Administrative Authority. Said easement, including easements for access to drainage easements, shall be improved, fenced, and marked with survey monuments as may be required by the Administrative Authority. The easement shall be recorded prior to issuance of any Grading or improvement permit, unless otherwise allowed by the Administrative Authority. (j) Improvement Plans. Improvement plans shall be prepared to the satisfaction of the Administrative Authority for construction of public drainage systems as defined above. Fees for plan check and inspection shall be in accordance with current Administrative Authority fee schedules. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.130 Interim Erosion Control.
(a) Interim Erosion Control Requirements. Interim erosion control plans shall be submitted as part of the grading plans. For bonding purposes, an estimate of the cost of implementing and maintaining all interim erosion and sediment control measures must be submitted in a form acceptable to the Ad ministrative Authority. The Erosion Control Plan prepared by the Engineer of Record shall address mitigation of erosion during any ground-disturbing activity, including all of the following key requirements:
(1) Reduce Erodible Soil Exposure in the event of rain including, but not limited to, a phased grading schedule, consultation with the National Weather Service to determine the forecast during the wet season, and plans to have erosion control measures in place on the site no later than 24 hours prior to the forecasted rain event.
(2) Erosion Control Measures including, but not limited to, geotextile material, mats, bonded fiber matrix, hydroseeding, vegetation stabilization, preservation of existing vegetation on site, seeding and planting of ground cover, permanent landscaping, and supporting irrigation. (3) Flow Control Measures including, but not limited to, gravel bag dikes, fiber rolls, use of stabilized earth to reduce flow velocity and trap sediments, and energy dissipaters. (4) Diversion of Runoff and Nuisance Flow around the areas subject to construction, including but not limited to redirection of runoff away from the construction area, conveyance of concentrated flows via lined ditches or pipes, redirection of flows directed away from top of slope, and conveyance over slopes via pipes and lined ditches.
(5) Sediment Control Devices including, but not limited to, check dams, protection at storm drain inlets, silt fences, gravel bags, berms, fiber rolls, desilting and sediment basins, street sweeping, and stabilized construction entrances.
(6) Confirmation of Coverage under the current State of California Construction General Permit. (7) Management of Waste including, but not limited to, inclusion of a 24-hour emergency contact plan, spill prevention and control, solid waste management, hazardous waste management, liquid waste management, concrete wash outs, and storage of minimum qualities of material on si te for spill control.
(8) Any Additional Measures as required by the Administrative Authority to temporarily stabilize and reseed disturbed Soil areas to protect water quality.
(b) Information on Interim Erosion Control Plan. The plan shall include:
(1) Contact Information including the 24-hour telephone number of the person responsible for performing emergency erosion control work.
(2) Signature and Seal of the licensed professional who prepared the erosion control plan. 203
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(3) All temporary and permanent desilting, sediment control, and erosion protection structures, devices, and facilities necessary to protect drainage ways, storm drain systems, streets, and adjacent property from sediment deposition.
(4) The proposed streets and drainage devices and a schedule for their completion. (5) Access Plan showing how access will be provided to maintain erosion control facilities during wet weather.
(6) Phasing. The erosion control provisions shall take into account drainage patterns during the current and future phases of grading throughout the rainy season (7) Other Information as the Administrative Authority deems necessary based upon the scale, location, extent, topography and other matters relating to the grading. (c) Interim Erosion Control Maintenance. The following minimum erosion control maintenance requirements shall be included in each Interim Erosion Control Plan and are a condition of each Grading permit in addition to any applicable storm water permit requirement:
(1) Equipment and workers for emergency work shall be made available at all times during the rainy season. Necessary materials shall be available on-site and appropriately stockpiled in compliance with applicable permit requirements at convenient locations to facilitate rapid construction of temporary devices when rain is imminent.
(2) All removable protection devices shown shall be in place at the end of each working day when the five day rain probability forecast exceeds 40 percent.
(3) Graded areas around the tract perimeter must drain away from the face of Slopes at the conclusion of each working day.
(4) After each rainstorm, silt and debris shall be removed from check berms and desilting basins and the basins pumped dry.
(5) After each rainstorm, the performance of the erosion control system shall be evaluated and revised and maintained and/or repaired as necessary.
(6) Devices shall not be removed or modified without the approval of the Administrative Authority. (7) The Permittee and the Permittee's contractor shall be responsible and shall take necessary precautions to prevent public trespass onto areas where impounded water creates a hazardous condition. (8) Paved streets, sidewalks, and other improvements shall be maintained in a neat and clean condition, free of loose Soil, construction debris, and trash. Street sweeping or other equally effective means shall be used on a regular basis to control erosion. Watering shall not be used to clean streets except for fine material not otherwise removed by sweeping or other mechanical means. (9) The Permittee and the contractor who constructed the erosion control devices shall be responsible for inspection and modification of the devices, as necessary, during the rainy season. The contractor, Permittee, or project owner shall be responsible for continual maintenance of the devices during the rainy season. In the event of failure or refusal by the contractor, Permittee, or project owner to properly maintain the devices, the Administrative Authority may cause emergency maintenance work to be done to protect adjacent private and public property. The cost shall be charged to the owner, and shall include an initial mobilization cost plus the cost of doing the work. In the event the Administrative Authority must cause emergency maintenance work to be done, it may revoke the Grading permit by giving written notice of the revocation to the Permittee. The permit shall not be renewed until an erosion control system approved by the Administrative Authority is installed, and the cost of emergency work is paid to the City by the contractor or other responsible party. 204
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(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.135 Permanent Erosion Control and Structural BMPs. (a) Permanent Erosion Control Requirements. Final/permanent erosion control plans shall be submitted as part of the Grading plans. For bonding purposes, an estimate of the cost of implementing and maintaining all permanent erosion and sediment control measures must be submitted in a form acceptable to the Administrative Authority.
All the following information shall be provided by the Engineer of Record pertaining to final site condition after final structures and improvements are constructed:
(1) Maximum runoff from the site's drainage area shall be calculated using the method approved by the Administrative Authority;
(2) A description of and specifications for sediment retention devices; (3) A description of and specifications for surface runoff and erosion control devices; (4) A description of and specifications for the permanent storm water quality devices, including but not limited to, low impact development, site design, source control, and Structural BMPs; (5) A description of vegetative measures prepared by a landscape architect; (6) A description and illustration of permanent landscape and irrigation for grading of slopes four feet or higher or where erosion potential exists, based upon a review of the plans by the Administrative Authority;
(7) A description of the maintenance necessary for proper functioning of the storm water runoff and erosion control methods used for the site, a routine maintenance schedule, and names and addresses of the persons who will perform the maintenance in a form acceptable to the Administrative Authority and to be recorded against the property; and
(8) Reports and documentation containing sizing calculations and specifications for the permanent sediments and erosion control devices, including the Hydrology and Hydraulics Report and the Storm Water Quality Management Plan (SWQMP).
(b) Permanent Erosion Control and Structural BMP Maintenance. (1) Perpetual Maintenance. Permanent erosion control devices shall be maintained in perpetuity and in accordance with maintenance methods and schedule as approved by the Administrative Authority.
Failure to perform maintenance in perpetuity is a violation of this Chapter and Chapte r 14.15 of this Code and will be subject to the violations and penalties specified in Section 17.32.200 of this Chapter. (2) Maintenance Agreement. An agreement in a form acceptable to the City Attorney shall be recorded against the affected property to provide for the operation, maintenance, repair, and replacement of the Structural BMPs into perpetuity. Said agreement shall provide for the minimum maintenance frequency and procedures for the standard maintenance of the Structural BMPs. (3) Easements. Where the Structural BMPs will be located on the private property, easements shall be provided as required by the Administrative Authority to provide for perpetual access, maintenance, repair, and replacement of the Structural BMPs.
(4) Irrevocable Offers of Dedication. When the City requires an Irrevocable Offer of Dedication to provide for the future public maintenance of a Structural BMP, the Structural BMPs shall be privately maintained until such future time as the City may elect to accept the Offer of Dedication an d affirmatively assume public maintenance.
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(c) Structural BMP Certification. The Self-Certification of the Engineer of Record for all Structural BMPs shall be provided in accordance with Section 17.32.160 of this Chapter. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.140 Course of Work and Grading Inspection.
(a) Responsibilities at Grading Inspection—Administrative Authority. (1) Prior to the approval of any building or Grading plans and specifications, the Administrative Authority may inspect the site to determine that the plans and specifications are current and reflect existing conditions.
(2) All Grading operations for which a permit is required shall be subject to inspection by the Administrative Authority. When required by the Administrative Authority, special inspection of Grading operations and special testing shall be performed in accordance with the provisions of Chapter 17 of the California Building Code and progress reports shall be submitted to the Administrative Authority. (3) The Administrative Authority shall inspect the project at the various stages of the work requiring approval and at any more frequent intervals necessary to determine that adequate control is being exercised by the professional consultants.
(4) The Administrative Authority will require testing and may require inspection and testing by an approved testing agency. The testing agency's responsibility shall include, but need not be limited to, approval concerning the inspection of cleared areas and benches to receive fill, and the compaction of fills.
(5) Whenever any work on which inspections are required is covered or concealed by additional work without first having been inspected, the Administrative Authority may require by written notice, that such work be exposed for examination. The work of exposing and recovering shall not entail or be subject to expense by the City.
(b) Responsibilities at Grading Inspection—Engineer of Record. (1) The Engineer of Record shall be responsible for the professional inspection and approval of the grading within their area of technical specialty. This responsibility shall include, but need not be limited to, all surveying work, inspection, and approval as to the establishment of line, grade, and drainage facilities.
The Engineer of Record shall inspect the site to ensure that the embankment and cut slopes are placed at proper line and grade.
(2) The Engineer of Record shall act as the coordinating agent in the event the need arises for liaison between the other professionals, utilities, the contractor, and the Administrative Authority. (c) Responsibilities at Grading Inspection—Geotechnical Engineer. (1) The Geotechnical Engineer shall be responsible for the professional inspection and approval concerning the preparation of ground to receive fill, compaction testing, final slope stability, sub drain and wall drain installation, design of buttress fills, and incorporation of data supplied by the Engineering Geologist.
(2) The Geotechnical Engineer and the Engineering Geologist shall submit to the Engineer of Record and the Administrative Authority Geotechnical reports as specified in Section 17.32.040 of this Chapter, including compaction data and Soil Engineering and Engineering Geology recommendations. (d) Responsibilities at Grading Inspection—Engineering Geologist. 206
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(1) The Engineering Geologist shall inspect unsuitable Soil removal, placement of subdrains, and preparation of benching prior to placement of fill.
(2) The Engineering Geologist's area of responsibility shall include, but need not be limited to, professional inspection and written approval of the adequacy of natural ground for receiving fills, the stability of cut slopes with respect to geological matters, and the need for subdrains or other ground water drainage devices. The engineering geologist shall report professional findings to the Soils Engineer and the Civil Engineer of Record for engineering analysis.
(e) Responsibilities at Grading Inspection—Landscape Architect. (1) All landscaping work shall be designed under the supervision of a Landscape Architect. (2) The Landscape Architect shall be responsible for all inspections to ensure conformance with the plans.
However, a Registered Civil Engineer or Registered Architect, at the discretion of the Administrative Authority, may be responsible for the inspection of all landscaping and irrigation required per the grading permit and plans in conjunction with a project they have been contracted to do. (3) The Landscape Architect shall certify the proper installation of the site irrigation; all irrigation systems shall be pressure tested prior to backfilling and after completion. (f) Notification of Noncompliance.
(1) If the Engineer of Record, Engineering Geologist, or Geotechnical Engineer finds that the permit work is not being done in conformance with this Chapter or the plans approved by the Administrative Authority, or in accordance with acceptable practices, they shall immediately notify in writing the person in charge of the Grading work and the Administrative Authority of the nonconformity and of the corrective measures to be taken.
(2) Whenever the Administrative Authority finds the Soil or other conditions not as stated in the approved plans, reports, or accompanying information required for issuance of the grading permit, the Administrative Authority may, using reasonable judgment, refuse to allow further work until approval is obtained for a revised Grading plan which will conform to the conditions. Likewise, whenever the Administrative Authority determines that any work does not comply with the terms of a permit, or this Chapter, the Administrative Authority may refuse to allow further work until such noncompliance is satisfactorily remedies. In either case, the Administrative Authority may order the work stopped by notice in writing served on any persons engaged in doing such work or causing such work to be done, and any such persons shall stop such work until authorized by the Administrative Authority to proceed with the work.
(g) Transfer of Professional Responsibility. If the Engineer of Record, Geotechnical Engineer, Engineering Geologist, Landscape Architect, the testing agency, or the Grading contractor of record are changed during the course of the work, the work shall be stopped until the requirements below are met to the satisfaction of the Administrative Authority. All exceptions to requirements below must be approved by the Administrative Authority.
(1) The owner submits a letter of notification verifying the change of the responsible professional; and (2) The new responsible professional submits in writing that they have reviewed all prior reports and/or plans (specified by date and title) and work performed by the prior responsible professional, concur with the findings, conclusions, and recommendations, and are satisfied with the work performed. The new responsible professional must state the date upon which the assumption of all responsibility within their area of technical competence is to be effective.
Where clearly indicated that the firm, not the individual professional, is the contracting party, the designated engineer, architect or geologist may be reassigned and another individual of comparable 207
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professional accreditation within the firm may assume responsibility, without complying with the requirements of paragraphs (g)(1) and (g)(2) above.
(3) The prior professional of record provides a release of responsibility in writing. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.160 Completion of Work, Release of Security, and Issuance of Building Permits. (a) Key Stages of Work Completion.
(1) Rough Grade. When all rough Grading has been completed. Under normal circumstances, all subdrains and Slope drains shall be in place and approved as a condition for rough Grading approval. Rough grades shall be within 0.2 feet of finish grades.
(2) Final. After all work, including installation of all drainage structures and other protective devices, has been completed and all written professional approvals and the required reports have been submitted.
An as-built plan will be required to document any changes made to the project in the field. (b) Notification of Completion. The Permittee or their agent shall notify the Administrative Authority when the grading operation is ready for rough grade inspection or final inspection. Final approval shall not be given until all work including installation of all drainage facilities and their protective devices and all erosion control measures have been completed in accordance with the City final approved grading plan and the required reports have been submitted.
(c) Requests for Release of Security. The Permittee or their agent shall notify the Administrative Authority in writing to initiate the release of securities when work is complete and all required reports, written certifications, drawings, and supplements thereto have been accepted by the Adm inistrative Authority. (d) Final Reports. Upon completion of the rough Grading work and at the final completion of the work the Administrative Authority may require the following reports, written certifications, drawings, and supplements thereto. All required reports, written certifications, draw ings, and supplements shall be provided and accepted by the Administrative Authority prior to release of security or issuance of building permits, unless otherwise allowed by the Administrative Authority. (1) Responsibilities Upon Completion of Work—Engineer of Record. a. As-Graded Grading plan prepared by the Engineer of Record including original ground surface elevations, as-graded ground surface elevations, lot drainage patterns and locations and elevations of all surface and subsurface drainage facilities. They shall provide certification th at the work was done in accordance with the final approved grading plan. The Engineer of Record also shall be responsible for the preparation of revised plans and the submission of as-graded Grading plans upon completion of the work. The Grading contractor shall submit in a form prescribed by the Administrative Authority a statement of compliance to said as-built plan.
b. Grading Certification. The Engineer of Record shall provide a written statement that in their professional opinion, all work incorporated in the grading and drainage plans and authorized under the grading permit, including grading, drainage, and construction of appurtenant stru ctures, has been completed to the lines and grades in substantial conformance with the approved plans, or any approved revisions thereto.
c. Structural BMP Self-Certification Package. The Engineer of Record shall provide a written certification in a form acceptable to the Administrative Authority documenting the appropriate design, installation, testing, and function of any required Structural BMPs. At a minimum, the certification package shall include the following:
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1. A statement that Structural BMPs have been installed as per the approved Grading plan and any modifications thereto approved by the Administrative Authority;
2. A statement that all modifications to the Structural BMPs have been reflected on the Administrative Authority's record plan set;
3. Delineation of any and all modifications to the Structural BMPs approved by the Administrative Authority since the time of Permit issuance and an explanation of the site conditions and/or the justification for each modification;
4. Final calculations documenting compliance with the current order from the RWQCB;
5. Engineer of Record's inspection reports and notes, photographic documentation, or other evidence in a form acceptable to the Administrative Authority documenting correct and complete construction of the Structural BMPs, particularly sub -surface features and appurtenant drainage facilities;
6. A statement that all Structural BMP facilities and appurtenances have been cleared of any and all construction-related debris, including sediment;
7. A statement that all Structural BMP facilities and appurtenances have been tested and that the Engineer of Record has verified appropriate function consistent with the submitted calculations and with the current order from the RWQCB;
8. The signature and seal of the Engineer of Record;
9. Supplemental information, calculations, covenants, maintenance documents, and certifications as may be required by the Administrative Authority.
(2) Responsibilities Upon Completion of Work—Geotechnical Engineer. a. As-Graded Geotechnical Report prepared by the Geotechnical Engineer including locations and elevations of field density tests, summaries of field and laboratory tests and other substantiating data. Such report shall detail changes made during grading and their effect on the recommenda tions made in the geotechnical engineering investigation report. b. Approval of Adequacy of the Site for the intended use. c. Written Statement that in their professional opinion, all work incorporated in the Grading plan authorized under the permit and soils/compaction report has been constructed in accordance with the approved plans and any approved revisions thereto.
(3) Responsibilities Upon Completion of Work—Engineering Geologist. a. Geologic Grading Report prepared by the Engineering Geologist, including final description of the geology of the site including any new information disclosed during the Grading and the effect of same on recommendations incorporated in the approved Grading plan. b. Approval of Adequacy of the Site for the intended use as affected by geologic factors. (4) Responsibilities Upon Completion of Work—Landscape Architect. a. The Landscape Architect, Civil Engineer, or Architect professionally responsible for the inspection of all landscaping and irrigation required as per the grading permit and plans shall provide a written statement that in their professional opinion, all work incorporated in the landscape and irrigation plans authorized under the permit has been constructed in accordance with the approved plans and any approved revisions thereto; that the contractor's work is in conformance with the landscape plans; and that all individual plants show vigorous established growth typical of their species. b. The Landscape Architect shall provide a written statement to the Administrative Authority that all irrigation systems were pressure tested prior to backfilling and after completion and shall show evidence of proper functioning prior to acceptance by the City. Such systems shall not be accepted by the City until plant growth is established and maintenance responsibilities have been accepted by the appropriate party.
(5) Certification of Slope Stabilization shall be made by the Geotechnical Engineer or Landscape Architect, when required by the Administrative Authority. Where necessary due to factors beyond the control of 209
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the developer, temporary postponement of the installation of a Slope stabilization may be permitted by the Administrative Authority as an exception to the above required certification provided that a secured agreement or other assurance acceptable to the City assuring repair of slopes and related damage, and installation of stabilization work within a satisfactory specified time is first executed by the Permittee.
(e) Requirements Prior to Building Permits. Prior to the issuance of building permits for any given lot or lots, the following are required:
(1) Responsibilities Prior to Building Permit Issuance: Engineer of Record shall submit a statement as evidence that rough Grading has been completed within standard tolerance in accordance with the approved plans, and that all embankments, cut Slopes, and pad sizing are as shown on the approved plans.
(2) Responsibilities Prior to Building Permit Issuance: Geotechnical Engineer shall submit a statement that all fills, under their direction, have been compacted to at least 90 percent maximum density, and all street and parking lot base courses have been compacted to at least 95 percent maximum density. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.170 Landscape and Irrigation Plan.
The Landscape and Irrigation Plan required by this Section shall include landscaping, permanent erosion control, slope plantings, water quality landscaping, and irrigation facilities, and shall be prepared by a Landscape Architect or by a qualified landscape company when approved the Administrative Authority. (a) Single-Family Homes on Individual Lots. The construction of a single-family home on an individual lot without graded Slopes may not require the submission of a separate landscape plan unless specific landscape requirements were made as a condition of approval and/or a separate landscape plan is otherwise required by the Administrative Authority.
Notwithstanding the above, single-family units must still conform to all applicable Sections of the City Code and Ordinances pertaining to landscaping prior to occupancy, including Water Efficient Landscape Standards as per Title 20 of this Code. The landscaper should refer to the provisions of this Code relating to Zoning and Subdivisions Titles for additional requirements which may apply. (b) Landscape Plans shall be required for, but not limited to the following development:
(1) Commercial;
(2) Grading Permits;
(3) Grading Slopes;
(4) Industrial;
(5) Parking Lots;
(6) Multi-Family Residential Developments;
(7) Remodeling which requires a permit, except for remodels meeting the definition in subsection (a) above;
(8) Single-Family Residential Subdivisions.
(c) The plan shall conform to good, accepted standard procedures and requirements with special consideration for Soil conditions encountered within the project area. The plan shall include detailed specifications for the preparation of the existing soils or for the application of topsoil to the slopes to encourage vigorous growth.
(d) Landscape Guidelines and Standards. Permits issued pursuant to this Chapter shall comply with the provisions of the City's Landscape Design Standards, Standard Drawings, Special Provisions, Approved 210
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Materials, and Tree List, and other applicable guidelines and standards as established by the Administrative Authority.
(e) Slopes. The faces of Cut and Fill Slopes shall be prepared, planted, and maintained to control against erosion. The protection for the slopes shall be installed as soon as practical and prior to for final inspection. The Permittee shall maintain Slope stabilization until it is well-established. Irrigation systems shall be required for perpetual maintenance of the plant life used for slope stabilization.
Where Cut Slopes are not subject to erosion due to the erosion -resistant character of the materials, such protection may be omitted at the option of the Administrative Authority. (f) City Maintained Landscape Areas. All projects approved with landscaped areas, Slopes, or open spaces that are to be maintained by the City either through a Maintenance District or as public property, will conform to the following guidelines:
(1) Terracing or Benches of Slopes. Landscaped Slopes shall meet terracing and Benching requirements as specified in Section 17.32.120 of this Chapter.
(2) Other Graded Access. All publicly-maintained landscaped or open space areas will have graded access roads from public maintained streets with sufficient easement/access rights in place. All slopes will have graded access to the bottom of the slope. Slopes of a height requirin g Benches as per Section 17.32.120 of this Chapter shall have maintenance access roads at both the bottom and the top. If a public street is at either of these locations, it may serve as one access road. (3) Irrigation Systems. The irrigation system should be installed and inspected per standard specifications established by the Administrative Authority and shall be guaranteed for a period of one year with a warranty bond supplied by the developer.
(4) Plant Establishment. A 30-day plant establishment period shall be strictly enforced and will not begin until all other work is completed and accepted by the Administrative Authority. The performance and labor and materials bonds will be retained until the expiration of this p eriod. Trees and shrubs will be guaranteed for a period of one year and the cost of replacement shall be covered in the one -year warranty bond required for the irrigation system.
(5) Maintenance and Irrigation Schedules and Estimated Annual Costs. Prior to commencement of the plant establishment period, the Permittee shall be required to submit detailed maintenance and irrigation schedules and a detailed estimate of the anticipated annual costs for maintenance and utilities.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.180 Grading Operation Hours of Work.
Permits and plans issued pursuant to this Chapter shall include provisions that the Permittee, their agent, contractor(s) and employees, shall not conduct any Grading, excavation or other related forms of earth movement during any times or days other than listed herein:
(a) Grading, excavation, blasting, other related movement of earth and/or materials, equipment warm -up, repair, and other noise activities are hereby restricted to the hours of 7:00 a.m. to 4:30 p.m., Monday through Friday.
(b) Grading, excavation, blasting, or other related movement of earth are hereby forbidden at any time on Saturdays, Sundays, and City Holidays.
(c) The Administrative Authority may authorize Grading at other hours and on other days in cases of urgent necessity or in the interest of public health and safety. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
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17.32.185 Depositing Earth, Sand, Gravel, or Like Materials Upon Public or Private Property. (a) No person shall dump, move, or place any earth, sand, gravel, rock, stone or other like material nor shall any person leave any bank, slope, or other excavated surface unprotected so as to cause any such materials to be deposited upon or to roll, blow, or wash upon or over the premises of another, nor upon or over any public property, easement, place, or way, without the express consent of the owner(s) of all such affected premises or properties. Such consent shall be in writing and in a form acceptable to the Administrative Authority. (b) When, due to a violation of Subsection (a) of this Section, any earth, sand, gravel, rock, stone, or other excavated material is caused to be deposited upon or to roll, flow, or wash upon any public place or way, the person responsible therefor shall cause the same to be removed from such public place of way within 12 hours. In the event it is not removed, the Administrative Authority shall cause such removal and the cost of such removal by the Administrative Authority shall be paid to the City by the p erson who failed to so remove the material.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.190 Appeals.
An applicant may appeal the denial by the Administrative Authority, or the conditions of approval of, an application for a permit to the City Council within ten working days after such decision. Appeals shall be in writing and shall state the specific nature of the appeal. Appeals shall be filed with the City Clerk and are subject to fees established by the City's fee schedule.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.200 Violations and Penalties.
(a) False Statements in Applications, Plans, Certifications, and Construction. No person who prepares or signs any application, plans, reports, or drawings shall willfully make any false statement or furnish false data therein or thereon. It is a violation of this Chapter for any person to verify that the Grading -related work has been satisfactorily completed in accordance with this Chapter, if such work is not in compliance with the approved design or code requirement at the time of verification. (b) Public Nuisance. Any Grading commenced or done contrary to the provisions of this Chapter, or other violation of this Chapter, shall be, and the same is determined to be, a public nuisance. Upon request of the Administrative Authority, the City Attorney is authorized to commence necessary proceedings for the abatement of any such public nuisance in the manner provided by law. Any failure, refusal or neglect to obtain a permit as required by this Chapter shall be prima facie evidence of the fact that a p ublic nuisance has been committed in connection with any grading commenced or done contrary to the provisions of this Chapter.
(c) Violation of Federal or State Requirements. Any violation of an applicable federal or State requirement, or any failure to conform to an applicable provision or condition of any federal or State permit, or any failure to comply with the provisions of a Grading permit or of a Grading plan prepared i n conjunction with such a permit, is a violation of this Chapter.
