Attachment K - Land Use, Public Benefits, Infrastructure & Community Service Impact Analyses — San Marcos City Council, December 12, 2023

ATTACHMENT K

LAND USE, PUBLIC BENEFITS, AND

INFRASTRUCTURE AND COMMUNITY SERVICES IMPACT

ANALYSES
Memorandum

To: City of San Marcos
From: Project Design Consultants, a BOWMAN Company
Date: January 18, 2023
Subject: GPA Supplemental Requirements – Land Use Analysis

Background

Historic Context

Old California Restaurant Row has served San Marcos and surrounding County of San Diego residents since 1978. Born from San Marcos’ prime central location in North County, the impetus to create a unique and diverse dining destination was conceptualized and developed by Jim and Vera Eubank and family. Originally starting as a fruit stand featuring produce from surrounding farms, the site evolved into the Old California Restaurant Row, which once hosted a movie theatre, market shops, and a diverse outdoor food court where chain and local restaurants thrived.

Project Description
The proposed Restaurant Row Project (“Project”) includes a request for a General Plan Amendment, Rezone, Specific Plan, Tentative Subdivision Map, Conditional Use Permit, and Site Development Permit for a mixed-use residential development on an approximately 10.5-acre site. The General Plan Amendment and Rezone would change the General Plan designation and Zoning from Mixed-Use 1 (MU-1) and Light Industrial (L-1) to Specific Plan Area (SPA). The Specific Plan has been prepared with the intent to provide a comprehensive plan to ensure the efficient development of a new mixed-use residential community. The Specific Plan serves as both a policy document and a regulatory document for the systematic implementation of the policies and goals of the General Plan. The Site Development Plan will configure the site for multi-family dwelling units, street configuration, infrastructure, recreational open space, and private open space. The Tentative Subdivision Map presents specific lot configurations for the site.

The revitalization of this 10.5-acre site is envisioned as a vibrant, mixed-use hub that will include 10,400 square feet (sf) for updated dining offerings and new retail space, a 1.1-acre neighborhood park, and 202 multi-family residential homes linked together by a series of pedestrian paseos.

Residential homes will consist of eight (8) three-bedroom townhomes over commercial; 17 front street townhomes ranging in size from three- to four-bedrooms; 57 townhomes ranging in size from two- to four- bedrooms; and 120 townhomes ranging in size from two- to three-bedrooms.

The 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 gather. The pedestrian connections will be punctuated with social gathering nodes and opportunities for public art. The north and south connecting paseo will link to the public park in the northeastern portion of the Specific Planning area.

The park design has been initiated with a public workshop whereby multiple amenities were explored.

Those in attendance voiced a strong interest in facilities such as pickleball, skate plazas, shade structures, and tot lots amongst other passive uses. A noise attenuation fence was proposed to mitigate sound between the park and neighboring residential homes and would define each parcel.

Commercial nodes, woven throughout residential and mixed-use buildings, would be located along the southern and eastern project boundaries to encourage walkability and convenient access to onsite commercial uses as well as along West San Marcos Boulevard. The commercial nodes along the southern project boundary activate Restaurant Row, encouraging residents and visitors to shop and eat along the San Marcos Boulevard corridor. The commercial node along the eastern project boundary offers a connecting space to integrate the park, Western Paseo, and parking into Restaurant Row.

Primary project access will be via West San Marcos Boulevard at the Project’s southern boundary. A secondary project access will be on the east from Via Vera Cruz via the alleyway heading westerly to the Project. In alignment with the San Marcos Boulevard Complete Street Project, San Marcos Boulevard will be redeveloped into a multi-way that will facilitate multi-modal transportation and improve circulation.

Parking will be in conformance with City parking standards.

The Project site encompasses three existing parcels located between the former Sears site directly to the west and restaurants and a bank to the east (APNs 219-200-30, -31, -45). The Project will require the demolition of 63,484 sf of existing (primarily vacant) restaurant uses onsite. However, elements from the Old California Restaurant Row, such as referential and/or repurposed materials (i.e., large timbers, river rock, etc.), color schemes, and streetscape design (i.e., signage, lighting, etc.), will be preserved and incorporated into the project design to create an old meets new aesthetic that celebrates the history of the site and the shared parking agreements.

San Marcos General Plan

The project site is located within San Marcos Boulevard, Focus Area 3. This area provides an opportunity for the City to create a desired commercial and mixed-use destination. The community shares the desire for a Downtown area that attracts people regionwide while also supporting the needs of residents.

Redevelopment is intended to complement the character of, and increase connections to, the mixed use- oriented Creek District to create a cohesive Downtown area with a host of destinations that enhance the urban experience for residents and visitors. The Project proposes a park that will fulfill the community’s desire for a neighborhood park along West San Marcos Boulevard between Las Posas Road and Via Vera Cruz.

The City of San Marcos General Plan designates APN 219-200-30 as Light Industrial (LI) while the remaining portions of the site (APNs 219-200-31 and -45) are designated as MU-1 (Mixed Use 1). The LI designation permits light manufacturing, processing, assembly, wholesale, office, and research and development laboratories, all within enclosed buildings with limited outdoor storage, in freestanding or campus-style industrial development. Supporting uses, such as office, limited retail, and business services, are also allowed. The MU-1 designation permits a wide variety of commercial, office, civic, and residential uses integrated as a cohesive development. These uses may be organized horizontally or vertically with retail and active uses encouraged on the ground floor to activate the street. The project proposes a General Plan Amendment to designate the area as Specific Plan Area (SPA).

Land Use Analysis

The Restaurant Row Project proposes a vibrant, mixed-use hub that will include 10,400 sf for updated dining offerings and new retail space, a neighborhood park, and 202 multi-family residential homes linked together by a series of pedestrian paseos. The following land use analysis was conducted based on the City of San Marcos General Plan:

Conformance with General Plan – Table 1, located at the end of this memorandum, addresses the Project’s conformance with General Plan goals and policies.

B. Guiding Themes – The Guiding Themes provide a framework for the General Plan by serving as a basis for policy formulation and planning programs. The Guiding Themes expand on the concept of creating a great destination City while appreciating and respecting the assets San Marcos already possesses. The Guiding Themes for the San Marcos General Plan are provided below:

• Creating a Vibrant Destination City – The proposed Project will increase housing and public parks in the San Marcos Community. The commercial and park space onsite will allow residents to enjoy the San Marcos Downtown within walking distance of their homes. It will also attract other residents of San Marcos and neighboring communities to businesses along the southern and eastern project boundaries, with active street frontages along San Marcos Boulevard.

A Strong Local Economy and Employment Base – The proposed Project will provide commercial units along the southern and eastern perimeter of the Project, facing San Marcos Boulevard, providing a solid economic base and employment opportunities.

The Project offers live/work units where commercial uses are located on the ground floor and residential uses are located on the second and third floors. Commercial uses provide opportunities for local businesses to flourish, improving their ability to offer more employment opportunities in San Marcos. The Project will offer new jobs through its construction, commercial spaces, restaurants, and parks by bringing a jobs- housing balance to future residents and meeting the evolving and expanding needs of the community and region.

• Connecting People to Places – The proposed Project connects residents directly to existing and proposed new commercial and park facilities onsite. The upgraded San Marcos Multi-Way and extended pedestrian realm characterized by paseos and plazas encourages residents to use alternative methods of transportation other than the private automobile, including transit, bicycling, and walking.

• An Education and Academic Hub – The proposed Project is located within the service boundary of the San Marcos Unified School District. The Project proposes 202 multi- family housing units, which will generate an estimated 86 students (K-12 public school). The project applicant will contribute to the education system by paying applicable school fees in effect at the time of building permit issuance. California State University San Marcos (CSUSM) is located approximately two miles east of the site. The 304-acre campus currently holds a population of around 16,000 students, including Bachelor’s and Master’s Degree programs. Palomar College, a public community college with a population of about 24,000 students, is approximately a mile north of the site. The Project may create additional homeownership opportunities for the students and employees of CSUSM and Palomar College. Also, a use of College:

Nontraditional Campus Setting may be permitted in commercial units subject to the Development Services Director’s review, condition, and determination. Commercial units occupied by a school or university can possibly be used as an educational space, such as a learning lab or remote office.

• A City with Choices – The proposed Project will provide a greater variety of employment, dining choices, housing, and public amenities in San Marcos’ Downtown.

The site offers a variety of benefits and resources to residents and neighboring communities.

• Sustaining Environmental Quality – The proposed Project strives to advance the quality of life for existing and future San Marcos residents. Building will conform to the latest building code standards for environmentally friendly practices.

• Building a Greener Community – The proposed Project will incorporate sustainability where applicable from landscaping to construction.

• A Healthy and Safe Community – Safety protections have been implemented through building design, engineering, and with feedback from the Fire Department to protect residents from flood, fires, and other natural hazards. The proposed Project will support a healthy, walkable community by incorporating a series of pedestrian paseos throughout the site and active street fronts offering outdoor dining and seating for commercial space. The proposed Project also transforms San Marcos Boulevard into a Multi-Way that supports multi-modal transportation including designated bike lanes and onsite bicycle racks.

