ATTACHMENT B7
GENERAL PLAN 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
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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
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