ATTACHMENT G
RESTAURANT ROW COMMUNITY OUTREACH PROGRAM
City of San Marcos General Plan Amendment Supplemental Requirements Community Outreach Program for Restaurant Row
Restaurant Row is a new mixed-use neighborhood by Lennar Homes located on 10.5 acres at W. San Marcos Blvd. and Via Vera Cruz. The application consists of 202 new homes, retail space, restaurants with outdoor dining, new recreation opportunities and social gathering places.
In compliance with the City of San Marcos’ General Plan Amendment Supplemental Requirements, implementation of the Community Outreach Program began in November 2022. Engaging with project neighbors has provided the project team with valuable feedback resulting in meaningful revisions to the plans for the reimagined Restaurant Row (Project).
Enclosed is a summary of that feedback.
In further commitment to maintaining a productive dialogue with our neighbors, outreach and engagement will continue up until the first public hearing (anticipated Q4 2023).
On-Site Signage
All on-site signage is posted to the site in accordance with city policy.
Mail Notification
Introduction Letter
In addition to the required notification of the initial application filing, an introductory letter was sent to all addresses within a 1,000-foot radius of the project on November 15, 2022 describing the proposed project and informing residents of the project website, email address, and upcoming info meeting and park design workshop (exhibit 1).
Email
A community email address was established for the project: [email protected]. Neighbors and community stakeholders are encouraged to submit their questions and comments. Members of the community may also opt to join the project email list to receive updates on project milestones and notified about engagement opportunities. As of August 9, 2023, there were 288 people on the email list. Eight emails have been sent to the email list since outreach began in November 2022.
- 12/1/22 – Info meeting reminder
- 12/5/22 – Info meeting follow up survey
- 12/12/22 – Info meeting follow up survey reminder
- 1/2/23 – Project update
- 1/31/23 – Workshop 2 recap
- 6/20/23 – Workshop 3 reminder
- 7/5/23 – Workshop 3 recap
- 8/21/23 – DMND notice and project update
Community Education and Engagement
Website
A project website was launched on November 1, 2022: www.SMRestaurantRow.com so residents can learn more about the plan, RSVP for upcoming events and contact the team. The site also includes a Frequently Asked Questions page, which will evolve as more questions are submitted by the community. The website is a valuable resource for those looking to learn more or be part of the process. As of May 4, 2023, there have been 3,400 visits to the website (3,000 unique visitors).
Public Meetings
Lennar Homes has hosted three public meetings to date.
Public Meeting 1 - December 1, 2022
A Neighborhood Informational Meeting was hosted on December 1, 2022 at San Marcos Elementary School. The event took place from 6:30 to 8:00 p.m., and began with a short welcome from Ryan Green, Division President for Lennar San Diego. Green then introduced the project team to provide a review of the process and comprehensive project overview (exhibit 2). Following the presentation, attendees were able to ask questions of the project team. The check in list is included as exhibit 3.
In addition to learning more about the project components, attendees participated in a tabletop discussion to define their vision for the new park and identify desired public amenities. Prior to the table top discussion, attendees were asked to prioritize amenities by placing a green (like) or red (dislike) sticker on a list of possible amenities (exhibit 4). The consensus was: “An active park with social gathering elements that all ages and abilities can enjoy.” A skate plaza and pickle ball courts were the primary amenities requested.
Project renderings were also available for review around the perimeter of the room). Exhibit boards included a color site plan, preliminary project renderings, floorplans and proposed amenities. The presentation and all exhibits are available for download at www.smrestaurantrow.com/outreach.
At the completion of the meeting, attendees were emailed a survey to garner a better understanding of the key issues of concern and areas of interest.
Public Meeting 2 – January 25, 2023
The second public meeting was hosted in partnership with City of San Marcos Parks and Recreation on January 25, 2023 at the San Marcos Community Center. The workshop focused on building on the feedback collected at the December 1, 2022 meeting. In addition to Lennar noticing the project’s interest list via email, the City also sent the workshop notice to its public workshop invite list and posted the workshop date on the City’s website. There were 62 attendees (exhibit 5).
The meeting began with a general overview of the project vision and the design team’s focus on celebrating the legacy of the Old California Restaurant Row (exhibit 6). The attendees were also able to ask the project team questions related to their concerns.