(d) It shall be unlawful for any person, firm, or corporation to violate any provisions of this Chapter. Any person, firm, or corporation violating any of the provisions of this Chapter shall be deemed guilty of an infraction and/or misdemeanor and shall be punishable in accordance with the provisions of Section 1.12.010 of this Code; and each person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this Chapter is commi tted, continued, or 212
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permitted. In the event that grading is commenced without a permit, the Administrative Authority shall cause such work to be stopped until a permit is obtained. The permit fee, in such instance, shall then be double that which would normally be required. The payment of such double fee shall not relieve any person from fully complying with the requirements of this Chapter and the performance of the work. Such fee shall not be construed to be a penalty, but for enforcement of the provisions of this Chapter in such cases. (e) Civil Actions. In addition to any other remedies provided in this Chapter, any violation of this Chapter may be enforced by civil action brought by the City. In any such action, the City may seek, without limitation, and the Court shall grant, as appropriate, any or all of the following actions:
(1) Injunctive relief.
(2) Assessment of the violator for the costs of any investigation, inspection or monitoring which led to the establishment of the violation, and for the reasonable cost of preparing and bringing legal action under this subsection.
(3) Costs incurred in placing or removing soils to correct the violation, as well as costs to correct or terminate the adverse effects resulting from the violation. (4) Compensatory damages.
(5) A maximum civil penalty of $2,500.00 per violation of this Chapter for each day which any violation of any provision of this Chapter is committed, continued, permitted or maintained by such person(s). (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
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TITLE 14 - CONSTRUCTION WITHIN STREETS, SIDEWALKS, AND PUBLIC PLACES; UNDERGROUND UTILITY FACILITIES CHAPTER 14.04 PUBLIC PLACESHIGHWAYS AND TRAFFIC—APPLICATIONS, PERMITS, AND GENERAL PROVISIONS
San Marcos, California, Code of Ordinances Created: 2025-10-15 08:45:12 [EST] (Supp. No. 12)
CHAPTER 14.04 PUBLIC PLACESHIGHWAYS AND TRAFFIC—APPLICATIONS,
PERMITS, AND GENERAL PROVISIONS
14.04.005 Purpose.
It is the purpose of this Chapter to protect the public interest and safety by establishing standards to provide for the orderly administration of private contract work within the public Right -of-way, for the development of private property, and for private encroachments and construction-related activity on public Rights-of-way or Public Places.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.010 Definitions.
For the purposes of this Title 14 ("Title"), the following words shall have the meanings set out in this section:
(a) Applicant means any person making written application for a permit hereunder, except as specifically provided in section 14.25.050.
(b) Building or Structure. In addition to the meaning ordinarily ascribed thereto, includes any machine, implement, device, tree, derrick, stage or other setting, lumber, sash or door, structural steel, pipe bend, dynamo, transformer, generator, punch, agitator, object or thing hav ing a width of more than eight feet, other than any implement of husbandry or any special mobile equipment, as defined in the Vehicle Code, having a width of ten feet or less. The term also includes a vehicle or combination of vehicles of a size or weight of vehicle or load exceeding the maximum permitted by the Vehicle Code. (c) Building Code means the latest adopted code regulating Building construction. (d) City means the City of San Marcos.
(e) Civil Engineer means a Professional Engineer registered in the State of California to practice in the field of civil engineering.
(f) Director means the City Manager of the City of San Marcos or their designee. (g) Driveway means a surface intended for exclusive vehicular ingress and egress from a public or private street or drive-aisle.
(h) Emergency Work means work determined to be of an emergency nature by the Director and that is caused by outages or a safety hazard to residents or employees, or a failure of systems that creates a situation that could possibly be detrimental to the health, safety, and w elfare of City residents. (i) Encroachment means constructing, replacing, or maintaining on, over, or under, or using any Public Place so as to prevent, obstruct, or interfere with the normal use of that Public Place, including any culvert, surface or subsurface drainage Facility, water quality Fa cility, pathway, private walk, embankment, tower, pole, pole line, pipe, pipeline, driveway, private road, wall, fence, billboard, stand, or Building, or any Structure or object of any kind or character not particularly mentioned in this Chapter.
(j) Encroachment Work means the work of constructing, placing, installing, repairing, or maintaining an Encroachment in the Right-of-way.
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(k) Engineer of Record means the Civil Engineer with responsible charge for the grading and associated improvements; authorized to act for a property owner or agent in doing work covered by this Chapter; licensed by the State of California to practice in the relevant field; and responsible for preparation of the grading plans, certification of the completed grading work, and preparation of the record plans. (l) Highway means any public highway, Public Street, public way, or Public Place in the City, held as Right - of-way, and used for purpose of travel.
(m) Person means any natural person, firm, partnership, association, limited liability company, corporation, political body and/or business organization of any kind, whether for -profit or otherwise, and also includes the United States, this State, the County of San Diego, and the City, including all departments and bureaus thereof, except as specifically provided in section 14.25.050. (n) Permit means the authorization from the Director to perform work, along with associated documents submitted by the Applicant, together with applicable plans, Standards, Traffic Control plans, application, and Permit conditions.
(o) Permittee means the Applicant or developer in whose name a valid Permit is duly issued pursuant to this Chapter and their agents, employees, and others acting under their direction. (l) Public Place means any Highway, Public Street, way, Right-of-way, place, alley, sidewalk, Trail, park, square, or any other public property owned or controlled by any government agency in a governmental capacity.
(p) Public Street. Means the full width of the surfaced or traveled portion, including shoulders, of any road, street, Highway, path, lane, alley, avenue, or other public way or public grounds held as Right -of- way; dedicated to, reserved for or used for vehicular traffic; and accepted as and declared to be part of the City system of public streets, except Highways forming a part of the state highway system. (q) Right-of-way means all land or interest therein which by deed, conveyance, agreement, easement, dedication, usage, or process of law is reserved for or dedicated to the use of the general public for street or Highway purposes.
(r) Sidewalk means any concrete sidewalk, made of either Portland Cement Concrete (PCC) or Asphalt Concrete (AC) or other public way used expressly for pedestrian traffic. (s) Standards means the standards used by the City to govern the design, layout, materials, means, and methods for construction including the latest City-adopted Standard Specifications for Public Works Construction (Greenbook), City-adopted supplements to the Greenbook including City Special Provisions, San Diego Regional Standard Drawings, City-adopted supplement to the San Diego Regional Standard Drawings, Work Area Traffic Control Handbook, or any other adopted standard as may be deemed applicable to the Permit by the Director.
(t) Structure. See Building.
(u) They and their as used herein are the gender-neutral singular pronoun (such as he/she/they) and the associated possessive (his/hers/theirs).
(v) Traffic Control means by which vehicular traffic is safely routed through a work zone. (w) Vehicle Code means the Vehicle Code of the State of California. (Ord. No. 2022-1521, § 2, 9-13-2022; Ord. No. 2024-1549, § 2(Exh. A), 9-10-2024) 215
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14.04.020 Application Requirements.
No Person shall do or cause to be done any work covered under this Chapter without first having obtained a City contract, City franchise, or a Permit under this Chapter to do such work. Every Applicant for a Permit or license required by this Title shall make an application to the Director. (a) Application. The application shall state the estimated quantities of work involved and shall contain such other information, and be accompanied by such other reports, as may be required by this Section or by Chapter
18.04 of this Code relating to Environmental Review. The application for any Permit must include all of the following items, in a quantity and format as defined by the Director, unless a specific item is waived in writing by the Director following a review of the project submittal:
(1) Application form.
(2) Plans and specifications.
(3) Geotechnical report.
(4) Hydrology and Hydraulics study.
(5) Application fees.
(6) Engineer’s cost estimate.
(7) Temporary Erosion, sediment control, and construction best management practices (BMP) plan, and any applicable Storm Water Quality Management Plan (SWQMP) and/or Storm Water Pollution Prevention Plan (SWPPP) as applicable under the Construction General Per mit. (8) Permanent erosion and sediment control, post-construction Structural BMP plan, and any applicable SWQMP.
(9) Storm water pollution control checklists and compliance documents. (10) Community Facilities District (CFD) Landscape and irrigation plan. (11) Title report, recorded documents referenced therein, and record maps. (12) Any supplemental materials required by the Director.
(b) Plans and Specifications. Unless otherwise waived by the Director, each application for a Permit shall be accompanied by plans and specifications prepared and signed by the Engineer of Record, unless otherwise allowed by California Business and Professions Code.
Plans shall be drawn to an engineering scale and shall be of sufficient clarity to indicate the nature and extent of the work proposed and to show in detail that all work will conform to the provisions of this Chapter and all relevant laws, ordinances, rules, and regulations. The plan sheets shall use appropriate screening to clearly indicate in bold the proposed work while "screening back" existing conditions and/or work by others. The title sheet content and format shall be as required by the Director.
The plans shall include the following information:
(1) Site map depicting the general vicinity of the site where the work is to be done, assessor’s parcel number(s), and name and address of Permittee.
(2) Dimensioned Right-of-Way and/or Public Place limits, existing easements, existing street sections, accurate contours of existing ground and details of terrain. (3) Dimensions, elevations, and finish contours to be achieved by the work, and proposed street sections including but not limited street profiles with street centerline and curb, surface materials, and dimensioned curb data.
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(4) Detailed plans of all surface and subsurface drainage facilities, walls, cribbing, dams, and other infrastructure either existing or to be constructed together with a map showing the drainage area and estimated runoff of the area served by any drainage systems including but not limited to dimensioned storm drain data, invert elevations, materials, and profiles with hydraulic grade lines. (5) Information demonstrating to the satisfaction of the Director that the work will satisfy the requirements of Chapter 14.15 of this Code and, in particular, that the Permittee will implement BMPs specified in Sections 14.15.050(c) and (d) to the maximum extent practicable during the construction process.
(6) Information demonstrating compliance with City and State requirements for permanent post - construction storm water BMPs, including, but not limited to existing and proposed BMPs, depiction of how all runoff generated on or draining to the work area will be routed to BMP areas and treated before discharge, hydromodification facilities, and references to City assigned identification. (7) Publicly-maintained landscaping and irrigation.
(8) Location of any buildings or structures on adjacent land and within 15 -feet of the work area; locations of adjacent facilities that may be affected by the construction work, including wet and dry utilities together with required clearances in accordance with permitting agency requirements. (9) Water and sewer facilities as required by the servicing water and sewer agency. (10) Location and specifications of striping, signage, traffic signals, and associated utilities. (11) The name, seal, and signature of the Engineer of Record.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.030 Permit Application byof Contractor.
In addition to the application required by Section 14.04.020, the contractor of any such Person also shall be required to obtain a Permit; as specified in Chapter 14.16. provided, however, The City or any contractor of the City for Highway Public Place construction, improvement or repair shall not be required to obtain a Permit pursuant to this Title.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.040 City Free From Liability.
The Applicant shall indemnify and hold harmless the City, each of its officers, and its employees from any liability or responsibility for accident, loss, or damage to persons or property arising by reason of the work done by the Applicant, or their agents, employees, or representatives. (Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.050 Fee.
Every Applicant for a Permit or license required by this Title shall at the time of making application for the Permit or license pay the fees required for such Permit or license.
The Applicant shall provide the required security to guarantee proper completion of the Permitted work as described in this Title prior to Permit issuance.
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14.04.060 Fee or Deposit Exemption.
If the United States, the State of California, this City or any other municipality, any municipal corporation, school district, other special district, or public body files with the Director a written guarantee of payment of all costs for which they may become liable to the City, then neither an issuance fee nor deposit is required from such Persons.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.070 Waiver of Prepayment of Fees.
At the request of any Permittee who maintains with the Director a general deposit as provided in this Chapter, the Director may waive the requirement for prepayment of the issuance fees and bill said Permittee for issuance fees for those Permits issued subsequent to such request; provided, however, that the amount of said deposit is sufficient to cover said fees and to provide for other contingencies for which it is submitted. The Director may revoke such waiver at any time, and must revoke the waiver if th e Permittee fails to pay the bill for fees within the required time.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.080 Billing of Permittee Granted Prepayment Waiver.
Where the Director grants the waiver provided in Section 14.04.070, Permittee shall be billed monthly for all Permits issued during the month, and the Permittee shall pay said bill not later than 30 calendar days from the invoice date.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.090 Purpose of Fees.
The issuance fees required by this Chapter are for the purpose of defraying the cost of issuing the requested Permit. No part of any issuance fee may be refunded to any Applicant. (Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.100 Deposit of Fees.
Issuance fees, deposits, and charges for repairs, inspection, or engineering services collected under the provisions of this Title shall be deposited into the respective accounts from which the corresponding disbursements will be or were made. Deposits made by Applicants shall be held by the City for a duration of three years following the completion and acceptance of the work for which the Permit in question was issued, after which time any funds in excess of the amounts necessary to reimburse the City for or inspection, engineering, and/or related services, or to effectuate repairs for any damages caused to the City or to public property and/or equipment by the Applicant and/or its contractor, may be declared abandoned and, upon the provision of duly required notice, if no application for return of such funds has been received, transferred to the City's General Fund. Notwithstanding this Section 14.04.100, Applicants shall remain responsible for the cost of any repairs, inspection, or engineering costs associated with Permit(s) issued by the City. 218
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14.04.110 Explanation of Costs.
Whenever in the provisions of this Title any costs are to be charged to any Permittee, and no other method for the calculation of such costs is specified, such costs are the actual costs including the proportionate part of the salaries, wages, or other compensation of any deputy or employee, plus cost of overhead not to exceed 15 percent of the total.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.112 – Expiration of Permits
(a) Application and Permit Expiration Timelines. A Permit shall be valid for the time period established for the same as set forth in this Chapter.
(1) Lapse of Application Prior to Permit Issuance. Unapproved Permit applications shall lapse after a period of 180 days of inactivity. The time limit may be extended at the Director’s discretion, or by the Director upon written request of the Permittee or owner, if it can be shown that applicant had been in regular communication with the City and diligently pursued completion of required work but encountered unanticipated conditions or requirements including but not limited to, unanticipated site and/or environmental conditions, permitting requirements of other regulatory agencies, and/or obtaining necessary easements to facilitate proposed work. Additionally, Permit applications shall lapse if a Permit is not issued in accordance with approved plans within 180 days from the date of such approval by the Director. In either case, the Applicant shall resubmit a complete updated application and all associated documents for review and re-approval with required fees per Section 14.04.020. (2) Lapse Following Permit Issuance. Every Permit issued under the provisions of this Code shall expire by limitation and become null and void if the work authorized by such Permit is not commenced within 180 days from the date of issuance of such Permit or if the work authorized by such Perm it is suspended or abandoned at any time after work is commenced for a period of 180 days or more. (a) The Permittee shall fully perform and complete all of the work required to be done pursuant to the Permit within the time limit specified therein or, if no time is so specified, within 360 days after the date of issuance of the Permit. The time limit may be extended at the Director’s discretion, or by the Director upon written request of the Permittee, owner, or surety, if in the discretion of the Director, good and sufficient cause has been shown. (b) In order to revalidate an expired Permit that has been extended at the discretion of the Director, the Permittee shall resubmit all required application forms and documents, including fees, except where waived by the Director.
(3) Appeal. An applicant may appeal the denial of extension by the Director p ursuant to Section
14.04.182.
14.04.120 Approval of Application.
The Director shall not approve the application unless it appears to the Director that the work proposed to be done will not significantly damage the Highways nor create an unreasonable risk of harm to Persons or property and that the approval of said application is in the public interest. Notwithstanding the foregoing, the Director may approve the application subject to conditions if the Director determines that by doing so it would be in the public 219
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interest, that no significant damage to the Highways would be created, and that no unreasonable risk of harm to Persons or property would be created.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.130 Issuance of Permit.
When the Director approves an application for a Permit, and after all fees, costs, and deposits applicable to such Permit have been received by the City, the Permit will be issued. (Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.140 Application of Public Agencies or Public Utilities.
Notwithstanding the provisions of Section 14.04.120, the Director shall approve the application for Permit subject to conditions of any public agency, special district, or public Utility having lawful authority to occupy the Highways and authorized by law to establish or maintain any works or facilities in, over, or under any public Highway. Any such Permit shall contain a provision that in the event that the future improvement of the Highway necessitates the relocation of its facilities, the Permittee will relocate the same at their sole expense. (Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.150 Conditions May be Changed After Permit is Issued.
Any Permit issued by the Director under any of the provisions of this Title, or the conditions to which it has been made subject, may be amended or changed if the Director deems such amendment or change to be necessary for the protection of the Highways, or to prevent undue interference with traffic, to protect both Persons and property within or adjacent to such Highways from damage or danger, or to protect the public interest. Notification of the amendment or change shall be made by the Director either by mailing written notice to the Permittee or by personal service of the same on Permittee. The amendment or change shall be effective either 24 hours after said written notice is deposited in the United States mail or immediately upon completion of personal service. The Permit may provide for service by email; if the Permittee provides an email address, the amendment or change shall be immediately effective.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.160 Revocation of Permit.
All Permits other than those issued to public agencies or a public Utility having lawful authority to occupy the Highways are revocable on five days' notice. The affected Encroachment must be removed or relocated as may be specified by the Director in the notice revoking the Permit and within a reasonable time specified by the Director unless the Permit provides a specified time.
A Permit shall be immediately revocable with Director approval of the Permittee's written request to revoke such Permit, or upon discovery that the facts are not presented accurately and/or correctly in the Permit application.
(Ord. No. 2022-1521, § 2, 9-13-2022)
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14.04.170 Availability of Standards.
Copies of the Standards referred to in this Title may be acquired from the City or via the publisher. All or any portion of said specifications may be sold by the Director at the cost of producing the same, including administrative and associated costs. All moneys received pursuant to sales made under this section shall be paid into the City Treasury as provided by law.
(Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.180 Enforcement by Director.
The Director is authorized to enforce the provisions of this Title. (Ord. No. 2022-1521, § 2, 9-13-2022)
14.04.182 – Appeals.
An applicant may appeal a denial by the Director of an application for a Permit or extension of Permit issuance to the City Council within ten working days after such decision. Appeals shall be in writing and shall state the specific nature of the appeal. Appeals shall be filed with the City Clerk and are subject to fees established by the City’s fee schedule.
14.04.190 Violation—Penalty.
Except where otherwise specifically provided by this Title, every Person is guilty of an infraction who, before obtaining a construction, Excavation, or Encroachment Permit from the Director:
(a) Moves or causes to be moved along any Highway any Building or Structure; or (b) Makes or causes to be made any Excavation, fill, obstruction, or lays, constructs, or repairs any curb, Sidewalk, gutter, driveway, roadway surface, retaining wall, storm drain or culvert, or other work of any nature in, over, along, under, across or through any Highway; or (c) Places, changes, or renews any Encroachment in, under, or over any portion of a Highway. (Ord. No. 2022-1521, § 2, 9-13-2022)
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TITLE 17 - BUILDINGS, CONSTRUCTION, AND RELATED ACTIVITIES CHAPTER 17.32 GRADING AND RELATED ACTIVITIES
San Marcos, California, Code of Ordinances Created: 2025-09-15 17:29:01 [EST] (Supp. No. 12, Update 2)
CHAPTER 17.32 GRADING AND RELATED ACTIVITIES1
17.32.010 Purpose.
To protect the public health, safety, and welfare, preserve property values, and ensure quality construction.
This Chapter establishes standards regulating the design and construction of building sites and the development of property by grading.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.020 Scope.
This Chapter regulates the alteration of the ground surface; protects adjacent properties from damage caused by blockage or diversion of waters; requires engineering analysis of Soil conditions, slope stability, and drainage; provides for prompt development, restoration, replanting, and permanent landscaping after clearing or grading procedures to effectively control erosion and/or sedimentation; establishes an administrative procedure for issuance of grading permits; and provides for approval of grading pl ans and inspection of grading construction. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.030 Definitions.
For the purpose of this Chapter, the following words or phrases shall have the meaning established by this Section:
(a) Administrative Authority means the Director, or their designee, of the department responsible for the administration and enforcement of this Chapter.
(b) Applicant means any person making written application for a permit hereunder. (c) As-Graded is the extent of surface and subsurface conditions and configuration upon completion of Grading.
(d) Bedrock is naturally occurring, in-place solid rock. (e) Bench means a relatively level step graded into sloped earth. (f) Best Management Practices or BMPs mean the procedures, schedule of activities, prohibitions of practices, maintenance procedures, and devices to prevent or minimize the quantity of runoff pollutants and/or volumes that flow to receiving water bodies. BMPs may include any type of pollution prevention or control measure that the Administrative Authority finds necessary to reduce pollutants entering the Waters of the United States to the maximum extent practicable.
1Editor's note(s)—Ord. No. 2022-1522, § 2(Exh. A), adopted Sept. 13, 2022, repealed the former Ch. 17.32, §§
17.32.010—17.32.200, and enacted a new Ch. 17.32 as set out herein. The former Ch. 17.32 was entitled "Building, Construction, and Related Activities," and derived from: Ord. No. 96-1003, adopted Dec. 10, 1996; Ord. No. 2001-1123, adopted Nov. 27, 2001; and Ord. No. 2006-1270, adopted Sept. 12, 2006. 222
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(g) Blasting Operation means the use of an explosive device or explosive materials to destroy, modify, obliterate, or remove any obstruction of any kind from a piece of property. (h) Certify or Certification means the act of to provide a signed (and stamped, as applicable) written statement by the Permittee or by the responsible professional, as required, that the specific inspections and tests have been performed and comply with the applicable requirements o f this Chapter.
(i) Civil Engineer means a Professional Engineer duly licensed and registered with the State of California to practice in the field of civil engineering.
(j) Clearing means the removal of all unwanted surface material, such as brush, grass, weeds, downed trees, and other material by manual, mechanical, or other methods that do not disturb the earth's surface and that leave the material at existing grade and within four inches above existing grade intact.
For purposes of this Chapter, clearing activities using heavy equipment or other measures that do not leave the existing grade intact are not classified as "Clearing." Rather, such activities are classified as "Grubbing," as defined below.
(k) Compaction means the densification of earth by mechanical means. (l) Construction General Permit means the then-current General Permit for Discharges of Storm Water Associated with Construction Activity as issued by the California State Water Resources Control Board, Construction General Permit Order 2009-0009-DWQ as it may be amended and reissued from time to time.
(m) Cross-Lot Drainage means storm water runoff that flows directly across lot lines to a neighboring property.
(n) Cumulative Impervious Surface Area means the total measurement of those surface areas within a lot or parcel that prevent aeration, infiltration, and water penetration, and that release all or a majority of the precipitation that falls on the same. Cumulative Impervious Surface Area includ es, but is not limited to, sidewalks, driveways, parking lots, roads, pavers or landscape materials that prevent infiltration and water penetration, and rooftops.
(o) Embankment or Fill means the deposition of Soil, sand, gravel, rock, or other earth materials by human activity and the conditions resulting therefrom.
(p) Engineering Geologist means a Certified Engineering Geologist, registered with the State of California to practice engineering geology.
(q) Engineering Geology means the application of geologic knowledge and principles in the investigation and evaluation of naturally occurring rock and Soil for use in the design of civil work. (r) Engineer of Record means the Civil Engineer with responsible charge for the Grading and associated improvements; authorized to act for a property owner or agent in doing work covered by this Chapter; licensed and registered by the State of California to practice in the relevant field; and responsible for preparation of the Grading plans, certification of the completed Grading work, and preparation of the record plans.
(s) Erosion means the process by which land is diminished or worn away due to wind, water, or glacial ice.
Often the eroded debris (silt or sediment) becomes a pollutant via storm water runoff. Erosion occurs naturally but can be intensified by activities such as Clearing, Grading, Grubbing, farming, development, road building, and timber harvesting.
(t) Erosion Control means any combination of desilting facilities, pipes, channels, culverts, sandbags and Erosion protection devices, including effective planting and the maintenance thereof, installed or 223
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placed to protect property, watercourses, public facilities, and receiving waters from Erosion or from the deposit of sediment or dust.
(u) Excavation or Cut means any earth, sand, gravel, rock, or other similar material, which is cut into, dug, quarried, uncovered, removed, displaced, relocated, or bulldozed by man, and the conditions resulting therefrom.
(v) Expansive Soil means soils meeting all four of the following provisions, except that tests to show compliance with Items 1, 2 and 3 shall not be required if the test prescribed in Item 4 is conducted:
(1) Plasticity index (PI) of 15 or greater, determined in accordance with ASTM D4318. (2) More than 10 percent of the Soil particles pass a No. 200 sieve (75 μm), determined in accordance with ASTM D422.
(3) More than 10 percent of the Soil particles are less than 5 micrometers in size, determined in accordance with ASTM D422.
(4) Expansion index greater than 20, determined in accordance with ASTM D4829. (w) Finish Grade means the final elevation of the ground surface upon completion of any excavation or fill that conforms to the City-approved grading plan.
(x) Geotechnical Engineer means a Civil Engineer who has been licensed, registered, and granted authority to hold themselves out as a Geotechnical Engineer by the State of California. (y) Geotechnical Report means a report which contains all appropriate Soil Engineering, geologic, hydrologic, and seismic information, evaluation, recommendations, and findings. This type of report combines both engineering and Soil Engineering reports. (z) Grade means the vertical location of the ground surface. (aa) Grading means any excavating or filling or combination thereof; any earth disturbance; removal, and recompaction; storage; stockpiling; or any combination thereof resulting in the displacement, removal, excavation, import, export, or recompaction of soil.
(bb) Grading Contractor means a contractor licensed by the State of California who specializes in grading work or is otherwise licensed to do grading work.
(cc) Grading Plan means a plan prepared in accordance with this Chapter showing Grading and related work.
(dd) Gross Stability means the factor of safety against failure of slope material below a surface approximately three to four feet deep measured from and perpendicular to the slope face. (ee) Grubbing means the removal of vegetative matter such as roots, stumps, buried materials, and other matter using manual, mechanical, or chemical methods that disturb the zone from four inches or less above the earth's surface to beneath the existing grade. (ff) Interim Erosion Control Plan means a plan prepared in accordance with this Chapter showing Erosion Control and Best Management Practices designed to control surface runoff, prevent Erosion, and retain sediment on a development site during the period in which pre-construction and construction-related land disturbances and Grading occur, and before final improvements are completed. (gg) Landscape Architect means a landscape architect, registered by the State of California, who performs professional work in physical land planning and integrated land development, including the design of landscape planting programs.
