shall be landscaped in accord ance with the City of Sa n Marcos’ Water Efficient Landscape Ordinance (WELO). All required landscapin g shall be permanently maintained in a healthy condition free from weeds, trash, and debris per the city-approved landscape plan. Any deviations from the approved landscape plan shall be approved by the city.
1. Lighting Regulations
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Lighting fixtures shall be directed and shielded so as not to illuminate surrounding properties and reduce glare and shall comply with the following standards, as verified through a photometric study:
a. 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.
b. 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.
c. No light shall spill over into neighboring properties or the Las Posas Creek open space land use.
d. All lighting shall be shielded and directed downward.
3.6.1.9 Parking & Rideshare
Off-street parking for the East-End Planning Area will be regulated in accordance with the SMMC and the following requirements:
A. General Requirements
1. Parking shall only be permitted in designated parking spaces. No parking shall be permitted in Private Drives, Private Drive Aisles, or driveways.
2. All circulation, ingress and egress, and off-st reet parking areas shall be surfaced with an asphalt, cement concrete paving, or compacted decomposed granite, designed to withstand repeated vehicular traffic. Oth er paving material may be used, such as pervious surfaces, subject to the approval of the Planning Director and City Engineer.
3. All guest parking spaces, Private Drives, Pr ivate 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.
4. Proposed uses within the Specific Plan shal l reference the latest city-approved Shared Parking Analysis (currently produced by C&R Associates dated 10/21/2022) to determine their use is consistent with the maximum squa re footages identified for the respective use category. When a specific use is proposed which exceeds a use category’s maximum square footage threshold for parking required, the us e may still be allowed within the East-End Planning Area when the specific proposed us e does not exceed the total required parking thresholds for all categories.
B. Parking and Loading
1. A minimum of 278 parking spaces shall be provided for the East-End Planning Area.
2. Live-work units will provide 1 parking space per unit.
3. Parking Space dimensions shall be provided as follows:
i. Perpendicular guest parking spaces shall have a minimum dimension of nine (9) feet wide by 18 feet long or 9 feet wide by 16 feet long with a two (2) foot overhang for regular Land Use & Development Standards Marcos Specific Plan
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spaces and 8.5 feet wide by 16 feet long or 8.5 feet wide by 14 feet long with a two (2) foot overhang. Bumper guards or wheel stops sh all be provided in such a manner as to ensure that no portion of any parked vehicl e 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 an 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. ii. Parallel guest spaces shall provide a minimum di mension of nine (9) feet wide by 22 feet long. End spaces may be reduced to 18 feet long.
iii. 20% of the total spaces may be compact spaces.
4. Parking shall not be permitted within the setback area to Grand Ave. or Linda Vista Dr.
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 (WELO).
6. Designated parking spaces for the disabled shal l 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.
7. Delivery/loading areas are identified in Figure 14.
C. Event Parking
Parking for special events shall be subject to the following development standards:
1. Events shall utilize existing commercial parking spaces, valet services, and/or offsite parking and shall be controlled by the latest approved Parking Management Plan prepared for the Specific Plan area and/or Special Event Permit issued by the City of San Marcos.
D. Bicycle Parking
The following standards promote the use of bicycles as an alternative to single occupancy vehicle use in accordance with Specific Plan Objectives #1 and #5:
1. Provide at minimum 1 bicycle parking space pe r 5,000 SF of Commer cial area, 1 bicycle parking space per 10,000 SF of Office area, 1 bicycle parking space per 7,500 SF of retail area, and 1 bicycle parking space per 10,000 SF of makerspace.
2. For all area use classifications 25% shall be Class I bicycle pa rking facilities and 75% Class II bicycle parking facilities.
3. Guest bicycle parking shall consist of permanently anchored bicycle racks or other secure bicycle parking in a location readily visible to passers-by.
E. Electric Vehicle Parking and Charging
The following standards implement Specific Plan Objectives #1:
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1. A minimum of five percent (5%) of the commer cial/retail 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. Charging stations/spaces shall not interf ere with on-site parking or pedestrian circulation.
3. Charging stations/spaces shall be maintained in functioning order in all respects.
4. Final EV stall locations will be determ ined prior to the issuance of a building permit.
5. Supercharging stations shall be allow ed within the Specific Plan area and processed via building permits with the City of San Marcos.
F. Valet, Rideshare, and Delivery Services
Valet and rideshare shall be allowed within the East-End Specific Plan.
1. Valet parking shall be controlled by the la test city-approved Parking Management Plan prepared for the Marcos Specific Plan.
2. Valet and rideshare drop-off and pickup locations shall not block or interfere with emergency vehicle parking, i.e., red-striped curbs, or block fire hydrants or other fire equipment.
3. Valet services shall be utilized in accordance with the latest approved parking management plan during large events, or as demand increases and during holiday festivals.
4. A minimum of four (4) rideshare drop-off and pickup locations will be provided for the East- End Planning Area.
5. The Planning Area will provide three (3) short delivery service areas at a minimum. These areas shall not block or interfere with emergency vehicle parking, i.e., red-striped curbs, or block fire hydrants or other fire equipment.
Valet and rideshare drop-off and pickup locations
are identified in Figure 14.
6. Rideshare is encouraged when visiting the Specific Plan area. ͳͶ
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3.6.2 West-End Planning Area Development Standards
The principal residential land uses within the Specific Plan are located within the West-End Planning Area and include multi-family residential land uses and their respective private and common area recreational open space.
3.6.2.1 Density
The West-End Planning area is approximately 5.03 -acres and may accommodate multi-family dwelling units at a density of 20.1-30.0 du/a cre, which is consistent with the City of San Marcos Medium High Density Residential MHDR General Plan Land Use classification.
3.6.2.2 Parking
This section shall provide regulation of off-street parking for all residential development within the West- End Planning area of the Marcos Specific Plan. Pa rking standards have been developed in accordance with the SMMC Section 20.340 Off-Street Parking and Loading.
A. General 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-stre et 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 pervious surfaces, subject to the approval of the Planning Director and City Engineer.
3. All guest parking spaces, Private Drives, Pr ivate 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 residential garages within the West-End Planning Area:
1. Garages shall provide a minimum of two (2) parking spaces.
2. Each interior garage parking space shall maintain an unobstructed dimension of 40 feet long and 12 feet wide for tandem garages and 20’ x 20’ minimum for two-car side by side garages and 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. Twenty-five % (25) of West-End dwelling units may feature tandem garage parking.
4. 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.
5. Bicycle parking shall be allowed within garages.
6. Garage spaces shall be used for parking and not storage, which shall be enforced through the Community’s Covenants, Conditions, & Restrictions (CC&Rs).
C. Guest Parking
The following standards shall apply to all guest parking within the West-End Planning Area:
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1. A minimum of 0.33 guest spaces per unit shall be required. Calculations for the required number of spaces of 0.5 or gr eater shall be rounded up to the nearest whole number.
2. Parking Space dimensions shall be provided as follows:
i. Perpendicular guest parking spaces shall have a minimum dimension of nine (9) feet wide by 18 feet long. Bumper guards or wheel stop s 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 land scape areas or paved walkways. Such an 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. The 20% allowed compact stalls shall be for guest spaces only and shall not permit any overhang. ii. Parallel 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. Where possible, guest parking spaces should be evenly distributed throughout the Specific Plan area and designed to occur along private driveways where possible. Apartment building types may cluster parking adjacent to buildings.
4. Parking shall not be permitted within the setb ack area of any setback to Grand Ave. and should be located behind buildings and interior to the Specific Plan area, where feasible, 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 (WELO).
6. Guest parking spaces shall be solely used for parking, not for storage; display or sale or lease; or repair of vehicles, trailers, recreation vehicles, boats, or similar.
7. In addition to required guest spaces, at least one (1) space shall be reserved for United States Postal Service and other delivery trucks per residential lot. Where possible, this delivery space should be conveniently located near grouped mailboxes.
8. Designated parking spaces for the disabled shal l 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.
D. Bicycle Parking
The following standards promote the use of bicycles as an alternative to single occupancy vehicle use in accordance with Specific Plan Objectives #1 and #5:
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.
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2. Provide guest bicycle parking at a ratio of one (1) bike per 5 units. Guest parking shall consist of permanently anchored bicycle racks or other secure bicycle parking in a location readily visible to passers-by.
E. Electric Vehicle Parking and Charging
The following standards implement Specific Plan Objectives #1:
1. A minimum of five percent (5%) 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 spac es 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 not interf ere with on-site parking or pedestrian circulation.
4. Charging stations/spaces shall be maintained in functioning order in all respects.
5. Final EV stall locations will be determin ed prior to the issuance of the building permit.
3.6.2.3 Open Space
In accordance with SMMC, new multi-family residential developments are required to provide both private and common open space.
A. Private Open Space
Private open space is defined as open space ar eas intended for the priv ate use of individual dwelling units. Each dwelling unit with living space on the second story and above should provide a minimum of 50 square feet of private open sp ace. Units with ground floor living space shall provide a minimum of 90 square feet of patio space. Private open space areas shall be subject to the following requirements:
1. Private open space calculations may be averaged so long as the total private open space exceeds the minimum square footage required in the SMMC.
2. Private open space shall be directly acce ssible from the interior living space of the unit it is intended to serve.
3. Private open spaces shall be located on the same floor as the primary living area to maximize functionality.
4. Private open space shall not be used for storage.
B. Common Open Space
Common area open spaces are provided for the benefit of residents and their guests.
1. An area equal to 30% of the total livable gr ound floor area of all units shall be provided as usable common open space.
2. Common open space exceeding ten pe rcent (10%) in slope shall not be considered usable open space.
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3. Walkways and bike paths shall be used in the calculation of usable open space.
4. Children’s play structures, including tot lots and playground equipment should be strategically spaced in the West-End planning area to maximize utility. a. A minimum of 400 square feet of tot l ot area for every 25 dwelling units. b. Children’s play areas shall be a mini mum of 400 square feet of usable area. c. Children’s play areas shall be effe ctively buffered/fenced from adjacent streets and parking areas.
d. Play equipment should mimic the ad jacent natural creek environment and include elements such as climbing boulders, rocks, salvaged logs, mounded earth berms, or other natural-looking play features.
5. In addition to the of tot lot play area requirements described above an additional 800 square feet of playground or tot lot area shall be provided. a. Playgrounds may be combined with tot l ots to create larger enhanced play areas.
6. At least three (3) major recreational am enities shall be provided for the West- End Planning Area and may include similar amenities as the following:
a. Basketball court
b. Garden, community, meditation, or similar.
c. Lawn game(s) such as bocce ball, cornhole, horseshoes, or similar. d. Multi-purpose recreation center.
e. Off-leash pet area/dog park.
f. Outdoor exercise area.
g. Picnic space(s) with gas barbeque/outdoor kitchen.
h. Playground.
i. Pool or spa.
j. Tennis court.
k. Volleyball court.
Other similar amenities may be allowed pending approval by the Planning Director.
7. Amenities should be distributed throughout the site and should be selected to cater to a diverse range of interests and lifestyles incl uding pet owners, young families, singles and more. Spaces should be provided that offer opportunities to play, socialize, and relax.
C. Wall and Fences
Walls and fences within the West-End Planning Area serve as functional boundaries framing outdoor spaces as well as complementary pieces of the landscape design. The review of walls and fences shall be an integral part of any site plan, permit, or Multi-Family Site Development Land Use & Development Standards Marcos Specific Plan City of San Marcos Marcos Specific Plan
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Plan review application. Compliance with all wall and fence regulations contained herein shall be required unless otherwise approved by the Planning Director.
1. Walls, fences, and monuments may be used to create partitions between private open spaces, screen the development from roadways, reduce noise from roadways, and enhance the site design.
2. Development within the planning areas shall be designed to minimize walls and fences where possible to support an open community.
3. Walls and fences shall not exceed seven (7) feet in height. Decorative pilasters may exceed the maximum height by one (1) foot and shall have a maximum of 50’ of separation. Taller walls or fenc es for sound attenuation may be allowed upon review and approval of the Planning Director.
4. Walls, fences, and architectural screening elements shall be compatible with the architectural treatments of the site buildings.
5. No wall, fence, or landscape element shal l interfere with intersection visibility, line of sight, or other safety issues.
a. Blank walls are prohibited. Where scre ening or security walls (excluding tubular steel or other “open” fence types) are located within ten (10) feet of 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.
b. All retaining walls are subject to the Ci ty of San Marcos Municipal Code and Engineering Standards.
3.6.2.4 Landscaping Regulations
All open space areas shall be landscaped in accord ance with the City of San Marcos’ Water Efficient Landscape Ordinance (WELO). All required landscapin g shall be permanently maintained in a healthy condition free from weeds, trash, and debris per the city-approved landscape plan. Any deviations from the approved landscape plan shall be approved by the city.
2. Lighting Regulations
Lighting fixtures shall be directed and shielded so as not to illuminate surrounding properties and reduce glare and shall comply with the following standards, as verified through a photometric study:
e. 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.
f. 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.
g. No light shall spill over into neighboring properties or the Las Posas Creek open space land use.
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h. All lighting shall be shielded and directed downward.
3. Signs
Signs are permitted within the Specific Plan area and shall be subject to the City of San Marcos sign code and as described herein.
One (1) Monument Sign is permitted at each West-End Planning Area entry. Monument signs shall be subject to the following requirements:
1. Each monument sign shall not exceed six (6) feet in height.
2. The sign face for each monument sign, exclusive of any decorative pilaster(s) or sign base, shall not exceed a maximum area of 20 square feet.
3. Monument signs shall be set back a minimum of five (5) feet from any property line, subject to Engineering Division approval.
4. Monument signs shall not interfere with intersection visibility, line of sight or other safety issues.
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Chapter 4: Design Standards
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4D e s i g n S t a n d a r d s
The architectural design guidelines contained herein are meant to supplement the development standards outlined in Chapter 3. The design standa rds and regulations will help ensure a high-quality Specific Plan area designed to complement an d enhance the community. To create successful communities, architectural design must embody methods which are flexible enough to meet the changing needs of the consumer market yet, mus t also create visually pleasing structures complementary to the surrounding area. For those reas ons, the proposed architectural style has been presented for inclusion in the Marcos Specific Plan Area and was chosen based on its historic popularity with homeowners in California.
The following overview offers a brief description of the look and feel for the East-End Planning Area and the West-End Planning Area for the Marcos Specific Plan architectural style.
4.1 East-End Planning Area Design Standards
The East-End Planning area is comprised of commercial uses, live-work, makerspace, and retail uses and shall adopt an appropriate architectural style and design that complements the artistic nature of the planning area.