After the presentation, attendees were able to create their own park design (exhibit 7). Each table was provided with supplies, a blank park map, and amenities to place where they saw most appropriate. A representative from each table then presented their design to the room.
The consensus was consistent with the first workshop. Attendees agreed that the new park should contain a mix of active and passive recreation activities that visitors of all ages and abilities could enjoy. The two most popular requests were for pickleball courts and an all-wheels plaza (skate park). There was also interest in including arts & culture opportunities (a space, or amphitheater for live music / public art), open areas and a dog park - with walking paths connecting these areas. The group also discussed the importance of connectivity to the restaurant space, allowing both spaces to be used in sync with one another.
Public Meeting 3 – June 29, 2023
The third public meeting was hosted on June 29, 2023 at the San Marcos Community Center – and was set up in an open house format. Members of the community (exhibit 8) were able to come and look through presentation boards with project updates, speak to members of the project team and provide feedback through comment cards (exhibit 9).
Additionally, the final design of the public park was debuted that was created based on the feedback of the first two public meetings.
One on One and Small Group meetings
Understanding that questions will arise outside of formal public meetings, members of our team have been available for one-on-one or small group meetings. Members of the community could submit questions or request a meeting through the project website.
Lennar leadership has met with the existing Restaurant Row tenants and meetings with neighboring property owners are on-going.
Stakeholder Meetings
In addition to meeting with members of the community, the project team has and will reach out to local stakeholder groups and nonprofits.
- 10/7/22 – San Marcos Promise
- 10/7/22 – San Marcos Chamber
- 10/7/22 – San Marcos Boys and Girls Club
- 10/27/22 – San Diego Urban Timber and San Diego Vintage Timber Works - 2/3/23 – North County Economic Development Council
- 2/9/23 – Happy Hour with local community leaders from the nonprofit and business community - 3/9/23 – San Marcos Rotary
- 3/23/23 – Coffee Meeting at Ascend Coffee
- 4/11/23 – San Marcos Kiwanis Club
- 5/16/23 – San Marcos Historical Society
Community Events
Lennar Homes values being an engaged part of the communities where we build. The project team is committed to attending local events to maintain a consistent presence and support local organizations:
- 11/3/22 - San Marcos Promise Student Networking event - 10/14/22 – Boys and Girls Club Gala
- 2/7/23 – Farmer’s Market
- 5/13/23 – Friends of San Marcos Bags N' Brews
- 5/31/23 – State of the City
- 7/11/23 - Farmer’s Market
Community Response to Restaurant Row
The paragraphs below describe the topics we’ve heard the most about and how the project addresses each one.
While general questions about circulation, parking and school impacts are addressed through the CEQA process and city application review, more subjective concerns over community character and honoring the legacy of Old California Restaurant Row challenged the design team to find a way to capture the nostalgia of the place in a meaningful way. We believe the design for the reimagined Restaurant Row aligns with the City’s vision for a mixed-use community in this area, provides attainable housing options, and creates new public gathering opportunities for the community’s benefit.
Community Character
Understanding that many a birthday, graduation party, anniversary and family milestone have been celebrated at Restaurant Row, a key goal of the Project is to create a sense of place and help to recapture the fun, connection, and celebration people know and love.
The architecture along San Marcos Boulevard frames large plazas and outdoor dining areas that wrap the site and lead to the park at the northeast corner of the site. The Project frontage is designed to activate W. San Marcos Blvd. through street-facing homes to encourage walkability, social gathering spots, opportunities for public art, and other elements that improve this highly visible public space.
Old California Restaurant Row Legacy and San Marcos History San Marcos has undergone a major transformation since the opening of the original Old California Restaurant Row in the late 70s. The proposed changes seek to usher in the next chapter in Restaurant Row’s history by creating a vibrant, walkable mixed-use development that aligns with the growing City of San Marcos and honors the original legacy and vision of a place for the community to come together. The website gives members of the community the opportunity to submit videos of their memories or favorite parts of Old California Restaurant Row to be used to influence the legacy elements of the project, specifically public art.
The architecture and landscaping palette take inspiration from the design elements from Old California Restaurant Row.