• Continuing Our Agricultural Heritage – The proposed Project is an infill development that will not affect existing agricultural land. A Farmer’s Market (Certified) may be permitted in commercial units, plazas, or the park subject to the Development Services Director’s review, condition, and determination.

C. Proposed General Plan Design – The City of San Marcos General Plan designates APN 219-200- 30 as Light Industrial (LI) while the remainder of the site (APNs 219-200-31 and -45) is designated as MU-1 (Mixed Use 1). The proposed General Plan designation is Specific Plan Area (SPA). The proposed Specific Plan Area designation would be compatible with the surrounding designations including Specific Plan Area (SPA), Mixed Use 1 (MU1) and Light Industrial (LI). The proposed Project would complement the adjacent existing uses and structures.

D. Improvement to General Plan – The proposed Project revitalizes 10.5 acres as a mixed-use hub that will include 10,400 sf for updated dining offerings and new retail space, a neighborhood park, and 202 multi-family residential homes linked together by a series of pedestrian paseos which satisfies the General Plan’s themes “Creating a Vibrant Destination City,” “Connecting People to Places,” and “A City with Choices” by adding to the City’s housing stock, restaurants, commercial spaces, and public parks in the Downtown area of San Marcos. The Project also satisfies the theme of “Strong Local Economy and Employment Base” by providing mixed-uses including commercial and dining spaces along San Marcos Boulevard.

E. Adjacent Land Uses – Parcels north of the project site are designated Light Industrial (LI) and Mixed Use 1 (MU1) to the east and west of the project site. To the south, on the opposite side of San Marcos Boulevard, is the San Marcos Creek Specific Plan. The proposed General Plan Amendment to allow a Specific Plan Area is compatible with adjacent parcels. The uses described in the proposed Specific Plan are compatible with adjacent parcels use.

F. Justification – The proposed Project will add updated dining offerings, new retail spaces, a neighborhood park, and 202 multi-family residential homes linked together by a series of pedestrian paseos as infill revitalization. The vision is to create a vibrant, walkable development that aligns with the site’s mixed-use zoning, meets City needs, and honors the original legacy and vision of a place for the community to come together.

Table 1. General Plan Consistency Analysis
Goal/Policy Description Consistency
Land Use and Community Design Element
Goal LU -1: Balanced
and Compatible 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 Restaurant Row Project is consistent
with Goal LU-1. The Project redevelops a

10.5-acre commercial site into a mixed-
use site including 10,400 square feet of
updated dining offerings and new retail
space, a 1.1-acre neighborhood park,
and 202 multi-family residential homes
linked together by a series of pedestrian
paseos.

Policy LU -1.1 Ensure that adjacent land uses
complement one another by
considering compatibility of
activities, development patterns,
and architectural character
elements and access to various
mobility choices.

The Restaurant Row Project is consistent
with Policy LU-1.1. The Project supports
a mixed-use development that maintains
and supports the existing development
pattern and integrity of the site. The
Specific Plan provides more flexibility for
specific uses tailored to the Project.

Policy LU -1.2 Promote commercial uses that
provide a solid economic base and
employment opportunities.

The Restaurant Row Project is consistent
with Policy LU-1.2. The commercial units
along the southern and eastern
perimeter of the Project, facing San
Marcos Boulevard and existing
restaurants, provide a solid economic
base and employment opportunities.

Commercial units facing San Marcos
Boulevard will attract existing patrons
once familiar with the Old California
Restaurant Row through strategic
building placement and referential
themes. The Project’s fresh design and
walkable layout will attract future
patrons to the site.

Policy LU -1.3 Diversify land uses by providing
mixed use land uses in strategic
locations within the City that place
housing adjacent to employment.

The Restaurant Row Project is consistent
with Policy LU-1.3. The project site is
centrally located in the City’s Downtown.

The Project supports a live/work lifestyle
through vertical mixed-uses where
commercial uses are located on the
ground floor and residential uses are
located on the second and third floors.

This distribution contributes to the jobs-
housing balance by placing housing
adjacent to employment.

Goal LU -2: High
Quality and
Sustainable
Development
Promote development s tandards
and land use patterns that
encourage long-term
environmental sustainability.

The Restaurant Row Project is consistent
with Goal LU-2. The mixed-use project
has been designed with walkable paseos
to promote active mobility and high-
quality development that is
environmentally sustainable. Roof top
solar panels and electrical monitoring
systems will be provided. Solar panels
will be shielded from public views with
architectural features.

Policy LU -2.1 Promote compact development
patterns that reduce air pollution
and automobile dependence and
facilitate walking, bicycling, and
transit use.

The Restaurant Row Project is consistent
with Policy LU-2.1. The Project’s
development of multi-family units placed
along walkable paseos, mixed use street
frontages, and public facilities reduce air
pollution and car dependence. Street
frontages activate the public realms and
support walkability to and from
surrounding neighborhoods. The San
Marcos Multi-Way supports multi-modal
transportation that facilitates walking,
bicycling, and transit use. The Project
also provides live/work units that
support the jobs-housing balance
thereby reducing private automobile
dependence and commutes.

Policy LU -2. 2 Encourage new development to be
sited to respond to climate
conditions, such as solar
orientation, wind, and shading
patterns.

The Restaurant Row Project is consistent
with Policy LU-2.2. The Project avoids
development that would be inundated
during a 100-year flood event. The public
park, which lies in the flood zone, will be
constructed without any permanent
building structures, massive play
equipment, dense shrubbery, decks,
pools, fencing, or any type of structure
that will block the flow of water in the
case of a flood. The park will aim to have
open and leveled spaces, shallow slopes,
rubberized surfaces, and small structures
that water can flow through in the case
of a flood.

Policy LU -2. 5 Promote landscaping (e.g., native,
drought-tolerant plants) that
minimizes demand on water
supply.

The Restaurant Row Project is consi stent
with Policy LU-2.5. Drought tolerant
trees, shrubs, and ground cover will be
planted throughout the site and
supported by a water efficient
underground irrigation system.

Policy LU -2.6 Promo te use of community
gardens, farmers markets, and
agricultural lands to provide
locally-grown food.

The Restaurant Row Project is consistent
with Policy LU-2.6. Farmers markets are
permitted through Director’s Permits as
stated in the Specific Plan.

Policy LU -2.7 Promote the installation of trees to
reduce the urban heat-island
effect and green infrastructure to
reduce storm water runoff.

The Restaurant Row Project is consistent
with Policy LU-2.7. San Marcos
Boulevard will locate street trees along
the sidewalk and Multi-Way frontage to
promote the City’s green street policy.

Green street standards are discussed in
the Specific Plan. The residential portion
of the Project will also have shade trees
to reduce urban heat islands and storm
water runoff. The San Marcos Multi-Way
supports multi-modal transportation
that facilitates walking, bicycling, and
transit use.

Goal LU -3:

Community
Connections
Develop land use patterns that are
compatible with and support a
variety of mobility opportunities
and choices.

The Restaurant Row Project is consistent
with Goal LU-3. The Project offers a
mixed-use community that is pedestrian
and bike friendly while improving traffic
along San Marcos Boulevard.

Policy LU -3.1 Require that new development
and redevelopment incorporate
connections and reduce barriers
between neighborhoods, transit
corridors, and activity centers
within the City.

The Restaurant Row Project is consistent
with Policy LU-3.1. The Project
redevelops an activity center within the
City and improves connectivity via
Project paseos to nearby amenities and
other neighborhoods.

Policy LU -3.2 Promote street -oriented
development, within mixed-use
areas with parking located behind
or next to buildings rather than in
front. Encourage commercial
activities such as wide sidewalks
and outdoor dining.

The Restaurant Row Project is consistent
with Policy LU-3.2. The Project ultimately
will have no parking along San Marcos
Boulevard. Parking is located behind or
to the side of residential and commercial
units fronting the main corridors.

Commercial spaces are located along
street frontages and adjacent to plazas
and paseos. The sidewalks and
commercial frontages along San Marcos
Boulevard are intended to be a place for
pedestrian activity and provide outdoor
dining. Active store frontages support
the public realm through well-designed
space that allows visitors to shop, eat,
walk, and rest in the center of San
Marcos.

Policy LU -3.4 Provide non -motorized (pedestrian
and bicycle) access/circulation
within, and to, mixed-use centers
to reduce reliance on the
automobile.

The Restaurant Row Project is consistent
with Policy LU-3.4. The paseos and
expanded sidewalks in the Project
encourage walking. Bicycle racks and a
designated bicycle lane on San Marcos
Boulevard are provided. The San Marcos
Boulevard Multi-Way Street along the
frontage of the Specific Plan area will
accommodate a variety of mobility
features.

Policy LU -3.6 Encourage the creati on of
live/work units to maintain
business and living space under
common ownership.

The Restaurant Row Project is consistent
with Policy LU-3.6. The proposed Town
over Commercial units may permit
live/work units in the Specific Plan.

Policy LU -3.7 Require new development to
prepare traffic demand
management programs.