4.1.1 Architectural Style
The East-End Planning Area’s art and craft-oriented business theme should reflect an area which is rich in art and cultural influences and therefore should exhibit a high-quality artistic design. The East-End Planning Area incorporates elements of Early Cali fornian architecture and blends those into a modern- contemporary style. The planning area utilizes colors, forms, materials, and shapes including earth tones, natural wood, concrete, and stucco meant to comp lement the natural setting of San Marcos while remaining timeless. Those elements are then blended with modern forms such as exaggerated eaves and porches, broad roof overhangs, large walls of glass, open floor plans, and sh arp lines. All architectural elements proposed for the East-End Planning Area should consider this theme when proposing designs.
4.1.2 Building Materials, Accents, and Colors
Materials and accents are a key factor in defining architectural style. They convey a sense of quality and contribute to the community character. Building colo r is the unifying compon ent of structures, which creates a sense of variation for the streetscape and builds upon the founda tion of the community aesthetic. The following design guidelines should be considered when selecting materials and colors:
1. Select materials, accents, and colors which are appropriate for each façade and contribute to enhancing the visual theme for the planning area and match the theme for the specific style of building to which they are applied.
2. Use materials and colors to accentuate changes in massing, define individual suites, and complement architectural materials and features.
3. Choose colors and materials that complement each other and add depth to the community.
4. Use color palettes to distinguish groupings of buildings within the planning area and improve the visual interest of streetscapes.
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5. Appropriate materials include, but are not limited to, cement, wood, stone or brick veneer, glass, fabric sidings/sails, and stucco. Metal roofs, accents, and trims are acceptable within the planning area.
6. Choose colors to achieve a reasonable representation of a particular architectural style and which lend authenticity to the final product.
7. Accent colors should complement the palette of the main structure.
8. Patterns based on the colors identified in Table 5 may be incorporated into the paint schemes for buildings.
Table 5 East-End Planning Area Building Materials and Colors Colors Materials
Beige Brick
Browns Concrete Masonry Block
Creams Corrugated Metal
Dark Browns Fabric
Earthen Colors Fiber Cement
Gray Tone’s Metal Roof
Rust Metal Trim
Tans Stone
Stucco
Wood
Woven Reeds
4.1.3 Floor Plan Summary
Floor Plans for the East-End Planning Area shall accommodate the commercial/retail and live-work users’ businesses. Floor plans will accommodate a variety of uses and may be modified by tenants in accordance with regulations in this document as well as through the City of San Marcos tenant improvement building plan process.
Live-work units shall provide storefront entry. Li ve-work units shall provid e a minimum of 140 sf. of private open space for each unit. The private entry open space shal l be shared between units and total approximately 2,847 sf. Trash receptacles shall be stored in the rear yards within a covered enclosure.
For clarity, conceptual elevations are grouped into districts and shown on Figure 18 through Figure 20.
4.1.4 Kiosk Design
Kiosks proposed for the East-End Planning area may take on a variety of forms and design styles. Kiosks should complement the overall theme of the Specific Plan Area. Kiosks may be mobile or permanently affixed. Proposed Kiosks which utilize permanent foundations shall require a building permit and should comply with the style and materials identified in this chapter. Non-permanent kiosks may utilize a variety of materials and colors as allowed by East-End Planning Area ownership group.
1. Permanent kiosks shall not exceed 100 SF.
2. Non-permanent kiosks shall not exceed 50 SF.
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Figure 15 Kiosk Examples
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4.1.5 Massing and Scale
Massing and scale contribute to the visual identity between commercial suites and the built environment.
Those qualities help dictate the placement, size, and form for commercial/retail buildings within the East- End Planning Area. Building type placement was studi ed to achieve the best possible groupings as well as providing transition massing between the neighboring commerci al and light industrial structures, thereby enhancing the visual character of the ne ighborhood. Incorporation of the following design concepts should be considered for the architecture within the Specific Plan Area:
1. Utilize horizontal massing for building-form elements.
2. Utilize a mix of flat and gabled roofs with broad roof overhangs.
3. Utilize exposed steel application, unfinished conc rete block, long-span steel trusses and wood finishes.
4. Permit open, column-free spaces.
5. Emphasize wood stains or alte rnative protective applications over paint to place emphasis on character of wood.
6. Utilize large expanses of glass to take advantage of views.
7. Incorporate circular designs fo r buildings and arches for unique building treatments on vernacular buildings.
4.1.6 Open Space Design
Open space is a critical component of the Specific Plan and is provided in several forms to improve the quality of the Specific Plan area. The open space component of this Plan provides community gathering space opportunities and a landscape theme to enhance the living experience for residents and visitors.
Inclusion of these guidelines will contribute to a well -balanced Specific Plan and ensure open space is designed and implemented in an orderly manner. The Planning area shall provide a minimum of 10% of the net developable site as landscape area. The follo wing points should be considered when designing open space concepts within the East-End Planning area:
1. Open space design within the East-End Planning Area shall serve three functions:
a. Stormwater quality treatment.
b. Visual complement to building architecture.
c. Creation of community gathering areas.
2. Open space shall be designed around the buildings to create a sense of place.
3. Community gathering spaces should be focal points of the open space design.
4. Incorporate meandering pathway connections to community gathering areas, commercial/retail spaces, and live-work units.
5. Utilize a variety of amenities to complement the landscaping and activate gathering spaces.
6. Lighting placement should enhance outdoor spaces, highlight open space features, and provide lighting for safe pedestrian travel.
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7. Plant Palettes should be chosen to accentua te the building architec ture, provide visual pedestrian interest, and complement gathering spaces.
a. Incorporate a variety of shrubs and trees to provide vertical and horizontal interest. b. Utilize plant color variation to provide visual interest. c. Provide a varied plant palette which mixes plant shapes and sizes to complement 7. a. and b. d. To the extent possible, utilize California native plants and naturalized plants in the landscape design.
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4.1.7 Landscape Design
To assure development of an attractive and cohesive community the following landscape guidelines have been provided. A landscape concept for the project can be seen on Figure 23, Conceptual East-End Planning Area Landscape Plan . Developers and/or builders will use the following information on the design, materials, lighting, and themes, which shall be incorporated into the Marcos Specific Plan Area.
Although provided, the following information should be considered conceptual in nature. Minor changes may be necessary due to changing material guidelines, design theme modifications, or changes to State or local regulations. Final landscape design shall be approv ed by City of San Marcos Development Services Department.
Irrigation within the Specific Plan Area shall utilize the following:
1. Install automatic controllers which feature evap otranspiration or moisture sensing data, with manual and automatic shut-off.
2. Low volume heads, subsurface irrigation system designed to prevent runoff, low head drainage, and overspray.
3. Group plants by hydrozones and irrigate hydrozones separately.
4.1.7.1 Hardscape, Pavers, Walkways, and Wood Decking
Hardscape surfaces for the East-End Planning Area include walking pathways as well as gravel and decomposed granite areas used as walkways and groundcover in planting areas. Other materials may be allowed as approved by the Planni ng Director. The following design standards shall be applied to the hardscape and pathway design for the Planning Area:
1. Hardscape materials, decking, decomposed gran ite, gravel, flagstone, reclaimed concrete, pavers, and other similar materials should be utilized in conjunction with the landscaping to give the site a native Southern California design.
2. Materials should be locally sourced when possible and may be used in walkways, paths, parking areas, and as landscaping planting areas as allowed by ADA requirements.
3. Where decks are incorporated into the project design a natural look and stain is preferred.
4. Other materials and colors may be allowed with approval from the Planning Director.
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Table 6 East-End Planning Area Hardscape Materials
Material Color Application
Brick Pavers Earth Tones, Red, Rust Parking Areas, Pathways, Patios Decomposed Granite California Gold, Desert Gold,
other Earth Tones
Landscape Groundcover, Parking
stalls, Patios, Walkways
Flagstone Grey, Stone Landscape applications, Patios,
Walkways
Gravel California Gold, Earth tones Landscape Groundcover Reclaimed Concrete Gray Landscape Groundcover,
Walkways
Wood Decking Earth Tones, Natural Wood Boardwalks, Decks Figure 22 East-End Planning Area Conceptual Landscape Renderings
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4.1.7.2 Plant Material Guidelines
The Plant Material Guid eline provided below in Table 7 is intended to provided developers and/or builders of the Marcos Specific Plan Area with guidelines for landscape plantings of locations such as entries, streetscapes, biofiltration basins, and comm on open space areas. Plan t materials selected for the project area should be chosen based on a multi tude of factors and should strengthen the overall character of the community.
Plants used in the Marcos Specific Plan will be su bdivided into two (2) catego ries. The first category includes general landscaping, while the second catego ry covers slope plantings if slopes are included within the planning areas. These plants will confor m to the City of San Marc os’ requirement to utilize draught tolerant and California native plants an d naturalized plant palettes when designing and implementing landscaping on all projects in the City of San Marcos. Landscaping within the Plan area has been designed to use specific plants in certain areas of the landscaping. These plants and the applicable planting areas are defined in Table 7.
All plants and trees included on the Marcos Specific Plan Plant Material Guidelines have been chosen for their appropriateness to the Specific Plan Area theme, 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 and are consistent with AB 1881 requirements and the City of San Marcos Water Efficient Landscape Ordinance (WEL O) and Municipal Code, Title 20. The following guidelines should be applied to all plant materials se lected for residential land use planting within the planning area:
1. The plant materials selected should be tolerant of a wide range of temperatures and require very little water consumption.
2. No non-native invasive plant species shall be used per the California Exotic Pest Plant Council List A-1 and California Invasive Plant Council (Cal-IPC).
3. All street trees planted within 10’ of public improvements shall have root barriers.
This Plant Material Guidel ines should be considered fluid and subject to change, with final approval determined by the City of San Marcos Development Services Department. Should changes be necessary to the Plant Material Guidelines, the newly selected plants and trees sh ould be similar in tolerance and water usage to the conceptual list provided. If those requirements are met, any proposed changes to the Plant Legend shall be considered minor. Details on any proposed changes to the Plant Legend are provided in Chapter 9, Specific Plan Administration.
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Table 7 East-End Planning Area Conceptual Plant Palette
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4.1.7.3 Walls and Fences
Generally, walls and fences function in six (6) ways; they shall act as aesthetic boundaries for open space, sound attenuation, retaining barriers along roadways or lots, safety fencing around recreational areas, privacy fencing, and security fencing around preserved open space. Fence and wall types allowed within the Specific Plan Area include tubular steel, masonr y block/earth-tone color, living hedge, wood, and post and rail fencing with wire mesh around conservation open space. Wall and fencing materials may be substituted with other wall and fence types and materials upon review and approval by the Development Services Department. The following guidelines shou ld be applied to any wall s or fencing within the Specific Plan area:
1. Walls and fencing should also be designed in such a way as to become a visual amenity.
2. Walls and fencing should be compatible with the surrounding natural la ndscapes, colors, and materials.
3. Standard masonry walls and masonry retention wa lls are suitable as retaining walls in areas where engineering requires more stability and strength.
4. Split-faced block walls in ear th tones and textured material s including smooth stucco are required for any walls visible to a public street.
Table 8 East-End Planning Area Wall and Fence Materials Wall and Fence Type Application
Tubular Steel Perimeter, adjacent to open space areas
Masonry Block Sound attenuation, Retaining, ABC
control areas
Living Hedge Common walkways/Patios
Wood Common walkways/Patios/ABC control
areas
Vinyl Common walkways/Patios/ABC control
areas
Split-Rail Wood Fence
with 2” x 2” wire mesh
Perimeter; adjacent to conservation
open space areas
4.1.7.4 Signs
Signs are permitted within the Specific Plan area and shall be subject to the City of San Marcos sign code except as described herein.
1. Signs should attempt to incorporate a cohe sive design and appearance with building architecture.
2. A Sign Program shall be approved by the Development Services Department for the East-End Planning Area.
4.1.7.5 Lighting
Lighting within the East-End Planning Area shall be used to accent landscaping and provide safety and accent lighting for building clusters. The following guidelines shall be incorporated into all lighting plans:
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1. All lighting within the Plan area shall be energy efficient, architecturally appropriate fixtures designed to minimize glare, conflict, and light pollution, while providing illumination levels that create a safe environment for both vehicles and pedestrians.
2. All areas will be aptly lit to coincide with their relevant use and activities.
3. Street lighting will be full cut-off fixtures and will utilize side shields to reduce light trespass and prevent light pollution.
4. Lighting using the highest efficiency fixtures and lamps are preferred.
Conceptual lighting locations are illustrated in Figure 24. During the construction drawing phase, the builders will submit drawing details providing light fi xtures (cut sheets) to the City of San Marcos for conformance with the lighting ordinance and standards.
Table 9 East-End Planning Area Conceptual Lighting Types Fixture Description Application
Bollard Lighting 2’-4’ pedestrian lights Walks, Pathways, Trails In-Grade Well Lighting In-grade ground lighting Landscape accents Linear LED lighting Concealed LED lighting runs Pathways, Patios, Gathering Spaces, Architectural Features
Post Mount Light Pole mounted area lighting Parking and Area Lighting String Light Overhead string lighting
strands
Pathways, Patios, Gathering
Spaces
Wall Mounted Light Wall mounted area lighting Walks, Pathways, Trails, Patios, Gathering Spaces
4.1.8 Parking
East-End Planning Area shall develop a Shared Parking Analysis and Parking Management Plan to determine the parking capacity required based on proposed uses. Based on the information provided in the Shared Parking Analysis a total of 277 parking spaces will be sufficient to service the needs of all uses included in the Planning Area, however the East-End Planning Area will provide 278 parking spaces.
Table 10 East-End Planning Area Parking Schedule
Parking Total Application
Regular Spaces 196 9’ x 18’ or 9’ 16’ with 2’ overhang
ADA Stalls¹ 10 12’ x 18’ + 5’ loading area
Carpool 5 9’ x 18’ or 9’ x 16’ + 2’ overhang
Compact parking 45 8.5’ x 16’
Electric Vehicle Charging Spaces¹ 14 9’ x 18’ or 9’ x 16’ + 2’ overhang Reserved (live/work) 7 9’ x 18’ or 9’ x 16’ + 2’ overhang Rideshare 2 9’ x 18’ or 9’ x 16’ + 2’ overhang
City Maintenance 1 9’ x 18’
Total 278
¹2 van accessible spaces are included in the Electric vehicle charging spaces totals.
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4.2 West-End Planning Area Design Standards
The West-End Planning area design standards are mea nt to aid in the develop ment of design drawings for multi-family residential dwelling units, common and recreational open space areas, private open space area, and guest parking and driveways incorporated in the Planning Area.