The architecture was reimagined to incorporate preserved building materials to create an old meets new aesthetic that celebrates the history of the site.
The color scheme draws from the cream stucco, tan and brown adobe brick, gray stone, and wooden beam accents of the Old California Restaurant Row. It then takes these motifs and pairs them with cool and muted grays of various shades to give the Specific Plan area a fresh modern perspective. The renderings below were shared with the attendees at the January 25, 2023 Public Workshop.
Parking
We understand that access to sufficient parking for existing restaurants and the proposed project is important to the community at large. The project meets city parking requirements through the provision of private garages and guest parking within the project site. To further address this concern, a supplemental parking survey was commissioned by Lennar to thoroughly analyze the parking needs of the site, especially during peak times. Analysis also included a Conceptual Rendering of proposed view from
San Marcos Blvd.
Top – First application submittal
Bottom – Third application submittal
Conceptual Rendering of street facing
townhomes with commercial
Top – First application submittal
Bottom – Third application submittal
comparison between historical parking needs with today and with the proposed project. Following conversations with neighboring property owners, the site was reconfigured to provide additional public parking spaces.
Circulation
Residents have expressed concern over possible traffic impacts to San Marcos Blvd. A comprehensive traffic analysis is included in the environmental review for the project. Technical studies show that the mixed-use plans envisioned for Restaurant Row generate less average daily trips than the past use.
Further, The Restaurant Row Specific Plan provides the first segment of the San Marcos Boulevard Multi-Way, a multimodal transportation system that is part of the San Marcos Boulevard Complete Streets Project. The San Marcos Boulevard Complete Street Project is an initiative that plans to transform the stretch of San Marcos Boulevard from Discovery Street to Bent Avenue with improved street crossings, bike lanes, and frequent bus stops so all users can travel safely and efficiently. The Multi-Way includes design features that will foster active transportation and is envisioned to improve vehicular circulation.
School Impacts
San Marcos Unified School District has provided the project with a will-serve letter. Availability of public facilities, including schools, is analyzed during the CEQA process.
Parks and Open Space
The redesign of Restaurant Row includes a network of outdoor spaces that culminate at the new neighborhood park.
The Project site will be linked together through a series of landscaped promenades and paseos that not only facilitate pedestrian and bike connectivity but create public spaces for people to congregate.
A new public park anchors the site and provides respite for residents and visitors. In collaboration with the city of San Marcos, the new park was designed through a series of public workshops so the community at-large could influence the amenities. As previously discussed, the integration of public art, design features, and interpretive signage into the landscape will help create a sense of place and foster an identity that will continue to reinforce Restaurant Row as a memorable San Marcos destination.
Exhibit Index
1. Intro letter
2. 12/1/22 Presentation
3. 12/1/22 Check in sheet
4. 12/1/22 Amenity prioritization
5. 1/25/23 Check in sheet
6. 1/25/23 Presentation
7. 1/25/23 Park design activity
8. 6/29/23 Check in sheet
9. 6/29/23 Comment cards
November 15, 2022
Dear Neighbor,
We’re writing to introduce ourselves, and to share some details about the proposed changes for Old California Restaurant Row. For decades, Old California Restaurant Row has served as a welcoming place for families and friends enjoying an evening out. We’re committed to honoring this past while positioning the new Restaurant Row to meet today’s needs.
The revitalization of Restaurant
Row is envisioned as a vibrant,
mixed-use hub that will include
updated dining offerings,
landscaped pedestrian
connections, a neighborhood
park and new housing
designed to facilitate a
live/work environment.
We know that the land planning process generates questions and concerns, so we’ve launched a community website where you can learn more about the project, submit questions or request a meeting with the team. Visit www.smrestaurantrow.com. As we proceed through the City’s process, the website will be a valuable resource to stay informed about project updates and opportunities to participate in the conversation.
We’re kicking off public outreach with an informational meeting and design workshop. The design workshop portion of the meeting will focus on the new public park within the project and other placemaking opportunities. We hope you can join us!
The feedback from the info meeting and discussion points from the workshop will be incorporated into the project design. Members of the project team will also be available to answer questions.
Along the way, we understand questions may arise. Please feel free to email us your questions at [email protected] and a member of our outreach team will be in touch. We’re also available for one-on-one or small group meetings.