(hh) Permanent Erosion Control Plan means a plan prepared in accordance with this Chapter showing Erosion Control and Best Management Practices designed to control surface runoff, prevent Erosion, 224
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and retain sediment on a development site after final structures and permanent improvements have been completed.
(ii) Permittee means the Applicant or developer in whose name a valid permit is duly issued pursuant to this Chapter and their agents, employees, and others acting under their direction. (jj) Precise Grading Plan means a plan showing the precise finish grades, structure locations, and site improvements. A Precise Grading Plan is typically required for the finish work to occur after Rough Grading.
(kk) Public Place means any public street, way, place, alley, sidewalk, trail, park, square, or any other public property owned or controlled by any government agency in a governmental capacity. (ll) Retaining Wall means a structure designed to resist the lateral displacement of Soil or other materials. (mm) Rock Crushing means the use of a device, machine, apparatus, or equipment for the purpose of crushing, grinding, breaking, or pulverizing rock or stone. Rock Crusher means the device, machine, apparatus, or equipment to carry out Rock Crushing activities. (nn) Rough Grade means the operational stage at which the grade approximately conforms to the approved plan.
(oo) Rough Grading Plan means a plan for rough grading, clearing and grubbing, stockpiling, and other preliminary work to precede Precise Grading work.
(pp) Surficial Stability means the factor of safety against failure of the outer three to four feet of slope material measured from and perpendicular to the slope face. (qq) Slope is an inclined ground surface, the inclination of which is expressed as a ratio of horizontal distance to vertical distance.
(rr) Soil means the naturally occurring superficial earth deposits overlying Bedrock. (ss) Soils Engineering means the application of the principles of Soil mechanics in the investigation, evaluation, and design of civil works involving the use of earth materials and the inspection and testing of the construction thereof.
(tt) Soils Engineer means a Civil Engineer experienced and knowledgeable in the practice of Soil Engineering.
(uu) Structural Best Management Practice or Structural BMP means that subset of BMPs which detains, retains, filters, removes, or prevents the release of pollutants to surface waters from development projects in perpetuity, after construction of a project is completed. This general term encompasses the pollutant control BMPs and hydromodification BMPs required for Priority Development Projects under the San Diego Region Municipal Separate Storm Sewer System (MS4) Permit. A structural BMP may be a pollutant control BMP, a hydromodification management BMP, or an integrated pollutant control and hydromodification management BMP.
(vv) They and Their as used herein are the gender-neutral singular pronoun (such as he/she/they) and the associated possessives (his/hers/theirs).
(ww) Terrace means a relatively level step constructed in the face of a graded slope for drainage, erosion control, and/or maintenance purposes.
(xx) Vertical Height of a slope means the measurement from the toe of slope to a point projected horizontally directly above it from the top of slope.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
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17.32.040 Grading Permit Requirements.
It is unlawful for any person to do, or cause to be done on their behalf, any of the following, without first obtaining a valid Grading permit issued by the Administrative Authority pursuant to this Chapter, unless the Grading is exempt from the requirement for a Grading permit as provided in this Chapter 17.32:
(1) Any grading, storage, or disposal of Soil and earth materials; (2) Clearing and/or Grubbing;
(3) Creation and/or replacement of impervious surfaces or other work necessitating implementation of storm water quality Best Management Practice measures consistent with the current order from the Regional Water Quality Control Board (RWQCB);
(4) Removal or modification of existing Best Management Practice measures.
A separate Grading permit is required for each lot or parcel to be graded, except where the Grading is for a subdivision or common development and the permit is issued for Grading for the design and improvement of all or part of the subdivision or common development.
(a) Application. The provisions of Chapter 17.08 (California Building Code) shall apply to the application for Grading permits. In addition to other requirements, the application shall state the estimated quantities of work involved, and shall contain such other information and be accompanied by such other reports as may be required by this Section or by Chapter 18.04 of this Code relating to Environmental Review. The application for any Grading permit must include, but shall not be limited to, all of the following items, in a quantity and format as defined by the Administrative Authority, unless a specific item is waived in writing by the Administrative Authority following a review of the project submittal:
(1) Application form.
(2) Grading plan and specifications.
(3) Geotechnical report.
(4) Hydrology and Hydraulics study.
(5) Application fees.
(6) Engineer's cost estimate.
(7) Temporary Erosion, sediment control, and construction BMP plan, and any applicable Storm Water Quality Management Plan (SWQMP) and/or Storm Water Pollution Prevention Plan (SWPPP) as applicable under the Construction General Permit.
(8) Permanent erosion and sediment control, post-construction Structural BMP plan, and any applicable SWQMP.
(9) Storm water pollution control checklists and compliance documents. (10) Landscape and irrigation plan.
(11) Title report, recorded documents referenced therein, and record maps. (12) Any applicable environmental documentation and associated studies for compliance with the California Environmental Quality Act and other applicable state and federal laws. (132) Any supplemental materials required by the Administrative Authority. Other such documentation and information as may be necessary to demonstrate that the grading work will be carried out in substantial compliance with all City codes and City standards. 226
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(b) Grading Plan and Specifications. Unless otherwise waived by the Administrative Authority, each application for a Grading permit shall be accompanied by plans and specifications prepared and signed by the Engineer of Record, unless otherwise allowed by the California Business and Professi ons Code.
Plans shall be drawn to an engineering scale and shall be of sufficient clarity to indicate the nature and extent of the work proposed and to show in detail that all Grading will conform to the provisions of this Chapter and all relevant laws, ordinances, rules, and regulations. The plan sheets shall use appropriate screening to clearly indicate in bold the proposed work while "screening back" existing conditions and/or work by others. The title sheet content and format shall be as required by the Administrative Authority.
The plans shall include the following information:
(1) Site map depicting the general vicinity of the site where the Grading is to be done, assessor's parcel number(s), and name and address of owner.
(2) Dimensioned property limits, accurate contours of existing ground, and details of terrain and area drainage.
(3) Limiting dimensions, elevations, or finish contours to be achieved by the Grading, and proposed drainage channels and related construction.
(4) Detailed plans of all surface and subsurface drainage devices, walls, cribbing, dams, and other infrastructure either existing or to be constructed together with a map showing the drainage area and the estimated runoff of the area served by any drainage systems. (5) Location of any buildings or structures on the site; location of any buildings or structures on adjacent land and within 15 feet of the property; and locations of adjacent facilities that may be affected by the proposed grading operations, including adjacent septic and/or well installations together with required clearances in accordance with permitting agency requirements. (6) The location of top and toe of all cuts and fills.
(7) The location of all "daylight" lines.
(8) The amount in cubic yardage of all Excavations, fills, remedial work, and import/export materials. (9) The location of the disposal site for excess material, if any, along with the proposed haul route, if the disposal site is not located on the property being graded. (10) Intended land use and site restrictions and encumbrances, such as easements, fuel protection areas, and biological constraints together with associated limits of work and required protection measures. (11) Information demonstrating to the satisfaction of the Administrative Authority that the work will satisfy the requirements of Chapter 14.15 of this Code and, in particular, that the Permittee will implement the Best Management Practices specified in Sections 14.15.050(c) and (d) to the maximum extent practicable during the Grading process.
(12) Information demonstrating compliance with City and State requirements for permanent post - construction storm water Structural BMPs, including, but not limited to, existing and proposed BMPs, depiction of how all the runoff generated on or draining to the development area will be routed to BMP areas and treated before discharge, hydromodification facilities, and references to signed maintenance agreements and covenants for permanent post-construction BMPs. (13) The name, seal, and signature of the Engineer of Record. (c) Precise Grading Plan. Precise Grading information shall be depicted on the building permit plan set, as applicable. At the discretion of the Administrative Authority, a Precise Grading Plan with the following information shall be submitted for review and approval of the Admini strative Authority if the approved 227
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Grading plan does not show all work in sufficient detail. The precise grading permit shall be issued prior to issuance of building permits. The Precise Grading information will include the following:
(1) Building pad and finish floor elevations.
(2) Building footprint, pools, spas, trash enclosures, and any other existing or proposed structures. (3) Existing and proposed driveways, hardscape, surfacing such as compacted decomposed granite and pavers, and engineered permeable surfaces.
(4) Any walls, freestanding and/or retaining, in their exact locations. (5) Landscaping.
(6) Invert elevations in their exact locations for drainage and sewer facilities. (7) Sewer and water laterals, any hydrants, dry utilities, and any other subsurface construction, in their exact locations.
(8) Structural BMPs, including any existing features to be modified. (9) References to any previous entitlements and/or permits for the property. (d) Preliminary Geotechnical Report. A preliminary Geotechnical Report addressing the proposed project, development, or construction plan is required for all subdivisions of land (excluding condominium conversions) and all Grading permit applications. The requirement for a preliminary Geotec hnical Report may be waived by the Administrative Authority under limited circumstances based upon the development site, the type of development proposed, and/or a finding by the Administrative Authority that, due to the knowledge of the City, no preliminary analysis is necessary. The Administrative Authority's findings setting forth the reasons therefor shall be contained in a writing filed with the Grading Plan. (1) Typical Report Contents. Where geotechnical investigations are required, a written report of the investigations shall be submitted to the Administrative Authority by the Permittee at the time of permit application. This Geotechnical Report shall be based upon adequate test locati ons and field investigation and shall include, but need not be limited to, the following information in conformance with the California Building Code:
(a) A plot showing the location of the Soil investigations. (b) A complete record of the Soil boring and penetration test logs and Soil samples. (c) A record of the Soil profile.
(d) Elevation of the water table, if encountered.
(e) Recommendations for foundation type, pavement design, and other design criteria, including, but not limited to: bearing capacity of natural or compacted Soil; provisions to mitigate the effects of Expansive Soils; mitigation of the effects of liquefaction , differential settlement and varying Soil strength; and the effects of adjacent loads. (f) Expected total and differential settlement.
(g) Deep foundation information.
(h) Special design and construction provisions for foundations of structures founded on expansive soils, as necessary.
(i) Compacted fill material properties and testing.
(j) Controlled low-strength material properties and testing. (k) Effects of seismic hazard.
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(l) Infiltration/percolation testing at locations sufficient to verify proper functioning of proposed storm water quality facilities.
(2) Professional Responsibility. The report shall be prepared under the supervision of a Geotechnical Engineer and Engineering Geologist whose seals of certification shall be stamped on the title sheet of said report and the title sheet of the Grading plan. Professional responsibility fo r the required elements in the Geotechnical Report is as follows:
(a) Soil Engineering data will be the result of an initial geotechnical investigation conducted to evaluate existing site conditions in order to obtain general Soil and stability information. This basic report is required for all projects involving Grading, and when development is located within geologic hazard zones considered risky for the type of development proposed. Data shall be prepared by a Geotechnical Engineer and containing data regarding the nature, distribution, and strength of existing Soils; conclusions and recommendations for Grading procedures and design criteria for corrective measures when necessary; and opinions and recommendations covering adequacy of the site to be developed by the proposed Grading. (b) Engineering Geology data shall be prepared by an Engineering Geologist and containing an adequate description of the geology of the site; conclusions and recommendations regarding the effect of geologic conditions on the proposed development; and opinions and recommendations covering the adequacy of the site to be developed by the proposed Grading. (3) Incorporation into the Plans. Recommendations in the report as approved by the Administrative Authority shall be incorporated into the Grading plans and specifications by the Engineer of Record.
The Geotechnical Engineer and Engineering Geologist shall review and sign the Grading plan s to ensure inclusion of appropriate geotechnical recommendations.
(4) Slope Stability Analyses shall accompany Soil Engineering reports for all Slopes steeper than 2:1 and for all Slopes exceeding 40 feet in height, regardless of the Slope ratio. The geotechnical engineer shall consider both gross and Surficial Stability of the Slope and provide a written statement approving the Slope stability.
(e) Hydrology and Hydraulics Study. The hydrology and hydraulics study shall conform to the requirements of the San Diego County Flood Control District for all matters pertaining to storm water damage, and shall show all charts, formulas, and data used for the preparation of the study.
The report shall be prepared under the supervision of a Civil Engineer whose seal of certification shall be stamped on the title sheet of said report.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.041 Issuance, Expiration, and Denial of Permit.
(a) Issuance. If the Administrative Authority finds that the application for a Grading permit has been properly filed and that all of the required information has been submitted, and any required environmental review of the project has been completed, the Administrative Authority shall issue or conditionally issue a Grading permit. If after issuance of the permit, the Administrative Authority determines that there are weather - generated problems not considered at the time the permit was issued, the Administr ative Authority may require that Grading operations and project designs be modified to remedy those problems. (b) Application and Permit Expiration Timelines. A Grading permit shall be valid for the time period established for the same as set forth in this Chapter.
(1) Lapse of Application Prior to Permit Issuance. Unapproved permit applications shall lapse after a period of 180 days of inactivity. The time limit may be extended at the Administrative Authority's 229
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discretion, or by the Administrative Authority upon written request of the Permittee or owner, if it can be shown that applicant had been in regular communication with the City and diligently pursued completion of required work but encountered unanticipated conditions or requirements including but not limited to, unanticipated site and/or environmental conditions, permitting requirements of other regulatory agencies with jurisdiction over the matter, and/or obtaining necessary easements to facilitate proposed work. Additionally, permit applications shall lapse if a permit is not issued in accordance with approved plans within 180 days from the date of such approval by the Administrative Authority. In either case, the Applicant shall resubmit a complete updated applic ation and all associated documents for review and re-approval with required fees per Section 17.32.040. (2) Lapse Following Permit Issuance. Every permit issued under the provisions of this Code shall expire by limitation and become null and void if the work authorized by such permit is not commenced within 180 days from the date of such permit or if the work authorized by such permit is suspe nded or abandoned at any time after the work is commenced for a period of 180 days or more. (a) The Permittee shall fully perform and complete all of the work required to be done pursuant to the Grading permit within the time limit specified therein or, if no time is so specified, within 360 days after the date of issuance of the permit. The time limit may be extended at the Administrative Authority's discretion, or by the Administrative Authority upon written request of the Permittee, owner, or surety, if in the discretion of the Administrative Authority, good and sufficient cause has been shown.
(b) In order to revalidate an expired permit that has been extended at the discretion of the Administrative Authority, the Permittee shall resubmit all required application forms and documents, including fees, except where waived by the Administrative Authority. (3) Appeal. An applicant may appeal the denial of extension by Administrative Authority pursuant to Section 17.32.190.
(c) Denial of a Permit. A Grading permit shall not be issued if the Administrative Authority finds any of the following conditions to exist:
(1) Hazards. The Administrative Authority shall not issue a Grading permit in any case where the work as proposed by the Applicant is likely to adversely affect the stability of adjoining property, or result in the deposition of debris on any public right-of-way, or interfere with any existing drainage course, or be in an area determined to be subject to geological hazard. If it can be shown to the satisfaction of the Administrative Authority that the hazard can be mitigated to an insignificant level by the construction of retaining structures, buttress fills, drainage devices, or by other means, the Administrative Authority may issue the permit with the condition that such work be performed. (2) Flood Hazard. If, in the opinion of the Administrative Authority, the land area upon which Grading is proposed is subject to flood hazard to the extent that corrective measures will not eliminate or substantially reduce the hazard to persons or property, or does not co mply with Section 20.255.160 of this Code, such Grading permit shall be denied.
(3) Minimum Building Site Elevation with Delineated Floodplain. If determined by the Administrative Authority that the proposed Grading for a building site is within an identified floodplain of the City, the Administrative Authority shall not issue a Grading permit unless the Grading conforms to the requirements of the Flood Damage Prevention Overlay Zone (Chapter 20.255 of this Code) and design the site pad such that the Finish Grade elevations shall not be less than two feet above the base flood elevation or as determined by the Administrative Authority. 230
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(4) Land Use. The Administrative Authority shall not issue a Grading permit for work on a site unless the proposed uses shown on the Grading plan for the site will comply with all provisions of the Zoning and Subdivision Titles of this Code.
(5) Environmental Constraints. The Administrative Authority shall not issue a Grading permit when the environmental review of the project has not been completed. No Grading permit shall be issued for Grading of natural slopes with an inclination of 25 percent or more, for wetlands, or for bluffs, unless the City's approving body for the associated entitlements has found that such Grading is necessary to permit a reasonable economic use of the property. Any application for Grading on slopes with an inclination of 25 percent or more shall contain information showing; (a) The need for the Grading in order to permit a reasonable economic use of the property; (b) That the Grading is the minimum necessary to permit a reasonable economic use of the property; and
(c) That the proposed Grading will be accomplished without substantial harm to the environment, or can mitigate for any impacts made to the environment.
(6) Ridgeline Protection and Management Overlay Zone. The Administrative Authority shall not issue a Grading permit for work proposed within the Ridgeline Protection and Management Overlay Zone unless the requirements contained in Section 20.260 of this Code are met. (7) Pollutant Discharges. The Administrative Authority shall not issue a Grading permit for work on a site where the Applicant has not demonstrated that it will implement the Best Management Practices specified in Code Section 14.15.050(c) and (d) and consistent with the adopted o rders of the Regional Water Quality Control Board to ensure that pollutants from the Grading site will be reduced to the maximum extent practicable.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.045 Exemptions from Grading Permit Requirement.
(a) The following work shall be exempt from the requirement for the issuance of a Grading permit:
(1) An excavation below Finish Grade authorized by a valid building permit approved and issued by the Administrative Authority, for basements, footings, or foundations for buildings, mobile homes, swimming pools, septic tanks, leach lines, or other subsurface structures or facilities installed on terrain with grades less than five horizontal to one vertical and located five feet from the top of all slopes and on a site previously graded pursuant to a valid permit. Any Embankment constructed with the excess material from the Excavation exempted by this Section must either be disposed of under an approved Grading permit, or be disposed of on-site without creating Embankments more than five feet in unsupported height, and not obstructing or changing the course of natural or man-made drainage courses. This shall not exempt any Fill made with the material from such Excavation, including remedial work, nor does it exempt the project from any storm water pollution control requirements that may necessitate a Grading permit.
(2) Graves to be located in a cemetery regulated by the California Department of Consumer Affairs, Cemetery and Funeral Bureau.
(3) Refuse disposal sites controlled by other regulations. (4) Excavations for wells or tunnels or utilities.
(5) Excavations within the public right-of-way performed under a permit issued by the Administrative Authority in accordance with Title 14 of this Code.
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(6) Exploratory Excavations done under the direction of Soil Engineers or Engineering Geologists and approved in writing by the Administrative Authority.
(7) Grading which meets all of the following limitations:
(a) Occurs on a single legal lot or contiguous lots under identical ownership. (b) Involves grading of not more than 200 cubic yards, including any remedial work. (c) Does not propose cut or fill exceeding four feet in vertical depth at its deepest point. (d) Does not interfere with or modify any existing drainage course; does not propose work within or work that impacts a floodway or floodplain.
(e) Does not involve the import or export of hazardous materials. (f) Does not involve a development classified as a Priority Development Project for purposes of water quality. Does not require or involve the installation or modification of storm water quality devices requiring approval of the Administrative Authority. (g) Does not place Fill on an existing Slope of exceeding 5:1 horizontal to vertical. (h) Does not create a Slope greater than 2:1 horizontal to vertical. (i) Does not create and/or replace a cumulative impervious surface area of 5,000 square feet or more.
(8) Grading approved by the Administrative Authority as part of the Building Plans. In cases where a Grading permit is not required pursuant to this Section, a plan showing the Grading to be done shall be shown on the building plans submitted with the application for building permit. (9) Paving maintenance activities that do not require storm water quality review and approval by the Administrative Authority.
(b) Notwithstanding Subsection (a) of this Section, all Grading within the floodplain established pursuant to the Flood Damage Prevention Overlay Zone of Chapter 20 of this Code requires a permit issued by the Administrative Authority.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.050 Grading Fees.
(a) Plan Review Fees. When a plan or other data are required to be submitted, a plan review fee in an amount established by City Council resolution shall be paid at the time of submitting plans and specifications for review.
Additional fees will be assessed for plan checks in excess of three review cycles. Fees will be assessed for construction changes requiring review as set forth in the aforementioned resolution. Separate review fees shall apply for reports, calculations, and studies that require extensive staff or third-party expert review time such as, but not limited to, those pertaining to areas within floodplain or floodway, areas of critical Soil conditions, and geotechnical or structural reviews.
Additional plancheck fees will be assessed for lapses in application processing and/or in commencement or timely continuation of construction, unless otherwise allowed by the Administrative Authority. After a lapse of 180 days or more in the processing of a permit application for approval, original application fees will be forfeited and Permittee shall make payment for new application and review fees. After a lapse of 180 days or more between plan approval by the Administrative Authority and the date of permit issuance; when the work authorized by such permit is not commenced within 180 days; when work is suspended or abandoned at any time after 232
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commencement for a period of 180 days; or when work is not diligently pursued and timely completed within 360 days, the Permittee shall pay the fee for a grading permit extension as per the current City fee schedule.
Application and extension fee waivers shall be approved by the Administrative Authority. (b) Grading Permit Inspection Fees. Prior to the issuance of a Grading permit, permit and inspection fees in an amount established by City Council resolution shall be paid to the Administrative Authority. Additional inspection fees, in an amount established by City Council resolution, may b e required when extensive staff time is required to complete the reviews and inspections. (c) Additional Fee for Work Commenced Prior to Issuance of Valid Permit. Where Grading requiring a permit is started or done before issuance of a permit, the fees for the permit shall be doubled. Payment of such double fee shall not relieve any person from fully complying with the requirements of this Chapter in the execution of the work nor from liability for any other penalties prescribed herein. The fee required by this Subsection shall not be construed as a penalty but is added to defray the expenses in curred in the enforcement of the provisions of this Chapter.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.060 Rights and Responsibilities Under the Permit. (a) Other Agency Requirements. Issuance of a Grading permit does not relieve a Permittee of the responsibility for obtaining any other permits or licenses that may be required by City Ordinances or by other State or local agencies with jurisdiction over any aspect of the project. (b) Vesting of Rights. Issuance of a Grading permit shall not vest rights to the issuance of building permits. (c) Responsibilities of the Engineer of Record. It shall be the responsibility of the Engineer of Record to incorporate all recommendations from the Soil Engineering and Engineering Geology reports into the Grading plan. The Engineer of Record who prepares and signs the Grading plan shall also be respo nsible for the preparation of Erosion control plans, construction changes, and the submission of As -Graded plans upon completion of the work. The Engineer of Record shall also be responsible for the profession al inspection and approval of the grading within the Civil Engineer's approved area of technical specialty, including, but not be limited to, inspection and approval as to the establishment of line, grade, drainage, pollutant control, and flow control.
(d) Contractor Qualifications. Every person performing work in accordance with this Chapter shall meet such qualifications as may be determined by the State of California to be necessary to protect the public interest.
All Grading work shall be performed by a contractor licensed by the State of California to perform the types of work required by the permit.
(e) Responsibilities of Permittee.
(1) It shall be the responsibility of the Permittee to know the conditions and restrictions placed on the Grading permit, as outlined in applicable sections of this Code, as contained on the approved report(s), and in compliance with any applicable storm water pollution control requirements, the Construction General Permit, the SWPPP, and SWQMP. Permittee shall ensure that its contractors, subcontractors, employees, agents, and consultants are also knowledgeable of the same, and shall ensure that they carry out the proposed work in accordance with the approved plans and specifications and with the requirements of the permit. The Permittee shall maintain in an obvious and accessible location on the site a copy of the permit and Grading plans bearing the approval of the Administrative Authority.
Failure to carry out the work in accordance with the terms of the grading permit, SWPPP, ConstuctionConstruction General Permit, and/or the SWQMP shall constitute a violation of this Chapter.
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(2) There is imposed upon the Permittee the following conditions:
(a) To comply with the provisions of this Chapter or other applicable laws and ordinances relating to Grading.
(b) To comply with all terms and conditions of the permit for Excavation and Fill to the satisfaction of the Administrative Authority.
(c) To complete all of the work contemplated under the permit within the time limit specified in the permit, or 360 days, whichever is greater. The Administrative Authority may, for sufficient cause, extend the time specified in the permit, but no such extension shall release the surety upon the bond.
(d) To complete all work necessary to put the property and adjacent rights -of-way into a safe condition satisfactory to the Administrative Authority. (3) The obligations of the Permittee shall be secured as provided in section 17.32.065 of this Chapter. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.065 Security.
(a) A permit shall not be issued unless the Permittee first posts with the Administrative Authority one or more of the following securities in a total amount determined by the Administrative Authority to be necessary to secure the obligations under the permit, including, but not limited to, the obligation to install Erosion control devices or systems; the construction of drainage and protective devices; and performance of any corrective work necessary to remove and eliminate engineering and geological hazards, to repair public ways, and to put the graded property into a condition which will not injure the public health, safety or welfare:
(1) A bond, in a form prescribed by the City Attorney, executed by the Permittee and a corporate surety authorized to do business in the State as a surety and to issue bonds in the amount required by this Section;
(2) A deposit either with the City or a responsible escrow agent or trust company selected by the City of cash or negotiable bonds of the kind approved for securing deposits of its public monies; (3) An irrevocable letter or instrument of credit, in a form approved by the City Attorney, from one or more responsible financial institutions regulated by the Federal or State government and authorized to do business in this State and approved by the Finance Director, pledging that the funds are available and guaranteed for payment on demand by the City. As Grading progresses, the Administrative Authority may reduce the amount of the security to the extent that they determine that the hazard or danger created by the work does not justify the full amount. The Administrative Authority may waive the requirement for security when they determine at their sole discretion that the proposed Grading will not adversely affect the subject property or adjacent property or existing or proposed structures thereon, and will not create, cause, or precipitate a geological, flood, drainage, Erosion, siltation, or other adverse environmental impact if, for any reason, the proposed project or Grading is not completed. On development where progressive individual grading projects or several concurrent projects are being constructed by one owner or Permittee, a continuing bond or single letter of credit may be provided which will cover all such projects; the amount thereof shall b e determined by the Administrative Authority.
(b) Each security shall be valid upon the date of filing and shall remain valid and in full force and effect until the work has been completed to the satisfaction of the Administrative Authority in accordance with the terms and conditions of the permit. Upon satisfactory completion of the work and compliance of all the terms and 234
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conditions of the Grading permit, the Administrative Authority may release the Grading security and notify the surety or financial institution of such release.