4.2.1 Architectural Style
Two architectural styles are proposed to be included within the West-End Planning Area: regency and mission revival. These styles were selected for their popular representation in Southern California architecture. The regency architectural style interpre ts classical forms by incorporating a white color palette, formal gables, simple ornamentation, flat tile roofs, and arched openings Figure 26 and Figure
27. The mission revival architectural style utilizes thick walls with small acce nt windows and battered openings, scalloped parapets, Spanis h accents, wood trim and decorative panels, white-washed walls, wood shutters, sloped sills, and clerestory windows Figure 28 and 29 . Other similar styles may be selected for the West-End Planning Area if they in clude a style representative of the area and are approved by the Planning Director.
4.2.2 Building Materials, Accents, Colors
Building materials and colors contribute to the visual impact of residential buildings. Therefore, materials and colors should be carefully considered based on several factors that complement and enhance the immediate surrounding environment as well as th e wider community. Materials and colors should substantially complement the architectural styles c hosen for the Planning Ar ea. Materials such as decorative lighting, tile inserts, metal railings, stucco, stucco accents and trims, wood rafter tails, wood shutters, and other similar materials should be utilized to accent and complement the building form and architectural style.
4.2.3 Floor Plan Summary
Floor plans for the West-End Planning Area have been developed to provide an efficient and varied building layout. Floor plans may ma ke up a minimum of four-plex (4 ) buildings and a maximum of ten- plex (10), however deviations to the building makeup shall be allowed upon review and approval by approval by the Planning Director. A minimum of six (6) diff erent floor plans should be included within the West-End Planning Area with minor variations of Plan One unit patio space. The Planning Area should include 2-3 bedrooms and 2-3.5-bathroom s in the form of flats, townhome, and carriage style two (2), and three (3) story dwelling units to maximize efficiency and options on size and affordability.
Table 11 Conceptual West-End Planning Area Floor Plan Summary Floor Plans No. of Units
Floor Plan Variation Min. of six (6) Floor Plans
Min. Floor Plan SF 1,000 SF
max. Floor Plan SF 1,800
min. Bldg. Composition Min. 4-Plex.
Max. Bldg. Composition Max. 10-Plex
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4.2.4 Massing and Scale
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 resi dential buildings within the West-End Planning Area. Building type placement within the West-End Planning Area should achieve the best possible groupings oriented around Las Posa s Creek and Grand Avenue frontage, as well as provide transition massing between the neighboring industrial structures, thereby enhancing the visual character of the neighborhood. Floor plans for the West-End Planning Area may be grouped into multiple building configurations to aid in the efficiency of th e site plan. Incorporation of the following design concepts should be considered for the architecture within the Specific Plan Area:
1. Utilize building-form massing elements, such as angles, towers, and other building elements to distinguish architecture,
2. Vertically and horizontally articulate building design for both fron t and rear elevations through architectural design elements such as, but not limited to, windows, and off-set roof planes,
3. Use second floor massing changes to create variation in the building form; and
4. Where possible avoid the use of long unbroken surfaces.
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4.2.5 Landscape design
To assure development of an attractive and cohesive community the following landscape guidelines have been provided. A landscape concept for the project can be seen in Figure 30, Conceptual West-End Planning Area Landscape Plan . Developers and/or builders will use the following information on the design, materials, lighting, and themes, which shall be incorporated into the Marcos Specific Plan Area.
Although provided, the following information should be considered conceptual in nature. Minor changes may be necessary due to changing material guidelines, design theme modifications, or changes to State or local regulations. Final landscape design shall be approv ed by City of San Marcos Development Services Department.
Irrigation within the Specific Plan Area shall utilize the following:
1. Install automatic controllers which feature evap otranspiration or moisture sensing data, with manual and automatic shut-off.
2. Low volume heads, subsurface irrigation system designed to prevent runoff, low head drainage, and overspray.
3. Group plants by hydrozones and irrigate hydrozones separately.
4.2.5.1 Hardscape, Pavers, and Walkways
Hardscaping and groundcover materials for the West-End Planning Area will utilize materials suitable for residential areas and will include sidewalks, pa thways, and decomposed granite materials for groundcover areas. Other materials may be allowed as approved by the Planning Director.
1. Materials allowed within the Planning Area may include concrete, permeable pavers, rock mulch, and decomposed granite.
2. Hardscape materials should utilize colors native to the area.
Table 12 West-End Planning Area Hardscape Materials
Material Color Application
Concrete Coral Buff, Earth Tone’s,
Sandstone
Parking Areas, Pathways,
Patios
Decomposed
Granite
California Gold, Desert
Gold, other Earth Tones
Landscape Groundcover,
Patios, Walkways
Permeable Paver Earth Tone’s Tree Wells
Rock Mulch Earth Tones Landscape Groundcover
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4.2.5.2 Plant Material Guidelines
The Plant Material Guidel ines provided below in Table 13 is intended to provide developers and/or builders of the Marcos Specific Plan Area with guidelines for landscape plantings of locations such as entries, streetscapes, biofiltration basins, and common open space areas. Plan materials selected for the project area should be chosen based on a multitu de of factors and should strengthen the overall character of the community.
Plants used in the Marcos Specific Plan will be su bdivided into two (2) catego ries. The first category includes general residential area landscaping, while the second category covers slope plantings if slopes are included within the planning areas. These plants will conform to the City of San Marcos’ requirement to utilize draught tolerant and California native plant palettes when designing and implementing landscaping on all projects in the City of San Marcos. Landscaping within the Plan area has been designed to use specific plants in certain areas of the landscap ing. These plants and the applicable planting areas are defined in Table 13.
All plants and trees included on the Marcos Specific Plan Plant Material Guidelines have been chosen for their appropriateness to the Specific Plan Area theme, 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 and are consistent with AB 1881 requirements and the City of San Marcos Water Efficient Landscape Ordinance (WEL O) and Municipal Code, Title 20. The following guidelines should be applied to all plant materials se lected for residential land use planting within the planning area:
1. The plant materials selected should be tolerant of a wide range of temperatures and require very little water consumption.
2. No non-native invasive plant species shall be used per the California Exotic Pest Plant Council List A-1 and California Invasive Plant Council (Cal-IPC).
3. All street trees planted within 10’ of public improvements shall have root barriers.
This Plant Material Guidel ines should be considered fluid and subject to change, with final approval determined by the City of San Marcos Development Services Department. Should changes be necessary to the Plant Material Guidelines, the newly selected pl ants and trees should be similar in tolerance and water usage to the conceptual list provided. If those requirements are met, any proposed changes to the Plant Legend shall be considered minor. Details on any proposed changes to the Plant Legend are provided in Chapter 9, Specific Plan Administration.
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Table 13 West-End Planning Area Conceptual Plant Palette
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4.2.6 Open Space Design Standards
Open space design for the West-End Planning Area should provide ad equate space and include a high- quality design for both common area recreational and landscape design as well as adequate private open space area.
Table 14 West-End Planning Area Open Space Summary
Type of Open Space Min. Required (SF)
Common Open Space 8,374 SF
Private Open Space 10,500 SF
Biofiltration Basins As Required
Children’s Play Area 2, 432 SF
4.2.6.1 Common Area Recreational Amenities
A minimum of 8,374 sf. of common recreational area is required to be provided for the West-End Planning Area. Additionally, within the required common open space provided by the West-End Planning Area a minimum of 1,632 sf of tot lot play area and an additional 800 sf of playground area shall be included. A minimum of three (3) recreational amenities should be chosen based on information found in Section
3.6.2.3 B. 6.
Table 15 Potential West-End Planning Area Recreational Amenities Amenity Description
Barbeque Area Barbeque stations with picnic bench seating Exercise Areas Exercise stations, gyms, etc.
Pet Play Areas Pet relief and pet play areas
Fire Pit Area Fire pit areas with seating
Open Space Games Bocce ball, horseshoes, badminton, volleyball Open Turf Area Turf area for lawn games and general recreation Picnic Bench Seating Picnic benches throughout Planning Area Pool and Spa Area Pool area with bathroom building
Playgrounds/Tot Lots Boulder and log tot lots and children’s play areas Walkways Meandering walkway adjacent to Las Posas
Creek
Children’s play amenities should incorporate natural looking features to blend with the adjacent Las Posas Creek. Play feature should consider the following:
1. Natural earthwork shapes should be incorporated into the play area design such as mounding earthen berms and meandering turf areas.
2. Play equipment should incorporate features such as climbable rocks and boulders, reclaimed logs placed in play formations, hollow logs, ropes, and other similar play structures.
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4.2.6.2 Walls, Fences, Monuments
The information provided in this section should be used as a guide when designing any walls, fences, or monuments to be included within the West-End Planning Area.
1. Wall and fence design approved materials include wood, vinyl, stone, ma sonry, brick, block, stucco, living hedge, post and rail, and tubular steel. Comparable materials are permitted subject to approval by the Planning Director. Split-Rail fencing with 2” x 2” wire mesh may be permitted along the exterior perimeter of the Las Posas Cr eek open space as directed by jurisdictional agencies. Information on allowable fence type within the Las Posas Creek Planning Area and details of the creek fencing may be viewed in Section 4.3.
2. Prohibited materials include barbed wire, razor wire, concertina, corrugated metal and plastic, tarps, and electrified wire of any kind or configuration.
3. If included, monument design should in corporate similar materials to the overall landscape palette.
4.2.7 Private Open Space
Private open space within the Planning Area consti tutes private patios, covered porches, and decks for individual dwelling units. Ground floor dwelling units and units with ground floor living area are required to have a patio and units with living area on the second (2 nd) floor and above require balconies. The minimum required private open space equates to 8,374 SF. Units requiring patio space should provide a minimum of 90 SF. Units requiring deck space should provide a minimum of 50 SF.
4.2.8 Parking
Each Dwelling unit for the West-End Planning Area shall provide two garage parking spaces. Tandem garages are permitted on up to 20% of the total units. Each garage shall be equipped with a level 2 EV charger. Guest spaces shall include two (2) ADA spac es and their loading areas, and four (4) electric vehicle charging spaces. 20% of guest spaces may be compact spaces.
Table 16 West-End Planning Area Parking Schedule
Parking Total Application
Garage 204 20’ x 20’ 2-car garage
Tandem Garage¹ 48 12’ x 40’ 2-car tandem garage
Garage EV 102 Each garage equipped with
level 2 EV charger
Guest, Standard 26 9’x 18’ or 9’ x 16’ + 2’
overhang
Guest ADA
2 12’ x 18’ + 5’ loading area (van
accessible) or 9’ x 18’ + 5’
loading area (standard
accessible)
Guest Electric Vehicle Charging Space² 4 2 standard stalls and 2 compact stalls
Guest, Compact 6 8.5’x 16’
Postal Service³ 1 9’ x 18’
Total 238
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¹Included in garage totals.
²EV parking stall totals included in guest space totals. ³Postal space shared with guest parking.
4.3 Las Posas Creek Planning Area Design Standards
The Las Posas Creek Planning Area totals approximately 0.98-acre and is comprised of a total of two (2) lots. Lot 1 is approximately 0.237-acre and Lot 2 is approximately 0.738-acre with both lots bisected by a bridge which is within the East-End Planning Area. As mentioned in Section 3.4, the only approved land use within the Las Posas Creek Planning Area is conservation open space. The only approved development allowed within the Planning Area are the existing storm drain structures. Fencing shall be installed along the perimeter of the Planning Area to prevent intrusion into the conservation easement.
4.3.1 Fencing
The only allowed fencing in the Planning Area may occur along th e perimeter of the conservation easement to the Las Posas Creek Planning Area. The fe nce type shall be Split-r ail wood fence with 2” x 2” wire mesh, or a combination thereof consistent with Negative Declaration 09 -789. Prior approval of the fencing location and final fence type and design must be secured by the City of San Marcos and the responsible wildlife jurisdictional agencies.
Figure 32 Conservation Area Perimeter Fence Detail
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5 Circulation Plan
The Circulation Plan is an integrated component of the Specific Plan and facilitates an interconnected mobility system for bicycles, pedestrians, and vehicles. The Circulation Plan provides developers with the blueprint for designing safe and efficient movement within the Specific Plan Area, secondary access, and emergency vehicle access, connections to existing ro adways within the vicinity of the Plan area, and access to regional arterial and highway networks. A minimum 24-foot width curb to curb private internal driveway provides connections to all East-End Planning Area driveways while the West-End Planning Area shall feature a 20’ minimum alley and all other internal roadways featuring a 24’ minimum drive surface.
5.1 External Roadways
The Specific Plan is bounded by two (2) external roadways: Linda Vista Drive traversing northeast to southwest and Grand Avenue traversing east to west. The Grand Avenue roadway surface fronting the Specific Plan Area is currently constructed to th e ultimate width and will require improvements to the parkway, bicycle, and pedestrian facilities only. Linda Vista Drive will be constructed to a complete street design including improvements to lane configurations , parkway area, bicycle lanes, pedestrian path of travel, and loading/pick-up/drop-off zones.
Table 17 External Roadway ROW Improvements
Roadway Type
Exist.
ROW
Width
Proposed
ROW
Width
Pavement
Width
(feet)
Vehicle
Lanes Parking
Minimum
Pedestrian
Component
Grand Avenue
66’
82’ Includes
a 10’
landscaped
median.
48’ 4 No
17’min, urban
trail. 5.5’
landscaped
buffer, 6’ bike
lane, 5’
pedestrian walk
with a varied 0.5’
landscaped strip
Linda Vista Drive 66’ 66’ 40’ 2 Yes
16’ urban trail. 3’
landscaped
parkway, 6’ bike
lane, 5’
pedestrian walk,
2’ landscape
strip
5.1.1 Grand Avenue
As mentioned above, Grand Avenue’s roadway surface is currently constructed to the ultimate width and improvements for this section will come in the form of public trail improvements. Those improvements include construction of a minimum five and a half (5.5) feet of landscape buffer followed by a six (6) foot Class IV bike path, five (5) foot sidewalk or decomposed granite trail section, and a minimum of one half (0.5) foot landscape strip. Additionally, a ten (10) foot landscaped center median will be constructed Circulation Plan Marcos Specific Plan
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dividing east and westbound lanes. The proposed Class IV bike path transitions the current on-street bike facilities on Grand Avenue to a physically separated bike lane within the multi-purpose trail component for the Specific Plan Area. These improvements fac ilitate a safer bicycle lane along the Plan Area’s frontage and help facilitate a safer and more connected bicycle network city-wide.