We look forward to meeting you!
Ryan Green
Division President
Lennar Homes
Come and learn more about the new Restaurant Row
Join us December 1, 2022 at 6:30 p.m.
Visit www.smrestaurantrow.com/outreach for details
Meeting Overview
Milestones and Community Outreach
Vision
Land Use and Location
Project Features
6:40 - Welcome
6:45 - Project Overview
7:00 - Q&A
7:30 - Table Top Exercise
8:30 - Wrap Up
Project Vision The San Marcos Boulevard Complete Street Project is an initiative that plans to transform the stretch of San Marcos Boulevard from Discovery Street to Bent Avenue with improved street crossings, bike lanes, and bus stops so all users can travel safely and efficiently.
The Through the creation of a multi-modal transportation system along San Marcos Boulevard, people can stop and shop at the project’s commercial uses, creating a more walkable environment.
Community Benefits
Celebrates the legacy of Old California Restaurant Row through the revitalization of the site with updated commercial and outdoor spaces, in a manner that enhances the atmosphere created by the previous Old California Restaurant Row, and complements the surrounding environment and neighborhoods.
Creates a network of outdoor spaces that culminate at the new neighborhood park. The integration of public art, design features, and interpretive signage into the landscape will help create a sense of place to create a sense of place and foster an identity that will continue to reinforce Restaurant Row as a memorable San Marcos destination.
Adapts to changing community and economic needs by providing attainable housing in a mixed-use, in-fill setting.
Supports the revitalization of San Marcos Boulevard by creating an inviting neighborhood that activates the street frontage and facilitates multi-modal transportation to and from the existing community.
Delivers the first segment of the Multi-Way along San Marcos Boulevard Creates a long lasting walkable community through the connection of on-site pathways to San Marcos Boulevard sidewalks that allows residents to walk or bike to nearby destinations.
Questions/Comments?
Table Top Excerise
Table Top Exercise
Collect your preliminary feedback on the
neighborhood park
Identify consistent themes for:
Desired park vision
Desired project amenities/features
Discussion Format
Discussion topics by table
Pick a scribe and presenter
Feedback Integration
All feedback will be shared with the City and the
design team to further refine the project
Park feedback will serve as the starting off point for
the Parks and Rec official workshop process
New Neighborhood Park
A 1.5-acre public park in the northeastern corner anchors the site and provides respite for residents and visitors.
In collaboration with the City of San Marcos,
the public park space will be designed through a series of public workshops so the community at-large can
influence the amenities.
New Public Park
Privately owned,
Publicly accessible
open spaces
Topic #1
Who do you see visiting it?
Active/passive?
Events?
What is your vision for the
proposed park?
Topic #2
Think about other parks or open spaces in town
you like to visit or how this space might
enhance the surrounding dining experience
What types of commercial uses are needed in
the area?
TIP: Check out the amenity guide on your table
What amenities and/or
features would make the
redesigned Restaurant Row an
ideal place to visit?
Restaurant Row Public Meeting 1
12/1/22 Check in list
First Name Last Name Email
Steven Athas
Joyce Bolin
Sean Coates
Rudy Corona
Sean del Solar
Jay Franklin
Beckie Garrett
Jim Garrett
Andrea Gonzalez
Ginger Granada
Frank Johnson
Teresa Johnson
Judy Kamholz
Keith Kamholz
Kim Leith
Buck Martin
Axel Munoz
Iker Navarro
Juan Navarro
Rebecca Nives
Jasper Pedro
Jim Pennock
Juan Playa
Patrick Poling
Doreen Poling
Alex Ramiro
Lisa Shuler
Andre Taylor
Restaurant Row Public Meeting 2
1/25/23 Check in list
First Name Last Name Email
Nathan Anderson
Taylor Andre
Nick Buck
Cheryl Carry
Diana Cavanaugh
Kenneth Chin-Purcell
S Ennis
Lisa Farrar
Ida Gonzalez
Christiano Goulart
Kim Jenkins
Holly Malan
Lucinda Marlatt
Paul & Noelle Mendoza
Charlie & Christa Moreau
Tyler Nelson
Zachary Nelson
Janelle Payne
Allan Pearson
Patrick Poling
Lisa Shuler
Ray Stainback
Brian Stiglic
Natalie Stiglic
Joyce Bolin
Bill Dorsett
Pam Lindamood
Timothy Lindamood
Matthew and Tamara Moulton
Cindy and Tom Torgison
Scott and Anna Winn
Julie
Meeting Overview
Milestones and Community Outreach
Vision
Land Use and Location
Project Features
6:30 - Welcome & Introductions
6:40 - Project Overview
7:00 - Design Activities
8:30 - Wrap Up
Project Features
The San Marcos Boulevard Complete Street Project is an initiative that plans to transform the stretch of San Marcos Boulevard from Discovery Street to Bent Avenue with improved street crossings, bike lanes, and bus stops so all users can travel safely and efficiently.
