ORDINANCE NO. 2025-1560
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN MARCOS APPROVING THE ARMORLITE LOFTS SPECIFIC PLAN FOR A 165-UNIT MIXED-USE DEVELOPMENT WITH 5,600 SQUARE FEET OF COMMERCIAL AREA SP 23-0001
Avenue Development Partners, LLC.
WHEREAS, on June 15, 2023, the City received an application from Avenue Development Partners, LLC, requesting a Specific Plan to allow for a 165-unit mixed-use development with 5,600 square feet of commercial area on a 2.44-acre site located on the north side of Armorlite Drive (the Specific Plan), approximately 180 feet east of Las Posas Road, in the Business/Industrial District, more particularly described as:
Brief Legal Description: Lot B in the City of San Marcos, County of San Diego, State of California, according to Parcel Map Thereof No. 21967, filed in the Office of the County Recorder of San Diego County, September 15, 2022.
Assessor’s Parcel Number(s): 219-162-62-00; and
WHEREAS, the Specific Plan is being requested in conjunction with a General Plan Amendment (GPA23-0002) to change the General Plan land use designation of the project site from Public Institutional (PI) to Specific Plan Area, a Rezone (R23-0001) to change the zoning of the project site from Public Institutional (P-I) to Specific Plan Area (SPA), a Site Development Plan (SDP 23-0003) for the orderly development of the site in conformance with the Armorlite Specific Plan, and Conditional Use Permit (CUP23-0002) allowing the temporary use of a rock crusher during the construction of the site; and WHEREAS, the Development Services Department did study said request, and recommends approval of said request; and WHEREAS, on February 15, 2024, the City held a joint public workshop-CEQA Scoping meeting to provide an informational overview of the proposed project to the general public per the Notice of Preparation (NOP) and in accordance with CEQA Section. 15083; and WHEREAS, on May 19, 2025, the San Marcos Planning Commission held a duly noticed public hearing and recommended approval of said request and the appropriate environmental document for said request to the City Council by a 7-0 vote, in favor; and WHEREAS, on June 24, 2025, the City Council held a duly noticed public hearing in the manner prescribed by law to consider said request; and WHEREAS, the City Council did review and consider an Environmental Impact Report (EIR) 24-003 (SCH No. 2024020372) for said request pursuant to the California Environmental Quality Act (CEQA); and NOW, THEREFORE, the City Council does hereby resolve as follows:
The foregoing recitals are true and correct and are hereby incorporated by reference into this Ordinance.
The City Council hereby approves and adopts this Specific Plan, as shown on the attached Exhibit A, incorporated by reference and made a part of this Ordinance as though fully set forth herein.
This Specific Plan is approved in conjunction with the submitted General Plan Amendment (GPA23-0002) Rezone (R23-0001), Site Development Plan (SDP23-0003), and Conditional Use Permit (CUP23-0002) and all conditions of approval specified in Resolution and Ordinance Numbers 2025-9449, 2025-1561, 2025-9450, and 2025-9451, which documents are incorporated herein by this reference; and the mitigation measures contained in Environmental Impact Report (EIR) 24-003 (SCH No. 2024020372), Resolution No. 2025-9448, are hereby incorporated by reference and made a part of this Ordinance with the same force and effect as though fully set forth herein.
The City Council’s decision is based on the following findings and determinations:
The proposed Specific Plan is consistent with the City's General Plan, in that the Specific Plan will provide rules and regulations for development of the project site while addressing the unique physical characteristics, constraints, and resources of the Specific Plan Area. In addition, General Plan Consistency Findings are provided within the Armorlite Lofts Specific Plan.
The proposed Specific Plan complies with the objectives of the adopted City-wide Land Use Policy Plan, in that the proposed project achieves a balanced distribution and compatible mix of land uses to meet the present and future needs of all residents and the business community (San Marcos General Plan Goal LU-1) as the proposed development per the Armorlite Lofts Specific Plan would add residential units to an underutilized (vacant) property surrounded by a variety of uses including commercial and industrial uses, and an urban park known as Innovation park to the southeast. The project provides housing opportunities within proximity to transit and employment providing long-term environmental sustainability (LU-2).
The proposed Specific Plan will not be detrimental to the public health, safety, morals, and welfare, in that the zoning designation of the property is Specific Plan Area (SPA), which provides for residential development designed in a compatible manner to the nearby commercial and industrial uses. The Armorlite Lofts Specific Plan establishes development standards for the property and the Site Development Plan will ensure the orderly development of the site in conformance with the Specific Plan and ensure adequate public facilities and infrastructure, including fire, police, water, and sewer are available to the property for the project. The project will also be developed in accordance with the California Building Code and all landscaping will be installed in conformance with the City’s Water Efficient Landscape Ordinance.
All requirements of CEQA have been met, in that an Environmental Impact Report (EIR) 24-003 (SCH No. 2024020372) has been prepared for the proposed project, and all potential impacts related to biological resources, cultural resources, noise, and tribal cultural resources, will be mitigated to a level less than significant.
This Specific Plan is within the scope of the Environmental Impact Report (EIR) 24-003 (SCH No. 2024020372) and the mitigation monitoring and reporting program, and both are hereby recommended to the City Council for certification pursuant to CEQA.
Prior to submittal of grading, final maps, and/or building permit application, whichever comes first, the applicant/developer shall submit the specific plan (in color) as an editable digital file on a CD and two (2) hard copies to the Planning Division for review and final approval.
To the extent permitted by law, the applicant/developer shall defend and hold the City of San Marcos, its agents and employees harmless from liability from: (i) any and all actions, claims, damages, injuries, challenges and/or costs of liabilities arising from the City's approval of any and all entitlements or permits arising from the project as defined in the conditions of approval, or issuance of grading or building permits; (ii) any damages, liability and/or claim of any kind for any injury to or death of any person, or damage or injury of any kind to property which may arise from or be related to the direct or indirect operations of the applicant/developer or its contractors, subcontractors, agents, employees or other persons acting on applicant/developer's behalf which relate to the project; and (iii) any and all damages, liability and/or claims of any kind arising from operation of the project. The applicant/developer further agrees that such indemnification and hold harmless shall include all defense related fees and costs associated with the defense of City by counsel selected by the City. This indemnification shall not terminate upon expiration of the conditions of approval or completion of the project, but shall survive in perpetuity.
This Ordinance shall be effective thirty (30) days after its adoption. Within fifteen (15) days after its adoption, the City Clerk shall publish this Ordinance or the title hereof as a summary in a newspaper of general circulation in the City as required by law.
INTRODUCED at a regular meeting of the City Council of the City of San Marcos, California, held on the 24th day of June, 2025.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of San Marcos, California, at a regular meeting thereof, held on this 24th day of June, 2025, by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
APPROVED:
Rebecca D. Jones, Mayor
ATTEST: APPROVED AS TO FORM:
Phillip Scollick, City Clerk Helen Holmes Peak, City Attorney Attachment(s):
Exhibit A – Armorlite Lofts Specific Plan
EXHIBIT A
Armorlite Lofts Specific Plan
(Provided as a separate PDF)
Ordinance No. 2025-1560
SP23-0001
June 24, 2025