5.1.2 Linda Vista Drive
Linda Vista Drive will construct a complete street improvement to the Specific Plan side of the road which includes a bike and pedestrian sidewalk componen t and landscape parkway separated from vehicular lanes. Those improvements include construction of a five (3) foot landscape parkway followed by a six (6) foot Class IV bike path, five (5) foot sidewalk or de composed granite trail section, and two (2) feet of additional landscape parkway. The Class IV bike lane planned for Linda Vista Drive is consistent with the General Plan Mobility Element’s call for at least a Cl ass II bike lane. The Class IV bike lane will separate bicyclists from vehicles with a physical barrier incorporated in the planned multi-purpose trail along the frontage and transitioning back to the on-street bike lane south of the Specific Plan Area. On-street parking will be maintained along the Plan Area frontage on Linda Vista Drive and will add tree pop-outs to blend the streetscape into the project landscaping.
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5.2 Internal Circulation
The internal circulation system for the Marcos Specific Plan area consists of a combination of private internal driveways designed to safely accommodate the level of vehicular, bicycle, and pedestrian traffic generated by the West-End and East-End Planning Area’s uses. The Conceptual Circulation Plan exhibit identifies the locations of the internal sidewalk and driveway systems designed for the Specific Plan area.
The following exhibits and sections provide details and standards for any proposed roadway systems.
5.2.1 East-End Planning Area Circulation
The East-End Planning Area incorporates three internal driveway configurations and three access points to public roadways: one (1) access to Grand Avenue and two (2) access points to Linda Vista Drive. A fourth (4) emergency access is shared via the bridge spanning Las Posas Creek connecting to the West- End Planning Area. Internal road sections feature two (2) – 12’ to 15’ wide travel lanes with a decomposed granite (DG) walkway or concrete sidewalk compon ent configured in three (3) roadway segments as shown on Table 19. Parking may be included on either side of the driveways.
5.2.2 West-End Planning Area Circulation
The West-End Planning Area incorporates one (1) main driveway entry and one (1) secondary emergency access via the bridge over Las Posas Creek, through the East-End Planning Area, and connecting to Linda Vista Drive. Four (4) road way configurations are included in the Planning Area: Three (3) driveway configurations and one (1) alley configuration. Alleys will include a 20’ minimum drive surface and three (3) feet of driveway apron area. Driveways will feat ure 12’ – 13’ travel lanes and a sidewalk component along certain segments to provide ADA connectivity.
Table 18 Internal Driveway Dimensions
Roadway Type
Street
Section
Width
(feet)
Travel
Lane
Width
(feet)
Vehicle
Lanes Parking
Minimum
Pedestrian
Component
East-End Planning Area Roadways
Driveway A2 54 min.’ 12’ 2 Yes. Depth
Varies n/a
Driveway B2 30’ min. 15’ 2 Yes. Depth
Varies
Sidewalk or DG
walkway
Driveway C2 60’ min. 12’ 2 18’ minimum
to either side
Sidewalk or DG
walkway
West-End Planning Area Roadways
Alley (A2/E2) 24’ min. 20’ 1 No 2’4” driveway
apron
Driveway B2 34’ min. 12’ 2 No n/a2’4”
driveway apron
Driveway C2 52’ min. 13’ 2 No 4’ min.
sidewalk
Driveway D2
24’ min. 12’ 2 Guest Spaces
throughout
5’ Sidewalk.
2’4” driveway
apron
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5.3 Emergency Vehicle Access
The California Fire Code, along with local fire agency authorities, ad ministers the rules and regulations on fire access design. At a minimum, each Planning Area must present a design which affords fire and emergency responders suitable fire access roads di mensions and surfaces (Chapter 5, Section 503.1 through 503.4 of the California Fire Code), an adequate number of emergency rated entrances to the community (Appendix D, Section D106 of the Californ ia Fire Code), and entryway gate access for first responders (Chapter 5 of the California Fire Code, Section 503.6). All points of entry to the Specific Plan area have been designed to meet the requirements codified in the California Fire Code. Any gated entry into the Specific Plan area must include a Knox ty pe entry, or another emergency entry device as approved by the City of San Marcos Fire Department.
The design of the Marcos Specific Plan provides thr ee (3) access points to the East-End Planning Area and Two (2) to the West-End Planning Area. The br idge spanning Las Posas Creek serves as the secondary emergency access to the West-End Planning District.
5.4 Local and Regional Connectivity
As noted in Chapter 2, the Marcos Specific Plan Ar ea is regionally connected to San Diego County and north to Riverside County through Interstate 15 via State Route 78. An existing system of expressways, arterial highways, and local roads such as the previously mentioned Grand Avenue and Linda Vista Drive link the Specific Plan Area to the City of San Marcos’ circulation system and ultimately to State Route 78.
As noted in Chapter 2, residents and visitors will be able to access State Route 78 eastbound via an onramp located approximately 0.25-mile west of the Sp ecific Plan Area. From the 78 east onramp it’s approximately an additional 5.5-miles to Interstate 15. Access to State Route 78 westbound is located at the Las Posas-78 overpass. These connections allow for convenient and rapid access to and from the Specific Plan Area to other communities, shopping centers, and employment centers thereby relieving stress residents would otherwise feel with limited transportation route options.
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5.5 Bicycle, Pedestrian, and Public Transit Options
Alternate forms of transportation may help allevi ate modern congestion pr oblems for municipalities while also reducing strain on environmental resour ces by reducing greenhou se gas emissions, thereby improving air quality. The City of San Marcos’ Ge neral Plan includes poli cies and goals for new development to meet so they are in conformance with local and state climate and transportation goals.
The Marcos Specific Plan area encompasses the in tent of San Diego Association of Government’s (SANDAG) Transit Oriented Development (TOD).
This Specific Plan area design and location reflec ts SANDAG’s long-term transit development strategy.
The Specific Plan area’s density, product type, and most importantly the project’s location, are consistent with several strategies outlined in SANDAG’s Regional Transit Oriented Development Strategy as well as SANDAG’s transit-oriented development growth models for 2035 and 2050, which encourage denser development along future expanded transit corridors.
The project meets the intent of the following SANDAG TOD Strategies:
x Strategy #1 strives to produce diverse and inte rconnected land use design within core TOD’s.
The Specific Plan area meets that definition via its inherent location in the middle of commercial, retail, light industrial land uses and near to majo r transit stations. In addition, the project is a horizontal mixed-use project capable of facilitating residential and commercial needs within the boundaries of the Specific Plan area.
x Strategy #3 promotes walking and biking to transit stations, connecting people to jobs in transit- oriented districts. The Marcos Specific Plan is a horizontal mixed-use development capable of supporting jobs to the residential portion of the Specific Plan area. The Marcos Specific Plan area is also near to commercial, retail and light ing industrial busine ss and therefore within walking/biking distance to employment cent ers and shopping including the Grand Plaza shopping center. The Palomar College Transit Station is approximately one (1) mile walking/driving distance from the Specific Plan area facilitating quick access to the Sprinter rail line as well as bus routes that connect to the wider county. This centralized Specific Plan area enables residents to walk or bike to shop or wo rk thereby lessening environmental impacts on the region.
x Strategy #4 seeks to manage the first and last mile gap to transit fac ilities to encourage ride share options as well as walking and biking. As id entified in Section 5.1, The Specific Plan area will construct new Class IV bicycle lanes as pa rt of ROW improvements on Grand Avenue and Linda Vista Drive. The addition of this feature w ill help make the first-last mile connection for residents of the Specific Plan area to the Palomar College Transit Station. x Strategy #9 identifies community facilities an d infrastructure program investments to aid in successful implementation of alternative tr ansportation systems. The ROW improvements mentioned above help facilitate construction and maintenance of alternative transit usage and help to reduce the overall vehicle trips, thereby reducing the projects regional carbon footprint.
The following section will provide information on available alternative transportation options and how this Specific Plan incorporates those options to conform to agency policy.
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 nearest the Specific Plan area serves routes Circulation Plan Marcos Specific Plan
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347 and 445. These routes connect to other transit center s within the system, offering connectivity to all major destinations 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 tw o (2) platforms at the train station with access to the SPRINTER hybrid Train. The SPRINTER is operat ed by North County Transit District (NCTD), which currently offers service to commuters every 30 minutes during peak demand times and every hour during off-peak demand times. The line extends between Oceanside and Escondido and provides connections to three (3) commuter rail lines: The Coaster, Metr olink Orange County Line, and Metrolink Inland Empire-Orange County Line. The SPRINTER also connects to Amtrak’s Pacific Surfliner regional rail line.
5.5.1 Bicycle Storage Facilities
The East-End Planning Area shall provide 25% Class I bicycle parking facilities and 75% Class II bicycle parking facilities for all visitors to the Planning Area. Class II bicycle parking facilities are located as much as possible near the entries to East-End Planning Ar ea and are meant as short-term bicycle parking for visitors who may be spending between two (2) to six (6) hours within the East-End Planning Area. Class I bicycle parking facilities are more secure long-ter m bike parking facilities for visitors or employees intending to stay on the site longer than six (6) hours. The Specific Plan Area is providing complete street facilities on the adjacent public roadways which allo w for bicyclist to safely access public streets and to the broader City of San Marcos transportation systems.
Each dwelling unit within the West-End Planning area provides residents with the opportunity to store a bicycle within their private garage. The West-End Pl anning Area also enjoys connectivity to complete street transportation systems allowing bicyclist the opportunity to safely access San Marcos roadways.
5.5.2 ADA and Pedestrian Facilities
ADA path of travel shall be provided for persons with disabilities through a network of sidewalks, walkways, and pathways throughout the Marcos Specific Plan Area. ADA access allows for connectivity both within and outside the Specific Plan Area. Sidewa lks shall connect the East-End Planning Area to two (2) connections on Grand Ave. as well as two (2) connections to Linda Vista Drive. These connections allow for broader pedestrian connectivity to the City of San Marcos. Similarly, the West-End Planning Area shall provide internal ADA circulation via sidewalks, which ultimately connect to Grand Avenue.
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Chapter 6: Grading, Utilities, and Infrastructure Plan
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6 Grading, Utilities, an d Infrastructure Plan
The Grading and Utilities Plan prov ides the description of the infrastructure necessary to support each proposed land use within the Marcos Specific Plan Area. This section will discuss in detail the distribution, capacity, size, and extent of gradin g, utilities, and other infrastructure which must be constructed and installed to facilitate a safe and efficient mixed-use community. Information will be provided for grading and the following utilities: water, wastewater, stormwater drainage and detention, electricity and natural gas, and telecommunications services. Table 19 identifies the utility pr oviders anticipated for the Specific Plan Area.
Table 19 Utility Providers
Utility Utility Provider
Water Vallecitos Water District
Sewer Vallecitos Water District
Stormwater Drainage & Detention Developer/Builder
Natural Gas San Diego Gas & Electric
Electricity San Diego Gas & Electric
Telecommunications Cox Communications
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 and commercial buildings anticipated to be constructed within the Specific Plan area. According to the 2020 Census, the estimated average number of persons per household is approximately 3.17. This means the 109 dwelling units proposed within this Specific Pl an (inclusive of live-work units) will result in approximately 349 new residents for the City of San Marcos. The Specific Plan should also account for employees and visitors for approximately 63,641 sf. of commercial, retail, and makerspace. The following chapter explains how the Specific Plan will accomm odate these additional re sidents, employees, and visitors through the provision of additional utilities, services, and facilities.
6.1 Phasing Plan
Phasing for the Specific Plan will be focused on cons truction phasing and would likely take place in 3-4 phases with the first two phases consisting of horizontal construction, i.e., site work and the final phases consisting of vertical construction, i.e., construction of all buildings. It is an ticipated both the East and West Planning areas would follow similar phasing. Phase One will begin with the construction of all offsite improvements for both Planning Area’s and will include but may not be limited to construction of the landscaped median on Grand Ave., bike and pedestrian improvements on Grand Ave. and Linda Vista Drive, electrical undergrounding of overhead po wer lines on Grand Ave., striping improvements on Grand Ave. and Linda Vista Drive, and any other public roadway improvements included in the Conditions of Approval. Phase One will also include mass grading and utility infrastructure construction for each Planning Area. This phase would rough gr ade the East-End and West-End Planning Areas and cut all trenches for water, sewer, and dry utilities as well as construction of all roads, alleys, and driveways. Phase Two will consist of precise gradin g of the site for final building pad and hardscape placement. Finally, Phase Three and/or Four will consis t of vertical construction of all buildings and installation of landscaping.
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6.2 Grading
As discussed in Section 2.5.2, except for Las Posas Creek which has been restored, the entire site was once fully developed and currently is a mix of old disturbed yard spac e, concrete pad area, and asphalt parking area bisected by the restored Las Posas Creek. The site is relatively flat but will require some cut and fill. The East-End Planning Area will cut approx imately 2,065 cubic yards (CY) of material, fill approximately 2,635 CY of material with approximately 570 CY of the fi ll coming from import material.
The West-End Planning Area will require approximat ely 70 CY of cut, 15,680 CY of fill of which approximately 15,610 CY will come from import material. Import and export of materials may be required depending on soils type identified in the geotechnical report as well as onsite observations of the geotechnical engineer. Spoils from foundations and trenching will be handled separately from the cut and fill material described in this section. Final and precise grading will 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.
6.3 Wet Utilities
Wet utilities include stormwater conveyance infrastructure, domestic and fire water infrastructure, and wastewater infrastructure. All stormwater is treat ed and discharged in accordance with State and local rules and regulations. Water and wastewater systems will be designed in accordance with the responsible water and sewer agency rules and regulations.
6.3.1 Stormwater Drainage and Treatment
The San Diego Region Municipal Separate Storm Se wer System (MS4) permit requires all stormwater runoff generated from the Planning Areas to be appropriately captured and conveyed into storm water quality pollutant control and flow control systems to prevent pollutants from entering receiving waters, and prevent erosion, flooding, and damage. The Marc os Specific Plan drainage design has carefully considered stormwater flows and designed the system to direct all surface runoff from both the Planning Areas to the storm water quality facilities Additional ly, the City’s Engineering Standards in accordance with San Diego County’s Hydrology Manual requires the on-site detention of the post-development net increase of the 100-year storm event to ensure stor m water runoff does not increase water flows onto adjacent properties or properties downstream an d upstream including the Las Posas Creek Planning Area. Once captured in storm water quality facilitie s, the stormwater runoff is directed to drainage detention facilities then discharged into Las Posas Creek.
All storm water runoff shall be conveyed into on-site private storm water quality facilities and storm drain system. Storm drain systems including storm water quality facilities shall be provided in accordance with the specifications of the City Engineer. Storm water runoff is subject to the requirements of the latest National Pollution Discharge Elimination System (NPDES) permit for the San Diego Region and City of San Marcos BMP Design Manual prior to discharging into Las Posas Creek.