The Restaurant Row Project is consistent
with Policy LU-3.7. The Project develops
San Marcos Boulevard into a Multi-
Modal Way in accordance with the San
Marcos Boulevard Complete Street
project at the discretion of the City. A
VMT Impact Analysis can be found in the
Project’s Traffic Study.

Goal 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 Restaurant Row Project is consistent
with Goal LU-5. The Project’s design is
both fresh and contemporary yet
referential of the site’s past as Old
California Restaurant Row.

Policy LU -5.1 Create unique mixed use districts
with public spaces and vertical
massing to create sense of place.

The Restaurant Row Project is consistent
with Policy LU-5.1. The Project is a
mixed-use development providing
commercial uses, residential units,
private amenities, and a public park. The
Project promotes development types
with both horizontal and vertical mixed-
use components (Commercial, Town
over Commercial, and Front Street
Rowtown) along San Marcos Boulevard.

By providing both residential and
commercial units along the street front
of San Marcos Boulevard, the Project will
be an attractive destination in San
Marcos.

Policy LU -5.2 Establish a downtown as a focal
point for the San Marcos
community and an attraction for
North County.

The Restaurant Row Project is consistent
with Policy LU-5.2. The project site is in a
central location. The site is across the
street from the San Marcos Creek
Specific Plan, which establishes a
“downtown.”
Policy LU -5.3 Use public landscaping, banners,
and signage along streets,
sidewalks, property frontages, and
in public spaces to strengthen the
City’s identity and create a unique
sense of place.

The Restaurant Row Project is consistent
with Policy LU-5.3. Section 4.4.4 of the
Specific Plan provides Design Guidelines
on signage that is reflective of the
history of Old California Restaurant Row.

Policy LU -5.5 Encourage development of public
spaces and plazas within
commercial, mixed-use, and
residential projects that include
fire and water features that can
accommodate civic events and
function as community gathering
areas.

The Restaurant Row Project is consistent
with Policy LU-5.5. The Specific Plan
allows civic event and community
gathering space in the plazas as a
permitted use.

Policy LU -5.6 Require a specific plan for strategic
areas/properties that require high-
quality design, orientation and
development due to their location
or visibility within the community.

The Restaurant Row Project is consistent
with Policy LU-5.6. The Project
incorporates architectural design
guidelines that support high-quality
design and orientation. Further details
can be found in the Design Guidelines
(Section 4.0) of the Specific Plan.

Policy LU -5.7 Architecture shall be enhanced
with high-end building materials,
varied roof lines, and decorative
details.

The Restaurant Row Project is consistent
with Policy LU-5.7. The contemporary
and historically reflective design of the
Project, as provided in the Project’s
Architectural Plans and Specific Plan
(Design Guidelines in Section 4.0), meets
this standard.

Goal LU -6: Economic
Strength and Stability
Maintain a supportive business
climate and a healthy, sustainable
economy to retain and attract high
quality businesses and create
additional employment
opportunities.

The Restaurant Row Project is consistent
with Goal LU-6. The Project is a mixed-
use development that will include
residential units within walking distance
of high-quality businesses to maintain
lively and attractive commercial features
for the City. Designated commercial uses
provide opportunit ies for local
businesses by providing new high-quality
units for vendors to use downtown. As
these businesses flourish, they will be
able to offer more employment
opportunities to residents in the
community.

Policy LU -6.5 Support ongoing marketing efforts
that encourage job growth and
attract residents outside of the
City to shop and visit San Marcos.

The Restau rant Row Project is consistent
with Policy LU-6.5. The commercial units
with walkable sidewalks and plazas along
San Marcos Boulevard may feature
cafes, restaurants/breweries that
provide outdoor seating. These
businesses will offer new employment
opportunities and serve as an attraction
for residents and visitors of San Marcos.

Policy LU -6.7 Promote development and
revitalization of revenue-
generating land uses in areas
designated for commercial and
industrial uses that will support
business and employment growth.

The Restaurant Row Project is consistent
with Policy LU-6.7. The Project revitalizes
the Old California Restaurant Row as a
mixed-use site providing housing,
commercial space, and a public park.

Policy LU -6.9 Ensure high architectural
standards and aesthetic design
quality particularly for
redevelopment along the State
Route 78 corridor and within the
commercial core of the
community.

The Restaurant Row Project is consistent
with Policy LU-6.9. The Project supports
a contemporary and historically
reflective design. See Architectural Plans
and Design Guidelines in the Specific
Plan for high quality design standards.

Goal LU -7: Growth
Management and
Adequate Provisions
of Urban Services
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 Restaurant Row Project is consistent
with Goal LU-7. The Project is a mixed-
use community with residential,
commercial, and parks with multi-modal
transportation. Land development and
public improvements are planned during
construction to meet the expanded
needs of the site.

Policy LU -7.1 Support walkable, mixed use
development along main transit
and transportation corridors.

The Restaurant Row Project is consistent
with Policy LU-7.1. The Project promotes
three development types with both
horizontal and vertical mixed-use
components (Commercial, Town over
Commercial, and Front Street Rowtown)
along San Marcos Boulevard.

Commercial units are located along
street frontages and are designed to
attract visitors to the plazas. The Town
over Commercial (residential) unit s are
intended to increase density along the
proposed commercial frontages and
create a unique sense of place. The Front
Street Rowtown (residential) units will
provide easy access to nearby
commercial spaces as well as privately
owned attached garage spaces. The
Rowtown’s will generate foot traffic
along San Marcos Boulevard and
potentially increase the number of
consumers walking to nearby businesses.

See Section 5.4 (Urban Standards) of the
Specific Plan for further details.

Policy LU -7.2 Coordinate pedestrian, transit and
infrastructure upgrades with infill
and redevelopment opportunities.

The Restaurant Row Project is consistent
with Policy LU-7.2. The Project infills the
site to create extensive pedestrian space
and circulation while adding housing
units.

Goal LU -8: Growth
Management and
Adequate Provisions
of Urban Services
Ensure that existing and future
development is adequately
serviced by infrastructure and
public services.

The Restaurant Row Project is consistent
with Goal LU-8. The Project is located in
an urban part of the City within close
proximity to a range of existing
infrastructure and development
including commercial uses, parks, single
and multi-family residential, and
schools/educational facilities. The
Project would construct private onsite
sewer lines connecting to existing City
infrastructure. The Project lies within the
jurisdiction of the San Marcos Unified
School District (SMUSD) serving grades
K-12 and will provide housing generating
approximately 86 students.

Policy LU -8.1 New development shall pay its fair
share of required improvements to
public facilities and services.

The Restaurant Row Project is consistent
with Policy LU-8.1. The project developer
will pay the fees to build facilities as the
City deems appropriate.

Policy LU -8.2 Promote development timing that
is guided by the adequacy of
existing and/or expandable
infrastructure, services, and
facilities.

The Restaurant Row Project is consistent
with Policy LU-8.2. The Project’s
infrastructure is planned to be
developed in four phases: land
development, residential construction,
retail, and public improvements. The
Water and Sewer Studies have indicated
a need to increase the serving pipes to
meet the demands of the Project. Onsite
stormwater will be filtered and
controlled to prevent erosion prior to
entering the public system. As the
Project is built out, San Marcos
Boulevard is proposed to become a
Complete Street. The Infrastructure Plan
(Section 6.0) of the Specific Plan provides
further details.

Policy LU -8.3 Focus Capital Improvement Plan
infrastructure improvements in
areas needed to support more
concentrated development and
that is contiguous to existing
development and available
infrastructure.

The Restaurant Row Project is consistent
with Policy LU-8.3. The Project provides
a denser mixed-use site with multi-family
homes and commercial units. This
development is located in the City’s
Downtown and is aligned with current
and future City standards and
infrastructure plans.

Mobility Element
Goal M -1: Efficient
Local and Regional
Circulation System
Provide a comprehensive
multimodal circulation system that
serves the City land uses and
provides for the safe and effective
movement of people and goods.

The Restaurant Row Project is consistent
with Goal M-1. The Project proposes
provides improvements to enhance
circulation along San Marcos Boulevard.

The San Marcos Multi-Way proposes
two- lanes west bound through way, an
interim (median) to buffer parking and
sharrow bike lanes, and a 21’ wide tree
lined sidewalk to encourage pedestrian
and social interactivity. The Right-of-Way
may be reconfigured by the City of San
Marcos.

Policy M -1.1 Safely and efficiently
accommodate traffic generated by
development and redevelopment
associated with implementation of
the General Plan Land Use Policy
Map.

The Restaurant Row Project is consistent
with Policy M-1.1. The Project’s Traffic
Study determines that traffic generated
by the development will remain in
accordance with the City’s safety and
efficiency standards. Proposed
circulation improvements would be
designed in accordance with the City’s
roadway design standards to ensure
proper safety requirements are met.

Policy M -1.2 Require new development to
finance and construct internal
adjacent roadway circulation and
City-wide improvements as
necessary to mitigate project
impacts, including roadway,
transit, pedestrian and bicycle
facilities.