(c) Whenever the Administrative Authority finds or determines that a default has occurred in the performance of any requirement of a condition of a permit issued hereunder, written notice thereof shall be given to the principal and to the surety on the bond. Such notice shall specify the work to be done, the estimated cost thereof and the period of time deemed by the Administrative Authority to be reasonably necessary for the completion of such work. After receipt of such notice, the surety shall, within th e time specified, cause or require the work to be performed, or failing therein, shall pay over to the Administrative Authority the estimated cost of doing the work as set forth in the notice. Upon receipt of such monies, the Administrative Authority shall cause the required work to be performed and completed. When the Grading permit obligations are secured by an escrow deposit or letter of credit, notice to the financial institution or escrow agent shall be given in the manner provided in this Section for giving of notice to the surety except that the authorization for the security to perform or cause the work to be performed shall not apply and the escrow agent or financial institution shall forthwith pay the security amount to the City. (d) A substitute bond or letter of credit may be filed in place of any above -mentioned bond or letter of credit, and the Administrative Authority may accept the same if it is suitable to ensure completion of the work remaining to be performed and in proper form and substance, and the bond or letter of credit for which it is substituted may be exonerated if the Administrative Authority finds that the conditions of such bond or letter of credit for which a substitute has been filed have been satisfied and tha t no default exists as to the performance upon which the bond or letter of credit is conditioned. (e) The Administrative Authority may require that up to ten percent of any security be submitted in the form of a cash deposit. The cash deposit may be utilized by the City to ensure that adequate safeguards for the prevention of Erosion and sedimentation are in place when needed. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.070 Existing Hazards.
Whenever the Administrative Authority determines that any existing Excavation, Fill, or other soils condition on private property has become a hazard, endangers persons or property, adversely affects the safety of a public way, floodplain, floodway, or drainage channel, causes or contributes to an exceedance of state water quality objectives, or fails to reduce pollutants from the site to the maximum extent practicable, the person or agent in control of said property shall, upon written notice from the Administrative Authority and within the period specified in the notice, obtain a Grading permit and repair, remove, and/or eliminate the hazard as necessary to bring the site into conformance with the requirements of this Code. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.075 Temporary Rock Crushing Operations.
(a) Permit Required. It is unlawful for any person to operate, or cause to be operated on their behalf, Rock Crushing equipment without first obtaining a permit issued by the Administrative Authority. To allow for the temporary operation of a Rock Crusher during Grading opera tions, a Director's Permit or a Conditional Use Permit is required, as determined by the Administrative Authority.
Any associated Blasting Operations shall comply with the requirements of Chapter 17.60 of this Code. (b) Mitigation of Nuisance. No person shall operate a Rock Crusher in such a manner so that any dust, dirt, or vibration from such operation shall damage or injure any person or property. 235
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(c) Plan of operation. An Applicant for a Rock Crushing permit shall provide a plan of operation including, at a minimum, the following:
(1) Methods of screening from adjacent properties;
(2) Hours of operation of the Rock Crushing equipment;
(3) Dust and noise control measures;
(4) Location(s) of Rock Crusher;
(5) Rock Crushing procedures;
(6) Location(s) and height of stock piles;
(7) A noise impact analysis as may be required by the Administrative Authority; and (8) Other materials as may be required by the Administrative Authority. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.080 Import and Export of Earth Material; Stockpiling. (a) Haul Route. If the Grading project includes the movement of earth material to or from the site in an amount considered substantial by the Administrative Authority, the Permittee shall submit the haul route for review and approval by the Administrative Authority, in conjunction with the Grading permit. The Administrative Authority may suggest alternate routes, hours of work, or special requirements in consideration of the possible impact on the adjacent community environment, potential impacts considered in any applicable environmental analysis, or effect on the public right-of-way itself, which the Administrative Authority shall prescribe as a condition of the permit.
Where excavation or embankment material is imported or exported from one Grading site to another over public streets, whether or not either site is otherwise subject to Grading permit requirements, the Administrative Authority may specify the route to be used in transporting the materials upon public streets. Deviation from this designated haul route shall constitute a violation of the conditions of the permit issued under this Code. The route, if any, shall be specified by written note on the permit document. The approval of the haul route in a Grading permit does not relieve the requirement to obtain a transportation permit for large vehicles/loads. (b) Haul Load Limits. The Administrative Authority may specify load limits when, in the opinion of the Authority, the standard load capacity of vehicles used in such hauling would cause excessive damage to streets on the designated route. Any Grading or hauling contractor moving earth materials in violation of this Chapter shall be financially responsible for any damage to the public streets done by the hauling vehicles, and shall pay to the City the cost, as determined by the Administrative Authority, of r epairing the damage. (c) Notification. The Applicant shall also be required to notify the Administrative Authority at least 24 hours before hauling is to commence. The Administrative Authority may require traffic control devices to be provided by the Permittee as may be reasonably necessary to protect the health, safety, and general welfare of the public.
(d) Other Conditions. The permit may specify other conditions which the Administrative Authority determines are necessary to minimize a disruption in normal traffic activities and public inconvenience on the public streets.
(e) Debris. California Vehicle Code Section 23112(b) forbids the placing, dumping, or depositing of dirt and rocks on the public streets or any portion of the public right-of-way. No person shall, when hauling any earth, sand, gravel, rock, stone or other excavated material over any place, allow such materials to blow or spill over and upon such street, alley, or place, or adjacent private property. No person engaged in hauling materials under 236
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a permit issued pursuant to this Chapter shall deposit dirt or debris on the public streets by any means, including but not limited to, spillage from the bed of a truck or other vehicle or the dropping of debris collected on the wheels of the haul vehicle. The Permittee, or person on whose behalf the Grading is done if different than the Permittee, shall be responsible for the complete removal of dirt, rocks or debris from the street, if spilled, dumped, or deposited on a public street as a result of the Gr ading or hauling action. If the Permittee fails to remove completely such spillage, and it is necessary for the City to cause such removal to be made, the Permittee and the person on whose behalf the Grading is done, shall be jointly and severally liable to pay the City the full cost of the removal work. A cash deposit, bond or other security may be required to ensure the clean-up of public streets, and/or repair of any damage to streets resulting from hauling.
(f) Dust Prevention. Where an excess of 5,000 cubic yards of earth per site project is moved on public roadways from or to the site of an earth Grading operation then either water or dust palliative or both must be applied to the transported material to alleviate or prevent excessive dust resulting from the loading or transportation of earth from or to the project site on public roadways. (g) Points of Access. Access roads to the premises shall be only at points designated on the approved Grading plan. The last 50 feet of the access road, as it approaches the intersection with the public roadway, shall have a grade not to exceed three percent. There must be a 300-foot clear, unobstructed sight distance to the intersection from both the public roadway and the access road. If the three percent grade or 300 -foot sight distance cannot be obtained, flagmen shall be posted in accordance with the requirements of the Administrative Authority. A stop sign conforming to the requirements of the California Vehicle Code shall be posted at the entrance of the access road to the public roadway. Permittee shall obtain a right -of-way permit to install advance warning signs, traffic control, and safety devices shall be posted on the public roadway in the vicinity of the access intersection in accordance with the latest edition American Public Works Association Work Area Traffic Control Handbook"(WATCH) and the current California Ma nual on Uniform Traffic Control Devices (CA MUTCD). The advance warning signs and/or other devices shall be covered or removed when the access intersection is not in use.
(h) Stockpiling. The Administrative Authority may approve a request for temporary stockpiling of material as part of the review of the grading plan and/or stockpile plan. The erosion and sediment control plans shall depict the location of the stockpile and associated BMPs. Stockpiles shall be included in the Engineer of Record's cost estimate for the grading application to secure the erosion control measures and ultimate removal or appropriate permanent compaction of the stockpiled material in compliance wi th the security provisions of Section 17.32.065 of this Chapter.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.085 Removal of Vegetation; Clearing; Grubbing.
(a) Permits Required for Clearing and Grubbing.
(1) Clearing.
a. Limited Clearing consistent with the definition in Section 17.32.030 of this Chapter, performed by methods that do not disturb the earth's surface, and that leaves the vegetation and/or other material within four inches above the existing grade intact, does not on its own require a grading permit.
b. Clearing using heavy equipment or other measures with the potential to disturb the earth's surface are classified as Grubbing for the purposes of this Chapter. c. Clearing proposed on a grading plan can be permitted with a valid Grading Permit. 237
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d. Clearing is proposed in advance of, or in the absence of, an approved Grading Permit may at the discretion of the Administrative Authority be approved via a Landscape Permit. (2) Grubbing.
a. Grubbing resulting in land disturbance of 10,000 square feet or more shall require a Grading Permit unless otherwise allowed by the Administrative Authority based upon site specifics including but not limited to the potential risk to storm water quality. b. At the discretion of the Administrative Authority, the Permittee may pursue a separate grading permit for the exclusive purpose of clearing and/or grubbing. The Clearing and Grubbing Plan shall outline the methods and equipment to be used in clearing, gru bbing, storing, and disposing of the cleared vegetation.
(3) Prior Approvals. Clearing and/or Grubbing of vegetation in preparation for land development shall not be undertaken until any applicable discretionary approvals, any applicable permits from resource and/or other outside agencies, and/or any applicable grading permit from the Administrative Authority have been obtained. The Administrative Authority may require supporting evidence of approval from applicable resource and/or other outside agencies.
(4) Routine Landscape Maintenance. This Section shall not prohibit routine landscape maintenance, the removal of dead or diseased trees, shrubs or groundcover, or the removal of vegetation upon the order of the Fire Marshal in order to eliminate a potential fire hazard, or for the abatemen t of weeds. (b) Clearing and Grubbing for Agricultural Activities. No person shall undertake any Grading, Clearing, or Grubbing operations on previously undisturbed land, land covered by native vegetation, or upon land that has not been used for agricultural purposes for five years immediately prior to the institution of the grading operation for the purpose of conducting agricultural activities, unless a permit therefore has been issued by the Administrative Authority and/or by any applicable regulatory agency. A perm it may be issued if it is determined by the issuing agency that the agricultural operation will not cause damage to any environmentally sensitive areas and not cause the elimination of any significant wildlife habitat or riparian area. In order to prevent erosion and protect sensitive lands, a grading permit issued in accordance with the provisions of this Chapter is required for any agricultural grading. However, for agricultural grading of land which has been previously graded and used for agricultural purposes for five years the Administrative Authority may waive the requirement for a permit.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.090 Graded Height and Maximum Height of a Manufactured Slope. (a) Definitions. The following definitions apply to this Section:
Approved Grade means the vertical elevation of the earth surface created by one or more of the human acts above under a Grading permit that is issued in conformance with this Chapter and that complies with all applicable provisions of this Code at the time of performanc e of the work.
Contour Graded means graded to avoid manufactured-looking rectilinearly graded shapes; to utilize rounded and non-angular contours; to incorporate undulating slopes by varying in the slope ratio (for example, varying from 4:1 horizontal to vertical to 2:1 horizontal to vertical); and to create an appearance more closely matching natural slopes. Graded slopes should be contoured by varying slope increments and undulating banks vertically and horizontally.
Graded Height at any point disturbed or proposed to be disturbed by grading means the maximum vertical difference between Finish Grade and either Natural Grade or Approved Grade, whichever results in a greater dimension.
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Maximum Height of Manufactured Slope applies to both cut and fill and means the maximum vertical dimension measured from the top of a slope, earth-retaining structure, or other vertical element to the toe at the Finish Grade. Maximum Height of a Manufactured Slope shall exclude the Graded He ight of any relatively level areas sloped less than 5:1 horizontal to vertical. The Maximum Height dimension shall include the entirety of the combination of vertical elements, including all terraces, benches, earth - retaining structures, retaining walls, berms, and features contributing to the overall difference in vertical dimension. However, vertical elements separated by a building pad complying with all provisions of this Code shall be considered as separate vertical features, each requiring an individual maximum height calculation.
Natural Grade means the vertical elevation of the earth surface created by natural geologic events and unaffected by human acts such as cutting, filling, building, landscaping, or agricultural practices. (b) Maximum Height of Manufactured Slope Exceeding 15 Feet. Where the Maximum Height of Manufactured Slope will exceed fifteen feet, the Administrative Authority shall document compliance with the requirements below.
A Maximum Height of Manufactured Slope exceeding 20 feet is discouraged. The Maximum Height of a Manufactured Slope may be allowed to exceed 20 feet only at the discretion of the Administrative Authority, and if so allowed, the Slope shall comply with all of the criteria below. (1) The Slopes, as proposed, shall not be materially detrimental to the public health, safety, or welfare, or injurious to property or improvements within the vicinity; (2) The Slope shall not adversely affect the implementation of the General Plan; (3) The Administrative Authority shall find that the Slope is needed given the existing characteristics of the site, and that alternatives to efficiently develop the site without use of said slopes are infeasible; (4) Project Grading and site development shall maximize the clearance from, and shall leave intact, prominent topographic features;
(5) The Slope shall be primarily internal to the site, and/or views of the Slope shall be limited from the public street, other Public Places, and adjacent properties in the determination of the Administrative Authority. The Administrative Authority may in their sole discretion require a visual simulation to analyze visual impacts and determine compliance;
(6) The Slope, including the entirety of the combination of vertical elements, shall be screened by landscaping, land forms, and/or other appropriate elements to the satisfaction of the Administrative Authority;
(7) The Geotechnical Engineer shall certify that the Slope as proposed meets required factors of safety for Surficial and deep-seated Stability and does not pose a risk to public or private property from loose or erodible materials;
(8) Landscape irrigation lines shall be installed below ground. Where above -ground irrigation is necessary due to Soil constraints, said irrigation facilities shall be adequately screened to blend into the Slope and vegetation;
(9) Slopes shall be landscaped with a mixture of trees, shrubs, and ground cover meeting the requirements of Section 17.32.170, Title 19, and Title 20 of this Code. Hydroseeding may be an acceptable alternative for single-family residences on one lot, with approval by the Administrative Authority. In areas of native vegetation, the plant palette shall consist of plant types that are similar in kind and in appearance to the surrounding native plants;
(10) Berms shall be used at the top of Slopes and other locations to screen, vary profile, and ensure drainage away from Slopes;
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(11) Mulch, hydro mulch, and other suitable materials for reducing surface erosion and supporting the growth of landscaping shall be installed where necessary based upon the underlying substrate; (12) Drainage terraces shall be provided mid-Slope. Such terraces shall be at least six feet wide for privately maintained terraces and a minimum ten feet wide for publicly maintained terraces, and shall conform to City standards. Cut and fill banks and drainage terrace spacing shall be varied to alleviate monotony and allow variation in landscaping;
(13) No hard edge or angle transitions shall be proposed. Cut and fill Slopes shall be placed, shaped, and contoured to be compatible with and blend into the existing natural topographic form; (14) The Slope shall be Contour Graded and shall appear on the grading plan as convex and concave forms when viewed from the side (in cross section) and from above (in plan view). (c) Cut Slopes in Rock. Cut Slopes in rock and not reliant upon any stabilization method shall not be required to comply with the provisions of items (b)(9) through (b)(14) above. Cut slopes in rock at or exceeding a Maximum Height of fifteen feet shall comply with the applicable portions of item (b) above as well as the following:
(1) Cutting in rock areas shall be performed in a manner so as to achieve an irregular form that blends into the existing topography.
(2) Freshly broken faces shall be toned with asphalt emulsion spray or appropriately colored paint or other pigmentation to the satisfaction of the Administrative Authority. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.100 Fills.
(a) Applicability. Unless otherwise recommended in the Geotechnical Report and approved by the Administrative Authority, fill grading shall conform to the provisions of Section 300 -4 of the Standard Specifications for Public Works Construction (Greenbook) and the City of Sa n Marcos Special Provisions.
If a Geotechnical Report is not otherwise required by this Code or by the Administrative Authority, the Administrative Authority may waive the provisions in this Section. (b) Fill location. Fill Slopes shall not be constructed on natural Slopes steeper than three horizontal to one vertical (3:1).
Fill placement in Zones A and B shall comply with Figure 1.
Zone A. Zone A shall consist of compacted Soil only (no rock fragments over 12 inches in maximum dimension), must be in conformance with Section 300-4 of the Standard Specifications for Public Works Construction (Greenbook), and shall contain at least 40 percent Soil sizes passing the one-fourth-inch sieve.
Zone A shall extend horizontally fifteen feet from face of slope and vertically a minimum of five feet from Finished Grade. In public rights-of-way and easements, Zone A shall be ten feet minimum and must extend three feet below the deepest utility, whichever is greater.
Zone B. Oversize rocks greater than two feet in minimum dimension must be windrowed. Rocks shall be placed in excavations in well compacted Soil conforming to Zone A. Approved granular Soil (SE greater than 30) must be flooded in the windrows to completely fill the voids around and beneath rocks. All windrows must be parallel and may be placed either parallel or perpendicular to face of slope depending on site geometry. All rock placement, fill placement, and flooding of approved granular fill must be conti nuously observed by the Geotechnical Engineer.
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(b) Preparation of Ground. The ground surface shall be prepared to receive Fill by removing vegetation, noncomplying Fill, topsoil, and other unsuitable materials, and by scarifying to provide a bond with the new fill.
Where Slopes are steeper than five horizontal to one vertical and the height is greater than five feet, the Slope shall be prepared by benching into sound Bedrock or other competent material as determined by the Geotechnical Engineer. The bench under the toe of fill on a slope steeper than five horizontal to one vertical shall be at least ten feet wide. The area beyond the toe of fill shall be sloped for sheet overflow, or a paved drain shall be provided.
Where fill is to be placed over a cut, the cut shall be approved as suitable by the Geotechnical Engineer and Engineering Geologist prior to fill placement. Suitable Soil is Soil which, in the opinion of the Geotechnical Engineer, Engineering Geologist, and accepted by the Administrative Authority, is competent to support other Soil or Fill, to support structures, and to satisfactorily perform the other functions for which the Soil is intended. (d) Fill Material. Detrimental amounts of organic material shall not be permitted in Fills. Except as permitted by the Administrative Authority, no rock or similar irreducible material with a maximum dimension greater than 12 inches shall be buried or placed in Fills.
EXCEPTION: The Administrative Authority may permit placement of larger rock when the rock disposal areas are delineated on the grading plan complying with the Zone B criteria. (e) Expansive Soils. Expansive Soil shall not be placed within four feet of Finish Grade in areas intended or designed to support buildings, unless design considerations are specifically addressed in the Geotechnical Report and approved by the Administrative Authority.
(f) Compaction. All Fills shall be compacted to a minimum of 90 percent of maximum density as determined by ASTM D1557. Field density shall be determined in accordance with ASTM D1556 or equivalent as approved by the Administrative Authority.
(g) Slope. The Slope of Fill surfaces shall be no steeper than is safe for the intended use. Fill Slopes shall be no steeper than two horizontal to one vertical.
Figure 1: Placement of Oversized Rock
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17.32.105 Retaining Walls.
Subject to the applicability below, the following items shall be provided with the Grading permit for proposed retaining wall construction:
(a) Applicability. Retaining walls require a Grading permit, with the following exceptions:
(1) Walls less than three feet in height as measured from top of footing to top of wall. (2) Walls permitted under a Building Permit from the Administrative Authority. (b) Structural Calculations. Design calculations and construction drawings, prepared by a qualified engineer registered in California, must be submitted for all proposed walls, with the exception noted in (1) below. The Geotechnical Engineer is required to provide the specific recomm endations noted below.
(1) Exception. Walls designed in strict conformance with the current San Diego Regional Standard Drawings ("SDRSD") may be constructed per the SDRSD without calculations, provided that drainage provisions to the satisfaction of the Administrative Authority are made. 242
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(2) Soil Parameters, including specific recommendations and design parameters for on -site Soils and/or import material and for retained, reinforced, and foundation Soils. Any imported Soils must be tested and certified by the Soils Engineer as suitable for the specific applic ation. (3) Design calculations based on the design parameters provided by the Soils Engineer, with minimum factors of safety for the wall design as established by the Administrative Authority. (c) Drainage Facilities satisfactory to the Administrative Authority, shall be provided for all walls over three feet in height. The following criteria shall be observed:
(1) For all SDRSD-based and similar custom-designed walls, the drainage system shall include continuous vertical and horizontal drains with filter protection leading to an approved outlet. (2) Segmented wall designs shall include permanent drainage interceptors above the wall to ensure that projected 100-year flows are diverted entirely away from the wall and carried to an approved outlet.
(3) Segmented wall designs shall be prepared in accordance with specific recommendations from the Soils Engineer regarding drainage behind and through the wall system. The design must provide features adequate to avoid buildup of hydraulic pressure in the Soil behind the wall and to prevent migration of fine material from the backfill.
(d) Visual Simulations shall be required at the discretion of the Administrative Authority. Additionally, retaining walls exceeding four feet in exposed wall face shall be earth -tone colored and textured to provide a natural appearance, or as otherwise required by the Administr ative Authority. (e) Engineer of Record Certification in writing that states, with no disclaimer, that the Engineer of Record has reviewed the calculations, concurs with and approves the design and calculations, and is satisfied that the design meets all applicable standards.
(f) Certification Prior to Acceptance. Upon completion of the wall, and before reliance on any wall for issuance of a Building Permit, the Engineer of Record and Soils Engineer of Record shall submit certification to the City stating that the wall has been constructed in accordance with this C ode, the minimum requirements of the manufacturer, the design plans, and specifications as approved by the City, and their recommendations.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.110 Setbacks.
(a) General. The setbacks and other restrictions specified by this Section are minimum and may be increased by the Administrative Authority or by the written recommendation of the Engineer of Record, Geotechnical Engineer, or Engineering Geologist for safety and stability, to prevent damage to adjacent properties from deposition or erosion, or to provide access for Slope maintenance and drainage. Retaining walls may be used to reduce the required setbacks when approved by the Administrative Authority. (b) Setbacks from Property Lines. The top of cut Slopes and toe of Fill Slopes shall be set back from buildings and from the property line, public right-of-way, and easement boundaries, in accordance with Figure No. 2.
The public right-of-way or public easement along the property frontage shall be graded at one percent - two percent, unless otherwise allowed by the Administrative Authority. (c) Foundation Setbacks from Slopes. Setbacks between graded (Cut or Fill) Slopes and structures shall be provided in accordance with Figure No. 3.
(d) Lot Line Locations. Unless extreme conditions of topography prevail, subdivisions shall be designed so that all lot lines shall be located at the top of Slope.
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(e) Permission from Adjacent Properties. A letter of permission from the affected property owners shall be provided to the Administrative Authority prior to permit issuance for Grading proposed directly adjacent to the property line and for work that encroaches onto, or will result in disturbanc e to, an adjacent property.
Figure 2: Slope Setbacks
Required Setback (feet)
Height H (feet) Setback from Toe
(a)
Setback from Top
(b)*
Under 5 0 1
5—30 H/2 H/5
Over 30 15 6
;adv=6; * Additional width may be required for an interceptor drain Figure 3: Foundation Clearances from Slopes
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17.32.120 Terracing and Drainage.
(a) Applicability. Unless otherwise approved by the Administrative Authority, drainage facilities and Slope terracing shall conform to the provisions of this Section. (b) Terraces.
(1) Terraces shall be provided as required by this Chapter when the Maximum Height of Manufactured Slopes exceeds 15 and 20 feet, respectively, as described below. (2) Terraces not less than six feet in width shall be established at not more than 30 -foot vertical intervals on all Cut or Fill Slopes to control surface drainage and debris. Suitable access shall be provided to allow for cleaning and maintenance.
(3) Where more than two terraces are required, one terrace, located at approximately mid -height, shall be not less than 12 feet in width.
(4) Publicly maintained terraces shall be not less than ten feet wide. Landscaped Slopes to be publicly maintained may be required to have one or more ten-foot wide Benches, as deemed necessary by the Administrative Authority, to provide access for maintenance. (c) Terrace Drainage. Swales or ditches shall be provided on terraces. They shall be paved with concrete not less than three inches in thickness, or with other materials suitable to the application. They shall have a depth not less than 12 inches and a width not less than five feet.
A single run of swale or ditch shall not collect runoff from a tributary area exceeding 13,500 square feet (projected area) without discharging into a down drain. (d) Subsurface Drainage. Cut and Fill Slopes shall be provided with subsurface drainage as necessary for stability.
(e) Disposal of Storm Water. All drainage facilities shall be designed to carry waters to the nearest practicable drainage way approved by the Administrative Authority and/or other appropriate jurisdiction as a safe place to deposit such waters. Erosion of ground in the area of discharge shall be prevented by installation of non- erosive down-drains, rip-rap, or other devices.
Building pads shall have a drainage gradient of two percent toward approved drainage facilities. The gradient from the building pad may be one percent if all of the following conditions exist throughout the permit area:
(1) No proposed Fills are greater than ten feet in maximum depth. (2) No proposed finish Cut or Fill Slope faces have a vertical height in excess of ten feet. (f) Pad Drainage. The ground immediately adjacent to the foundation shall be sloped away from the building at a Slope of not less than five percent for a minimum distance of ten feet measured perpendicular to the face of the wall. If physical obstructions or lot lines prohibit ten feet of horizontal distance, a five percent Slope shall be provided to an approved alternative method of diverting water away from the foundation. Swales used for this purpose shall be sloped not less than two percent where locate d within ten feet of the building foundation. Impervious surfaces within ten feet of the building foundation shall be sloped not less than two percent away from the building.
Exceptions apply:
(1) Where climatic or Soil conditions warrant, the slope of the ground away from the building foundation shall be permitted to be reduced to not less than a two-percent slope. 245
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(2) Impervious surfaces shall be permitted to be sloped less than two percent where the surface is a door landing or ramp that is required to comply with California Building Code.
The procedure used to establish the final ground level adjacent to the foundation shall account for additional settlement of the backfill.
(g) Cross-Lot Drainage. Drainage across property lines shall not exceed that which existed prior to Grading.
Excess or concentrated drainage shall be contained on site or directed to an approved drainage facility.
Erosion of the ground in the area of discharge shall be prevented by installation of non-erosive down drains or other devices with similar effect. A hold harmless agreement in a form acceptable to the Administrative Authority shall be required prior to Grading permit issuance for the proposed perp etuation of existing Cross- Lot Drainage.