6.3.2 Water Supply
Water service to the Specific Plan Area will be provided by Vallecitos Water District (VWD). Services will include potable water connections and meters as well as fire water service lines. Services will connect to existing VWD water lines in Grand Avenue and Linda Vista Drive. Each Planning Area will feature its own water system which will include connections to existing Vallecitos Water District (VWD) potable and fire water infrastructure. The East-End Planning Area will include three connections to existing water lines; a potable and fire water line and backflow preventer will be located at the driveway entry and connect to Grading and Utilities Plan Marcos Specific Plan City of San Marcos Marcos Specific Plan
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existing water lines in Grand Avenue and a second fire connection and backflow preventer will be located at the southeast corner of the site on Linda Vista Drive. The West-End Planning Area will feature one potable connection with backflow preventer and two fire water connections with backflow preventers.
All West-End water connections will be made to ex isting VWD water servic e lines underneath Grand Avenue. A well may be drilled for the East-End Planning Area and West-End Planning Area to provide water for landscape irrigation. Wells shall be subject to approval by the County of San Diego Department of Environmental Health. If util ized, wells and well equipment sh all be properly screened using landscaping and/or a fence or structure.
6.3.3 Wastewater
Wastewater service to the Specific Plan Area will be provided by VWD via existing sewer lines located in Grand Avenue and Linda Vista Drive. The East-End Pl anning Area will utilize a system of grease water drain lines located in areas anticipated to include uses generating grease. Grease traps will be installed at strategic locations before draining into the pr oposed sewer line connecting to existing VWD sewer infrastructure at the southeast portion of the site in Linda Vista Driv e. The West-End Planning Area will gravity flow underneath proposed driveways to an exis ting sewer line and will make that connection at the adjacent property. A new 20’ easement will be granted to VWD for the rerouted sewer line while VWD will maintain the rights to the existing 20’ sewer easement through the site. A second sewer connection is proposed at the southern portion of the West-End Planning Area to an existing sewer line.
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6.4 Dry Utilities
Dry utilities include electricity, gas, and telecommunications infrastructure for the land uses included in this Specific Plan. Electricity and natural gas may pr ovide the source for heat and air conditioning and power generation for homes and recreation facilities within the development. Photovoltaic power generating systems or other alternative energy generation systems as approved by the planning department shall be permitted within the Specific Plan area to supplement electricity and to help reduce or offset the projects carbon emi ssions. Any alternative energy pr ogram must be compliant with State and local regulations and ordinances . The following provides a descri ption of the dry utility system distribution throughout the Specific Plan area.
6.4.1 Electricity
Electrical service distribution syst ems proposed for the Marcos Specific Plan area shall be provided by San Diego Gas and Electric (SDG&E). Developers of the East-End and West-End Planning Areas of the Marcos Specific Plan Area will be required to hire a contractor to provide all trenching, backfill, substructures, conduits, and transformer pads necessar y for electrical utility in stallation work. Should SDG&E find installation of extra facilities is required for system reliability, it shall be the responsibility of the developer to perform the related work mentioned in this section. SDG&E shall be responsible for the installation of necessary cables , connectors, and pad-mounted equipment as required. Any proposed above-ground transformers and electrical facilities that solely service the Specific Plan area will be placed on-site and not within the City’s right-of-way.
All existing aboveground utility poles along the project frontage on Grand Ave. shall be undergrounded.
If undergrounding of utilities is infeasible, it will require concurrence from SDG&E.
In accordance with the current Building Code, all residential buildings will be equipped with photovoltaic panels to provide solar energy to the homes. In addition, homes will include energy conservation features such as exterior wall insulation, thermal breaks, low-e windows, advanced thermostats, energy star appliances, and sealed insulated ducts. Homes will meet all current Title 24 Energy Code standards.
6.4.2 Gas
SDG&E maintains a gas distribution system within Gran d Avenue and Linda Vista Drive. If the project utilizes gas utilities, the gas lines will be extended to the developable area within the Specific Plan Area through the same joint trench alignment as electric, cable, and telephone facilities. It is likely that either a three (3) inch or four (4) inch pipeline will be utilized to deliver gas to the project site.
6.4.3 Telecommunications
Cable and telephone service will be provided th rough Cox Communications, AT&T or another telecommunications provider with infrastructure in the area. Cable co nnections will be stubbed for the property at the time of construction for dry utilities. Residents will be able to choose to connect to cable and telephone via several packages offered through the telecommunications provider.
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Chapter 7: Public Services & Facilities Plan
City of San Marcos Marcos Specific Plan
June 2023 102
7 Public Services & Facilities Plan
The Marcos Specific Plan Public Services and Facilities Plan focuses on those services and facilities related to the Specific Plan Area, which are required to provide a safe, healthy, and well-rounded development.
This section will provide details on the scope of services and facilities needed to provide a comprehensive development while minimizing impacts to existing service providers and infrastructure including districts and schools for children of the Plan area, community facilities, police and fire protection, and finally solid waste disposal. Details on the financ ing and maintenance of public serv ices and facilities the developer must provide can be read in Chapter 8.
The US Census Bureau has compiled information related to the average number of people per household.
Based on the 2020 census, the average populati on of households within San Marcos equates to approximately 3.17 persons. The 109 multi-family un its proposed in the Plan area would accommodate approximately 349 residents within the City of San Marcos. The impacts and contributions those additional residents have on public services and facilities are explained in more detail below.
7.1 Schools
This section of the Marcos Specific Plan will identi fy the school districts an d individual schools which school age children residing within the Plan area will attend. The San Marcos Unified School District will provide educational instruction for children residing within the Specific Plan Area. Residents requiring access to schools will reside primarily within the West-End Planning Area. The following institutions have been identified as the primary education providers to the Plan area. Elementary and middle-school age students residing in the Marcos Specific Plan will at tend La Mirada Academy located at 3697 La Mirada Dr. La Mirada Academy is located approximately one mile west of the plan area. All high school students living within the Specific Plan Area will attend San Marcos High School which is located approximately
1.6 miles from the Specific Plan Area at 16115 W. San Marcos Blvd.
Table 20 Schools
School Grade Range Address
La Mirada Academy K-8 3697 La Mirada Dr.
San Marcos High School 9-12 16115 W. San Marcos Blvd.
The developer and/or builder for the Marcos Specific Plan will offset its expected increase in students through monetary contributions in the form of school district development fees paid to the San Marcos Unified School District.
7.2 Parks, Recreation, and Open Space
The Marcos Specific Plan incorporates private park and recreation space, and open space as a component of the land use concept. A total of approximately 34,715 SF of open space and landscaping is required to be provided throughout the Specific Plan Area. Per th e City’s Municipal Code, which is consistent with the Quimby Act, a total of 5 acres of public park space is required for every 1000 residents generated by a proposed project or the developer can opt to prov ide at least the minimum required open space and pay in-lieu fees. The applicant(s)/developer(s) has the option to pay the in- lieu fee as opposed to the development or dedication of new public park space to the City of San Marcos. Those fees are used by the city to construct new public park space and recrea tion facilities or to maintain existing public park and recreation facilities.
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7.3 Library Services
The Marcos Specific Plan Area is served by the San Diego County Library System. The San Marcos branch is located at 2 Civic Center Drive and is approxim ately two miles from the Plan area. The San Marcos branch offers a variety of services to the public in cluding book and music rentals, computer access, as well as literary programs and other programs benefi cial to the community. Addi tional library resources are provided to the public through the two colleges located in San Marcos. Palomar Community College located at 1140 West Mission Road is a short distance from the Plan area and provides free access to materials with valid picture identification and pr oof of current mailing address. California State University San Marcos (CSUSM) is approximately two miles from the Specific Plan Area. Purchase of an annual Community Borrower Card for $30.00 allows the public access to privileges at CSUSM.
7.4 Fire Protection
The Marcos Specific Plan is located within the Sa n 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 Plan area. SMFD services San Marcos with four stations, the closest of which is Fire Station One located at 180 W. Mission Road approxim ately two miles from the plan area. Fire Station One houses an engine, a truck, a brush engine, and an ambulance. The Marcos Specific Plan is surrounded by existing development however, the Plan area is located within proximity to open space areas with slopes, fuel, and fire hazards, therefore residents and tenants of the Marcos Specific Plan, in accordance with the Community Wildfire Protection Plan (CWPP) and Hazard Risk Assessment (HRA) doctrines adopted by the SMFD, shall be required to comply with the rules and regulations established within the CWPP and HRA. The measures incorp orated in the above text cont ribute to the Specific Plan’s comprehensive approach to fire safety.
7.5 Police Protection
Police protection for the Marcos Specific Plan shall be provided by the County of San Diego Sheriff’s Department. The County Sheriff provides contract la w enforcement services to the City of San Marcos through the station located at 182 Santar Place loca ted within City limits. The station’s location is approximately two miles from the Plan area and pr ovides services to San Marcos and the surrounding unincorporated areas. Community law enforcement serv ices are provided year-round, 24-hours a day.
The Sheriff’s Department offers a variety of servic es 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 that is capabl e of aiding ground units and extending the range deputies can patrol. Additional services to the comm unity include detective units responsible for crime investigations, the Community Oriented Policing and Problem Solving (COPPS) program assigned to investigate community quality of life issues, crim e prevention units, crim e analysis, and senior volunteers, as well as various administrative se rvices. Child Protective Services, Adult Protective Services, and Juvenile Probation all operate out of the San Marcos Station. Together, these services offer the Marcos Specific Plan comprehensive law enforcement to help maintain community safety.
7.6 Solid Waste Disposal
Solid waste collection and recycling services to the Specific Plan Area shall be provided by EDCO Waste & Recycling. Non-recyclable waste, including gene ral trash and green materials, is collected, and transported to the Sycamore Sanitary Landfill in Sa ntee. Recyclable material s are transferred to the Public Services and Facilities Plan Marcos Specific Plan City of San Marcos Marcos Specific Plan
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Escondido Resources Recovery Transfer Station for further processing. Household hazardous waste can be disposed free of charge for resi dents of San Marcos at the Vista HHW Collection Facility at 1145 E.
Taylor Street or the Poway HHW Collection Facility at 12325 Crosthwaite Circle. Each dwelling unit will be provided with a standard trash cart, recycling cart, and organic waste/green waste cart. East-End Planning Area commercial suites will utilize trash, recycling, and organic/gr een waste dumpsters. Day porters will be onsite during all business hours to maintain cleanliness and ensure trash receptacles are emptied and dumpsters are delivered to pick-up locations as approved by Edco.
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Chapter 8: Facilities Financing Plan
City of San Marcos Marcos Specific Plan
June 2023 108
8 Facilities Financing Plan
This Chapter describes the various options for financ ing of the required improvements for the Marcos Specific Plan. A detailed financing plan has been pr epared to ensure improvements to the Specific Plan Area are implemented in a successful manner and withi n an orderly timeframe. The financing plan will establish specific methods of financing to achieve the goals and policies set forth in this Chapter.
Financing mechanisms for each improvement shall be timed with any proposed phasing of the Specific Plan Area, established conditions of approval, and site plan and/or design review approval. The following descriptions provide information on possib le methods which could be employed to finance improvements of the Specific Plan Area. It should be noted there may be other sources not listed below which would fulfill any mandates for the financing of improvements.
8.1 Methods of Financing for Public Improvements and Services The developer(s) or builder(s) shall be responsible for their fair share of financing construction of any public improvements as well as the entirety of pr ivate infrastructure improvements required to support development within the Marcos Specific Plan. 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(s) or builder(s) can use a combination of financing mechanisms to achieve the required construction and maintenance of facilities and improvements; however, the developer or builder shall be ultimately responsible for all fair sh are costs identified with implementation of development within the Marcos Sp ecific Plan, including bu t not limited to, costs associated with infrastructure construction, compliance with any mitigation measures identified within the MND conditions of approval, or any other associated requirements which may need to be fulfilled. It is anticipated that the developer(s) or builder(s) will construct all required public improvements. It is also anticipated that any long-term maintenance of public improvements or facilities will be maintained through CFD’s.
8.1.1 Developer Funded Options
Many of the onsite facilities to be constructed will be financed and constructed entirely by the developer(s) or builder(s). Some examples of these types of improvements are onsite private streets, alleys, and driveways, utility conn ections from main trunk lines, an d storm drain facilities excepting infrastructure of facilities relat ed to the Las Posas Creek restoratio n. In the case of electricity connections, the developer(s) or builder(s) 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 or builder, to finance those improvements.
8.1.2 Special Assessment Districts
Special assessment districts may be used by the Ci ty of San Marcos to pay for improvements within a defined area so long as the property owner(s) vote 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 Impr ovement Act of 1913. The property owner(s) will bond to pay for improvements such as streets, stor m drains, sidewalks, land scape and lighting, water and sewer services, and other similar public improvements.
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F-Zone District – The Marcos Specific Plan Area may form an F-Zone CFD to manage the funding mechanism for maintenance of public facilities within the ROW. Establishment of an F-Zone CFD would require the project owners to form the CFD and an nex into the F-Zone CFD prior to or at the time construction permits are issued. Improvements that would be included within the F-Zone CFD are as follows:
x Storm water quality green street features/BMP’s in Linda Vista such as tree wells, biofiltration basins, and vegetated swales.
x Shared use pedestrian and bicycle path on Linda Vista Drive and Grand Avenue. x On-street loading zone on Linda Vista Drive.
x Landscaped center medians on Grand Avenue.
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Facilities Financing Plan Marcos Specific Plan
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8.1.3 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 Specific Plan Area. The Mello- Roos, Community Facilities Act of 1982 allows the City to establish special districts and to levy spec ial 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.
8.1.4 Other Funding Sources
The developer or builder may secu re other sources of funding to co nstruct and maintain public and private facilities such as government grants, pr ivate developer coalitions, or various bonds not specifically mentioned above.
8.2 Financing of Public Improvements and Services
The orderly development of the Specific Plan Area requires the procurement of sufficient funding for public facilities and services. The following summaries provide detail s on financing of facilities and services for the Marcos Specific Plan required to be available at the time of need. The sections described below will provide information on specific financ ing options and implementation methods for facilities and service within the Specific Plan Area.
8.2.1 Circulation Improvements
The Marcos Specific Plan includes a comprehensiv e 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 Specific Plan 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 MND.
Internal private streets will be financed as a whole, by the developer(s) and/or builder(s).
Improvements to public external roads, rights-of-way, landscaped medians, and landscaping adjacent to the project’s frontage identified by the City of Sa n Marcos will be financed and constructed by the developer(s) and/or builder(s).
8.2.2 Fire, Paramedics, & Law Enforcement Facilities
Fire and Paramedic Services and Facilities
The Marcos Specific Plan is withi n the San Marcos Fire Protection District. To offset impacts to fire, paramedic services and facilities the developer(s) and/or builder(s) will pay fees to the City of San Marcos.