The Restaurant Row Project is consistent
with Policy M-1.2. The San Marcos Multi-
Way proposed by the Project improves
roadway circulation, while mitigating
Project impacts through private roads.

Policy M -1.6 Work to improve connectivity
within the City by closing gaps in
the existing bicycle, pedestrian,
trail, transit, and roadway network.

Work with new development to
provide connectivity and
redundancy in the mobility
network.

The Restaurant Row Project is consistent
with Policy M-1.6. The Project adds a
bicycle lane on San Marcos Boulevard
and creates walkable pedestrian friendly
commercial frontage, paseos, and parks
to add and enhance current connectivity.

The San Marcos Boulevard Multi-Way
will support pedestrian sidewalks,
ingress and egress to the Project site, an
expanded pavement area, boxed tree
buffers, a westbound bike lane, raised
landscaped median, two westbound
through lanes, and a modified median to
turn left south of San Marcos Boulevard.

These amenities will expand the ability of
pedestrians, bicyclists, and public transit
users to move efficiently while giving
automobiles through lanes to prevent
gridlock on the Boulevard. Section 6.1.4
(San Marcos Boulevard Multi-Way) of
the Specific Plan provides further details
on the Multi-Way and its support of
multi-modal transportation.

Policy M -1.7 Strive to ensure that streets within
San Marcos shall be complete
streets where feasible; thereby
providing accessibility, safety,
connectivity, and comfort for all
modes and users of the system.

Appropriate new local streets and
Main Streets will prioritize
pedestrian and bicycle users
through the corridor.

The Restaurant Row Project is consistent
with Policy M-1.7. The Project redesigns
San Marcos Boulevard into a Multi-Way
that meets Complete Street criteria
through its design features, pedestrian
and bike amenities, filtering storm water,
and shade trees. These amenities are
enhanced by wider sidewalks, greater
separation from San Marcos Boulevard
via the barrier of the lateral parkway
median, and the integration of a new
streetscape.

Goal M -2: Traffic
Calming and Safety
Protect neighborhoods by
improving safety for all modes of
travel and calming traffic where
appropriate.

The Restaurant Row Project is consiste nt
with Goal M-2. The project improves
safety for pedestrians, bicycle users, and
automobiles. The San Marcos Multi-Way
will offer two- lanes west bound through
way, an interim (median) to buffer
parking and sharrow bike lane, and a
proposed wide tree lined sidewalk. This
separation between vehicles in the
through lanes and vehicles in the
frontage lane gives bicyclists and
pedestrians an extra boundary between
themselves and the flow of traffic. The
Right -of -Way may be reconfigured by
the City of San Marcos.

Policy M -2.1 Work with new development to
design road- ways that minimize
traffic volumes and/or speed, as
appropriate within residential
neighborhoods; while maintaining
the City’s desire to provide
connectivity on the roadway
network.

The Restaurant Row Project is consistent
with Policy M-2.1. The Project includes
updating San Marcos Boulevard into a
Multi-Way that is consistent with the
City’s Complete Street design. This will
manage traffic and improve connectivity.

Policy M -2.2 Develop and update roadway
standards that ensure safe and
efficient movement for all modes
of travel on local roadways.

The Restaurant Row Project is consistent
with Policy M-2.2. The Project updates
roadways to meet safety standards for
automobiles, buses, bicycles, and
pedestrians. Proposed circulation
improvements would be designed in
accordance with the City’s roadway
design standards to ensure proper safety
requirements are met.

Goal M -3: Alternative
Modes of Travel
Promote and encourage use of
alternative transportation modes,
including transit, bicycles,
neighborhood electric vehicles
(NEVs), and walking, within the
City.

The Restaurant Row Project is consistent
with Goal M-3. The Project improves the
pedestrian experience through improved
walkways, onsite bicycle racks, and the
transformed Multi-Way. The San Marcos
Multi-Way will offer a sharrow bike lane
and a proposed wide tree lined sidewalk
to encourage pedestrian and social
interactivity. The conceptual landscape
plan, further discussed in the Project’s
Specific Plan Section 4.5 Landscape
Design Guidelines, has been designed to
maximize the open space that is
provided onsite while creating attractive
and important paseos connecting
adjacent residence and commercial
plazas. Commercial spaces are located
along street frontages and adjacent to
plazas and paseos in order to serve the
shopping and dining demand of future
residents within easy walking distance.

Policy M -3.1 Develop an integrated, multimodal
circulation system that
accommodates transit, bicycles,
pedestrians, and vehicles; provides
opportunities to reduce air
pollution and greenhouse gas
emissions; and reinforces the role
The Restaurant Row Project is consistent
with Policy M-3.1. The Project’s San
Marcos Multi-Way provides a multi-
modal circulation system that
accommodates many types of transit.

The mixed-use and pedestrian friendly
frontage along San Marcos Boulevard
and the Multi-Way emphasizes the
of the street as a public space that
unites the City.
street as a public space. The Project
would generate minimal new daily
vehicle trips and would not expose
sensitive receptors to localized high
concentrations of air pollution or
contribute traffic volumes to
intersections that would cause an air
pollution hotspot.

Policy M -3.2 Improve safety conditions,
efficiency, and comfort for
bicyclists and pedestrians through
design, maintenance and law
enforcement. Install wider
sidewalks and curb extensions at
pedestrian crossings (bulb outs)
where appropriate.

The Restaurant Row Project is consistent
with Policy M-3.2. The Project expands
sidewalks and has paseos that allow
residents to walk through the site with
comfort and ease. The San Marcos Multi-
Way will offer a sharrow bike lane and a
proposed wide tree lined sidewalk to
encourage pedestrian and social
interactivity.

Policy M -3.3 Provide a pedestrian and bicycle
network in existing and new
neighborhoods that facilitates
convenient and continuous
pedestrian and bicycle travel free
of major impediments and
obstacles.

The Restaurant Row Project is consistent
with Policy M-3.3. The Project provides
bicycle racks and a bicycle lane along San
Marcos Boulevard. The pedestrian
network features wide sidewalks,
paseos, and a public park to encourage
walkability. The Project will provide east
to west and south to north paseos that
traverse the site and create easily
accessible walkable spaces. The south to
north paseo will provide a link from San
Marcos Boulevard to the public park. The
east to west paseo will provide a
pedestrian connection from the
commercial/restaurants on the east to
the future residential neighborhood and
movie theater on the west. Exhibits of
the paseos can be found in Section 4.5.3
(Paseos) of the Specific Plan.

Policy M -3.5 Ensure that streets in areas with
high levels of pedestrian activity
(such as employment
centers, residential areas, mixed
use areas, and schools) support
safe pedestrian travel by pro-
viding detached sidewalks, bulb-
outs, enhanced pedestrian
crossings, pedestrian bridges, and
medians.

The Restaurant Row Project is consistent
with Policy M-3.5. The mixed-use street
frontage along San Marcos Boulevard
and paseos provide the necessary safety
and comfort standards for pedestrians to
use as a space with elevated pedestrian
activity.

Policy M -3.7 Coordinate with NCTD and other
transit agencies to minimize
The Restaurant Row Pro ject is consistent
with Policy M-3.7. The Project will
overlap of the transit system, while
maximizing the service areas
covered by the complete transit
system.
coordinate with NCTD when placing the
onsite bus stop on San Marcos
Boulevard.

Policy M -3.9 Create a pleasant walking
environment for roadway
typologies where pedestrian travel
is prioritized. This includes
providing shade trees, landscaping,
benches, pedestrian-scale lighting,
way finding signage, transit
shelters, and other appropriate
amenities.

The Restaurant Row Project is consistent
with Policy M-3.9. The Design Guidelines
(Section 4.0) of the Specific Plan lists
standards to improve the pedestrian
experience.

Goal M -4: Parking Provide efficient parking within the City.

The Restaurant Row Project is consistent
with Goal M-4. The Project offers
efficient parking for the commercial
units, residential units, and public
amenities that will be in conformance
with City standards, and the shared
parking agreement, and the Old
California Restaurant Row Restaurant
Parking Analysis documents.

Policy M -4.1 Evaluate and promote the
potential for shared parking
between adjacent uses within
mixed use districts.

The Restaurant Row Project is consistent
with Policy M-4.1. The Restaurant Row
Shared Parking Analysis evaluates the
existing shared parking for the site and
adjacent parcels. The Analysis
demonstrates a surplus of parking with
the adjacent neighbors.

Policy M -4.2 Encourage mixed use development
to utilize smart parking techniques,
such as parking man- agreement
plans, in-lieu parking fees (in
proximity to parking structures),
use of structured/podium parking
in mixed use areas, parking
information signs for users,
appropriate reduced parking
requirements in mixed use and
transit-oriented developments,
and other techniques to provide
sufficient parking supply while
minimizing the need for paved
surface parking lots.

The Restaurant Row Project is consistent
with Policy M-4.2. The Project greatly
reduces and minimizes paved surface
parking lots while greatly increasing the
residential and commercial unit lot-
coverage.