(h) Interceptor Drains. Interceptor drains shall be installed along the top of Cut Slopes receiving drainage from a tributary width greater than 40 feet measured horizontally. They shall have a minimum depth of one foot and a minimum width of three feet. The Slope shall be approved by the Administrative Authority, but shall be not less than a two-percent Slope. The drain shall be paved with concrete not less than three inches in thickness, or by other materials suitable to the application, and shall conform to the San Diego Regional Standard Drawings. Discharge from the drain shall be accomplished in a manner to prevent erosion and shall be approved by the Administrative Authority.
(i) Drainage Easements.
(1) Private Easements. A private drainage easement at least ten feet wide shall be required for the construction and maintenance of any drainage facility essential to the protection, use, and benefit of another property under different ownership. The easement recorded shall be recorded against the dominant and servient properties to record the rights of the dominant tenement; to record the obligation of the servient tenement; and to appear on title as a matter of record for each parcel.
Where the dominant and servient properties are under the same ownership, a covenant shall be recorded providing for the easement to be granted concurrent with transfer of title of either property.
Allocation of maintenance responsibilities and related costs shall be clearly d elineated in the easement or covenant for easement. The easement or covenant for easement shall be recorded prior to issuance of a Grading permit, unless otherwise allowed by the Administrative Authority. (2) Public Easements. A public drainage easement shall be granted to the City providing continuous maintenance access to any drainage facilities to be publicly maintained. The width of the public drainage easement shall be 20 feet or more based upon the depth of cover criteria as set forth by the Administrative Authority. Said easement, including easements for access to drainage easements, shall be improved, fenced, and marked with survey monuments as may be required by the Administrative Authority. The easement shall be recorded prior to issuance of any Grading or improvement permit, unless otherwise allowed by the Administrative Authority. (j) Improvement Plans. Improvement plans shall be prepared to the satisfaction of the Administrative Authority for construction of public drainage systems as defined above. Fees for plan check and inspection shall be in accordance with current Administrative Authority fee schedules. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.130 Interim Erosion Control.
(a) Interim Erosion Control Requirements. Interim erosion control plans shall be submitted as part of the grading plans. For bonding purposes, an estimate of the cost of implementing and maintaining all interim erosion and sediment control measures must be submitted in a form acceptable to the Ad ministrative 246
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Authority. The Erosion Control Plan prepared by the Engineer of Record shall address mitigation of erosion during any ground-disturbing activity, including all of the following key requirements:
(1) Reduce Erodible Soil Exposure in the event of rain including, but not limited to, a phased grading schedule, consultation with the National Weather Service to determine the forecast during the wet season, and plans to have erosion control measures in place on the site no later than 24 hours prior to the forecasted rain event.
(2) Erosion Control Measures including, but not limited to, geotextile material, mats, bonded fiber matrix, hydroseeding, vegetation stabilization, preservation of existing vegetation on site, seeding and planting of ground cover, permanent landscaping, and supporting irrigation. (3) Flow Control Measures including, but not limited to, gravel bag dikes, fiber rolls, use of stabilized earth to reduce flow velocity and trap sediments, and energy dissipaters. (4) Diversion of Runoff and Nuisance Flow around the areas subject to construction, including but not limited to redirection of runoff away from the construction area, conveyance of concentrated flows via lined ditches or pipes, redirection of flows directed away from top of slope, and conveyance over slopes via pipes and lined ditches.
(5) Sediment Control Devices including, but not limited to, check dams, protection at storm drain inlets, silt fences, gravel bags, berms, fiber rolls, desilting and sediment basins, street sweeping, and stabilized construction entrances.
(6) Confirmation of Coverage under the current State of California Construction General Permit. (7) Management of Waste including, but not limited to, inclusion of a 24-hour emergency contact plan, spill prevention and control, solid waste management, hazardous waste management, liquid waste management, concrete wash outs, and storage of minimum qualities of material on si te for spill control.
(8) Any Additional Measures as required by the Administrative Authority to temporarily stabilize and reseed disturbed Soil areas to protect water quality.
(b) Information on Interim Erosion Control Plan. The plan shall include:
(1) Contact Information including the 24-hour telephone number of the person responsible for performing emergency erosion control work.
(2) Signature and Seal of the licensed professional who prepared the erosion control plan. (3) All temporary and permanent desilting, sediment control, and erosion protection structures, devices, and facilities necessary to protect drainage ways, storm drain systems, streets, and adjacent property from sediment deposition.
(4) The proposed streets and drainage devices and a schedule for their completion. (5) Access Plan showing how access will be provided to maintain erosion control facilities during wet weather.
(6) Phasing. The erosion control provisions shall take into account drainage patterns during the current and future phases of grading throughout the rainy season (7) Other Information as the Administrative Authority deems necessary based upon the scale, location, extent, topography and other matters relating to the grading. (c) Interim Erosion Control Maintenance. The following minimum erosion control maintenance requirements shall be included in each Interim Erosion Control Plan and are a condition of each Grading permit in addition to any applicable storm water permit requirement:
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(1) Equipment and workers for emergency work shall be made available at all times during the rainy season. Necessary materials shall be available on-site and appropriately stockpiled in compliance with applicable permit requirements at convenient locations to facilitate rapid construction of temporary devices when rain is imminent.
(2) All removable protection devices shown shall be in place at the end of each working day when the five day rain probability forecast exceeds 40 percent.
(3) Graded areas around the tract perimeter must drain away from the face of Slopes at the conclusion of each working day.
(4) After each rainstorm, silt and debris shall be removed from check berms and desilting basins and the basins pumped dry.
(5) After each rainstorm, the performance of the erosion control system shall be evaluated and revised and maintained and/or repaired as necessary.
(6) Devices shall not be removed or modified without the approval of the Administrative Authority. (7) The Permittee and the Permittee's contractor shall be responsible and shall take necessary precautions to prevent public trespass onto areas where impounded water creates a hazardous condition. (8) Paved streets, sidewalks, and other improvements shall be maintained in a neat and clean condition, free of loose Soil, construction debris, and trash. Street sweeping or other equally effective means shall be used on a regular basis to control erosion. Watering shall not be used to clean streets except for fine material not otherwise removed by sweeping or other mechanical means. (9) The Permittee and the contractor who constructed the erosion control devices shall be responsible for inspection and modification of the devices, as necessary, during the rainy season. The contractor, Permittee, or project owner shall be responsible for continual maintenance of the devices during the rainy season. In the event of failure or refusal by the contractor, Permittee, or project owner to properly maintain the devices, the Administrative Authority may cause emergency maintenance work to be done to protect adjacent private and public property. The cost shall be charged to the owner, and shall include an initial mobilization cost plus the cost of doing the work. In the event the Administrative Authority must cause emergency maintenance work to be done, it may revoke the Grading permit by giving written notice of the revocation to the Permittee. The permit shall not be renewed until an erosion control system approved by the Administrative Authority is installed, and the cost of emergency work is paid to the City by the contractor or other responsible party. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.135 Permanent Erosion Control and Structural BMPs. (a) Permanent Erosion Control Requirements. Final/permanent erosion control plans shall be submitted as part of the Grading plans. For bonding purposes, an estimate of the cost of implementing and maintaining all permanent erosion and sediment control measures must be submitted in a form acceptable to the Administrative Authority.
All the following information shall be provided by the Engineer of Record pertaining to final site condition after final structures and improvements are constructed:
(1) Maximum runoff from the site's drainage area shall be calculated using the method approved by the Administrative Authority;
(2) A description of and specifications for sediment retention devices; (3) A description of and specifications for surface runoff and erosion control devices; 248
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(4) A description of and specifications for the permanent storm water quality devices, including but not limited to, low impact development, site design, source control, and Structural BMPs; (5) A description of vegetative measures prepared by a landscape architect; (6) A description and illustration of permanent landscape and irrigation for grading of slopes four feet or higher or where erosion potential exists, based upon a review of the plans by the Administrative Authority;
(7) A description of the maintenance necessary for proper functioning of the storm water runoff and erosion control methods used for the site, a routine maintenance schedule, and names and addresses of the persons who will perform the maintenance in a form acceptable to the Administrative Authority and to be recorded against the property; and
(8) Reports and documentation containing sizing calculations and specifications for the permanent sediments and erosion control devices, including the Hydrology and Hydraulics Report and the Storm Water Quality Management Plan (SWQMP).
(b) Permanent Erosion Control and Structural BMP Maintenance. (1) Perpetual Maintenance. Permanent erosion control devices shall be maintained in perpetuity and in accordance with maintenance methods and schedule as approved by the Administrative Authority.
Failure to perform maintenance in perpetuity is a violation of this Chapter and Chapte r 14.15 of this Code and will be subject to the violations and penalties specified in Section 17.32.200 of this Chapter. (2) Maintenance Agreement. An agreement in a form acceptable to the City Attorney shall be recorded against the affected property to provide for the operation, maintenance, repair, and replacement of the Structural BMPs into perpetuity. Said agreement shall provide for the minimum maintenance frequency and procedures for the standard maintenance of the Structural BMPs. (3) Easements. Where the Structural BMPs will be located on the private property, easements shall be provided as required by the Administrative Authority to provide for perpetual access, maintenance, repair, and replacement of the Structural BMPs.
(4) Irrevocable Offers of Dedication. When the City requires an Irrevocable Offer of Dedication to provide for the future public maintenance of a Structural BMP, the Structural BMPs shall be privately maintained until such future time as the City may elect to accept the Offer of Dedication an d affirmatively assume public maintenance.
(c) Structural BMP Certification. The Self-Certification of the Engineer of Record for all Structural BMPs shall be provided in accordance with Section 17.32.160 of this Chapter. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.140 Course of Work and Grading Inspection.
(a) Responsibilities at Grading Inspection—Administrative Authority. (1) Prior to the approval of any building or Grading plans and specifications, the Administrative Authority may inspect the site to determine that the plans and specifications are current and reflect existing conditions.
(2) All Grading operations for which a permit is required shall be subject to inspection by the Administrative Authority. When required by the Administrative Authority, special inspection of Grading operations and special testing shall be performed in accordance with the provisions of Chapter 17 of the California Building Code and progress reports shall be submitted to the Administrative Authority. 249
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(3) The Administrative Authority shall inspect the project at the various stages of the work requiring approval and at any more frequent intervals necessary to determine that adequate control is being exercised by the professional consultants.
(4) The Administrative Authority will require testing and may require inspection and testing by an approved testing agency. The testing agency's responsibility shall include, but need not be limited to, approval concerning the inspection of cleared areas and benches to receive fill, and the compaction of fills.
(5) Whenever any work on which inspections are required is covered or concealed by additional work without first having been inspected, the Administrative Authority may require by written notice, that such work be exposed for examination. The work of exposing and recovering shall not entail or be subject to expense by the City.
(b) Responsibilities at Grading Inspection—Engineer of Record. (1) The Engineer of Record shall be responsible for the professional inspection and approval of the grading within their area of technical specialty. This responsibility shall include, but need not be limited to, all surveying work, inspection, and approval as to the establishment of line, grade, and drainage facilities.
The Engineer of Record shall inspect the site to ensure that the embankment and cut slopes are placed at proper line and grade.
(2) The Engineer of Record shall act as the coordinating agent in the event the need arises for liaison between the other professionals, utilities, the contractor, and the Administrative Authority. (c) Responsibilities at Grading Inspection—Geotechnical Engineer. (1) The Geotechnical Engineer shall be responsible for the professional inspection and approval concerning the preparation of ground to receive fill, compaction testing, final slope stability, sub drain and wall drain installation, design of buttress fills, and incorporation of data supplied by the Engineering Geologist.
(2) The Geotechnical Engineer and the Engineering Geologist shall submit to the Engineer of Record and the Administrative Authority Geotechnical reports as specified in Section 17.32.040 of this Chapter, including compaction data and Soil Engineering and Engineering Geology recommendations. (d) Responsibilities at Grading Inspection—Engineering Geologist. (1) The Engineering Geologist shall inspect unsuitable Soil removal, placement of subdrains, and preparation of benching prior to placement of fill.
(2) The Engineering Geologist's area of responsibility shall include, but need not be limited to, professional inspection and written approval of the adequacy of natural ground for receiving fills, the stability of cut slopes with respect to geological matters, and the need for subdrains or other ground water drainage devices. The engineering geologist shall report professional findings to the Soils Engineer and the Civil Engineer of Record for engineering analysis.
(e) Responsibilities at Grading Inspection—Landscape Architect. (1) All landscaping work shall be designed under the supervision of a Landscape Architect. (2) The Landscape Architect shall be responsible for all inspections to ensure conformance with the plans.
However, a Registered Civil Engineer or Registered Architect, at the discretion of the Administrative Authority, may be responsible for the inspection of all landscaping and irrigation required per the grading permit and plans in conjunction with a project they have been contracted to do. (3) The Landscape Architect shall certify the proper installation of the site irrigation; all irrigation systems shall be pressure tested prior to backfilling and after completion. 250
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(f) Notification of Noncompliance.
(1) If the Engineer of Record, Engineering Geologist, or Geotechnical Engineer finds that the permit work is not being done in conformance with this Chapter or the plans approved by the Administrative Authority, or in accordance with acceptable practices, they shall immediately notify in writing the person in charge of the Grading work and the Administrative Authority of the nonconformity and of the corrective measures to be taken.
(2) Whenever the Administrative Authority finds the Soil or other conditions not as stated in the approved plans, reports, or accompanying information required for issuance of the grading permit, the Administrative Authority may, using reasonable judgment, refuse to allow further work until approval is obtained for a revised Grading plan which will conform to the conditions. Likewise, whenever the Administrative Authority determines that any work does not comply with the terms of a permit, or this Chapter, the Administrative Authority may refuse to allow further work until such noncompliance is satisfactorily remedies. In either case, the Administrative Authority may order the work stopped by notice in writing served on any persons engaged in doing such work or causing such work to be done, and any such persons shall stop such work until authorized by the Administrative Authority to proceed with the work.
(g) Transfer of Professional Responsibility. If the Engineer of Record, Geotechnical Engineer, Engineering Geologist, Landscape Architect, the testing agency, or the Grading contractor of record are changed during the course of the work, the work shall be stopped until the requirements below are met to the satisfaction of the Administrative Authority. All exceptions to requirements below must be approved by the Administrative Authority.
(1) The owner submits a letter of notification verifying the change of the responsible professional; and (2) The new responsible professional submits in writing that they have reviewed all prior reports and/or plans (specified by date and title) and work performed by the prior responsible professional, concur with the findings, conclusions, and recommendations, and are satisfied with the work performed. The new responsible professional must state the date upon which the assumption of all responsibility within their area of technical competence is to be effective.
Where clearly indicated that the firm, not the individual professional, is the contracting party, the designated engineer, architect or geologist may be reassigned and another individual of comparable professional accreditation within the firm may assume responsibility, without complying with the requirements of paragraphs (g)(1) and (g)(2) above.
(3) The prior professional of record provides a release of responsibility in writing. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.160 Completion of Work, Release of Security, and Issuance of Building Permits. (a) Key Stages of Work Completion.
(1) Rough Grade. When all rough Grading has been completed. Under normal circumstances, all subdrains and Slope drains shall be in place and approved as a condition for rough Grading approval. Rough grades shall be within 0.2 feet of finish grades.
(2) Final. After all work, including installation of all drainage structures and other protective devices, has been completed and all written professional approvals and the required reports have been submitted.
An as-built plan will be required to document any changes made to the project in the field. 251
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(b) Notification of Completion. The Permittee or their agent shall notify the Administrative Authority when the grading operation is ready for rough grade inspection or final inspection. Final approval shall not be given until all work including installation of all drainage facilities and their protective devices and all erosion control measures have been completed in accordance with the City final approved grading plan and the required reports have been submitted.
(c) Requests for Release of Security. The Permittee or their agent shall notify the Administrative Authority in writing to initiate the release of securities when work is complete and all required reports, written certifications, drawings, and supplements thereto have been accepted by the Adm inistrative Authority. (d) Final Reports. Upon completion of the rough Grading work and at the final completion of the work the Administrative Authority may require the following reports, written certifications, drawings, and supplements thereto. All required reports, written certifications, draw ings, and supplements shall be provided and accepted by the Administrative Authority prior to release of security or issuance of building permits, unless otherwise allowed by the Administrative Authority. (1) Responsibilities Upon Completion of Work—Engineer of Record. a. As-Graded Grading plan prepared by the Engineer of Record including original ground surface elevations, as-graded ground surface elevations, lot drainage patterns and locations and elevations of all surface and subsurface drainage facilities. They shall provide certification th at the work was done in accordance with the final approved grading plan. The Engineer of Record also shall be responsible for the preparation of revised plans and the submission of as -graded Grading plans upon completion of the work. The Grading contractor shall submit in a form prescribed by the Administrative Authority a statement of compliance to said as -built plan. b. Grading Certification. The Engineer of Record shall provide a written statement that in their professional opinion, all work incorporated in the grading and drainage plans and authorized under the grading permit, including grading, drainage, and construction of appurtenant structures, has been completed to the lines and grades in substantial conformance with the approved plans, or any approved revisions thereto.
c. Structural BMP Self-Certification Package. The Engineer of Record shall provide a written certification in a form acceptable to the Administrative Authority documenting the appropriate design, installation, testing, and function of any required Structural BMPs. At a minimum, the certification package shall include the following:
1. A statement that Structural BMPs have been installed as per the approved Grading plan and any modifications thereto approved by the Administrative Authority;
2. A statement that all modifications to the Structural BMPs have been reflected on the Administrative Authority's record plan set;
3. Delineation of any and all modifications to the Structural BMPs approved by the Administrative Authority since the time of Permit issuance and an explanation of the site conditions and/or the justification for each modification;
4. Final calculations documenting compliance with the current order from the RWQCB;
5. Engineer of Record's inspection reports and notes, photographic documentation, or other evidence in a form acceptable to the Administrative Authority documenting correct and complete construction of the Structural BMPs, particularly sub -surface features and appurtenant drainage facilities;
6. A statement that all Structural BMP facilities and appurtenances have been cleared of any and all construction-related debris, including sediment; 252
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7. A statement that all Structural BMP facilities and appurtenances have been tested and that the Engineer of Record has verified appropriate function consistent with the submitted calculations and with the current order from the RWQCB;
8. The signature and seal of the Engineer of Record;
9. Supplemental information, calculations, covenants, maintenance documents, and certifications as may be required by the Administrative Authority. (2) Responsibilities Upon Completion of Work—Geotechnical Engineer. a. As-Graded Geotechnical Report prepared by the Geotechnical Engineer including locations and elevations of field density tests, summaries of field and laboratory tests and other substantiating data. Such report shall detail changes made during grading and their effect on the recommendations made in the geotechnical engineering investigation report. b. Approval of Adequacy of the Site for the intended use. c. Written Statement that in their professional opinion, all work incorporated in the Grading plan authorized under the permit and soils/compaction report has been constructed in accordance with the approved plans and any approved revisions thereto. (3) Responsibilities Upon Completion of Work—Engineering Geologist. a. Geologic Grading Report prepared by the Engineering Geologist, including final description of the geology of the site including any new information disclosed during the Grading and the effect of same on recommendations incorporated in the approved Grading plan. b. Approval of Adequacy of the Site for the intended use as affected by geologic factors. (4) Responsibilities Upon Completion of Work—Landscape Architect. a. The Landscape Architect, Civil Engineer, or Architect professionally responsible for the inspection of all landscaping and irrigation required as per the grading permit and plans shall provide a written statement that in their professional opinion, all wo rk incorporated in the landscape and irrigation plans authorized under the permit has been constructed in accordance with the approved plans and any approved revisions thereto; that the contractor's work is in conformance with the landscape plans; and that all individual plants show vigorous established growth typical of their species.
b. The Landscape Architect shall provide a written statement to the Administrative Authority that all irrigation systems were pressure tested prior to backfilling and after completion and shall show evidence of proper functioning prior to acceptance by the City. Such systems shall not be accepted by the City until plant growth is established and maintenance responsibilities have been accepted by the appropriate party.
(5) Certification of Slope Stabilization shall be made by the Geotechnical Engineer or Landscape Architect, when required by the Administrative Authority. Where necessary due to factors beyond the control of the developer, temporary postponement of the installation of a Slope stabilization may b e permitted by the Administrative Authority as an exception to the above required certification provided that a secured agreement or other assurance acceptable to the City assuring repair of slopes and related damage, and installation of stabilization work within a satisfactory specified time is first executed by the Permittee.
(e) Requirements Prior to Building Permits. Prior to the issuance of building permits for any given lot or lots, the following are required:
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(1) Responsibilities Prior to Building Permit Issuance: Engineer of Record shall submit a statement as evidence that rough Grading has been completed within standard tolerance in accordance with the approved plans, and that all embankments, cut Slopes, and pad sizing are as shown on the approved plans.
(2) Responsibilities Prior to Building Permit Issuance: Geotechnical Engineer shall submit a statement that all fills, under their direction, have been compacted to at least 90 percent maximum density, and all street and parking lot base courses have been compacted to at least 95 percent maximum density. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.170 Landscape and Irrigation Plan.
The Landscape and Irrigation Plan required by this Section shall include landscaping, permanent erosion control, slope plantings, water quality landscaping, and irrigation facilities, and shall be prepared by a Landscape Architect or by a qualified landscape company when approved the Administrative Authority. (a) Single-Family Homes on Individual Lots. The construction of a single-family home on an individual lot without graded Slopes may not require the submission of a separate landscape plan unless specific landscape requirements were made as a condition of approval and/or a separate landscape plan is otherwise required by the Administrative Authority.
Notwithstanding the above, single-family units must still conform to all applicable Sections of the City Code and Ordinances pertaining to landscaping prior to occupancy, including Water Efficient Landscape Standards as per Title 20 of this Code. The landscaper should refer to the provisions of this Code relating to Zoning and Subdivisions Titles for additional requirements which may apply. (b) Landscape Plans shall be required for, but not limited to the following development:
(1) Commercial;
(2) Grading Permits;
(3) Grading Slopes;
(4) Industrial;
(5) Parking Lots;
(6) Multi-Family Residential Developments;
(7) Remodeling which requires a permit, except for remodels meeting the definition in subsection (a) above;
(8) Single-Family Residential Subdivisions.
(c) The plan shall conform to good, accepted standard procedures and requirements with special consideration for Soil conditions encountered within the project area. The plan shall include detailed specifications for the preparation of the existing soils or for the application of topsoil to the slopes to encourage vigorous growth.
(d) Landscape Guidelines and Standards. Permits issued pursuant to this Chapter shall comply with the provisions of the City's Landscape Design Standards, Standard Drawings, Special Provisions, Approved Materials, and Tree List, and other applicable guidelines and standards as established by th e Administrative Authority.
(e) Slopes. The faces of Cut and Fill Slopes shall be prepared, planted, and maintained to control against erosion. The protection for the slopes shall be installed as soon as practical and prior to for final 254
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inspection. The Permittee shall maintain Slope stabilization until it is well -established. Irrigation systems shall be required for perpetual maintenance of the plant life used for slope stabilization.
Where Cut Slopes are not subject to erosion due to the erosion-resistant character of the materials, such protection may be omitted at the option of the Administrative Authority. (f) City Maintained Landscape Areas. All projects approved with landscaped areas, Slopes, or open spaces that are to be maintained by the City either through a Maintenance District or as public property, will conform to the following guidelines:
(1) Terracing or Benches of Slopes. Landscaped Slopes shall meet terracing and Benching requirements as specified in Section 17.32.120 of this Chapter. (2) Other Graded Access. All publicly-maintained landscaped or open space areas will have graded access roads from public maintained streets with sufficient easement/access rights in place. All slopes will have graded access to the bottom of the slope. Slopes of a height requirin g Benches as per Section 17.32.120 of this Chapter shall have maintenance access roads at both the bottom and the top. If a public street is at either of these locations, it may serve as one access road. (3) Irrigation Systems. The irrigation system should be installed and inspected per standard specifications established by the Administrative Authority and shall be guaranteed for a period of one year with a warranty bond supplied by the developer. (4) Plant Establishment. A 30-day plant establishment period shall be strictly enforced and will not begin until all other work is completed and accepted by the Administrative Authority. The performance and labor and materials bonds will be retained until the expiration of this p eriod.
Trees and shrubs will be guaranteed for a period of one year and the cost of replacement shall be covered in the one-year warranty bond required for the irrigation system. (5) Maintenance and Irrigation Schedules and Estimated Annual Costs. Prior to commencement of the plant establishment period, the Permittee shall be required to submit detailed maintenance and irrigation schedules and a detailed estimate of the anticipated annual costs for maintenance and utilities.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.180 Grading Operation Hours of Work.
Permits and plans issued pursuant to this Chapter shall include provisions that the Permittee, their agent, contractor(s) and employees, shall not conduct any Grading, excavation or other related forms of earth movement during any times or days other than listed herein:
(a) Grading, excavation, blasting, other related movement of earth and/or materials, equipment warm -up, repair, and other noise activities are hereby restricted to the hours of 7:00 a.m. to 4:30 p.m., Monday through Friday.
(b) Grading, excavation, blasting, or other related movement of earth are hereby forbidden at any time on Saturdays, Sundays, and City Holidays.
(c) The Administrative Authority may authorize Grading at other hours and on other days in cases of urgent necessity or in the interest of public health and safety. (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
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17.32.185 Depositing Earth, Sand, Gravel, or Like Materials Upon Public or Private Property. (a) No person shall dump, move, or place any earth, sand, gravel, rock, stone or other like material nor shall any person leave any bank, slope, or other excavated surface unprotected so as to cause any such materials to be deposited upon or to roll, blow, or wash upon or over the premises of another, nor upon or over any public property, easement, place, or way, without the express consent of the owner(s) of all such affected premises or properties. Such consent shall be in writing and in a form acceptable to the Administrative Authority. (b) When, due to a violation of Subsection (a) of this Section, any earth, sand, gravel, rock, stone, or other excavated material is caused to be deposited upon or to roll, flow, or wash upon any public place or way, the person responsible therefor shall cause the same to be removed from such public place of way within 12 hours. In the event it is not removed, the Administrative Authority shall cause such removal and the cost of such removal by the Administrative Authority shall be paid to the City by the p erson who failed to so remove the material.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.190 Appeals.