Service to the Specific Plan 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 Specific Plan Area. Future homeowners will be assessed annual fees for this district with increases as determined by the city.
Law Enforcement Services
The County of San Diego Sheriff’s Department, under contract with the City of San Marcos, will provide police protection services to the Marcos Specific Plan . The Marcos Specific Plan developer shall pay its Facilities Financing Plan Marcos Specific Plan
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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.
8.2.3 Schools
The Marcos Specific Plan is located within the Sa n 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.
8.2.4 Open Spaces, Parks, and Recreational facilities
The following categories of open space located wi thin the Marcos Specific Plan to include private common-area open space, private recreation space, and private water quality features, will be financed, and constructed by the developer(s) and/or builder(s). The biological preserved area (Las Posas Creek), which has been restored, preserved, and mainta ined by the City of San Marcos. Maintenance responsibilities of private recreati onal facilities, and open space are described in Section 8.3. The developer and/or builder will pay Public Facilities Fees to offset the projects’ impacts to City-owned parks and recreation facilities.
8.3 Operations and Maintenance of Public Improvements and Private Facilities Maintenance of open space, recreational facilities, water quality features, private streets, public streets, water and sewer systems, and landsc aping of public rights-of-way are important components to the image of Marcos Specific Plan and the functionalit y and safety of stormwater movement. This Section will define each entity responsible for maintenance of public improvem ents and private facilities which will have a prolonged impact on the Specific Plan Areas operations and appearance.
There are several options for funding operation and maintenance of public and private facilities and landscaping. For the operation and maintenance of priv ate facilities, the Specific Plan Area will require the formation of a homeowner’s association (HOA) for the West-End Planning Area. The East-End Planning Area shall privately fund facilities or in th e case buildings are to be sold they shall establish a Commercial Owners Association (COA) to fund and main tain private facilities. These areas include, but are not limited to, common area open space, onsite la ndscaping, parks, recreati onal facilities, onsite private streets, private wet and dry utility connections, and storm water quality facilities and associated drainage facilities. Landscaping within each private lot within the Specific Plan Area shall be the sole responsibility of the homeowner or commercial ownership entity. Operation and maintenance responsibilities are defined in detail below. Each pl anning area shall establish a funding mechanism or owners’ group and maintain its facilities independently. x Private recreation areas and common area facilities maintenance within the Marcos Specific Plan Area shall be the responsibility of the Marcos Specific Plan HOA, private ownership group or COA.
x Maintenance of common area landscaping withi n the Marcos Specific Plan shall be the responsibility of the Marcos Specific Plan HOA, private ownership group or COA. x Maintenance of landscaping withi n individual dwelling unit pr ivate open space shall be the responsibility of the homeowner.
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x Maintenance within front yards of multifamily residential units (if included) shall be the responsibility of the HOA.
x Private streets, landscaped parkways, and entr y monuments and gates shall be maintained by the Marcos Specific Plan HOA, and private ownership group or COA. x All private stormdrain systems within the Specific Plan Area will be maintained by the HOA, and private ownership group or COA.
x Public water and sewer systems will be maintained by VWD. Private water/sewer systems within the Marcos Specific Plan will be maintained by the HOA, and private ownership group or COA. x Maintenance of landscaping, lighting, and storm drain systems, in public right-of-way easements along public streets shall be the responsibility of the City of San Marcos with an assessment paid to the City of San Marcos by the property owner(s).
x Public street maintenance shall be the responsibility of the City of San Marcos. x Bridge maintenance shall be maintained by the commercial ownership group or COA.
Table 21 Financial & Maintenance Responsibilities
Improvement Installation/Financially
Responsible Party
Long-term Maintenance
Responsibility
Common Area landscaping Developer(s) HOA, commercial ownership entity or COA
Dry Utilities (gas and electricity) Developer(s) SDG&E
Las Posas Creek Bridge City of San Marcos
(currently built)
East-End Planning Area
commercial entity or COA
Las Posas Creek City of San Marcos City of San Marcos
Private Open Space Developer(s) Homeowner, Commercial
ownership entity or COA
Private Streets, Alley’s, or Driveways Developer(s) HOA, Commercial ownership entity or COA
Public Landscaping in rights-of-way CFD/Developer(s) CFD Private Storm Drain Systems Developer(s) HOA, commercial ownership entity or COA
Public Storm Drain Systems Developer(s) City of San Marcos Public Water Developer(s) Vallecitos Water District
Public Sewer Developer(s) Vallecitos Water District
Private Water Developer(s) HOA, commercial ownership
entity or COA
Private Sewer Developer(s) HOA, commercial ownership
entity or COA
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Chapter 9: Specific Plan Administration
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9 Specific Plan Administration
This chapter of the Marcos Specific Plan Specific Plan is essential to establishing a thorough review process for proposed discretionary entitlements and other processes which may become necessary within the Specific Plan area. Sections within this chapter form the procedures for review of entitlements and modifications or amendments to the Specific Pl an (i.e., administration authority of the Plan, descriptions of the entitlements to be processed co ncurrently with this Specific Plan, compliance with CEQA, and substantial conformance and amendments to the Plan). Those rules, regulations, and processes outlined within this chapter govern the lead agency’s implementation of development within the Specific Plan area. In addition to the Marcos Specific Plan implementation, several discretionary entitlements will also be processed concurrently. This section provides a detailed description of the mechanisms needed for implementatio n of the Specific Plan and should be the primary document consulted when questions arise concerning future development or development changes within the Specific Plan area. As the lead agency, The City of San Marcos is responsible for the administration of the Marcos Specific Plan and as such is responsible fo r ensuring the rules and procedures described herein are implemented in a consistent manner with all City rules, regulations, and policies.
9.1 Implementation/Phasing
Subsequent approvals needed to implement this Specific Plan include a conditional use permit, tentative map, tentative condominium map, multi-family site development plan, final map(s), grading plan(s), improvement plans(s), and buildin g permits. Once these subsequent approvals are acquired, the planning areas within the Specific Plan area will most likely be constructed in two (2) phases.
Phase one involves preparing the site for vertical construction. The fi rst phase will consist of clearing grubbing the site of all vegetation, rough grading the land, redefine the shape of the property and bring elevation to 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 is anticipated to be completed within six s after Final Map Approval. Each planning area will independently perform construction work within their respective planning areas.
The second phase will involve vertical construction which entails pouring fo undations and sidewalks, construction buildings, and installing landscaping an d amenities. Phase two may be broken down into subphases depending upon market conditions and the availability of materials as well as timing of commercial vs. residential construction. Phase two is anticipated to be completed within one year after the completion of Phase one.
9.1.1 East-End Planning Area Conditional Use Permit (CUP) The master Conditional Use Permit issued for comm ercial development shall guide implementation of proposed uses within the East-End planning area. Uses which conform with the CUP can be found in chapter 3 Land Use and Development Standards, Section 3.5. Uses similar in nature to those identified in Chapter 3 may be allowed upon a determination by the City of San Marcos Planning Director.
9.1.2 West-End Planning Area CC&R’s
Residential CC&R's will require a disclosure that commercial uses currently exist adjacent to the site and the residential units may be subject to impacts typically associated with these uses.
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9.2 Administration
Any future development within the Specific Plan 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 Ci ty’s regulations, unless modified by this Specific Plan. Applications fo r subsequent development projects or public improvements and other activities will be reviewed by the Development Services Department using established procedures to determine consistency wi th the Marcos 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 projects application and or plans achieve compliance with this Specific Plan. Procedures to amend the Marcos 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.
9.2.1 Modifications and Specific Plan Amendments
Approval of this specific plan in dicates acceptance by the City of San Marcos of a framework for community development within this Specific Plan. Part of that framework establishes specific development standards that constitute the zoning re gulations for the Marcos Specific Plan. It is anticipated that certain modifications to the specific plan text, exhibits, and/or project may be necessary during the development of the project. Any modifications to this specific plan shall occur in accordance with the amendment process described herein. These amendments, should they occur, are divided into two categories. The first category, “Minor Modification s,” as defined in further detail below, allows for minor changes to the specific plan without a discretionary review or public hearing and may be approved by the Planning Director. All other proposed changes are considered specific plan amendments and are required to be reviewed for approval by the Planning Co mmission and/or the City Council. In all cases, amendments must be found to be in substantia l conformance with the objectives and development standards of the Marcos Specific Plan. Amendments may be requested at any time pursuant to Section 65453(a) of the California Government Code. If the amendment is deemed major by the Planning Director, it will be processed in the same manner as the original adopted Specific Plan. Proposed amendments deemed to be minor modifications by the Planning Director, as defined herein, will be processed administratively in accordance with the City’s administrative review process. Depending upon the nature of a proposed Specific Plan Amendment, a supplemental environmental analysis may be required, pursuant to Section 15162 of the California Environmental Quality Act (CEQA).
Minor Modifications
Upon determination by the Planning Director, certain modifications to the specif ic plan text, graphics, and/or project design may not require specific plan amendments (e.g., review and approval through a public hearing). The following mino r modifications to the specific plan do not require a specific plan amendment, and subject to review and approval by the Planning Director, are considered within substantial conformance with the intent of the provis ions of this Specific Plan. The Planning Director, however, shall have the discretion to refer any such request for modification to the Planning Commission. x Expansions or reductions of the net acreage covered by any given planning area by 15 percent or less.
x Any decrease in project density or FAR.
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x Any unforeseen discrepancies or challenges wi th landscape maintenance, growth, or loss of vegetation that may arise within the Marcos Specific Plan Area. x Any modifications or realignment of any street serving the project, if also reviewed and approved by the City Engineer and the City Fire Marshall.
x Any modifications or realignmen t of any lot lines except for the San Marcos Creek parcel, easement locations, or any grading adjustment s, if also reviewed and approved by the City Engineer.
x Any collector or public road alignment revisi ons, when reviewed and approved by the City Engineer.
x Any changes made by any utility provider or public ag ency providing any utility services to the project.
x Any modifications or changes to any design criter ia such as paving treatments, architectural details, landscape treatments, sidewalks, fenc ing, lighting, entry treatments, or any other changes in any design criteria prescribed in the Specific Plan, determined minor with the Marcos Specific Plan by the Planning Director.
x Modifications to any landscape, wa ll material, wall designs, wa ll alignment, or streetscape designs, as determined by the Planning Director and the Development Services Director. x Any changes to recreational facilities or ancillary recreational amenities so long as the Planning Director determines they are consistent with the intent of the Specific Plan, and any minimum area requirements.
x Modifications to any of the architectural design gu idelines such as variations of material within the particular architectural style and any variat ions in colors, as determined by the Planning Director.
x Any revisions to the Specific Plan graphics that would be consistent with the overall intent of the Specific Plan, determined as minor by the Planning Director. x Any modifications to architecture, plotting, or un it size determined consistent with the overall intent of the specific plan by the Planning Director.
x Any other modifications or requested changes to an y part of the Specific Plan or any design details of the Specific Plan that are deemed minor by the Planning Division Manager.
Specific Plan Amendments
All Specific Plan modifications that do not meet the criteria of a minor modification as defined above or as determined by the Planning Direc tor, shall be deemed major and requ ire approval of a Specific Plan Amendment by the Planning Commission and/or City Council of the City of San Marcos. In the event the proposed Specific Plan Amendment requires suppleme ntal environmental analysis pursuant to Section 15162 of CEQA, the applicant(s) will be responsible for preparing the necessary CEQA documentation.
9.3 Environmental Review
Each subsequent development project requiring di scretionary approval shall be reviewed to ensure consistency and compliance with the California Environmental Quality Act (CEQA) Guidelines 15162(c).
The Mitigated negative Declaration (MND) shall be certified concurrently with the Marcos Specific Plan and shall serve as the primary environmental docu ment for all subsequent discretionary entitlements Specific Plan Administration Marcos Specific Plan
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within the Specific Plan Area. Each discretionary development application shall be reviewed on a project- by-project basis to determine consistency with the certified MND. Subsequent administrative approvals are not subject to CEQA review, because they do not tr igger the exercise of the city’s discretionary powers (CEQA Guidelines 15060[c] [1]). Projects which are not fully consistent with the Specific Plan will require additional analysis for only those factors which create potential impacts. Additional analysis will be performed through the analysis methods described in Section 9.2.
9.3.1 Options for Further CEQA Review of Subsequent Discretionary Approvals Supplemental or Subsequent MND
Subsequent or Supplemental MND review shall not be required for future discretionary development entitlements in the Plan area unless the City of San Marcos makes a determination that substantial evidence exists supporting findings set forth in CEQA Guidelines Section 15162 or 15163. If the findings from those CEQA Guidelines 15162 or 15163 substantiate the city’s inquiry, a determination will be made by the City of San Marcos’s Community Developmen t Director as to the appropriate supplemental or subsequent environmental document.
MND Addendum
CEQA Guidelines Section 15164(a) gives the City of San Marcos the authority to prepare an Addendum to a previously certified MND if minor changes or additions are necessary, but none of the conditions set forth in CEQA Guideline Section 15 162, which call for the preparation of a subsequent MND, have occurred.
Exemptions
For any project design conforming to the standards established within an adopted Specific Plan for which a certified MND is in place, and where substantial evidence exists that none of the events explained within CEQA Guidelines Section 15162 have occurred, no MN D or Negative Declaration is required as per California Government Code Section 65457 and CEQA Guidelines Section 15182. The City of San Marcos may wish to document the relevance of the residential Specific Plan exemption through a checklist, initial study, or an MND Addendum.
In accordance with CEQA Guidelines Section 15097, a Mitigation and Monitoring Program (MMRP) shall be adopted for the Specific Plan area. Adoption of a MMRP ensures all mitigation measures identified in the MND are properly implemented. The monitoring program provides an overview of the adopted mitigation requirements for impacts identified withi n the MND, identifies the parties responsible for monitoring compliance of the mitigation measures, and identified the timing or phases in which the mitigation measure is to be completed. All future development projects within the Specific Plan Area shall comply with the MMRP implementation measure to achieve full compliance with the MND, unless lawfully modified.
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Appendices
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Appendix A: List of Acronyms and Definitions
ADA – Americans with Disabilities Act.
Accessory Use – A land use that is incidental and subordinate to the main use of the site and located on the same site as the main use.
Alcohol Production/tasting – Any use which distills, brews, or crafts beer, wine, or spirits.
Alley – Any roadway without curbs or sidewalk having a roadway not exceeding twenty-five (25) feet.
Area, Lot, or Site – The horizontal area within the property lines of a lot.
Building – A structure having a roof supported by columns or walls.
CEQA – California Environmental Quality Act.
CFD – Community Facility District.
CNEL – Community Noise Exposure Level.