Parks, Recreation, and Community Health Element
Goal PR -1:

Responsive System of
Plan for, acquire, develop, and
maintain a system of local parks
The Restaurant Row Project is consistent
with Goal PR-1. The Project has a new
Local Parks, Trails,
and Recreational
Facilities
connected through an integrated
network of trails and high quality
recreational facilities.
public park for the City of San Marcos on
the project site. The park design has
been initiated with a public workshop;
whereby multiple amenities were
explored. Those in attendance voiced a
strong interest in facilities such as
pickleball, skate plazas, shade structures,
and tot lots amongst other passive uses.

There will be onsite private parks for
residents of the Project to access as well.

Policy PR -1.3 Ensure that the development of
parks, trails, and recreation
facilities and services keeps pace
with development and growth
within the City.

The Restaurant Row Project is consistent
with Policy PR-1.3. In accordance with
increased housing, the addition of a
public park and onsite private parks will
ensure the pace is kept with the
development of this project. The
provision of useable common open
space, private open space, and payment
of the Public Facility Fees (PFF) would
maintain the City’s service standard for
parks within the City.

Policy PR -1.4 Promote increased access to parks
and open spaces, pedestrian- and
bike-oriented routes to parks and
open space, greening of public
rights-of-way, and a variety of
active and passive uses of parks
and open space.

The Restaurant Row Project is consistent
with Policy PR-1.4. The Project’s paseos,
plazas, open walkways, and multi-modal
plan encourages people to walk while
accommodating them with green public
rights-of-way to access parks and open
spaces.

Policy PR -1.6 Require new infill development to
provide plazas, mini parks, or other
civic spaces, as part of
their parkland requirement.

The Restaurant Row Project is consistent
with Policy PR-1.6. The Project converts
a parcel with a lot-coverage of mainly
parking spaces to provide housing and
private and public park space. A series of
landscaped promenades and paseos
links the Project in a way that facilitates
pedestrian and bike connectivity and
creates public spaces for people to
gather. The pedestrian connections are
punctuated with social gathering nodes
and opportunities for public art.

Safety Element
Goal S -2: Flooding
Hazards
Minimize the risk to people,
property, and the environment
due to flooding hazards.

The Restaurant Row Project is consistent
with Goal S-2. There will be no
permanent structures where the 100-
year flood plain lies on the property. The
park built in this area will not block any
water flow in the case of a flood.

Noise Element
Goal N -1: Noise and
Land Use
Compatibility
Promote a pattern of la nd uses
compatible with current and
future noise levels.

The Restaurant Row Project is consistent
with Goal N-1. The Project’s Noise
Technical Report has concluded that
noise impacts due to operation of the
proposed Project would be less than
significant.

Policy N -1.3 Incorporate design features into
residential land use projects that
can be used to shield residents
from excessive noise. Design
features may include, but are not
limited to: berms, walls, and sound
attenuating architectural design
and construction methods.

The Restaurant Row Project is consistent
with Policy N-1.3. On the south side, the
Project introduces the Multi-Way, which
will provide a decelerated lane adjacent
to the building frontage vs a travel
through lane that will reduce noise. On
the north side, a sound wall is proposed
along the residential frontage
overlooking the future public park to
reduce ambient noise for the residents.

Policy N -1.7 Through site planning techniques,
noise reduction features, and
enforcement, minimize
nonresidential noise impacts on
residential uses.

The Restaurant Row Project is consistent
with Policy N-1.7. The site has been
planned to incorporate features from
the Multi-Way, public park, and plazas in
order to minimize nonresidential noise in
the Motorcourt and Greencourt
residential clusters.

Goal N -2:

Transportation
Related Noise
Control transportation -related
noise from traffic, rail, and aviation
sources near noise sensitive land
uses.

The Restaurant Row Project is consistent
with Goal N-2. The San Marcos Multi-
Way has been designed to mitigate
traffic noise from adjacent residential
uses. The Project’s Noise Technical
Report has concluded that noise impacts
due to traffic noise would be less than
significant.

Policy N -2.1 Encourage only noise -compatible
land uses along existing and future
roadways, highways, and freeways.

The Restaurant Row Project is consistent
with Policy N-2.1. Commercial units are
strategically placed along San Marcos
Boulevard as a noise-compatible use and
residential clusters are placed north of
the mixed-use building to minimize
noise for residents.

Policy N -2.3: Advocate the use of alternative
transportation modes such as
walking, bicycling, mass transit,
and non-combustible engine
vehicles to reduce traffic noise.

The Restaurant Row Project is consistent
with Policy N-2.3. The Project improves
the pedestrian experience through
improved walkways, bicycle
infrastructure on San Marcos Boulevard
and racks on the site, and the Multi-Way
encourages transit. The Project’s
live/work units, public par k, and walkable
paseos reduce automobile dependence.

Housing Element
Housing Goal 1 Provide a broad range of housing
opportunities with emphasis on
providing housing which meets the
special needs of the community.

The Restaurant Row Project is consistent
with Housing Goal 1. The Project
provides multi-family housing along
mixed use/commercial corridor and
provides 202 new housing units to San
Marcos.

Housing Policy 1.1 Designate land for a variety of
residential densities sufficient to
meet the housing needs for a
variety of household sizes and
income levels, with higher
densities being focused in the
vicinity of transit stops and in
proximity to significant
concentrations of employment
opportunities.

The Restaurant Row Project is consistent
with Housing Policy 1.1. The Project
offers housing and commercial space
along San Marcos Boulevard. The
employment opportunity provided by
the commercial space and the transit
stops along San Marcos Boulevard allows
this Project to meet housing needs while
offering more density and accessibility.

Housing Goal 4 Reduce or remove governmental
and nongovernmental constraints
to the development,
improvement, and maintenance of
housing where feasible and legally
permissible.

The Restaurant Row Project is consistent
with Housing Goal 4. The Project’s
Specific Plan, General Plan Amendments,
and Site Development Plan offer ways
for the Project to develop in a way that is
more suitable for community wants and
needs. Approvals through an MND with
expanded technical reports as well as
concurrent processing of final permit
plans will reduce the time for
development due to governmental
constraints.

Housing Policy 4.2 Facilitate timely development plan
and building permit processing for
residential construction.

The Restaurant Row Project is consistent
with Housing Policy 4.2. The Project’s
timeline promotes a streamlined
development process for a mixed-use
property with 202 housing units. By
concurrent processing, site
improvements plans are being prepared
for approval consistent with the
entitlement approval by City Council.

Housing Policy 4.4 Balance the need to protect and
preserve the natural environment
with the need to provide
additional housing and
employment opportunities.

The Restaurant Row Project is co nsistent
with Housing Policy 4.4. The Project is an
infill development that does not
negatively affect the natural
environment and provides both housing
and employment opportunities. Street
frontages and the San Marcos Multi-Way
activate the public realms, support
walkability to and from surrounding
neighborhoods, and facilitate bicycling
and transit use. The Project also provides
live/work units that support the jobs-
housing balance thereby reducing
automobile dependence, commute, and
emissions.

Housing Policy 4.6 Adopt plans and programs that
support the provision of adequate
infrastructure and public facilities
required to serve new housing.

The Restaurant Row Project is consistent
with Housing Policy 4.6. The Project will
offer a public park with a restroom open
to residents of the project and the
broader community. The Water and
Sewer studies, the San Marcos Multi-
Way, and Stormwater studies identify
the necessary infrastructure
improvements that must be made to the
site based on the proposed change to
the land use. The Project’s Specific Plan,
Section 6.0 Infrastructure Plan, provides
further details.

Environmental Justice
Goal EJ -2: Promote
Access to Public
Facilities
Locate public facilities and services
equitably throughout the
community.

The Restaurant Row Project is consistent
with Goal EJ-2. The Project offers access
to the public park through different
means of mobility. No indirect impacts
associated with the extension or
construction of roads or expansion of
public utilities are expected to occur as a
result of the proposed Project.

Policy EJ -2.7 Ensure that the development of
parks, trails, and recreation
facilities and services keeps pace
with development and growth
within the City. (See Policy PR-1.3)
The Restaurant Row Project is consistent
with Policy EJ-2.7. In accordance with
increased housing, the addition of a
public park and onsite private parks will
ensure the pace is kept with the
development of this project. The
provision of useable common open
space, private open space, and payment
of the Public Facility Fees (PFF) would
maintain the City’s service standard for
parks within the City.

Policy EJ -2.10 Work to improve connectivity
within the City by closing gaps in
the existing bicycle, pedestrian,
trail, transit, and roadway network.

Work with new development to
provide connectivity and
The Restaurant Row Project is consistent
with Policy EJ-2.10. The Project adds a
bicycle lane on San Marcos Boulevard
and creates walkable pedestrian friendly
commercial frontage, paseos, and parks
to add and enhance current connectivity.
redundancy in the mobility
network. (See Policy
M-1.6)
The San Marcos Boulevard Multi -Way
will work to improve or add a pedestrian
sidewalk, ingress and egress to the
project site, an expanded pavement
area, boxed tree buffers, a westbound
bike lane, raised landscaped median, two
westbound through lanes, and a
modified median to turn left south of the
Boulevard. These amenities will expand
the ability of pedestrians, bicyclists, and
public transit users to move efficiently
while giving automobiles through lanes
to prevent gridlock on the Boulevard.