An applicant may appeal the denial by the Administrative Authority, or the conditions of approval of, an application for a permit to the City Council within ten working days after such decision. Appeals shall be in writing and shall state the specific nature of the appeal. Appeals shall be filed with the City Clerk and are subject to fees established by the City's fee schedule.
(Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
17.32.200 Violations and Penalties.
(a) False Statements in Applications, Plans, Certifications, and Construction. No person who prepares or signs any application, plans, reports, or drawings shall willfully make any false statement or furnish false data therein or thereon. It is a violation of this Chapter for any person to verify that the Grading -related work has been satisfactorily completed in accordance with this Chapter, if such work is not in compliance with the approved design or code requirement at the time of verification. (b) Public Nuisance. Any Grading commenced or done contrary to the provisions of this Chapter, or other violation of this Chapter, shall be, and the same is determined to be, a public nuisance. Upon request of the Administrative Authority, the City Attorney is authorized to commence necessary proceedings for the abatement of any such public nuisance in the manner provided by law. Any failure, refusal or neglect to obtain a permit as required by this Chapter shall be prima facie evidence of the fact that a p ublic nuisance has been committed in connection with any grading commenced or done contrary to the provisions of this Chapter.
(c) Violation of Federal or State Requirements. Any violation of an applicable federal or State requirement, or any failure to conform to an applicable provision or condition of any federal or State permit, or any failure to comply with the provisions of a Grading permit or of a Grading plan prepared i n conjunction with such a permit, is a violation of this Chapter.
(d) It shall be unlawful for any person, firm, or corporation to violate any provisions of this Chapter. Any person, firm, or corporation violating any of the provisions of this Chapter shall be deemed guilty of an infraction and/or misdemeanor and shall be punishable in accordance with the provisions of Section 1.12.010 of this Code; and each person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this Chapter is c ommitted, continued, or 256
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permitted. In the event that grading is commenced without a permit, the Administrative Authority shall cause such work to be stopped until a permit is obtained. The permit fee, in such instance, shall then be double that which would normally be required. The payment of such double fee shall not relieve any person from fully complying with the requirements of this Chapter and the performance of the work. Such fee shall not be construed to be a penalty, but for enforcement of the provisions of this Chapter in such cases. (e) Civil Actions. In addition to any other remedies provided in this Chapter, any violation of this Chapter may be enforced by civil action brought by the City. In any such action, the City may seek, without limitation, and the Court shall grant, as appropriate, any or all of the following actions:
(1) Injunctive relief.
(2) Assessment of the violator for the costs of any investigation, inspection or monitoring which led to the establishment of the violation, and for the reasonable cost of preparing and bringing legal action under this subsection.
(3) Costs incurred in placing or removing soils to correct the violation, as well as costs to correct or terminate the adverse effects resulting from the violation. (4) Compensatory damages.
(5) A maximum civil penalty of $2,500.00 per violation of this Chapter for each day which any violation of any provision of this Chapter is committed, continued, permitted or maintained by such person(s). (Ord. No. 2022-1522, § 2(Exh. A), 9-13-2022)
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City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2778
MEETING DATE:
January 13, 2026
SUBJECT:
ORDINANCE NOS. 2025-1572, 1573 & 1574 - SECOND READING OF AMENDMENTS TO THE
UNIVERSITY DISTRICT SPECIFIC PLAN (UDSP), AN AMENDMENT TO THE HEART OF THE CITY SPECIFIC PLAN (HOCSP), AND A MUNICIPAL CODE SECTION 20.400.180 TEXT AMENDMENT Recommendation
1. ADOPT (Second Reading) Ordinance No. 2025-1572 (Specific Plan Amendment SP24-0003) approving various changes to the University District Specific Plan (UDSP) including but not limited to adding a Self-Storage Overlay Zone with associated development standards, updating the Transportation Demand Management (TDM) Plan, making minor adjustments to the public art section, and expanding the Specific Plan boundary
2. ADOPT (Second Reading) Ordinance No. 2025-1573 (Specific Plan Amendment SP25-0001) approving various changes to the Heart of the City Specific Plan (HOCSP) including but not limited to removing two properties from the HOCSP and updating descriptions associated with these two properties
3. ADOPT (Second Reading) Ordinance No. 2025-1574 (Text Amendment TA24-0004) to amend Municipal Code Section 20.400.180 to specify that the section does not apply to the University District Specific Plan Self Storage Overlay Zone and find the Text Amendment is exempt from CEQA (EX25- 036)
Executive Summary
Second Reading of Ordinance Nos. 2025-1572, 1573 & 1574, amendments to the University District Specific Plan (UDSP), an amendment to the Heart of the City Specific Plan (HOCSP), and a Municipal Code Section
20.400.180 Text Amendment.
Environmental Review
In accordance with the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was originally certified by the City Council of the City of San Marcos in 2009 for the University District Specific Plan (SCH No. 2008101083). Subsequent addenda were later adopted by the City in 2014, 2017, and 2022.
Section 15164 of the State CEQA Guidelines states that an Addendum to an EIR shall be prepared “if some changes or additions are necessary, but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.” In accordance with the California Environmental Quality Act (CEQA), an addendum to the previously certified Environmental Impact Report (Attachment G) has been prepared for the proposed project. The Addendum analyzed potential environmental impacts including but not City of San Marcos Printed on 1/9/2026Page 1 of 2
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File #:26-2778
limited to aesthetics, greenhouse gas emissions, noise, and transportation. After review, it was determined that none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent EIR have occurred, since the proposed project does not result in new significant impacts or increase the severity of significant impacts beyond what was already disclosed in the UDSP Final EIR. Therefore, the Final EIR continues to adequately address the impacts of the proposed project.
The proposed Municipal Code Text Amendment qualifies for a CEQA Exemption because the proposal is not a considered a “project” within the meaning of Section 15378 of the CEQA Guidelines since there is no potential for it to result in a physical change in the environment, either directly or indirectly. Additionally, if the proposed Text Amendment were considered a project subject to CEQA, it would be exempt pursuant to Section 15061 (b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility it would have a significant effect on the environment.
Fiscal Impact
There is no fiscal impact involved in the adoption of the Ordinances.
Attachment(s)
1. Ordinance No. 2025-1572 (Specific Plan Amendment SP24-0003) amending the University District Specific Plan
2. Ordinance No. 2025-1573 (Specific Plan Amendment SP25-0001) amending the Heart of the City Specific Plan
3. Ordinance No. 2025-1574 (Text Amendment TA24-0004) amending Municipal Code Section
20.400.180 and approving a CEQA exemption
Prepared by: Micki Olinger Chavez, Deputy City Clerk Approved by: Michelle Bender, City Manager
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ORDINANCE NO. 2025-1572
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN
MARCOS APPROVING AN AMENDMENT TO THE UNIVERSITY
DISTRICT SPECIFIC PLAN
SP24-0003
Urban Villages San Marcos, LLC
WHEREAS, on November 7, 2024, the City received an application from Urban Villages San Marcos, LLC requesting an amendment of the University District Specific Plan (UDSP) to allow various changes to the UDSP including but not limited to adding a Self-Storage Overlay Zone, updating the Transportation Demand Management Plan, and expanding of the Specific Plan boundary in the Barham/Discovery Community; and
WHEREAS, this specific plan amendment is applicable to all properties located within the UDSP as shown in the attached Exhibit B; and
WHEREAS, the Specific Plan Amendment is being requested in conjunction with an amendment to the Heart of the City Specific Plan (SP25 -0001) to adjust the Specific Plan boundary, a General Plan Amendment (GPA2 5-0002) to amend maps related to specific plan changes in the Land Use Element; a San Marcos Municipal Code Text Amendment (TA24-0004) amending self-storage requirements in Title 20, and Conditional Use Permit (CUP24-0005) for a new self-storage facility within the University District Specific Plan; and
WHEREAS, the Development Services Department did study said request, and recommends approval of said request; and
WHEREAS, on April 24, 2025, the City held a public workshop to provide an informational overview of the proposed project to the general public; and
WHEREAS, on October 20, 2025, the 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, the City Council did review and consider the previously adopted and certified programmatic Final Environmental Impact Report (FEIR) for the University District Specific Plan and the 2025 Addendum to the FEIR (State Clearinghouse No. 2008101083) prepared for the project pursuant to the California Environmental Quality Act (CEQA); it is determined that no new environmental information or documentation was presented revealing any new unident ified environmental impacts which had not been previously mitigated; and the proposed project is within the scope of the programmatic Final Environmental Impact Report for the University District Specific Plan (FEIR) and said FEIR adequately describes the proposed project addressed in the 2025 Addendum to the FEIR; and
NOW, THEREFORE, the City Council does hereby order as follows:
A. The foregoing recitals are true and correct and are hereby incorporated by reference into this Ordinance.
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B. The City Council hereby approves this Specific Plan Amendment, as shown on the attached Exhibits A & C, incorporated by reference and made a part of this Ordinance as though fully set forth herein.
C. This Specific Plan Amendment is approved in conjunction with the submitted Specific Plan Amendment (SP25-0001), San Marcos Municipal Code Text Amendment (TA24 -0004), General Plan Amendment (GPA25-0002), and Conditional Use Permit (CUP24-0005) and all conditions of approval specified in Ordinance Nos. 2025-1573 and 2025-1574 and Resolution Nos. 2025 -9514 and 2025 -9515, respectively, which documents are incorporated herein by this reference; and the mitigation measures set forth in the FEIR for the University District Specific Plan and the 202 5 Addendum to the FEIR (State Clearinghouse No. 2008101083) are hereby incorporated by reference and made a part of this Ordinance with the same force and effect as though fully set forth herein.
D. The City Council’s decision is based on the following findings and determinations:
1. The proposed Specific Plan Amendment is consistent with the City's General Plan, in that changes to the University District Specific Plan will allow for flexibility in project design to create the envisioned vibrant, urban, pedestrian friendly downtown area. The proposed revisions will help produce a distinctive, high quality built environment with forms and character that create memorable places (GP Land Use Goal LU-5), achieve a balanced distribution and compatible mix of land uses to meet the future needs of all residents and the business community (GP Land Use Goal LU -1), develop land use p atterns that are compatible with and support a variety of mobility opportunities and choices (GP Land Use Goal LU-3), maintain a supportive business climate and a healthy, sustainable economy to retain and attract high quality businesses and create additio nal employment opportunities (GP land Use Goal LU-6), and help to 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 multi-model transportation and infrastructure expansion and improvements (GP land Use Goal LU-7).
2. The proposed Specific Plan Amendment complies with the objectives of the adopted City-wide Land Use Policy Plan, in that the revisions support development that incorporates smart growth principles such as providing a mixture of compatible land uses within a compact geographical area; utilizes compact building design; creates walkable neighborhoods; fosters distinctive, attractive communities with a strong sense of place; preserves open space; directs development toward existing communities; and integrates development close to public transit.
3. The proposed Specific Plan Amendment will not be detrimental to the public health, safety, morals, and welfare, in that the proposed changes to the University District Specific Plan which includes a Self-Storage Overlay Zone and the addition of two properties from Heart of the City Specific Plan will expand the types of land uses permitted on the subject properties and will result in development more compatible with the mixed use and urban character of the University District. Additionally, future development will be conditioned through a Site Development Plan for architectural treatment, building setbacks, landscaping, parking, stormwater treatment, floodway/floodplain design compliance, and adequate public facilities 261
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and infrastructure, including fire, police, water, sewer, and street improvements.
Furthermore, all development occurring within the University District will be required to comply with the latest California Building Code and California Fire Code.
4. All requirements of CEQA have been met, in that an Addendum to the 2009 FEIR was prepared and adequately demonstrated that none of the conditions described in Section 15162 of the California Environmental Quality Act (CEQA) statute and guidelines calling for preparation of a subsequent EIR have occurred.
E. This Specific Plan Amendment is within the scope of the FEIR and the 2025 Addendum to the FEIR (State Clearinghouse No. 2008101083) prepared for the project pursuant to the California Environmental Quality Act (CEQA) and the mitigation monitoring and reporting program pursuant to CEQA.
F. Prior to submittal of grading, final map (s), 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.
G. 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 entitle ments 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.
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Ordinance No. 2025-1572
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December 9, 2025
INTRODUCED at a regular meeting of the City Council of the City of San Marcos, California, held on the 9th day of December, 2025.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of San Marcos, California, at a regular meeting thereof, held on this __________ day of ____________, 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 – Specific Plan Document Change Table
Exhibit B – University District Specific Plan Area Map
Exhibit C – Proposed Strikeout & Redline University District Specific Plan
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EXHIBIT A
Specific Plan Document Change Table
Section Page(s) Revision
Title/Table of Contents N/A Update title sheet, amendment list, and table of contents as appropriate for this amendment.
Introduction I-4 Modify Figure I.B to include expanded boundary.
Introduction I-5 Modify Figure I.C to include expanded boundary.
Introduction I-6 Modify Figure I.D to include expanded boundary.
Introduction I-8 Modify Section. I.3.1 to update plan area acreage from 203 to 205 to accommodate the approximate 2 -acre
Hampton Inn sit e and a dd a discussion of changes
occurring from this formal amendment.
Introduction I-10 Replace Figure I.E with updated property ownership exhibit
Land Use Framework III-3 Update Figure III.A. – Existing Development Patterns Land Use Framework III-5-III-6 Update Figure III.B: Photos of Existing Land Uses – East Side.
Land Use Framework III-7-III-8 Update Figure III.C: Photos of Existing Land Uses – West Side.
Land Use Framework III-7 Update Figure III.D Conceptual Land Use Illustrative.
Land Use Framework III-8 Update Figure III.E Neighborhoods/Districts Illustrative.
Figure proposes to include expansion area east of the
Sprinter Light Rail Line.
Land Use Framework III-10 Update Figure III.F: Commercial/Retail Core Enlarged Plan.
Land Use Framework III-24 Update Table III.A: Land Use Statistical Summary to add a footnote regarding the transfer of 69 hotel rooms from the HOCSP into the UDSP.
Land Use Framework III-38 Modify discussion of Section III.5 “Land Use Descriptions” to clarify that the 69 existing Hampton Inn rooms are excluded from the planned 250 future hotel
rooms.
Open Space/Conservation IV-3 Update Figure IV.A: Parks, Plazas, and Open Space Illustrative.
Open Space/Conservation IV-16 Update Figure IV.H: Landscape Zones Diagram Open Space/Conservation IV-26 Update Figure IV.J2: Conceptual Plan SWQ Strategies for Public Rights-of-Way (East)
Transportation/Circulation V-4 Update Figure V.A: Required Streets Diagram Transportation/Circulation V-5 Update Figure V.B: Pedestrian and Bicyclist Linkages Diagram.
Transportation/Circulation V-6 Update Figure V.C: Pedestrian and Vehicular Gateways Diagram.
Transportation/Circulation V-7 & V-
8 Modify discussion of Section V.2.2 “Parking and
Transportation Demand Management” to ensure
consistency between the UDSP and the TDM
Transportation/Circulation V-8 Modify discussion Section V.2.3. “Park Once Strategy” to ensure consistency between the UDSP and the TDM
Transportation/Circulation V-12 Delete Section V.3 “Intra -City Shuttle” since t he intra - city shuttle is no longer planned and has been replaced by NCTD+, which is discussed in the TDM.
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Transportation/Circulation V-13 Remove Figure V.E: “TDM Route (Phase 1)” since t he intra-city shuttle is no longer planned and has been
replaced by NCTD+, which is discussed in the TDM.
Transportation/Circulation V-14 Remove Figure V.F: “TDM Route (Phase 2)” since t he intra-city shuttle is no longer planned and has been
replaced by NCTD+, which is discussed in the TDM.
Transportation/Circulation V-22 Added footnote to Table V.B: “Specific Plan Traffic Generation” regarding the transfer of 69 hotel rooms
from the HOCSP into the UDSP and reference to the
March 2025 traffic generation memo prepared by Urban
Systems Associates.
Form-Based Code VI-7 Update Figure VI.A to include expanded boundary.
Form-Based Code VI-8 Update Figure VI.B : “Building and Public Space Regulating Plan” to include expanded boundary and
identify the new area as “Mixed -Use Building B or
University Flats”.
Form-Based Code VI-9 Update Figure VI.C : “Building Height Regulating Plan” to include expanded boundary and identify the new area
as “3-stories or 31’ min / 5-stories and 70’ max.”
Form-Based Code VI-13 Update Figure VI.D2 to include expanded boundary.
Form-Based Code VI-33 Update Figure VI.E to include expanded boundary.
Form-Based Code VI-43, VI-
44, &VI-
48 Modify language under Section VI.5 title “East Paseos and Plazas” for consistency with Chapter IV. (Figure
IV.A) and added requirement that at least one must
contain a bike repair station per the TDM plan. Revised Knoll (Skyview) Park and Neighborhood Green to also
contain a bike repair station per the TDM plan.
Form-Based Code VI-80 Under Section VI.6 “Development Standards for Freeway Commercial Building A”, Freeway Commercial
Building A: added discussion that self-storage use may
be permitted in the overlay zone and how parking may
be permitted in the front.
Form-Based Code VI-85 Under Section VI.6 “Development Standards for Commercial Building A” Freeway Commercial Building
A: The “Building Uses” table updated to add self-storage subject to a CUP and only permitted in the self-storage overlay zone.
Form-Based Code VI-86
&VI-87
Under Section VI.6 “Development Standards for
Commercial Building A” Freeway Commercial Building
A: Added “Freeway Commercial Building A: Self
Storage Zone” table which includes self -storage
development standards/guidelines and an example
image.
District Signage VII-7 Update Section VII.2.6: “Site/Facility Identification” to remove reference to intra city shuttle stops.
District Signage VII-8 Update Figure VII.A to include expanded boundary.
Public Art VII-10 –
VII-15
Change all references in Section VII.3 to Community
Development Director to Economic Development
Director or his/her designee.
Public Art VII-12 Clarify in Section VII.3.3 that review process is the same regardless of whether applicant utilizes public art fund.
Infrastructure/Utilities/Public
Services
VIII-9 Update Figure VIII.B to include expanded boundary. 265
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Infrastructure/Utilities/Public
Services
VIII-15 Update Figure VIII. D2: “Proposed On -Site Sewer Facilities (East)” to include expanded boundary and add a note regarding sewer upsizing.
Infrastructure/Utilities/Public
Services
VIII-21 Update Figure VIII.F2 to include expanded boundary.
Infrastructure/Utilities/Public
Services
VIII-22 Modify language in Section. VIII.4 title “Flood Control and Storm Drainage.”
Infrastructure/Utilities/Public
Services
VIII-23 Update Figure VIII.F – Storm Drain System (West).
Infrastructure/Utilities/Public
Services
VIII-25 Update Figure VIII.F – Storm Drain System (East).
Appendix Appx Updated Appendix A.2 reference to the updated UDSP TDM Plan
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EXHIBIT B
University District Specific Plan Area Map
Proposed UDSP Area of Expansion
(Hampton Inn Site)
267
Ordinance No. 2025-1572
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EXHIBIT C
Proposed Strikeout & Redline University District Specific Plan
268
ORDINANCEʹ02ͷǦ1572ȋʹͶǦͲͲͲ͵Ȍ
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269
Administratively Amended March 2014, November 2016, August 2017, February 2018, September 2019, February 2022, April 2022, and January 2025 Formally Amended June 2014, and July 2022, and TBD 2025 Original Approval November 2009
270
271
University District | San Marcos Amendments to the University District Specific Plan AMENDMENTS TO THE UNIVERSITY DISTRICT SPECIFIC PLAN
CASE # APPROVAL BRIEF DESCRIPTION
SP 13‐007/
P13‐0064
Administrative Amendment per UDSP
Chapter IX.6.1
March 13, 2014/Resolution 13‐4375
Changed requirement to allow the sale and consumption of alcohol from a Conditional Use Permit to a Director’s Permit.
SP 14‐003/
P14‐0011
Formal Amendment per UDSP Chapter IX.6.2
June 10, 2014/Ord. 2014‐1394
Modified amount and location of land uses, including parks and open space, reconfiguration of streets and grading, and revisions to illustrative figures.
AASP 16‐001/
P15‐0062
Administrative Amendment per UDSP
Chapter IX.6.1
November 28,2016/Resolution ADM 16‐4577
Exception granted for reduction in minimum ground floor height from 15 feet to 11 feet, four inches on Lot 1 of Map 16126 and Lot 2 of Map 15997 (APNs 220‐202‐08‐00 and 220‐202‐09‐ 00).
AASP 17‐001/
P17‐0028
Administrative Amendment per UDSP
Chapter IX.6.1
August 15, 2017/Resolution ADM 17‐4635
Block 3, Extended Learning Building Project changes:
Added Specific Plan Amendments History Page to Specific Plan Modified Street Type Regulating Plan to show added/replaced Street Types:
Modified Building and Public Space Regulating Plan to show Mixed‐Use Building A type located on west side of Campus Way, between Main Street (North City Drive) and Barham Drive extended to Barham Drive;
Modified Building Height Regulating Plan to change building height category for Mixed‐ Use Building A type located on west side of Campus Way, between Main Street (North City Drive) and Barham Drive to 2‐stories or 20’min./6‐stories and 90’ max.; Added Street Types A‐1a and A‐1b (Street E);
Replaced Street Type C‐1 with Street Types C‐1a and C‐1b (Campus Way); Added Street Type K‐2a (Barham Drive);
Modified Mixed‐Use Building A type Lot Size and Building Placement to allow deviations from build‐to‐line for retail entries, breezeways and outdoor lobbies, and retail patio at corner of Campus Way and Barham Drive;
Modified Mixed‐Use Building A type Vehicle Access and Parking to allow driveway on south side of Street Type A‐1 (North City Drive), and added screening requirements for parking structures located on Street Types A‐1a and A‐1b; Modified Mixed‐Use Building A type Building Height and Mass to allow a step at the southeast and northeast corners of Mixed‐Use Building A type located on west side of Campus Way, between Main Street (North City Drive) and Barham Drive; Mixed‐Use Building A type Building Uses modified to allow ground‐floor Cultural/Civic Institution (M), and ground‐floor Retail at the northwest corner of Barham Drive and Campus Way.
272
Amendments to the University District Specific Plan University District | San Marcos CASE # APPROVAL BRIEF DESCRIPTION
AASP 17‐003/
P16‐0005
Administrative Amendment per UDSP
Chapter IX.6.1
February 1, 2018/Resolution ADM 17‐4648
Chapter IV. Open Space/Conservation
Page IV‐11, Amendment to Wetland Trail and Open Space paragraph Chapter V. Transportation/Circulation
PageV‐5, Amendment to Figure V.B Pedestrian Linkages Diagram Chapter VI. Form‐Based Code
Page VI‐27, Amendment to Street Type K‐1 (Discovery Street) Page VI‐57, Amendment to Westland Trail/Open Space description Page VI‐58, Amendment to Figure VI.O Wetland Trail/Open Space Conceptual Plan AASP 19‐0001 Administrative Amendment per UDSP
Chapter IX.6.1
September 16, 2019/Resolution ADM 19‐4805
Adds language that identifies the portion of the University District Specific Plan located east of Twin Oaks Valley Road as being known as North City, and authorizes the use and display of the name North City in business, district identification, and wayfinding signage within this portion of the University District Specific Plan area.
The following pages were modified as part of this AASP:
Cover
Amendment Summary
Page I‐2, District Location
Page VI‐159, Definitions
Page VII‐1, District Signage
Page VII‐3, Permanent Signs
Page VII‐4, Wayfinding Signs
Page VII‐5, Wayfinding Signs
AASP 21‐0004 Administrative Amendment per UDSP
Chapter IX.6.1
February 17, 2022/Resolution ADM 22‐4971
Revisions to Chapter VII to clarify location and content of District Identity Statement (Sign Type A), include Vehicular‐Oriented Parking Directional Signage, and add new section 2.4, “General Provisions for District Identity Statement, Gateway Signs, and Wayfinding Signs.”
AASP 20‐0001 Administrative Amendment per UDSP
Chapter IX.6.1
April 8, 2022/Resolution ADM 22‐4987
Expansions and reductions of the geographic areas covered by planning areas west of Twin Oaks Valley Rd within the University District Specific Plan boundary, including modification to arterial streets serving the project, lot lines, grading and associated changes to design criteria. Images throughout associated with the west side are updated to reflect said landform changes. Design changes include:
Page I‐9, image.
Figure III.D, III.E, III.F, III.J, III.L, III.N, III.O. Figure IV.A, IV.E, IV.I, IV.K. Text on pages IV‐9, IV‐10, IV‐14. 273
University District | San Marcos Amendments to the University District Specific Plan CASE # APPROVAL BRIEF DESCRIPTION
Figure V.A, V.B, V.C. Text on Pages V‐2, V‐3.
Figure VI.A, VI.B, VI.C, VI.D, VI.E, VI.F, VI.I, VI.L, VI.N. Pages VI‐16, VI‐20, VI‐21, VI‐105, VI‐110.
Figure VII.A
Figure VII.B, VIII.D, VIII.F.
SP 21‐0003 Formal Amendment per UDSP Chapter IX.6.2
July 26, 2022/Ord. 2022‐1519
Revisions include:
Expanding the geographic area covered by the University District Specific Plan boundary, including two parcels located east of the Sprinter Rail Line, APNs 220‐202‐18 and 220‐201‐90;
Removing the SR‐78 flyover and Discovery Street pedestrian bridge; Modifying building development standards to allow for greater height (up to 12, 14, and 16 stories in some areas);
Adding Mid‐City Lane to the East Urban Plazas;
Replacing June Way (North of the North City Drive roundabout) with pedestrian/limited vehicular and driveway access to an underground garage;
Modifying the Transportation/Circulation chapter to remove mitigation measures consistent with the latest traffic study;
Allowing additional building types in certain areas (these building types are not new – they are part of the established building types in the UDSP); Modifying development standards to allow for more flexibility and architectural variation;
Modifying land uses (e.g. reducing the number of hotel rooms, increasing general office square footage, decreasing medical office square footage, and decreasing mixed‐use retail/commercial square footage); Making revisions to reflect current conditions (e.g. metal structures that had no practical reuse were removed and the adaptive reuse boundary was modified as a result);
Updating figures throughout the document as appropriate; and General clean‐up and modifications to terminology to correspond to the City’s current nomenclature (e.g. Major and Minor Use Permits to Conditional Use Permits and Director’s Permits).