Commercial Artist/Production Studio – Any commercial use or space for the creation, exhibition, or production of artistic or craft pieces.
Commercial Entertainment – Any place of business providing spectator entertainment for commercial purposes.
CSUSM – California State University San Marcos.
CWPP – Community Wildfire Protection plan.
CY – Cubic Yards.
dBA – A number of decibels read from a sound level meter with the meter switched to the weighting scale “A.”
FAR – Floor area ratio.
HOA – Homeowners Association.
HRA – Hazard Risk Assessment.
Industrial, Maker Space – Any business providing or combining design and light fabrication or assembly of technology or crafts.
MMRP – Mitigation Monitoring and Reporting Program.
MND – Mitigated Negative Declaration
NCTD – North County Transit District.
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Office, Professional, and Business Support Uses – Establishments providing direct services or support to clients such as architects, engineers, insurance agencies, real-estate, etc.
Recreation, Education, & Public Assembly – Any use which incorporates an educational and/or recreational component and/or a use which incorporates an assembly component where multiple people gather in a public space.
Retail, General – Commercial use which specializes in the sale of goods.
SDG&E – San Diego Gas and Electric.
SF – Square Footage.
SMMC – San Marcos Municipal Code.
SPA – Specific Plan Area.
VWD – Vallecitos Water District.
Wellness Uses – Business which provide healthy living such as physical fitness or therapy, nutritional services, salons and more.
Appendix B Marcos Specific Plan
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Appendix B: General Plan Consistency Analysis
CCI | 160 INDUSTRIAL ST. STE 200 SAN MARCOS, CA 92078
MARCOS SPECIFIC PLAN
Land Use
Public Benefit and
Infrastructure
Analysis
MARCOS Specific Plan
City of San Marcos
1 MARCOS Land Use, Public Benefit and Infrastructure
Analysis
Project Description
The Marcos Specific Plan area is located south of State Route 78 at the corner of Grand Avenue and Linda Vista Drive. The 12.06-acre Specific Plan Area is conveniently situated in central San Marcos and close to multiple freeway access points. The Specific P lan is separated into three distinct planning areas divided by the Las Posas Creek Planning Area, which is a 0.98 -acre city-owned parcel included in the Specific Plan Area. The East -End Planning Area is approximately 6.05-acres and is located on the east portion of the Specific Plan and is considered an innovative arts-focused commercial, live-work, makerspace, and retail development. The West-End Planning Area is approximately 5.03 -acres and is located on the west portion of the Specific Plan area and wou ld include a multi -family land use of approximately 20.3 dwelling units per acre. The West -End Planning Area includes 102 multi - family dwelling units in 15 separate buildings ranging in composition from 4 units per building to 10 units per building.
Regional Connectivity
The Marcos Specific Plan is situated in the west central portion of the City of San Marcos, in an area defined as the Business/Industrial District by the City’s General Plan. Regionally, the planning area is located adjacent to State Route 78 and approxima tely 0.17 mile from the nearest State Route 78 entrance. The site is approximately 4.5 miles from Interstate 15.
Palomar College Transit Center is located approximately 0.85 mile from the planning area.
Palomar College Transit Center is the largest North C ounty Transit District hub within the City of San Marcos and 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 hybr id 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. The Inland Rail Trail, a proposed and partially constructed 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 us areas of unincorporated San Diego County.
Surrounding Land Uses
The Special Plan area is surrounded by light industrial and commercial uses and is relatively close to major commercial hubs in San Marcos. Various light industrial suites and stand-alone buildings are located along Linda Vista Drive southwest of the project. With the General Plan Amendment to change the zoning from Commercial to Specific Plan Area, no surrounding properties will be effected. State Route 78 bounds the project to the north and east. The Grand Plaza shopping center is located a short walk to the west of the site and San Marcos MARCOS Specific Plan
City of San Marcos
2 Boulevard, another commercial thoroughfare in San Marcos, is approximately a third of a mile to the south of the site.
Site Characteristics
The planning area includes 12 parcels (Assessor Parcel Numbers 219-152-42, 219-152-44, 219- 152-45, 219-152-51, 219-152-61, 219-152-70, 219-152-74 [Las Posas Creek parcel], 219 -152-75, 219-152-76, 219-152-77, 219-152-78, 219-152-79) located at the intersection of Linda Vista Drive and Grand Avenue. The planning area was originally designated for commercial use and was previously graded into two separate development pads which were occupied by various commercial and light industrial uses. The most recent land use included vehicle sales dealerships. Remnants of the vehicle dealerships remain on the site. Large, disturbed areas of existing concrete are located on the south and eastern portion of the site. Three existing billboards are located on the site. Two at the northeast corner of the site facing State Route 78 and one at the northwestern portion of the site. The northwest portion of the site is disturbed. Vegetation on the site is limited to grasses and a few small shrubs. A few trees are located along the periphery of the site, adjacent to Las Posas Creek. Las Posas Creek splits the site running approximately northeast to the southwest where it continues through the City of San Marcos. The creek is currently restored and under a 5 -year monitoring program. The City of San Marcos restored the portion of the creek running through the Specific Plan Area.
Land Use and Zoning Analysis
Development proposed by the Specific Plan takes the previously developed and currently disturbed site which includes Las Posas Creek restoration and revitalizes the site with unique commercial uses and multi -family residential dwelling units. The proximity to nearby transit opportunities, and shopping and employment centers provide an opportunity to maximize the efficient use of the property by producing infill development near existi ng infrastructure and amenities promoting walkability and thereby reducing environmental impacts. • The Specific Plan area is located in central San Marcos within the Business/Industrial District. The General Plan describes the Business/Industrial District as having a diverse range of uses from commercial and light industrial uses surrounding the site to newer predominately residential mixed-use projects along San Marcos Blvd and southerly along Las Posas Road.
• The General Plan identifies Focus Areas where changes are most likely to occur. Although the Specific Plan planning area is not within one of these Focus Areas, it is near to the Urban Core Focus Area –San Marcos Boulevard Focus Area (FA3). The vision for FA3 is for the city to create a commercial mixed -use “downtown” area giving the city residents a sense of place while also providing a destination area for people to enjoy. The area is mostly comprised of commercial and retail uses. The proximity of this Specific Plan area to the “downtown” core of San Marcos allows the proposed uses to compliment the MARCOS Specific Plan
City of San Marcos
3 nearby theme the city envisions for San Marcos Boulevard. The Marcos Specific Plan will achieve this compleme ntary use of the Focus Area by providing a mix of housing and commercial uses thereby enhancing and extending the intent of the focus area to encompass this Specific Plan area. For a summary of General Plan Land Use Goal compliance, see Table 1. For adjustments required to the City of San Marcos General Plan, see Table 2.
Housing
The Housing Element is coordinated with each element to ensure comprehensive policies and goals throughout the General Plan. The residential uses proposed by Specific Plan will encompass approximately 5.03acres within the West-End Planning Area and approximately 8,182 sq. ft. of live -work space (7 units) in the East -End Planning Area. The East-End Planning Area live-work units are intended to be long-term lease apartments. The West-End will include a maximum of 102 multi -family residential dwelling units for an approximate total density of
20.3 dwelling units per -acre (du/acre). This residential density equates to the Medium High Density Residential (MHDR) Genera l Plan land use classification, which allows for 20.1 -30.0 du/ac. Homes proposed by the Marcos Specific Plan are designed as workforce housing with a range of unit sizes and price points, creating opportunities for home ownership that will be attractive to varying income levels. Therefore, the Marcos Specific Plan is consistent with the goals provided within the Housing Element of the General Plan.
Viability of Site as Mixed Use
Marcos Specific Plan strives to create an appealing mixed-use community founded on solid design principles. The Plan area’s relatively flat topography offers an ideal horizontal area for development while the Las Posas Creek which bisects the site creates a natural dividing line between residential and commercial uses and offers an opportunity to create a unique development that incorporates natural features into the built environment.
Through thoughtful design, engineering and planning, the site will present a walkable retail and creative office space horizontal mixed-use project that is conscious of recreational open space and orderly circulation thereby reducing the projects’ impacts while maximizing creek area conservation and urban development. Although the proposed mixed-use residential uses would differ in land use designation and visual character in comparison to the previous commercial development on-site, the proposed mixed -use residential development would conform to the existing urbanized character of the surrounding area.
Therefore, the proposed Specific Plan area is a compatible land use for the site and is consistent with the Goals and Policies of the City of San Marcos General Plan Land Use Element as well as the core planning principals that arrange compatible zones to form a cohesive land use plan that supports crea ting buffers to less dense residential from denser more intensive elements of urban design.
MARCOS Specific Plan
City of San Marcos
4 Public Benefits
A discussion on the project’s public benefits can be found in the MARCOS Specific Plan, Mitigated Negative Declaration (MND) and the DTA Economic Impact Study Each noted document provides a broader discussion of public benefits summarized below.
Economic Benefits
• The Specific Plan area will provide employment to the city through the c reation of 37 9 construction jobs and 134 permanent jobs.
• Payment of funds toward needed city and region -wide infrastructure. The project’s PFF and CFD fair share contributions support a range of city -wide maintenance and improvement programs including but not limited to circulation streets, SR-78 interchanges, National Pollutant Discharge Elimination System (NPDES), technology improvements, parks and habitat conservation fees.
• F-Zone District – The Marcos Specific Plan Area may form an F- Zone CFD to manage the funding mechanism for maintenance of public facilities within the ROW. Establishment of an F-Zone CFD would require the project owners to form the CFD and annex into the F- Zone CFD prior to or at the time construction permits are issued. Improvements that would be included within the F-Zone CFD are as follows:
o Storm water quality green street features/BMP’s in Linda Vista such as tree wells, biofiltration basins, and vegetated swales.
o Shared use pedestrian and bicycle path on Linda Vista Drive and Grand Avenue. o On-street loading zone on Linda Vista Drive.
o Landscaped center medians on Grand Avenue.
Housing Benefits – The Specific Plan area will provide 109 multi-family dwelling units. The range of unit types and bedroom counts will help boost the regional housing shortage.
Mobility Benefits– 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 sustainability elements into the program through Complete Street design.
The Mobility Element identifies Linda Vista Drive and Grand Avenue as arterials with Class II or III Bicycle Facilities. Complete Street improvements will be constructed along the project frontage on Linda Vista Drive and Grand Avenue, which include bicycle lanes and sidewalks separated from vehicular lanes as well as planting areas. • Pedestrian and Bicycle Facilities – One of San Marco’s goals is the enhancement of connectivity throughout the city, making it easier for residents and visitors to access services, amenities and key destinations. The Specific Plan area provides pedestrian connections through implementation of frontage improvement for both pedestrians and bicyclists. The project walkways, and pathways throughout the Marcos Specific Plan Area will provide connectivity both within and outside the Specific Plan Area. ADA compliant MARCOS Specific Plan
City of San Marcos
5 sidewalks shall connect the East-End Planning Area to two (2) connections on Grand Ave. as well as two (2) connections to Linda Vista Drive. These connections allow for broader pedestrian connectivity to the City of San Marcos. Similarly, the West-End Planning Area shall provide internal ADA circulation via sidewalks, which ultimately connect to Grand Avenue.
• Bicycle storage for short and long term as well as multi -modial locations throughout the East End and West End Planning areas as noted in the Specific Plan, Chapter 5.
Environmental Benefits 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 greenhouse gas emissions. To comply with these requirements, the City of San Marcos adopted the Climate Action Plan (CAP) in 2013. 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. Although the planning area is slightly more than a half-mile walk to the City’s High Quality Transit Area, it is a mixed -use development capable of facilitating non- motorized internal movement of residents and business. In addition, the site is within a short walk of major shopping and employment centers. •
Air Quality and Greenhouse Gas Emissions – Cumulative impacts related to air quality and greenhouse gas emissions were analyzed ( Dudek 2023), and it was determined that the project will not have any cumulative impacts related to air quality and greenhouse gas emissions. The project is consistent with the City’s Climate Action Plan and incorporates several greenhouse gas emissions reduction strategies including providing electric vehicle (EV) charging stations , planting trees, and being in close proximity t o transit options. The project will not produce construction- or operational-related emissions above the significance thresholds. Low -VOC coatings will be used on the commercial building as required under San Diego Air Pollution Control District (SDAPCD) Rule 67.0. Additionally, all heavy diesel construction equipment shall be rated Tier 3 or better.
• Traffic - Transportation impacts were analyzed in a traffic report prepared for the project and included both a V ehicle Miles Traveled (VMT) analysis to meet CEQA requirements and a Level of Service (LOS) analysis to determine consistency with LOS goals in the Mobility Element (CR 2023). The intersection and segment analysis showed that at the key intersection for the project at Grand Avenue and Linda Vista Dr.
Therefore, to improve the operations, the project will provide a fair share contribution to a future traffic signal which will bring the intersection to an acceptable level of service. The VMT analysis showed the office segment of the Specific Plan area would create a significant impact as there are no current VMT mitigation measures. However, and the project ha s created a Transportation Demand Management Plan for both the East and West End Planning Areas. That document includes measures to reduce vehicle trips by implementing ridesharing programs, micro-mobility parking solutions, and transit information which will be provided to both tenants and residents to help reduce the overall vehicle trips to and from the site. In addition, the Specific Plan Area has included bicycle and pedestrian improvements to Grand Ave. • Water Quality - The Marcos Specific Plan drainage design has carefully considered stormwater flows and designed the system to direct all surface runoff from both the MARCOS Specific Plan
City of San Marcos
6 Planning Areas to the storm water quality facilities Additionally, the City’s Engineering Standards in accordance with San Diego County’s Hydrology Manual requires the on- site detention of the post -development net increase of the 100 -year storm event to ensure storm water runoff does not increase water flows onto adjacent properties or properties downstream and upstream including the Las P osas Creek Planning Area.
Once captured in storm water quality facilities, the stormwater runoff is directed to drainage detention facilities then discharged into Las Posas Creek.
All storm water runoff shall be conveyed into on- site private storm water qu ality facilities and storm drain system. Storm drain systems including storm water quality facilities shall be provided in accordance with the specifications of the City Engineer.
Storm water runoff is subject to the requirements of the latest National Pollution Discharge Elimination System (NPDES) permit for the San Diego Region and City of San Marcos BMP Design Manual prior to discharging into Las Posas Creek. • Biological Resources – The Specific Plan is separated into three distinct planning areas divided by the Las Posas Creek Planning Area, which is a 0.98-acre city-owned parcel included in the Specific Plan Area. The creek is currently restored and under a 5-year monitoring program. The City of San Marcos restored the portion of the creek running through the Specific Plan Area. The CEQA compliant Biological Resources Memorandum (Dudek 2023) noted specific mitigation measures to avoid any short or long-term impacts from the project.