Section 6.1.4 (San Marcos Boulevard
Multi-Way) of the Specific Plan gives
further details on the Multi-Way and its
support of multi-modal transportation.

Policy EJ -2.11 Strive to ensure that streets within
San Marcos shall be complete
streets where feasible; thereby
providing accessibility, safety,
connectivity, and comfort for all
modes and users of the system.

Appropriate new local streets and
Main Streets will prioritize
pedestrian and bicycle users
through the corridor. (See Policy
M-1.7)
The Restaurant Row Project is consistent
with Policy EJ-2.11. The Project redesigns
San Marcos Boulevard into a Multi-Way
that meets Complete Street criteria
through its design features, pedestrian
and bike amenities, filtering storm water,
and shade trees. These amenities are
enhanced by wider sidewalks, greater
separation from San Marcos Boulevard
via the barrier of the lateral parkway
median, and the integration of a new
streetscape.

Policy EJ -4.5 Designate land for a variety of
residential densities sufficient to
meet the housing needs
for a variety of household sizes
and income levels, with higher
densities being focused in
the vicinity of transit stops and in
proximity to significant
concentrations of employment
opportunities. (See Housing Policy

1.1)
The Restaurant Row Project is consistent
with Policy EJ-4.5. The Project offers
housing and commercial space along San
Marcos Boulevard. The employment
opportunity provided by the commercial
space and the transit stops along San
Marcos Boulevard allows this Project to
meet housing needs while offering more
density and accessibility.

Goal EJ -5: Promote
Physical Activity
Encourage physical activity and
improved physical fitness.

The Restaurant Row Project is consistent
with Goal EJ-5. The Project expands the
pedestrian realm through its improved
circulation, paseos, front row shops, and
parks. Both on site and offsite parks
provide opportunities for physical fitness

Policy EJ -5.1 Provide non -motorized (pedestrian
and bicycle) access/circulation
The Restaurant Row Project is consistent
with Policy EJ-5.1. The paseos and
within, and to, mixed -use centers
to reduce reliance on the
automobile. (See Policy LU-3.4)
expanded sidewalks in the project
encourage walking. Bicycle racks and a
designated bicycle lane on San Marcos
Boulevard are provided. The San Marcos
Boulevard Multi-Way Street along the
frontage of the Specific Plan area will
accommodate a variety of mobility
features.

Policy EJ -5.3 Coordinate pedestrian, transit and
infrastructure upgrades with infill
and redevelopment opportunities.
(See Policy LU-7-2)
The Restaurant Row Project is consistent
with Policy EJ-5.3. The Project infills the
site to create elevated pedestrian space
and circulation while adding housing
units.

Policy EJ -5.5 Ensure that streets in areas with
high levels of pedestrian activity
(such as employment centers,
residential areas, mixed use areas,
and schools) support safe
pedestrian travel by providing
detached sidewalks, bulb-outs,
enhanced pedestrian crossings,
pedestrian bridges, and medians.
(See Policy M-3.5)
The Restaurant Row Pro ject is consistent
with Policy EJ-5.5. The mixed-use street
frontage along San Marcos Boulevard
and the Project’s paseos provides the
necessary safety and comfort standards
for pedestrians to use as a space with
elevated pedestrian activity.

Policy EJ -5. 6 Create a pleasant walking
environment for roadway
typologies where pedestrian travel
is prioritized. This includes
providing shade trees, landscaping,
benches, pedestrian-scale lighting,
way finding signage, transit
shelters, and other appropriate
amenities. (See Policy M-3.9)
The Restaurant Row Project is consistent
with Policy EJ-5.6. The Design Guidelines
(Section 4.0) of the Specific Plan lists
standards to improve the pedestrian
experience.

Policy EJ -5.8 Promote increased access to parks
and open spaces, pedestrian- and
bike-oriented routes to parks and
open space, greening of public
rights-of-way, and a variety of
active and passive uses of parks
and open space. (See Policy PR-

1.4)
The Restaurant Row Project is consistent
with Policy EJ-5.8. The Project’s paseos,
plazas, open walkways, and multi-modal
plan encourages people to walk while
accommodating them with green public
rights-of-way to get to parks and open
spaces.

Goal EJ -6: Promote
Civic Engagement
Support accessible and culturally
appropriate opportunities for all
people regardless of race, color,
national origin, language, or
income to engage in the decision-
making process.

The Restaurant Row Project is consistent
with Goal EJ-6. The Project supports a
robust community outreach program
that will provide multiple opportunities
for the public to engage in the decision-
making process. See the Community
Outreach Program for further details.

Policy EJ -6.1 Support an equitable and
comprehensive approach to civil
engagement and public outreach
on all aspects of City governance
and delivery of services
The Restaurant Row Project is consistent
with Policy EJ-6.1. As stated in the
Community Outreach Plan, a variety of
opportunities will be available for
interested parties to learn more about
the project, ask questions, and share
their feedback.

Policy EJ -6.6 Ensure that meetings and other
public engagement forums are
accessible to a wide range of
residents and encourage greater
attendance by:
• Holding meetings at different
locations and times and in
different formats.
• Targeting outreach to
communities that will be most
impacted by an issue or decision.
• Ensuring any materials are
distributed far enough in advance
of meetings to allow sufficient
time for review and comment.
• Using communication methods
that convey complex and/or
technical information in an easily
understandable manner.
• Facilitating meetings using
diverse methods that can engage
all participants and can appeal to
multiple styles of learning.

The Restaurant Row Project is consistent
with Policy EJ-6.6. Public outreach will
happen through physical mail, email, on-
site signage, a website, neighborhood
informational meetings, design
workshops, one-on-one meetings, and
small group meetings. Meetings will be
held at different times and locations and
materials will be distributed in advance.

These methods will be used to engage
the public equitably.

Memorandum

To: City of San Marcos
From: Project Design Consultants, a BOWMAN Company
Date: January 18, 2023
Subject: GPA Supplemental Requirements – Public Benefit Analysis

Background & Purpos e

The proposed Restaurant Row Project (“Project”) includes a request for a General Plan Amendment, Rezone, Specific Plan, Tentative Subdivision Map, Conditional Use Permit, and Site Development Permit for a mixed-use residential development on an approximately 10.5-acre site. The General Plan Amendment and Rezone would change the General Plan designation and Zoning from Mixed-Use 1 (MU-1) and Light Industrial (L-1) to Specific Plan Area (SPA). The Specific Plan has been prepared with the intent to provide a comprehensive plan to ensure the efficient development of a new mixed-use residential community. The Specific Plan serves as both a policy document and a regulatory document for the systematic implementation of the policies and goals of the General Plan. The Site Development Plan will configure the site for multi-family dwelling units, street configuration, infrastructure, recreational open space, and private open space. The Tentative Subdivision Map presents specific lot configurations for the site.

The Project consists of demolition of 63,484 square feet (sf) of existing (primarily vacant) restaurant uses onsite, and redevelopment of 10,400 sf of commercial retail uses, a 1.1-acre neighborhood park, and 202 multi-family residential homes linked together by a series of pedestrian spaces. Residential homes will consist of eight (8) three-bedroom townhomes over commercial (town over commercial); 17 front street townhomes ranging in size from three-to four-bedrooms; 57 court townhomes ranging in size from two- to four-bedrooms; and 120 motorcourt units ranging in size from two- to three-bedrooms. Commercial nodes, woven throughout residential and mixed-use buildings, would be located along the southern and eastern project boundaries. Primary project access would be via West San Marcos Boulevard at the Project’s southern boundary. A secondary project access would be on the east from Via Vera Cruz via the alleyway heading westerly to the project. In alignment with the San Marcos Boulevard Complete Street Project, San Marcos Boulevard will be redeveloped into a multi-way that will facilitate multi-modal transportation and improve circulation. The parking will be in conformance with City parking standards.

Public Benefit Analysis

The Project consists of redevelopment of a 10.5 acre site to include 10,400 sf of commercial retail uses, a

1.1-acre neighborhood park, and 202 multi-family residential homes linked together by a series of pedestrian spaces. The following Public Benefit Analysis provides an analysis of the Project’s benefits if the project site were to be developed per the proposed SPA designation including a mix of commercial and residential uses.

Mobility Connections

San Marcos is committed to providing a comprehensive multi-modal circulation system that meets local and regional needs. The project will similarly be served by two driveways located off W San Marcos Boulevard. All proposed circulation improvements would be designed in accordance with the City’s roadway design standards to ensure proper safety requirements are met. The project would include circulation amenities such as an interconnected mobility system for bicycles, pedestrians, and vehicles in order to provide residents with safe movement within the project site; as well as connections to existing roadways within the vicinity of the project site, and access to regional arterial and highway networks and Sprinter/Breeze transit services.

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. In alignment with the San Marcos Boulevard Complete Street Project, San Marcos Boulevard will be redeveloped into a multi-way including amenities enhanced by wider sidewalks, greater separation from San Marcos Boulevard via the barrier of the lateral parkway median, and the integration of a new streetscape.