The Through the creation of a multi-modal transportation system along San Marcos Boulevard, people can stop and shop at the project’s commercial uses, creating a more walkable environment.
Landscaped Pedestrian Connections
The multiple uses within the project are
connected by landscaped pedestrian
paseos and social gathering spaces.
Community Benefits
Celebrates the legacy of Old California Restaurant Row through the revitalization of the site with updated commercial and outdoor spaces, in a manner that enhances the atmosphere created by the previous Old California Restaurant Row, and complements the surrounding environment and neighborhoods.
Creates a network of outdoor spaces that culminate at the new neighborhood park. The integration of public art, design features, and interpretive signage into the landscape will help create a sense of place to create a sense of place and foster an identity that will continue to reinforce Restaurant Row as a memorable San Marcos destination.
Adapts to changing community and economic needs by providing attainable housing in a mixed-use, in-fill setting.
Supports the revitalization of San Marcos Boulevard by creating an inviting neighborhood that activates the street frontage and facilitates multi-modal transportation to and from the existing community.
Delivers the first segment of the Multi-Way along San Marcos Boulevard Creates a long lasting walkable community through the connection of on-site pathways to San Marcos Boulevard sidewalks that allows residents to walk or bike to nearby destinations.
Questions/Comments?
Table Top Excerise
Workshop Goals
Build on the feedback collected at
12/1/22 Workshop
Refine park site plan
Discussion Topics
Site Constraints
Vision
Design activity
New Neighborhood Park
Site Constraints
A 1.5-acre public park in the northeastern corner anchors the site and provides respite for residents and visitors.
In collaboration with the City of San Marcos,
the public park space will be designed through a series of public workshops so the community at-large can
influence the amenities.
New Public Park
Privately owned,
Publicly accessible
open spaces
Reciprocal Rights
Access Easement
Floodplain
3'-4' Slope
ADA Ramp
Proposed Public Restroom
Confirm Vision
Who do you see visiting it?
Active/passive?
Events?
12/1/22 Consensus:
The new park should contain a mix of active
and passive recreation activities that
visitors of all ages and abilities could enjoy.
Anything to add?
Design Activity
Pickle ball courts
Rolling plaza/Skate plaza
Play area
Open lawn
Plaza
Flex space
Examples prepared with
feedback from Workshop 1
Amenities include:
Design Activity
What amenities and/or features would make the
redesigned Restaurant Row an ideal place to visit?
Think about other parks or open spaces in town you like to visit or how this space might enhance the surrounding
dining experience
What types of commercial uses are needed in the area?
TIP: Check out the amenity guide on your table
Conversation Starters:
Instructions:
As a table, use the amenity forms provided to design your own park. Don't see something you're looking for? Go ahead and draw it in!
Choose a person from your team to present your park concept.
All Wheels Plaza
Small Amphitheater for outdoor events
Restaurant Row Public Meeting 3
6/29/23 Check in list
First Last Email Guest
Javier Anguiano
Rex Butler1
Beckie Garrett
Jim Garrett
Tom Geary
Alan Geraci
Luis Gonzales
Kevin Hagerman
Traci Hagerman
Kyle Harris
Tatiana Katanic
Teri McCartney
Fernando Monforte
Blake Moser
Tamara Moulton1
Diana Ozolins
Cathie Poindexter
Snezana Skrbic
Ray Stainback
Londi Sullivan
Cynthia Torgison1
Claudia Varga1
Michael Zumbahlen