Infrastructure and Community Services
An in-depth discussion on the project’s impact on Infrastructure and Community Services can be found in the MARCOS Specific Plan, Chapter 6 . Public services discussed in Chapter 7 cover the increase of approximately 349 persons to the following areas:
• Anticipated schools within San Marcos Unified School District where school age children will attend.
• Parks, recreation, and open space impacts.
• Library services.
• Fire services.
• Police protection, and
• Solid waste disposal.
In the case of Parks, recreation, open space, police, and fire services the project will pay its fair share of Public Facility Fees to offset any potential project impacts. Similarly, the project will pay a set fee based on dwelling unit square footage to the school district at the time the project pulls building permits. Library services are offset via taxes collected by the City of San Marcos and solid waste disposal is provided by fee to each homeowner.
Infrastructure to the site includes clearing and g rading, water and sewer services, gas and electric service, stormwater facilities, and telecommunications services. Infrastructure provided to the site will be constructed by the developer/builders and paid by homeowners MARCOS Specific Plan
City of San Marcos
7 and tenants via regular billing the reafter. In the case of water service as mentioned in the public benefits section above.
Conclusions
The change in use from Commercial to Specific Plan Area for residential/commercial mixed- use is an appropriate action. The land use change essentially adds a residential component which will not detrimentally affect the area. The mixed -use zoning once constructed will facilitate less vehicle trips and is in line with many state, regional, and local climate goals.
Economically, adding a residential land use to the area contributes short term revenue to the city through the creation of construction jobs and long -term revenue streams to the city in the form of residential taxes and retail sales tax from the commercial component.
The Specific Plan area will p ay for and construct new bicycle and pedestrian facilities on Grand Ave. and Linda Vista Drive and will contribute PFF to the city to pay for any impacts to public facilities.
Considering the factors analyzed herein, the proposed project would be a supe rior alternative to the existing Commercial zoning for the project site. Therefore, implementation of the project is a net positive to the community.
MARCOS Specific Plan
City of San Marcos
8 Table 1 CITY OF SAN MARCOS GENERAL
PLAN LAND USE GOALS
Goal Goal Description Specific Plan Consistency
Land Use Element
LU-1
Achieve a balanced
and compatible mix
of land uses.
Achieve a balanced distribution
and compatible mix of land uses
to meet the present and future
needs of all residents and the
business community.
The Marcos Specific Plan is consistent with Goal LU-
1. Multiple uses have been incorporated into the
Specific Plan to include commercial/retail,
creative office and residential uses. Creation of a
mixed-use Specific Plan Area development
supplies the city with a land use capable of self-
sustaining employment, diversity of shopping,
entertainment, and housing close to employment
with flexibility for the changing needs of the City.
This approach facilitates a balanced approach to
housing and commercial growth within the City of
San Marcos.
LU-2
High quality and
sustainable
development.
Promote development standards
and land use patterns that
encourage long-term
environmental sustainability.
The Marcos Specific Plan is consistent with Goal LU-
2. The Marcos Specific Plan is an urban infill
commercial-residential mixed-use community
located in central San Marcos and close to
freeway access as well as bus and train transit
centers. The Specific Plan Area’s land uses were
designed to be a self-sustaining community by
creating a pedestrian link between land uses via a
bridge over Las Posas Creek. The SPA is centrally
located in San Marcos and is within walking or
biking distance to major shopping and
employment centers on Grand Avenue as well as
along San Marcos Boulevard. Inclusion of CAP
design measures such as providing solar panels
and electric water heaters as well as complying
with the City of San Marcos WELO contributes to
the City’s goals of reducing project impacts.
LU-3
Community
Connections.
Develop land use patterns that
are compatible with and support
a variety of mobility opportunities
and choices.
The Marcos Specific Plan is consistent with Goal LU-
3. The Specific Plan contributes to this goal by
providing a multi-use trail for pedestrian and bike
traffic creates a public-friendly mixed-use
development. The bridge between land uses
allows for pedestrian and bike access within the
SPA. Sidewalk connections provide pedestrians
with access to the surrounding public streets.
MARCOS Specific Plan
City of San Marcos
9 Table 1 CITY OF SAN MARCOS GENERAL
PLAN LAND USE GOALS
Goal Goal Description Specific Plan Consistency
Vehicle entries allow for vehicle access to and
from the SPA.
LU-4
Education Hub.
Promote San Marcos as the
educational center of North
County while creating a greater
synergy between the business
community and its academic
institutions.
The Marcos Specific Plan is consistent with Goal LU-
4. The Marcos Specific Plan allows for educational
uses within the Eastend Planning Area. The
inclusion of these uses would facilitate space for
public institutions or private educational
companies to conduct arts-oriented education.
LU-5
A city of distinct and
memorable places.
Promote community design that
produces a distinctive, high-
quality built environment with
forms and character that create
memorable places and enrich
community life.
The Marcos Specific Plan is consistent with Goal LU-
5. The Marcos Specific Plan provides two distinct
architectural environments which should enhance
the community aesthetics. The Eastend Planning
Area’s art and craft -oriented business the me
includes a contemporary Native American
vernacular architectural style and should reflect an
area which is rich in art and cultural influences and
therefore should exhibit a high- quality artistic
design. Two architectural styles are proposed to be
included within the Westend Planning Area:
regency and Marcos revival. These styles were
selected for their popular representation in Southern
California architecture and share common
elements to other multi- family residential
developments within San Marcos. Bo th Planning
Areas contribute high-quality design to the infill site and contribute to the overall character of the
community.
LU-7 Direct and sustain growth and
expansion in areas of San
Marcos that can support a
concentration of a variety of
uses and are particularly suitable
for multimodal transportation
and infrastructure expansion and
improvements.
The Marcos Specific Plan is consistent with Goal LU-
7. The Specific Plan is situated on a commercially
zoned infill site and proposed a commercial/retail
and multi-family residential mixed-use community.
The Site is well suited for the proposed uses due to
the inclusion of commercial/retail uses as well as
the site’s proximity to other shopping and
employment centers. The Palomar College transit
center is relatively close to the site and offers bus
and rail transit opportunities for residents and
MARCOS Specific Plan
City of San Marcos
10 Table 1 CITY OF SAN MARCOS GENERAL
PLAN LAND USE GOALS
Goal Goal Description Specific Plan Consistency
visitors to the SPA. Freeway access is close to the
site and the site is centrally located within San
Marcos. Infrastructure currently is adjacent to the
site
LU-11 Ensure all residents have access
to high-quality education.
The Marcos Specific Plan is consistent with Goal LU-
11. The development for the Specific Plan area
obtained a will-serve letter from the San Marcos
Unified School District (SMUSD) and will contribute
fees to the SMUSD for anticipated student
generation.
Table 2
GENERAL PLAN DESIGNATION CHANGES – MARCOS SPECIFIC PLAN
APN Acres Exis�ng
Zoning
New Zoning
under GPA
Graphic
change in GP
219-152-42, 44,
45, 51, 61, 70,
75,76, 77 and 78
11.08 Commercial Specific Plan Figure 2 – 3
219-152-74-00 .98 acres Commercial Conversa�on
Easement
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Fulton RdFulton Rd
Las Flores DrLas Flores Dr
Montiel RdMontiel Rd
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S Twin Oaks Valley RdS Twin Oaks Valley Rd
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CollegeCollege
Cal StateCal State
UniversityUniversity
San MarcosSan Marcos
DiscoveryDiscovery
LakeLake
Jack’sJack’s
PondPond
LakeLake
SanSan
MarcosMarcos
SouthSouth
LakeLake
CarlsbadCarlsbad
VistaVista
EscondidoEscondido
EscondidoEscondido
UnincorporatedUnincorporated
UnincorporatedUnincorporated
UnincorporatedUnincorporated
EncinitasEncinitas
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Home Depot/Home Depot/
CommerceCommerce
SquareSquare
!
AutumnAutumn
TerraceTerrace
!
NordahlNordahl
Medical-ProfessionalMedical-Professional
Office BuildingOffice Building
!
StarlingStarling
!WestlakeWestlake
VillageVillage
!
Collucci/Collucci/
MobileMobile
!
San MarcosSan Marcos
RV MallRV Mall
!
SPASPA
ResidentialResidential
VLDRVLDR
!SPASPA
IndustrialIndustrial
VenzanoVenzano
DiscoveryDiscovery
HillsHills
!
PaseoPaseo
De OroDe OroPalomarPalomar
StationStation
ScrippsScripps
Health CareHealth Care
CampusCampus
PalomarPalomar
HeightsHeights
LomaLoma
AltaAlta
RanchoRancho
SantalinaSantalina
ArborArbor
RanchRanch
!
Rancho Santa FeRancho Santa Fe
VillageVillage
Las BrisasLas Brisas
PacificosPacificos
LaurelsLaurels
MeadowlarkMeadowlark
CanyonCanyon
RanchoRancho
DoradoDorado
!
Limited Use .125 -Limited Use .125 -
APN: 2230804300,APN: 2230804300,
2230802700,2230802700,
22308045002230804500
SPA 2SPA 2
(White/Attebury)(White/Attebury)
San MarcosSan Marcos
CreekCreek
WalnutWalnut
Hills IIHills II
!
CampusCampus
Pointe IIPointe II
!
Future SPA -Future SPA -
Questhaven 23 -Questhaven 23 -
APN: 2221211600,APN: 2221211600,
6790400500, 679040040067□ 0400500, 67□ 0400400
!
VallecitosVallecitos
Town CenterTown Center
HansonHanson
PalomaPaloma
(Santa(Santa
Fe Hills)Fe Hills)
!
Richland HillsRichland Hills
NorthNorth
RichmarRichmar
San □li□ oSan □li□ o
HillsHills
UniversityUniversity
CommonsCommons
(Old Creek Ranch)(Old Creek Ranch)
VallecitosVallecitos
RidgeRidge
UniversityUniversity
DistrictDistrict
NordahlNordahl
MarketplaceMarketplace !
San MarcosSan Marcos
PlazaPlaza
!
NormanNorman
HutchinsonHutchinson
!
Red RockRed Rock
Twin OaksTwin Oaks
ValleyValley
RanchRanch
Heart ofHeart of
the Citythe City
San MarcosSan Marcos
HighlandsHighlands
!
Future SPA -Future SPA -
Senior Housing -Senior Housing -
APN: 2181203100APN: 2181203100
!
RanchoRancho
Vallecitos/CasaVallecitos/Casa
VallecitosVallecitos
! NorthNorth
CountyCounty
□amaha□amaha
!
MontielMontiel
CorporateCorporate
CenterCenter
!Future SPA -Future SPA -
Markstein -Markstein -
APN: 2192104200APN: 2192104200
□ 2192104100□ 2192104100
Future SPA -Future SPA -
Chang -Chang -
APN: 2180120100,APN: 2180120100,
2180120200,2180120200,
21801203002180120300
SPA/ResidentialSPA/Residential
(89 lots)/OS/P(89 lots)/OS/P
!
FeedFeed
StoreStore
!
Future SPA -Future SPA -
Senior Housing -Senior Housing -
APN: 2181202800APN: 2181202800
!
Future SPA -Future SPA -
Senior Housing -Senior Housing -
APN: 2181201900APN: 2181201900
!
SchenkerSchenker
Heart ofHeart of
the Citythe City
Heart ofHeart of
the Citythe City
UniversityUniversity
CommonsCommons
(Old Creek Ranch)(Old Creek Ranch)
Heart ofHeart of
the Citythe City
Heart ofHeart of
the Citythe City
!
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!
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HomesHomes
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StudioStudio
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OceansideOceanside
CarlsbadCarlsbad
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EscondidoEscondido
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MarcosMarcos
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k
k
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FIGURE 2-3
City of San Marcos
Specific Plan
Areas
Miles
10.50.25 0
22 LAND USE AND
COMMUNITY DESIGN ELEMENT
Path: X:\Projects\GeneralPlan\Maps\DocumentMaps\GISMaps\Fig2-3_SpecificPlanAreasLegend.mxd Last Updated: 8/12/2013 Note 1: Colors represent Individual Specific Plan Areas Existing Specific Plan Area (SPA)
Future Specific Plan Area (SPA)
San Marcos City Limits
Sphere of Influence
Planning Area
Major Hydrologic Features
Creeks
Railroad
Freeway
Highway
Major Road
Minor Road
Arbor Ranch
Autumn Terrace
Campus Pointe II
Collucci/Mobile
Discovery Hills
Feed Store
Hanson
Heart of the City
Home Depot/Commerce Square
Las Brisas Pacificos
Laurels
Limited Use .125 - APN: 2230804300, 2230802700,
2230804500
Loma Alta
Meadowlark Canyon
Montiel Corporate Center
Nordahl Marketplace
Nordahl Medical-Professional Office Building
Norman Hutchinson
North County Yamaha
Paloma (Santa Fe Hills)
Palomar Heights
Palomar Station
Paseo De Oro
Rancho Dorado
Rancho Santa Fe Village
Rancho Santalina
Rancho Vallecitos/Casa Vallecitos
Red Rock
Richland Hills North
Richmar
SPA 2 (White/Attebury)
SPA Industrial
SPA Residential VLDR
SPA/Residential (89 lots)/OS/P
San Elijo Hills
San Marcos Creek
San Marcos Highlands
San Marcos Plaza
San Marcos RV Mall
Schenker
Scripps Health Care Campus
Starling
Movie Studio
Twin Oaks Valley Ranch
University Commons (Old Creek Ranch)
University District
Vallecitos Ridge
Vallecitos Town Center
Venzano
Walnut Hills II
Westlake Village
Future SPA - Chang - APN: 2180120100, 2180120200,
2180120300
Future SPA - Markstein - APN: 2192104200 & 2192104100
Future SPA - Questhaven 23 - APN: 2221211600,
6790400500, 6790400400
Future SPA - Senior Housing - APN: 2181201900
Future SPA - Senior Housing - APN: 2181202800
Future SPA - Senior Housing - APN: 2181203100
k Identifies Land Use Special Conditions areas as it applies to specific parcels, refer to Appendix D, Table D-2 for details on those special conditions
Parkview Homes
ragenK
Note 2: Refer to Appendix D-4, Table D-3 for more details relating to Specific Plan AreasSOURCES OF DATA:
City of San Marcos 12/12 and AECOM, 12/11
Every effort has been made to assure the accuracy of the maps and data provided; however, some information may not be accurate or current. The City of San Marcos assumes no responsibility arising from use of this information and incorporates by reference its disclaimer regarding the lack of any warranties, whether expressed or implied, concerning the use of the same. For additional information, see the Disclaimer of the City’s website.