Streetscape

The project will feature improvements to streetscape design that will contribute to the contemporary architectural and landscape design of the existing and surrounding community. The overall architecture features strong vertical massing that softens or tapers back at key locations to invite users to explore adjacent spaces. Street furniture, bicycle racks, signage, lighting, walls, and fencing should encourage residents to utilize alternative modes of transportation.

If the site were to be developed under the General Plan designation of SPA, it would be required to conform to the design guidelines, form-based code, and development standards of the Restaurant Row Specific Plan.

These guidelines and standards will ensure that the design of the project will build an aesthetically pleasing and cohesive mixed-use project that pays tribute to the history behind the Old California Restaurant Row, while revitalizing the neighborhood with sleek and efficient modern design.

Pedestrian and Bicycle Facilities

The Restaurant Row Specific Plan redesigns San Marcos Boulevard into a Multi-Way that meets Complete Street criteria through its design features and pedestrian and bike amenities. The San Marcos Multi-Way will offer two-lanes west bound throughways, an interim (median) to buffer parking and sharrow bike lane, and a wide tree lined sidewalk to encourage pedestrian and social interactivity.

Pedestrian and bicycle facilities are discussed within Sections 5.6.1 and 6.1.3 of the Restaurant Row Specific Plan.

Infrastructure

The Project is located within the Vallecitos Water District (VWD) water and sewer service boundaries and applicable fees and charges shall be paid to the District per their regulations.

Water service for potable residential use and fire service to the project site would be provided by VWD.

VWD receives its water from the SDCWA. SDCWA is San Diego County’s predominant source of water, supplying from 75 to 95 percent of the region’s water needs (SDCWA 2016). The population within the Water Authority’s service area was approximately 3.3 million people in 2020 and is projected to increase to roughly 3.8 million people by 2045. The County of San Diego is expected to develop an additional 130,000 acres between 2020 and 2050, with the majority (125,000 acres) of development dedicated to residential land uses. These regional growth projections are based on the San Diego Association of Governments [SANDAG] Series 14 Regional Growth Forecast, developed for its 2019 Federal Regional Transportation Plan adopted by SANDAG’s Board of Directors on October 25, 2019. In fiscal year 2020, total water demand in the Water Authority’s service area was 463,128 acre-feet (AF), of which 92% was for municipal and industrial (M&I) use and 8% was for agricultural water use. By 2045, the Water Authority’s total water demands are projected to reach 630,771 AF. This projection accounts for planned future water conservation savings (SDCWA 2016).

The Restaurant Row project’s private water lines will connect to the existing public water main that will be extended through the site from Las Posas to Via Vera Cruz. There will be proposed private water lines that will run under the Private Streets and connect to the public water main. Proposed fire protection water loops will be installed for the project and connect to the extended water main. There will be a public sewer main installed from the project that will run through the site and connect to the existing public sewer main at Las Posas.

Environmental Benefits

The Project will build a greener community by incorporating sustainability where applicable from landscaping to construction. The Project will follow the latest building code standards for environmentally friendly practices ranging from water conservation, energy conservation, to waste management.

Air Quality and Greenhouse Gas Emissions

The Air Quality and Greenhouse Gas Emissions Analysis Technical Report prepared for the proposed Project evaluated the potential for adverse impacts to air quality due to construction and operational emissions resulting from the project. Impacts were evaluated for their significance based on the County of San Diego’s mass daily criteria air pollutant thresholds of significance (County of San Diego 2007), which is based on SDAPCD Rules 20.2 and 20.3 (SDAPCD 1998 and 2021). Criteria air pollutants are defined as pollutants for which the federal and state governments have established ambient air quality standards, or criteria, for outdoor concentrations to protect public health. Criteria air pollutants include ozone (O 3), nitrogen dioxide (NO 2), carbon monoxide (CO), sulfur dioxide (SO 2), particulate matter with an aerodynamic diameter less than or equal to 10 microns (PM 10 ), particulate matter with an aerodynamic diameter less than or equal to

2.5 microns (PM 2.5 ), and lead. Pollutants that are evaluated include volatile organic compounds (VOCs), oxides of nitrogen (NO x), CO, sulfur oxides (SO x), PM 10 , and PM 2.5 . VOCs and NO x are important because they are precursors to O 3.

The Air Quality and Greenhouse Gas Emissions Analysis Technical Report found that construction of the project would result in the temporary addition of pollutants to the local airshed caused by on-site sources (i.e., off-road construction equipment, soil disturbance, and VOC off-gassing) and off-site sources (i.e., on-road haul trucks, vendor trucks, and worker vehicle trips). However, estimated maximum daily construction emissions would not exceed the applied significance thresholds for VOC, NO x, CO, SO x, PM 10 , or PM 2.5 during construction in all construction years (2024–2026). Therefore, project construction air quality impacts would be less than significant.

Operation of the project would generate operational criteria air pollutants from mobile sources (i.e., vehicle trips), area sources (i.e., consumer product use, architectural coatings, and landscape maintenance equipment), off-road equipment (i.e., natural gas forklift), and energy (i.e., natural gas). However, maximum daily operational emissions would not exceed the County of San Diego’s operational significance thresholds for VOC, NO x, CO, SO x,
PM 10 , or PM 2.5 . Therefore, Project operational air quality impacts would be less than significant.

Traffic

A Vehicle Miles Traveled Analysis will be prepared for the proposed project. This technical report will confirm project compliance with applicable plans, such as SANDAG’s San Diego Forward 2021 Regional Plan, City of San Marcos Bikeway Master Plan, City of San Marcos General Plan Mobility Element, and the City’s Municipal Code.

Water Quality

The proposed project would be required to comply with the NPDES State Water Resources Control Board Construction General Permit Order No. 2009-0009-DWQ for stormwater discharges and general construction activities, and would incorporate standard BMPs, such as regular cleaning or sweeping of construction areas and impervious areas, and various stormwater BMPs, such as filtration media screens. In compliance with the Construction General Permit, a SWPPP will be prepared for the project that would specify BMPs that would be implemented during construction to minimize impacts to water quality. Furthermore, project implementation of biofiltration, source control, and site design BMPs would effectively treat post-construction stormwater runoff prior to discharge from the site in compliance with the requirements of the BMP Design Manual and BMPs outlined in the SWQMP.

The proposed biofiltration features on-site would be subject to regular inspection and maintenance. The property owner is required, pursuant to the City’s Municipal Code Section 14.15 and the BMP Design Manual, to enter into a stormwater management and discharge control maintenance agreement for the installation and maintenance of permanent BMPs prior to issuance of permits. Implementation of the proposed project is not anticipated to violate any water quality standards or waste discharge requirements, nor degrade surface or ground water quality. However, this topic will be further analyzed in the MND to be prepared for the project.

Biological Resources

A Biological Resources Letter Report has been prepared for the proposed project, which outlines that the project site consists entirely of Urban/ Developed land cover type, consisting of commercial retail and paved parking lots, with associated minor ornamental landscaping and structures. Urban/ Developed refers to areas that have been constructed on or disturbed so severely that native vegetation is no longer supported. Urban development is present to the north, south, east, and west of the site. No natural land covers or potential habitat is located on or adjacent to the site. Because of the singular land cover type present (Urban/ Developed), no specific investigation of species present within land cover types was warranted, as no natural land cover types or habitat are present within the site or directly adjacent.

The site consists entirely of Urban/ Developed land cover type, and does not contain any natural vegetation communities of land cover types that are known to provide habitat to any special status wildlife species.

Similarly, the site does not contain any natural vegetation communities or land cover types that are known to provide habitat to any special status plant species.

Based on the results of the site assessment and land cover type mapped in the project site, the site does not contain sensitive habitat and does not have the potential to support special-status species that would require mitigation if impacted. While no land cover types were observed which have a likelihood of utilization for nesting by migratory birds, native bird species have the potential to perch, or otherwise utilize non-native ornamental trees within the landscaping and would be protected by the Migratory Bird Treaty Act (MBTA). In order to comply with the MBTA, a pre-construction nesting bird survey will be conducted if demolition or construction occurs within the nesting season (January 15 to August 31).

Memorandu m

To: City of San Marcos
From : Project Design Consultants, a BOWMAN Company
Date: January 18, 2023
Subject: GPA Supplemental Requirements – Infrastructure and Community Service Impact Analysis

Background & Purpose

Infrastructure and Community Service Impact Analysis

The Project consists of redevelopment of a 10.5 acre site to include 10,400 sf of commercial retail uses, a

1.1-acre neighborhood park, and 202 multi-family residential homes linked together by a series of pedestrian spaces. The following Infrastructure and Community Service Analysis was conducted based on the project analysis.

Water and Sewer

The project site is located within the Vallecitos Water District’s (VWD) water and sewer service boundary.

Multi-family residential sites in the VWD are typically served by onsite private water systems, which consist of separate fire and domestic systems onsite. Private fire systems typically supply onsite fire hydrants and building fire sprinkler systems and require a backflow preventer at the connection to the public water system. There are existing water facilities in the vicinity of the project site which serve the existing uses onsite and surrounding uses.