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Amendments to the University District Specific Plan University District | San Marcos CASE # APPROVAL BRIEF DESCRIPTION
AASP 23‐0001 Administrative Amendment per UDSP
Chapter IX.6.1
January 9, 2025/Resolution ADM 24‐5137
Revisions include:
Modifications to the Figure V.B Pedestrian and Bicyclist Linkages Diagram. Modification to Street Type J from a two‐way public road (formerly identified as Redel Road) to a one‐way private road.
Amendment to Figure VI.A Street Type Regulating Plan to show additional street types for Barham Drive titled under K2b and K2c. Amendment to Street Type K2 to reclassify Barham Drive from a 6‐lane to a 4‐lane roadway (subject to approval of the City‐initiated General Plan Update) and include a Class IV bike lane.
Amendment to Street Type K2a to reclassify Barham Drive from a 6‐lane to a 4‐lane roadway (subject to approval of the City‐initiated General Plan Update) and include a Class IV bike lane.
Addition of new street type K2b which applies to Barham Drive between Campus Way and Street Type J.
Addition of a new street type K2c which applies to Barham Drive east of Street Type J.
SP25‐0003 Formal Amendment per UDSP Chapter IX.6.2
Date/Ord.#
Revisions include:
Expanding the geographic area covered by the University District Specific Plan boundary by including two parcels located southeast of the Twin Oaks Valley Road and SR‐78 intersection to move APNs 221‐110‐67 & 221‐110‐68 from the Heart of the City Specific Plan into the UDSP. Adding a self‐storage overlay zone to the Freeway Commercial Building A development standards to allow a self‐storage facility with approval of a conditional use permit.
Allowing vehicular‐oriented parking directional signs with a digital element that indicates the number of available parking spaces to be located within the public right‐of‐way subject to an encroachment permit. Changing remaining references to Community Development Director to Economic Development Director in the Art in Public Places Program. Clarifying that the public art approval process applies regardless of whether the applicant utilizes public art funds.
275
University District | San Marcos Acknowledgements ACKNOWLEDGEMENTS - AMENDED 2014
City of San Marcos
City Council
Jim Desmond, Mayor
Rebecca Jones, Vice Mayor
Chris Orlando
Kristal Jabara
Sharon Jenkins
Planning Commission
Eric Flodine
Rod Jones
Carl Maas
Bruce Minnery
Steve Kildoo
Jim Pennock
Kevin Norris
James Schaible, Alternate
Bill Jacoby, Alternate
Principal City Staff
Jack Griffin, City Manager
Lydia Romero, Deputy City Manager
Jerry Backoff, Planning Division Director
Mike Edwards, City Engineer
Matthew Little, Deputy City Engineer
Buck Martin, Community Services Director
Garth Koller, Principal Planner
Peter Kuey, Principal Civil Engineer
Rick Alzaga, Associate Civil Engineer
San Marcos Unified School District
Khary Knowles, Facilities Planning &
Development
California State University, San Marcos
Gary Cinnamon
Brian Dawson
Dora Knoblock
Belinda Garcia
Consultant Team
RBF Consulting, a Company of Michael
Baker International
Project Management
Amendment & Form Based Code (Primary
Author)
Traffic Analysis
Sofia Mitchell & Associates
Project Management
Amendment to the Program Environmental
Impact Report (AEIR)
Safdie Rabines Architects
Design Architect: Conceptual Plan Design
Amendment & Form-Based Code (Co-Author)
Landscape Architecture: Parks & Open Space
Low-Impact Development (LID) Strategies
Stevens Cresto Engineering
Civil Engineer: Grading & Utility Infrastructure
Dexter Wilson Engineering
Civil Engineer: Water & Sewer Studies
276
University District | San Marcos Acknowledgements ACKNOWLEDGEMENTS - ADOPTED 2009
City of San Marcos
City Council
Jim Desmond, Mayor
Hal Martin, Vice Mayor
Mike Preston
Chris Orlando
Rebecca Jones
University District Task Force
Jim Hernandez, Chair
John Agamata
Gary Cinnamon
Kirk Effinger
Betty Ferguson
Steve Kildoo
Michael McDonald
John Nabors
Dean Tilton
Steve Wagner
Matthew Ceppi, Alternate
C.W. Tucker Lewis, Alternate
Wenyuh Tsay, Alternate
Thomas Vogel, Alternate
Jamie Wetzel, Alternate
Dennis Williams, Alternate
Planning Commission
Stephen Kildoo, Chair
Dean Nelson
Bill Jacoby
Jim Schaible
Paul Vojtecky, Jr.
Cindy Wedge
Kristal Kritzer-Jabara, Alternate
Bruce Minnery, Alternate
Principal City Staff
Paul Malone, City Manager
Lydia Romero, Deputy City Manager
Jerry Backoff, Planning Division Director
Mike Edwards, City Engineer
Craig Sargent-Beach, Community Services
Director
San Marcos Unified School District
Katherine Tanner, Facilities Planning &
Development
California State University, San Marcos
Gary Cinnamon
Consultant Team
RBF Consulting, a Company of Michael
Baker International
Project Management
Amendment & Form Based Code (Primary
Author)
Traffic Analysis
HDR
Project Management
Program Environmental Impact Report (PEIR)
Safdie Rabines Architects
Design Architect: Conceptual Plan Design
Amendment & Form-Based Code (Co-Author)
Spurlock Poirier Landscape Architects
Landscape Architecture: Parks & Open Space
Low-Impact Development (LID) Strategies
Amendment & Form-Based Code (Co-Author)
Nelson|Nygaard Consulting Associates
Parking Demand Management
Transportation Demand Management (TDM)
Stevens Cresto Engineering
Civil Engineer: Grading & Utility Infrastructure
Dexter Wilson Engineering
Civil Engineer: Water & Sewer Studies
277
University District | San Marcos Table of Contents: i TABLE OF CONTENTS
I. Introduction
I.1 Heart of the City Specific Plan Background ......... I‐1 I.2 District Location ................................................ I‐2 I.2.1 Relationship to California State University San
Marcos
I.2.2 Relationship to San Marcos Civic Center
I.2.3 Relationship to San Marcos Creek District
I.3 Planning Context ............................................... I‐8 I.3.1 Land Ownership and Parcelization
I.3.2 Planning Process and Community Outreach
I.4 Legal Context ................................................... I‐14 I.4.1 Authority to Prepare
I.4.2 General Plan Consistency
I.4.3 Relationship of the 2021 UDSPA to the 2012
General Plan
I.5 Specific Plan Organization ............................... I‐32 II. Sustainability Goals | Policies
II.1 Core Principles ................................................... II‐1 II.2 The University District Vision ............................ II‐2 II.3 A Sustainable University District ........................ II‐3 II.4 Sustainability Goals and Policies ....................... II‐6 II.4.1 Neighborhood Livability and Walkability
II.4.2 Generous, Quality, and Interactive Open Space
II.4.3 Enhanced Alternative Transportation
II.4.4 Distinctive Urban Character
II.4.5 Economic Diversity and Vibrancy
II.4.6 Environmental Sustainability
III. Land Use Framework
III.1 An Urban “Town/Gown” Setting ...................... III‐1 III.2 Existing Development Patterns ........................ III‐2 III.3 Land Use Concept and Illustrative .................... III‐6 III.3.1 Land Uses
III.3.2 Neighborhoods / Districts
III.4 Development Intensity ................................... III‐24 III.5 Land Use Descriptions ................................... III‐25 IV. Open Space | Conservation
IV.1 Existing Natural Open Space Conditions .......... IV‐1 IV.2 Urban Open Space Concept and Illustrative .... IV‐2 IV.3 Open Space Statistical Summary ................... IV‐12 IV.4 Conceptual Plan Landscape Zones .................. IV‐15 IV.5 Stormwater Quality Strategies ...................... IV‐21 IV.5.1 Purpose and Background
IV.5.2 Goals for University District
V. Transportation | Circulation
V.1 Mobility Is Key .................................................. V‐1 V.2 Circulation Concept and Illustrative ................. V‐2 V.2.1 Urban Form and Circulation
V.2.2 Parking and Transportation Demand
Management
278
Table of Contents: ii University District | San Marcos V.2.3 “Park Once” Strategy
V.2.4 Sprinter Line and Bus Transit Services
V.3 Intra‐City Shuttle ............................................ V‐12 V.34 Roadway System Improvements .................. V‐126 VI. Form‐Based Code
VI.1 Introduction .................................................... VI‐1 VI.2 Regulating Plans ............................................. VI‐5 VI.3 Block Standards ............................................ VI‐12 VI.4 Street Type Standards ................................... VI‐14 VI.5 Public Park and Gathering Space Standards .. VI‐39 VI.6 Building Type Standards ................................ VI‐57 VI.7 Frontage and Projection Standards ........... VI‐1242 VI.8 Architectural Standards and Guidelines ..... VI‐1364 VI.9 General Landscaping Standards ................. VI‐1397 VI.10 Business Identification Sign Standards ....... VI‐1475 VI.11 Definitions ................................................. VI‐1564 VII. District Signage | Public Art
VII.1 Community Identity ....................................... VII‐1 VII.2 Permanent Sign Types ................................... VII‐3 VII.2.1 District Identity Statement (Sign Type A)
VII.2.2 Gateway Signs
VII.2.3 Way‐Finding Signs
VII.2.4 General Provisions for District Identity
Statement, Gateway Signs, and Wayfinding Signs
VII.2.5 Neighborhood Identification
VII.2.6 Site / Facility Identification
VII.2.7 Street Name Sign Treatments
VII.3 Art in Public Places Program .......................... VII‐9 VII.3.1 Program Requirements
VII.3.2 Guidelines for Public Art
VII.3.3 Review Processing
VIII. Infrastructure | Utilities | Public Services
VIII.1 Sustainable Infrastructure .............................. VIII‐1 VIII.2 Water System ............................................... VIII‐2 VIII.2.1 Study Area
VIII.2.2 Projected Water Demands
VIII.2.3 Water Demand Comparison
VIII.2.4 Existing Water Facilities
VIII.2.5 Proposed Water Facilities
VIII.3 Sewer System .............................................. VIII‐10 VIII.3.1 Study Area
VIII.3.2 Projected Sewer Flows
VIII.3.3 Sewer Flow Comparison
VIII.3.4 Existing Sewer Facilities
VIII.3.5 Proposed Sewer Facilities
VIII.4 Flood Control and Storm Drainage ............... VIII‐19 VIII.5 Solid Waste Disposal .................................... VIII‐22 VIII.6 Public Services ............................................. VIII‐22 VIII.6.1 Schools
VIII.6.2 Fire Protection
VIII.6.3 Police Protection
VIII.6.4 Libraries
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University District | San Marcos Table of Contents: iii IX. Implementation | Administration
IX.1 The “Next Steps” ............................................. IX‐1 IX.2 Specific Plan Adoption .................................... IX‐2 IX.2.1 Heart of the City Specific Plan Amendment
IX.2.2 General Plan Amendment
IX.2.3 Zoning Ordinance Amendment
IX.3 Environmental Analysis .................................... IX‐4 IX.3.1 Addendum to the 2009 Program EIR for the
University District Specific Plan Amendment
IX.3.2 Program EIR for 2009 University District Specific Plan Amendment
IX.4 Specific Plan Implementation .......................... IX‐7 IX.4.1 Conflicting Regulations
IX.4.2 Severability
IX.4.3 City‐Initiated Marketing Program
IX.4.4 Financing Public Improvements
IX.4.5 Affordable Housing
IX.4.6 Legal, Non‐Conforming Uses
IX.4.7 Lot Consolidation
IX.5 Development Review Process ....................... IX‐22 IX.5.1 Pre‐Application Consistency Review
IX.5.2 Master Development Plan (If Applicable)
IX.5.3 Site Development Review
IX.5.4 San Marcos Development Advisory Committee
IX.5.5 Interpretation, Administration and Enforcement
IX.5.6 Appeal
IX.6 Specific Plan Amendment ............................. IX‐25 IX.6.1 Administrative Amendments
IX.6.2 Formal Amendments
IX.7 Minor Deviations ........................................... IX‐29
A. Appendix
A.1 University District Parcel Ownership Matrix
A.2 Parking and Transportation Demand Management
Strategies (PDM and TDM)
A.3 Water System Analysis
A.4 Sewer System Analysis
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Table of Contents: iv University District | San Marcos LIST OF FIGURES
I.A Regional Location Map ............................................... I‐3 I.B Heart of the City Specific Plan Area Map ..................... I‐4 I.C University District Specific Plan Site Map ..................... I‐5 I.D Aerial Vicinity Map ....................................................... I‐6 I.E Parcel Ownership Conceptual Plan Overlay .............. I‐10 III.A Existing Development Patterns ................................ III‐3 III.B Photos of Existing Land Uses – East Side .................. III‐4 III.C Photos of Existing Land Uses – West Side ................. III‐5 III.D Conceptual Land Use Illustrative ............................... III‐7 III.E Neighborhoods/Districts Illustrative .......................... III‐8 III.F Commercial/Retail Core Enlarged Plan ................... III‐10 III.G Commercial/Retail Core Perspective ...................... III‐11 III.H Student Housing Village Enlarged Plan .................. III‐13 III.I Student Housing Village Perspective ...................... III‐14 III.J Mixed‐Use Center Enlarged Plan ............................. III‐16 III.K Mixed‐Use Center Perspective.................................. III‐17 III.L Office/Commercial District Enlarged Plan ............... III‐19 III.M Office/Commercial District Perspective ................... III‐20 III.N Residential Neighborhood Enlarged Plan ................ III‐22 III.O Westside Residential Neighborhood Perspective .... III‐23 IV.A Parks, Plazas, and Open Space Plan ......................... IV‐3 IV.B East Urban Plaza Perspective ................................... IV‐4 IV.C East Paseos Enlarged Plan ......................................... IV‐5 IV.D Twin Oaks Plaza (East) Enlarged Plan ....................... IV‐6 IV.E Knoll Park and Trail Perspective ............................... IV‐8 IV.F Creek Trail Pedestrian Bridge Cross Section ............. IV‐9 IV.G Wetland Trail and Open Space Enlarged Plan ......... IV‐10 IV.H Landscape Zones Diagram ...................................... IV‐16 IV.I Menu of SWQ Strategies ......................................... IV‐24 IV.J1 Conceptual Plan SWQ Strategies for Public
Rights‐of‐Way (West) .............................................. IV‐25 IV.J2 Conceptual Plan SWQ Strategies for Public
Rights‐of‐Way (East) ............................................... IV‐26 V.A Required Streets Diagram ......................................... V‐4 V.B Pedestrian and Bicyclist Linkages Diagram ............... V‐5 V.C Pedestrian and Vehicular Gateways Diagram ............ V‐6 V.D Sprinter Line Stations and Route ............................. V‐11 V.E TDM Route (Phase 1) ............................................... V‐13 V.F TDM Route (Phase 2) ............................................... V‐14 V.G TDM Route (Phase 3) ............................................... V‐15 V.EH Planned Craven Road & Discovery Street
Intersection Improvement .................................... V‐1620 VI.A Street Type Regulating Plan ..................................... VI‐7 VI.B Building and Public Space Regulating Plan ............... VI‐8 VI.C Building Height Regulating Plan ............................... VI‐9 VI.D1 Conceptual Grading Plan (West) ............................. VI‐10 VI.D2 Conceptual Grading Plan (East) .............................. VI‐11 VI.E Street Tree Diagram ............................................... VI‐33 VI.F East Urban Plazas Enlarged Plan ............................ VI‐42 VI.G Typical East Paseo Conceptual Plan ....................... VI‐44 VI.H Typical West Paseo Conceptual Plan ...................... VI‐44 VI.I Twin Oaks Plaza (East) Conceptual Plan ................. VI‐46 VI.J Knoll Park Conceptual Plan ..................................... VI‐50 VI.K Creek Trail / West Creek Park Conceptual Plan ....... VI‐52 VI.L Creek Trail / East Creek Park Conceptual Plan ........ VI‐54 VI.M Wetland Trail / Open Space Conceptual Plan ......... VI‐56 VII.A Conceptual District Sign Program Plan .................... VII‐8 281
University District | San Marcos Table of Contents: v LIST OF FIGURES (CONTINUED)
VIII.A Existing Major Water Facilities ........................... VIII‐5 VIII.B1 Proposed Water Facilities (West) ........................ VIII‐8 VIII.B2 Proposed Water Facilities (East) .......................... VIII‐9 VIII.C Existing Major Sewer Facilities ......................... VIII‐12 VIII.D1 Proposed On‐Site Sewer Facilities (West) ........ VIII‐14 VIII.D2 Proposed On‐Site Sewer Facilities (East) ........... VIII‐15 VIII.E Proposed Off‐Site Sewer Facilities .................. VIII‐18 VIII.F1 Storm Drain System (West) ............................... VIII‐20 VIII.F2 Storm Drain System (East) ................................ VIII‐21 LIST OF TABLES
I.A General Plan Consistency ........................................... I‐16 I.B General Plan Consistency for the 2021 UDSP
Amendment ............................................................... I‐27 III.A Land Use Statistical Summary ............................... III‐24 IV.A Open Space Statistical Summary ........................... IV‐12 IV.B Conceptual Plant Palette – Perennials .................... IV‐18 IV.C Conceptual Plant Palette – Shrubs / Groundcovers IV‐19 IV.D Conceptual Plant Palette –Trees ............................ IV‐20 V.A Trip Generation
Comparison ........................................................... V‐1721 V.B Specific Plan Traffic Generation ........................... V‐1822 VII.A Art Allocation Formulas ......................................... VII‐10 282
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“A mix of uses must insure the presence of people who go outdoors on different schedules and are in the place for different purposes, but who are able to use many facilities in common.” - Jane Jacobs, The Death and Life of Great American Cities I. INTRODUCTION
I.1Heart of the City Specific Plan Background
The original Heart of the City Specific Plan was
adopted on January 12, 1988 and provided the
regulatory framework for approximately 1,500
acres within the core area of the City of San Marcos.
This downtown core was planned to include a full
range of civic, commercial, business park, office,
residential, and institutional land uses.
Now, more than forty years later, much of the
planned development within the heart of the City
has been realized. California State University San
Marcos (CSUSM) is now one of the fastest growing
CSU schools, boasting 17,000 students, with plans
to expand up to 25,000. Kaiser Permanente broke
ground on a 7-story hospital, set to open in 2023.
The San Marcos Creek District Specific Plan (Creek
District) project has officially started construction,
and the San Marcos Civic Center and surrounding
commercial/retail areas, including the main
thoroughfare of San Marcos Boulevard are bustling.
Highway 78 is a heavily utilized corridor connecting
San Marcos to its neighboring North County cities,
complimented by the North County Transit District
(NCTD) Sprinter Light Rail Line, featuring a
dedicated stop within the University District.
(Continued on Next Page)
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Introduction: I-2 University District | San Marcos
(Continued from Previous Page)
The University District Specific Plan serves to update the Heart of the City Specific Plan in a manner that renews its original objectives of a “university village” atmosphere. The University District is located at the core of San Marcos and is an urban mixed-use center of commercial office and retail uses, intermingled with a variety of housing types, as well as strong emphasis on pedestrian movement, community spaces, and mass transit. The focus is keenly on developing a true sense of “Place” that welcomes both business development and family enjoyment.
In keeping with the objectives of the original Heart of the City Specific Plan, the University District concept intends to “attract clean, campus-related and ‘spin-off’ development of a high design quality.” The University District expands the City’s original vision of creating an authentic “Downtown center.”
I.2 District Location
The City of San Marcos is located in northern San Diego County along State Route 78 (State Route 78), between the cities of Vista and Escondido.
The University District project is situated in the heart of San Marcos, with parcels located on both the east and west sides of Twin Oaks Valley Road. The portion located east of Twin Oaks Valley Road is also known as North City. The site is bounded by State Route 78 and San Marcos Creek on the north, and Barham Drive and Discovery Hills on the south (see Figures I.A: Regional Location Map, I.B: Heart of the City Specific Plan Area Map, and I.C: University District Specific Plan Site Map).
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University District | San Marcos Introduction: I-3
Figure I.A: Regional Location Map
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Figure I.B: Heart of the City Specific Plan Area Map
Figure I.B Heart of the City Specific Plan Area Map
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Figure I.B Heart of the City Specific Plan Area Map
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University District | San Marcos Introduction: I-5
Figure I.C: University District Specific Plan Site Map
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University District | San Marcos Introduction: I-5
Figure I.C: University District Specific Plan Site Map
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Introduction: I-6 University District | San Marcos
Figure I.D. Aerial Vicinity Map
Figure I.D. Aerial Vicinity Map
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Introduction: I-6 University District | San Marcos
Figure I.D. Aerial Vicinity Map
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University District | San Marcos Introduction: I-7
I.2.1 Relationship to California State University San Marcos While officially founded in 1989, the first phase of construction for California State University San Marcos (CSUSM) was successfully completed in 1992 on a 304-acre hillside overlooking the heart of the City of San Marcos. The campus is located immediately adjacent to the southeast section of the University District project site, known as North City. North City now features several extensions of CSUSM, including the Quad student housing and the CSUSM Extended Learning Building, which features a pedestrian bridge across E. Barham Drive to physically connect CSUSM and North City. (see Figure I.D:
Aerial Vicinity Map).
CSUSM maintains a growing student population, with combined undergraduate and graduate program enrollment of over 17,000 students. Approximately 40 percent of freshman students and 10 percent of all undergraduate students currently live on campus. The CSUSM Master Plan forecasts an ultimate build-out of approximately 25,000 Full-Time-Equivalent Students (FTES). The Master Plan emphasizes the need for strong community relations and integration of sustainable design principles for all future facilities.
I.2.2 Relationship to San Marcos Civic Center
The San Marcos Civic Center is located on a 60-acre site along San Marcos Boulevard, Twin Oaks Valley and Mission Roads, adjacent to State Route 78 (see Figure I.D: Aerial Vicinity Map). Construction of the town center complex was completed during the mid- 1990s and includes the City Hall, public library, a multi-purpose community center that opens to an outdoor amphitheater, as well as a four-story, 500-vehicle parking structure.
The Sprinter Rail Line provides public transit access from the train station located immediately adjacent to the Civic Center complex.
Similar to the University District, special attention was given to the Civic Center’s design, especially in creating a seamless transition between indoor and outdoor spaces of City 293
Introduction: I-8 University District | San Marcos
Hall. Emphasis was given to the placement of fountains, walking paths, gardens, landscaping, and public gathering plazas.
I.2.3 Relationship to San Marcos Creek District
The San Marcos Creek District Specific Plan was adopted by the City of San Marcos on August 14, 2007. The Creek District is a 214-acre site located immediately adjacent to and west of the University District project. It also is envisioned as an active pedestrian- oriented and mixed-use commercial center for the downtown area of San Marcos.
As in the Creek District, special preservation and integrated design considerations have been given to the portion of San Marcos Creek that runs east to west along the northern- most boundary of the University District Specific Plan area (see Figure I.D: Aerial Vicinity Map). Concentration of land uses within the core area of the project site, as well as building orientation and placement along the northernmost boundary preserves the natural buffer between the project and Creek.
I.3 Planning Context
I.3.1 Land Ownership and Parcelization
The University District project site is approximately 2053 acres. Currently, three entities own a majority of the project area: the City of San Marcos, Urban Villages San Marcos LLC (the ownership entity behind North City), and Scripps (see Figure I.E: Parcel Ownership Map or Appendix A.1: University District Parcel Ownership Matrix for more details). The remaining parcels, all less than two (2) acres each in size are held by various other property owners.
In 2008, an estimated 50 percent of the total University District project site was vacant.
Since the initial iteration of the University District Specific Plan (UDSP) in 2009, the area has undergone significant transformation and ground up development. North City, in particular, is now a solid foundation of the urban, Downtown setting it will eventually become – currently featuring market-rate housing, multiple restaurants, a fitness center, 294
University District | San Marcos Introduction: I‐9
CSUSM affiliated extensions including student housing, Scripps Medical offices, and creative office space. Concurrently, the UDSP has since been updated several times to allow for the continued intuitive development and evolution of the area.
The western half of the University District is being graded to make room for 600+ for sale family homes, a 20 acre park, and future commercial office and multifamily.
The Specific Plan was approved in November 2009. In June 2014, it was formally amended to take into account certain changes resulting from the impacts of the 2008‐ 2012 recession, as well as the impacts of the internet on the retail marketplace. A formal amendment was initiated in 2021 as well to expand the eastern boundary of the Specific Plan area, address changes to the plan as a result of the dissolution of the Redevelopment Agency, increase building heights, and allow for greater flexibility to achieve superior architectural design. A formal amendment was also initiated in 2025 to incorporate the existing hotel at the southeast corner of Twin Oaks Valley Road and E. Carmel Street and allow the existing self‐storage facility on E. Carmel Street to relocate further to the east and upgrade. Several administrative amendments have also been processed as indicated in the Amendments section located at the beginning of this document. Most significantly, an administrative amendment was approved in 2017 to allow for a Public Private Partnership between Cal State University San Marcos and Urban Villages San Marcos, LLC to build a CSUSM Extended Learning Building within North City. 295
Introduction: I-10 University District | San Marcos
Figure I.E. Parcel Ownership Conceptual Plan Overlay
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Introduction: I‐10 University District | San Marcos
Figure I.E. Parcel Ownership Conceptual Plan Overlay
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University District | San Marcos Introduction: I-11
I.3.2 Planning Process and Community Outreach
In January of 2008, the San Marcos City Council established the University District Task Force (UDTF). Ten members and six alternates were appointed. Members included two City of San Marcos Planning Commissioners, as well as members of the general public and development community.
In addition to being prepared to serve on the committee for a period of 9 to 12 months, the City Council requested the University District Task Force to:
Work with City staff, the City’s consultants, and members of the community to re-evaluate the current Heart of the City Specific Plan in the area of the University District project, given the recent land use and transit developments surrounding the site.
Formulate an amendment to the Heart of the City Specific Plan based on the above re-evaluation, with the goal of expanding on the downtown vision established by the San Marcos Creek Specific Plan.
Evaluate the creation of a “university district” urban core to complement and take advantage of the site’s proximity to CSUSM.