Water service for potable residential use and fire service to the project site would be provided by VWD.

VWD receives its water from the San Diego County Water Authority (SDCWA). SDCWA is San Diego County’s predominant source of water, supplying from 75 to 95% of the region’s water needs. The population within the Water Authority’s service area was approximately 3.3 million people in 2020 and is projected to increase to roughly 3.8 million people by 2045. The County of San Diego is expected to develop an additional 130,000 acres between 2020 and 2050, with the majority (125,000 acres) of development dedicated to residential land uses. These regional growth projections are based on the San Diego Association of Governments [SANDAG] Series 14 Regional Growth Forecast, developed for its 2019 Federal Regional Transportation Plan adopted by SANDAG’s Board of Directors on October 25, 2019. In fiscal year 2020, total water demand in the Water Authority’s service area was 463,128 acre-feet (AF), of which 92% was for municipal and industrial (M&I) use and 8% was for agricultural water use. By 2045, the Water Authority’s total water demands are projected to reach 630,771 AF. This projection accounts for planned future water conservation savings. The Restaurant Row project’s private water lines will connect to the existing public water main that will be extended through the site from Las Posas to Via Vera Cruz. There will be proposed private water lines that will run under the Private Streets and connect to the public water main. Proposed fire protection water loops will be installed for the project and connect to the extended water main. There will be a public sewer main installed from the project that will run through the site and connect to the existing public sewer main at Las Posas.

Police

The City of San Marcos contracts with the San Diego County Sheriff’s Department for law enforcement services. The Project is serviced by the San Marcos Sheriff’s Station located at 182 Santar Place. Residents are served by a staff of more than 100 deputies, volunteers, and professional staff members. The station has a total service area of more than 100 square miles and provides services to the citizens and visitors of San Marcos and the surrounding unincorporated communities of Lake San Marcos, Elfin Forest, Harmony Grove, Hidden Meadows, Ivy Del, Del Dios, Lake Hodges, and the San Pasqual Valley. The station is approximately four miles east from the Project. The Project will be required to annex into CFD 98-01IA1, which pays for police services.

Implementation of the proposed Project would be expected to increase the frequency of emergency and non- emergency calls to the Sherriff’s Department. However, over 100 deputies, volunteers, and professional staff serve the residents of the City. Law enforcement services include general patrol, criminal investigation, crime prevention, juvenile services, narcotics and gang investigations, communications and dispatch, and various management support services. Unlike fire services, which respond solely to emergencies, law enforcement services consist of patrolling large areas 24 hours a day, 365 days a year. Police units are continuously mobile, and service calls are responded to by the nearest available mobile unit. At the San Marcos Station, patrol deputies are assigned to a geographical “beat” area, allowing deputies to become familiar with citizens and problems within their “beats” (SDCSD n.d.a.). Accordingly, service ratios and response times are anticipated to remain adequate with implementation of the proposed Project. As such, the proposed Project is not expected to affect police protection such that new or physically altered governmental facilities are needed.

Additionally, the proposed Project would be required to comply with the City’s Development Services Fees outlined in Section 17.44.030 of the City’s Municipal Code. Payment of the Development Services Fees funds needed City services, which include the Sheriff’s Department.

Fire

The San Marcos Fire Department (SMFD) is a full-service department responsive to the City of San Marcos and the San Marcos Fire Protection District, which covers an area of 33 square miles and a population of approximately 95,000 residents. The Project will be required to annex into CFD 2001-01, which pays for fire/paramedic services.

The Fire Department maintains four fire stations and a regional emergency services training facility. The Department operates the following fire and emergency resources on a daily basis:
• 4 – Fire Stations
• 4 – Paramedic assessment engine companies
• 1 – Paramedic assessment truck company
• 5 – Paramedic transport ambulances (24 hour units)
• 1 – Shift Battalion Chief
• 1 – On-call duty Chief
The Project is served by Fire Station #1 located at 180 West Mission Road in the central part of San Marcos.

It houses an engine, truck, brush engine, and ambulance. The battalion chief’s office is at this location.

The proposed Project would increase the demand on SMFD resources in comparison to the existing development onsite and that allowed under the current land use designation of Light Industrial and Mixed- Use. Although not all residents of the Project would be new to the City, the estimated additional numbers of residents at the project site would increase the need for fire protection services related to routine fire and emergency medical calls and would increase the demand on SMFD Station 1, which would provide primary response to the project site; with SMFD Station 2 responding, as necessary The proposed Project would be required to comply with the City’s Development Services Fees outlined in Section 17.44.030 of the City’s Municipal Code. Payment of the Development Services Fees go towards City services, which include the Fire Protection District, to ensure adequate fire protection facilities are provided. In addition, the Project would be required to comply with any recommendations outlined in the Fire Protection Technical Memorandum prepared for the Project. The Fire Protection Technical Memorandum prepared for the Project determined that both SMFD Stations 1 and 2 are well-within the City’s time response goal for first-in fire engine and medic ambulance to the entire project site.

Furthermore, the addition of approximately one call per 3.5 days anticipated as a result of the Project is not considered a significant increase. This is modeled off a conservative approach of 4 persons per unit as described in the Fire Protection Technical Memorandum.

School District

The entire Restaurant Row Specific Plan lies within the jurisdiction of the San Marcos Unified School District (SMUSD) serving grades K-12. The SMUSD currently operates 12 elementary schools, five middle schools, and two high schools. Of these schools, the Project is served primarily by La Mirada Academy serving grades K-8 and San Marcos High School serving students in grades 9-12. All students generated by residential development within the project site will be accommodated by existing or new schools within the San Marcos area.

SMUSD has adopted student generation rates to estimate the number of students generated from proposed residential development, as illustrated in Table 1 below. Development of Restaurant Row would generate approximately 86 total students with 46 elementary school students, 19 middle school students, and 21 high school students.

Table 1 – Projected Student Population
Dwelling Type Number of Units Education Level Student Generation Rate
Number of
Students
Multi-Family
Attached Units 202
Elementary School
Grades K-5 0.2271 46
Middle School
Grades 9-12 0.0963 19
High School
Grades 9-12 0.1032 21

Prior to approval, the Project would be required to obtain will-serve letters from the SMUSD or servicing schools to confirm such schools have adequate capacity. Furthermore, the Project would be required to contribute development fees to SMUSD pursuant to California Education Code Section 17620 et seq. and Government Code Sections 65995(h) and 65996(b), as well as the City’s Municipal Code Section 17.52.050.

The Project developer/applicant would be required to pay the school mitigation fees that are in effect at the time of building permit issuance unless a direct agreement otherwise has been made with the SMUSD.

The current school fee for residential development required by SMUSD is $4.44 per square foot; however, this fee amount could change between the drafting of the CEQA document for the Project and the time of building permit issuance. Further, consistent with General Plan Policy LU-11.2, the Project would be required to provide a letter from the school district(s) to the City prior to the issuance of building permits confirming these fees have been paid. State Bill (SB) 50 states that the fees imposed by school districts shall constitute the exclusive method of considering and mitigating impacts on school facilities caused by a development Project. Such payment shall provide “full and complete mitigation of the impacts of any legislative or adjudicative act...on the provision of adequate school facilities” (Government Code Section 65995(h)).

Roads

The Project will have four access points, two located on West San Marcos Boulevard (the existing western and eastern Restaurant Row driveways) and two others located on Via Vera Cruz (the existing northern and southern Restaurant Row driveways). The potential transportation impacts that may be associated with the Project were evaluated and documented in the VMT Impact Analysis. This technical report will confirm project compliance with applicable plans, such as SANDAG’s San Diego Forward 2021 Regional Plan, City of San Marcos Bikeway Master Plan, City of San Marcos General Plan Mobility Element, and the City’s Municipal Code.

This topic will be further analyzed in the MND to be prepared for the project.

Parks

The Project would develop 202 multi-family residential homes, generating approximately 624 residents.

This increase in residents would increase demands for neighborhood and regional parks and other recreational facilities as outlined in the City’s Park Master Plan Update. The provision of useable common open space, private open space, and payment of the City’s Public Facility Fees (PFF) would maintain the City’s service standard for parks within the City.

The Project will feature a variety of public and private parks throughout the site offering amenities for every age demographic. Open space amenities would be located in the northeastern portion of the project site.

The passive open space will include tree lined walkways along San Marcos Boulevard, slopes in the public park, and storm water retention areas. The north and south Paseo open space will be available to the public and may feature several recreational opportunities for guests and locals alike to use.

Active open space may include events such as art displays, places of assembly, and potential pop-up vendors or Farmer’s Market. Private open space has been provided as well to ensure each resident has an area they can call their own. The development will provide private open space for each unit through the use of balconies and patios. Additionally, multiple options for passive landscaped open space, such as paseo walks, bench seating, art elements, lighting, etc. will be offered. The Project may provide exercise stations, tot lot playgrounds, bench seating shade structures, and flexible open space.

San Marcos City CouncilDecember 12, 2023

San Marcos City Council
December 12, 2023