Assist City staff and the City Council in the positive implementation of the Heart of the City Specific Plan Amendment for University District, and work to market the area as a “university district” incorporating student, faculty and other housing types, and the appropriate mix of retail, office, other employment, conference and hotel opportunities.
Coordinate its activities with those of the proposed Town/Gown Commission to ensure that efforts of the Task Force incorporate those planning and design considerations particular to University-serving development.
In addition to completing approximately 15 publicly-noticed University District Task Force meetings throughout 2008 and 2009, the City of San Marcos hosted two public workshops in May 2008 for community members to participate in the University District planning process.
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Introduction: I-12 University District | San Marcos
The prominent themes that emerged from these workshops, and which have been addressed throughout this Specific Plan, included the community’s desire to:
Integrate Low Impact Development (LID) and sustainable design features, emphasizing the need to consider orientation of solar panels so as not to disturb adjacent residential neighborhoods with panel reflections. Provide drought-tolerant and California native landscaping; use recycled water. Celebrate the historical context of Russian settlers who lived in the project area. Provide a range of residential units for students, faculty, families, and seniors. Maintain and enhance strong physical connections between the University District, CSUSM, Civic Center, San Marcos Creek, project parks, and the Sprinter Rail Line.
Provide a trolley/shuttle loop system for University District residents and visitors to access different areas of the University District.
Design streetscape improvements to offer a variety of landscape and hardscape treatments. The goal is to soften sidewalks, but make them visually interesting. Design varied articulation of building forms, which have strong presence immediately adjacent to pedestrian sidewalk space.
Provide internal project walking trails, and make certain those pedestrian corridors connect with the San Marcos trails master plan, wherever possible. Incorporate granite, to be salvaged from the Knoll Park area, in some of the sidewalk and/or plaza areas of the site.
Provide gathering plazas for large community events and/or live performances. Identify strong gateway/entry areas to the University District project. Provide commercial and office uses along State Route 78, to block freeway noise. Design parking structures that feel open, well-lit, and comfortable. Focus parking structures along the eastern-most boundary of the University District, since the Sprinter Line already acts as a barrier to that edge of the District. Design parking structures that are screened, and which maximize joint use opportunities between neighboring land uses.
Reduce reliance on automobiles by integrating housing, employment, and recreational uses within a concentrated area.
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University District | San Marcos Introduction: I-13
In 2021 an amendment to the University District Specific Plan was initiated to allow for greater building heights, convert Mid-City Lane to a pedestrian paseo, remove the SR-78 flyover and Discovery Street pedestrian bridge, expand the eastern boundary of the Specific Plan area, tweak the land use allocations, and add flexibility to the form-based code requirements. A public workshop was held at the City of San Marcos Community Center on November 8 th, 2021. In addition, pop-up outreach occurred at the Winter Market on December 5, 2021 and at North City farmer’s markets. Two additional workshops were held in North City by the applicant on February 28, 2022 and March 28, 2022. Public comments were considered during the processing of the amendment. The following is a summary of the input received and how concerns were addressed:
There was a mix of concern and support for greater building heights. Some people felt taller buildings would detract from the suburban character of San Marcos while others endorsed the concept and expressed excitement at the prospect of the additional public spaces that would be created. An additional commitment of 1.5 acres of urban open space has been added to the plan due to the increased building heights. In addition, if the elementary school is not constructed, the applicant has agreed to offer approximately four acres of that site to the City of San Marcos for purchase to expand Knoll Park. Many people expressed support for the high-quality buildings that have already been constructed in North City and were excited about the additional development that could occur as a result of the proposed amendments. Potential traffic impacts were a major concern, particularly with regards to removal of the SR-78 flyover. It was explained that the proposal decreases vehicular trips due to the reduction in commercial retail square footage and that the traffic study has confirmed that the circulation network would function adequately without the bridge.
There was some opposition to removing the pedestrian bridges from the plan. In response to this concern, the bridge over Twin Oaks Valley Road was reinserted into the Specific Plan. Only the pedestrian bridge over Discovery Street was removed since a landing for the bridge was not provided for in the entitlements for the Discovery Village South development.
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Introduction: I-14 University District | San Marcos
School overcrowding was another prominent concern. The Specific Plan already has a site set aside for an elementary school if the San Marcos School District decides to construct a facility within the plan area. The amendment would not result in additional students since no changes were proposed to the residential unit count. To offset the demand on school services, school impact fees are required to be paid prior to the issuance of building permits. There was also a desire to ensure that affordable housing be provided. It was explained that the project is required to set aside 15 percent of the residential units as affordable for low and moderate income households. More information has been incorporated into the Specific Plan to indicate when those units would need to be provided.
Some workshop participants expressed concern regarding adequate parking for the project. Several parking structures would be provided. The applicant explained that the market demands a certain amount of parking. The developer will build what is needed to ensure the success of the project. No changes are proposed to the parking requirements in the Specific Plan. Current data demonstrates that more parking has been built to date (approximately 1.7 spaces per unit) than what is actually being utilized (approximately 1.3 spaces per unit).
The mix of uses and proximity of the site to public transit allow residents the opportunity to get around without a car and car ownership has been declining.
I.4 Legal Context
I.4.1 Authority to Prepare
Cities are authorized to adopt Specific Plans by California Government Code (Title 7, Division 1, Chapter 3, Article 8) Sections 65450 through 65457, in order to systematically implement their General Plan. Specific Plans may be adopted by resolution or as regulations by ordinance. The City of San Marcos will adopt the University District Specific Plan by ordinance, requiring public hearings by both the Planning Commission and City Council.
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University District | San Marcos Introduction: I-15
The University District Specific Plan is a regulatory plan constituting the development concept and zoning for the subject properties. Site or Master Development Plans, tract or parcel maps, development agreements, local public works projects, zoning ordinances (Government Code Sections 65455, 65867.5(b)), and any action requiring ministerial or discretionary approval related to the University District project must be consistent with the final adopted University District Specific Plan.
Furthermore, California Government Code Section 65302.4 authorizes the General Plan, and the zoning ordinances that implement the General Plan, to express community intentions regarding urban form and design. It formally allows mixed-use developments and provides for the regulation of relationships between buildings, as well as between buildings and outdoor public areas, including streets. As an ordinance implementing the General Plan, Chapter VI – Form-Based Code of the University District Specific Plan expresses and codifies the community’s intention regarding urban form and design.
I.4.2 General Plan Consistency
The City of San Marcos General Plan was originally adopted in 1987 and has had individual Elements amended at different times over the last 20 years (i.e. Land Use and Open Space/Conservation Elements in 1995; Circulation Element in 1999; Housing Element in 2005). A comprehensive update was approved in 2012. The San Marcos General Plan serves as the blueprint for future growth and development within the City limits. Table I.A: General Plan Consistency outlines the University District Specific Plan’s consistency with the City’s General Plan goals for the Land Use, Circulation, Housing, Conservation and Open Space, Safety, and Noise Elements in effect when the Specific Plan was approved.
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Table I.A: General Plan Consistency
Land Use Element
Goal:
Influence and control the rate and distribution of growth within the City in a manner reflecting the needs and
desires of its citizens and reinforcing the quality and stability of the community.
Consistent
The District is located in an underutilized infill area within the Barham/Discovery community that is slated for development by the General Plan. It is surrounded by existing development, including the Civic Center, CSUSM, commercial development, and Kaiser Permanente Medical Center.
It is situated at the major intersection of SR 78 and Twin Oaks Valley Road.
The District’s original development concept and yields (i.e. number and type of residential units, square-footage of land uses, and location) reflects citizen input gathered from the University District Task Force meetings held over a one-year period, two community workshops, meetings with representatives of CSUSM and San Marcos School District, as well as elected City officials and all department staff. Project build-out will be governed by proven market demand rather than speculative timing.
Goal:
Achieve a balance and compatibility between land uses
to assure the maximum social and economic benefit to
the City and its citizens.
Consistent
The District is designed to create a vibrant, 24-hour live/work/play neighborhood, with compatible land uses which are internally and externally complementary to neighboring land uses such as CSUSM, Creek District, Civic Center, residential neighborhoods, and the Kaiser Hospital.
Goal:
Ensure the maintenance and enhancement of the
Community environment through preservation of the
City’s unique natural and cultural resources for the future benefit and enjoyment of its citizens.
Consistent
The District is designed to maintain and emphasize significant natural features of the project area, including the existing knoll, its view-shed down to the Creek, and the open space buffer and passive recreation trails and parks along the Creek. The District is also facilitating buildout of the CSUSM area and the availability of services typically found close to a university environment.
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Table I.A: General Plan Consistency
Barham/Discovery Community Plan
Goal:
Establish land uses that will maintain a balanced
community by preserving the natural resources of the
community while promoting housing, employment,
commercial, educational, open space and recreational
needs and development of the neighborhood.
Consistent
Given its nature as an urban mixed-use area, maintaining a balanced community and preservation of natural resources is inherent to the District concept. This project has been designed to include diverse housing (i.e. student, faculty, family, senior; affordable, market rate; for sale, rental) and employment opportunities for the community (i.e. technology, educational, medical, professional, construction, high-end retail/restaurant, maintenance, etc.). Further, the University District conceptual plan maintains a strong synergy with the University faculty and students through program connections, including housing and student services, as well as provides a location for a future elementary school. Both schools have recreational facilities, but neighborhood and Knoll park facilities have been designed to include a variety of recreational amenities for both residents and District visitors.
Community Identity
Goal:
Establish a cohesive community identity which provides
opportunities to achieve housing, industrial and
commercial development with consistent and compatible
architectural design and themes.
Consistent
The Specific Plan provides a clear vision for the identity of University District through incorporation of a Form-Based Code (Chapter VI), which details standards related to the urban form of blocks, street types, streetscape improvements, and building types. Development within the District has and will be held to a high standard of creating an urban mixed-use core that exhibits a common architectural vernacular throughout, is cohesive in form, and which promotes themes related to walkability, physical connections to internal project and City-wide trails/parks, articulated building character and visual interest, public gathering plazas, and integrated landscaping reflective 304
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Table I.A: General Plan Consistency
of Low-Impact Development (LID) design features. Further, this Specific Plan includes a District Signage component (Chapter VII), which provides high- level descriptions of the type and location of District identity signs. A separate master sign program for all of University District will be prepared.
Residential
Goal:
Provide a variety of housing types to ensure the
maintenance of the character of the area and to
accommodate the needs of the different socio-economic
segments of the Community.
Consistent
The District has been designed to allow for diverse housing for students, faculty, families, and seniors. For sale and rental units will be provided, as well as market rate and affordable units. Fifteen percent of all dwelling units (net of student units) will be reserved as affordable for low- and moderate-income households.
Goal:
Ensure that residential development is sensitive to the hillside character of the Community.
Consistent
The knoll which exists on the west side of Twin Oaks Valley Road is the only prominent topographical feature within the project area. The University District conceptual plan has been designed to preserve the majority of this knoll for open space and as a natural recreation area for community residents and visitors. Additionally, residential and mixed-use developments in the vicinity of the knoll have been designed to respect the natural setting and complement the existing topography.
Commercial
Goal:
Encourage and promote the location and design of
commercial development to serve the Community as well
as the regional market associated with the 78 freeway.
Consistent
The District will include freeway commercial buildings on land immediately adjacent to and south of State Route 78. Ample opportunities for high-end retail and community-serving commercial development throughout the District have been integrated into the University District conceptual plan.
Further, this Specific Plan includes a District Signage component (Chapter VII), which provides high-level descriptions of the type and location of District identity signs. A future master sign program will provide details on a 305
University District | San Marcos Introduction: I-19
Table I.A: General Plan Consistency
consistent theme for the State Route 78 corridor, which will promote North City as the downtown core of San Marcos.
Open Space, Parks and Recreation
Goal:
Establish an open space hierarchy which will provide
recreational and educational facilities and opportunities serving the community.
Consistent
This Specific Plan provides for natural open space, public parks, recreational facilities, and community serving plazas and paseos throughout the District, including dedicated neighborhood parks and open space areas. The District includes complementary uses to CSUSM, which will allow for students, faculty and staff to live in the District, and utilize the campus facilities. The Creekside and Wetland Trails on the west side of the District will provide open space and passive recreation opportunities that provide connections to the Creek District urban trail system, which will provide pedestrian and bicycle connections as well as continuous open space for passive recreation and habitat preservation. The District also allows for a K-6 elementary school on 8 net usable acres (10 total acres) adjacent to the Knoll Park. The Project Team and Task Force has collaborated with the San Marcos School District on the location of the school site in order to facilitate shared use of the active recreation opportunities (ball courts, sports fields, etc.) between students and community members.
Circulation
Goal:
Develop and implement a community circulation network
that will serve the needs of the residents and link with the overall City circulation network.
Consistent
The District circulation plan is centered on traffic demand management, including the compact layout of land uses within the street system, implementation of traffic calming measures such as roundabouts, and provisions for alternate modes of transportation, including accessibility to light rail, bus lines, bicycle routes and pedestrian-friendly streets. The urban trail system will link pedestrians and cyclists to neighboring uses, including 306
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Table I.A: General Plan Consistency
the Creek District, and to CSUSM via a pedestrian bridge across Barham Drive.
Circulation Element
Goal:
Develop a safe, convenient, and un-congested circulation system.
Consistent
The District circulation plan is centered on traffic demand management, including the layout of the street system, implementation of traffic calming measures such as roundabouts, and provisions for alternate modes of transportation, including accessibility to light rail, both intra-city bus lines and linking major uses in the larger San Marcos region, bicycle networks and pedestrian-friendly streets. The urban trail system will link pedestrians and cyclists to neighboring uses, including the Creek District, and to CSUSM via a pedestrian bridge across Barham Drive.
Goal:
Develop and manage a street and highway system which
accommodates future growth while maintaining
acceptable levels of service.
Consistent
The traffic demand management measures that will be implemented within the District will encourage “park-once” strategies, parking option incentives, carpooling and use of alternate modes of transportation. The pedestrian bridges over Twin Oaks Valley Road and Barham Drive, the proximity to the Sprinter Light Rail, and the proposed integrated pedestrian and bicycle path systems will allow for and encourage circulation without cars.
Goal:
Ensure that residential areas are protected from major
impacts of the circulation system.
Consistent
Though the entire District is zoned to be mixed-use, individual neighborhoods have an emphasis on residential uses (refer to Chapter III, Land Use Framework). The circulation system within the primarily residential neighborhoods have low design speeds (25 mph), and other traffic calming measures such as roundabouts to protect residents and visitors from traffic impacts.
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Table I.A: General Plan Consistency
Goal:
Develop and maintain a circulation system which pre-
serves significant scenic and open space amenities.
Consistent
The layout of the conceptual plan and the street network, particularly on the west side, is designed to complement the topography and scenic resources, specifically the Knoll and the view shed to and along San Marcos Creek. The implementation of LID strategies, including median swales and continuous tree placement, will contribute to scenic resources and provide more passive recreation opportunities when compared to a conventional development of green space.
Alternative Transportation Modes Goals, Policies and Implementing Strategies Goal:
Provide a multi-modal transportation system that
encourages efficient use of existing and future facilities.
Consistent
The District is accessible by existing Sprinter Light Rail, and provides complete streets that will encourage circulation by bicycles and pedestrians.
The District will also provide an integrated public transportation system, that links internally and also with neighboring and regional uses, such as CSUSM and Palomar College, among others. Additionally, the pedestrian bridges over Twin Oaks Valley Road and Barham Drive will allow for and encourage pedestrian connectivity with CSUSM.
Goal:
Maximize traffic safety for the elderly and handicapped, transit users, bicycle riders, pedestrians, and trail users.
Consistent
The District’s compact design and layout of street network provides inherent traffic-calming measures, and the complete streets provide bicycle lanes and wide sidewalks. A city-funded shuttle system would provide opportunities for all users to travel within the District, with frequent stops to ensure accessibility to users. The design speeds of the internal roadways range from 15 to 25 mph, except for Barham Drive, Twin Oaks Valley Road, and Discovery Streets. Pedestrian bridges over Barham Drive and Twin Oaks Valley Road serve to reduce traffic impacts on pedestrians, cyclists, and motorists. All bridges, bus shelters, and crosswalks will be ADA-compliant, and most major roadways within the District will have bicycle lanes.
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Table I.A: General Plan Consistency
Goal:
Support Light Rail in order to reduce traffic demands on their major thoroughfares.
Consistent
The high density mixed-use urban development is immediately adjacent to the Sprinter Light Rail, and will contribute to reduced traffic demand by implementing “park-once” strategies and fostering a pedestrian-friendly neighborhood with multiple uses in close proximity.
Housing Element
Goal:
Encourage the development of a variety of housing
opportunities with emphasis on providing housing which
meets the special needs of the community.
Consistent
The District emphasizes an urban neighborhood, and includes up to 800 units for student housing, located directly across the street from CSUSM. The Specific Plan also requires that 15% of all dwelling units (net of student units) be affordable for low- and moderate-income households. The District’s original development concept and yields (i.e. number and type of residential units, square-footage of land uses, and location) reflects citizen input gathered from the publicly-held University District Task Force meetings held over a year period, two community workshops, meetings with representatives of CSUSM and San Marcos School District, as well as elected City officials and all department staff.
Goal:
Protect, encourage and provide housing opportunities for persons of low and moderate income.
Consistent
The Specific Plan requires that 15% of all dwelling units be affordable (net of student units) for low- and moderate-income households, and includes up to 800 units for student housing, located directly across the street from CSUSM. 309
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Table I.A: General Plan Consistency
Goal:
Promote equal opportunity for all residents to reside in housing of their choice.
Consistent
The District will include a varied mix of housing types within an urban setting, including single-family residences, town-homes, apartments, and live-work lofts. Housing opportunities exist throughout the District, from the core mixed-use areas to the more residential neighborhoods.
Conservation and Open Space Element
Goal:
Preserve the natural resources of the planning area,
including dominant landforms, plant and animal habitats, and water courses.
Consistent
The District is designed to maintain and emphasize significant natural features of the project area, including the knoll, its view shed down to the Creek, and the open space buffer and passive recreation trails and parks along the Creek. The University District conceptual plan has been designed to preserve the majority of the knoll for open space and as a natural recreation area for community residents and visitors. Additionally, residential developments in the vicinity of the knoll have been designed to respect the natural setting and complement the existing topography. The District conceptual plan provides a buffer zone between the Creek habitat and the recreational trail, and will preserve the wetland area to the far west of the project site.
Goal:
Develop and maintain a complete parks and recreation
open space system within the planning area.
Consistent
The District is designed to maintain and emphasize significant natural features of the project area, including the knoll, its view shed down to the Creek, and the open space buffer and passive recreation trails and parks along the Creek. This Specific Plan provides for open space and recreational facilities throughout the District, including dedicated neighborhood parks and open space areas. The District includes complementary uses to CSUSM, which will allow for students, faculty and staff to live in the District, and utilize the campus facilities. Additionally, the Creekside and Wetland Trails on the west side of the District will provide open space and passive recreation 310
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Table I.A: General Plan Consistency
opportunities that provide connections to the Creek District urban trail system, which will provide pedestrian and bicycle connections as well as continuous open space for passive recreation and habitat preservation.
Goal:
Retain open space areas for public safety.
Consistent
The District is designed to maintain and emphasize significant natural features of the project area, including the knoll, its view shed down to the Creek, and the open space buffer and passive recreation trails and parks along the Creek.
Goal:
Promote contiguous development of vacant land.
Consistent
The compact layout and density of the District provides the ideal infill development opportunity that complements neighboring land uses, including the Creek District, Discovery Hills, and CSUSM and extends existing street and utility infrastructure to enable development of adjoining properties in a manner consistent with the General Plan and zoning for those parcels.
Goal:
Ensure a high level of air and water quality.
Consistent
The District’s emphasis on sustainability and on using Low Impact Development strategies throughout the project site to manage storm water will ensure a high level of water quality, as will the implementation of Best Management Practices (BMPs) and a Storm Water Pollution Prevention Plan prepared to meet Regional Water Quality Control Board requirements. The compact layout of the land uses and circulation system, the emphasis on walkability and public transportation, the provision of bicycle paths and facilities, and the comprehensive Traffic Demand Management (TDM) Program that is integrated into the Plan will reduce reliance on automobiles and lessen vehicle emissions. The District’s design commitment to sustainability and energy efficient buildings will reduce greenhouse gas emissions when compared to the “business-as-usual” development without these measures, thereby ensuring a high level of air quality, as analyzed in the 311
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Table I.A: General Plan Consistency
air quality assessment and global climate change evaluation contained within the Environmental Impact Report (EIR).
Goal:
Promote the use of energy conservation measures.
Consistent
The District’s integrated approach to the promotion of energy conservation includes its emphasis on sustainability, the specific policies regarding energy efficiency, conservation and renewable energy production, as well as the comprehensive Traffic Demand Management Program that will encourage non-vehicular circulation. Thoughtful design and placement of pedestrian paseos, plazas, and other urban open spaces will enhance the walkability of internal streets within the District.
Goal:
Plan for, acquire, develop and maintain a system of local parks and recreation facilities which meet the needs of the residents of San Marcos.
Consistent
The Specific Plan provides for open space and recreational facilities throughout the District, including dedicated neighborhood parks and open space areas on the Knoll, and adjacent to San Marcos Creek. The housing opportunities for students, faculty and staff will allow those residents to take advantage of the proximity to the campus’ recreation facilities. The walkability of the internal streets will encourage passive recreation within the District.
Goal:
Plan for, implement and maintain a city-wide network of trails for bicycle, pedestrian, and equestrian use.
Consistent
The District’s compact design and layout of street network includes provision of complete streets that provide bicycle lanes and wide sidewalks throughout the District, and trails that connect to the Creek District’s urban trail system.
Safety Element
Goal:
Minimize injuries, the loss of life, and property damage resulting from hazards within the planning area.
Consistent
The District will be developed subject to implementation of any and all applicable codes, regulations, and ordinances, as well as the mitigation measures and regulatory requirements outlined in the Environmental Impact 312
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Table I.A: General Plan Consistency
Report (EIR) to reduce risk of injuries, loss of life, and property damage as a result of local hazards.
Noise Element
Goal:
Reduce noise to acceptable noise levels in adjacent areas.
Consistent
The District will be developed subject to implementation of any and all mitigation measures and regulatory requirements as outlined in the Environmental Impact Report (EIR) to reduce noise levels to acceptable levels, including compliance with Title 24 of California Code of Regulations and the Title 17 of the City’s Municipal Code.
I.4.3 Relationship of the 2021 UDSPA to the 2012 General Plan Since the adopted 2012 General Plan was in effect at the time the 2021 amendment was approved, the following table addresses the consistency of the Specific Plan Amendment to the goals and policies of the current General Plan. The most significant revisions made as a result of the 2021 amendment to the UDSP are increases to the allowable building heights, the addition of approximately eight acres to the eastern boundary of the Specific Plan area, and the removal of the Johnston Street Bridge (also known as the SR-78 flyover) and the Discovery Street pedestrian bridge. Other revisions modify the development regulations and land uses to permit greater flexibility to allow for better architectural design and respond to changing market conditions. The amendment also includes general clean-up revisions, such as modifications to terminology to reflect current nomenclature used by the City of San Marcos. These revisions are consistent with the goals and policies of the current General Plan which promote walkable, mixed-use development near public transit, an adequate jobs/housing balance, a healthy economy, a variety of housing options, and sustainable development.
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Table I.B: General Plan Consistency for the 2021 UDSP Amendment Land Use and Community Design Element
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.
Consistent
Property added to the eastern end of the Specific Plan area along Carmel Street would be designated for residential use. The adjacent land uses would allow residents the ability to walk, bike, or utilize public transit. It is located within ¼ mile or 5-minute walk of the Cal State San Marcos Sprinter Station at La Moree Road providing easy access to various mobility choices. The site is also within walking distance of a variety of uses and employment opportunities. In addition, the development would be subject to the architectural guidelines in the Specific Plan, contributing to a cohesive character for the area.
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.
Consistent
The addition of residential uses along Carmel Street contributes to a compatible mix of land uses and would place residents within close proximity to existing and future employment opportunities. Allowing for additional residential uses within close proximity to the existing light industrial and business park uses increases opportunities to live adjacent to areas of employment. Employers are also drawn to communities where there are a variety of nearby housing options for their workers. This is a desirable location in which to focus higher intensity development due to the proximity to the University and the Sprinter Station. These factors are also catalysts for additional growth and investment in the area.
Policy LU-2.1:
Promote compact development patterns that reduce air
pollution and automobile dependence and facilitate
walking, bicycling, and transit use.
Consistent
The land use change promotes a compact development pattern that encourages walking, bicycling, and public transit use, and creates a greater mix of uses east of the rail line to further smart growth objectives. 314
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Table I.B: General Plan Consistency for the 2021 UDSP Amendment Policy LU-3.9:
Review SANDAG’s Regional Transportation Plan/
Sustainable Communities Strategy each time the City
reviews and updates its General Plan and any specific plan, strategy, and zoning, to ensure overall consistency among all of these plans and strategies, and allow for associated CEQA streamlining and eligibility for State transportation funding.
Consistent
The proposed residential site is located within a Smart Growth Opportunity Area on SANDAG’s Smart Growth Concept Map. It is identified as a Town Center where new and higher density development should be directed. The site would be developed at a density of approximately 40 dwelling units per acre and would contribute towards the development of a dense, compact urban form that helps promote public transit use. By introducing residential uses to the area, the amendment would contribute to the City’s transit- oriented development goals by increasing density in an area that already has access to light rail. The subject property is closer to the Cal State San Marcos Sprinter Station at La Moree Road than other parts of the UDSP. It is located less than 1/4 mile or within an approximate 5-minute walk of this station.
Policy LU-5.1:
Create unique mixed use districts with public spaces and vertical massing to create sense of place.
Consistent
The amendment increases building heights to create more public spaces, enhance the skyline, contribute to an inviting arrival experience at key gateways/intersections, and accommodate the residential densities already approved within the Specific Plan. The previous regulations were too restrictive and would have resulted in less variety and fewer housing units being constructed.
Policy LU-5.2:
Establish a “downtown” as a focal point for the San Marcos community and an attraction for North County.
Consistent
The UDSP is intended to be the “downtown” for San Marcos. Increased building heights help to create a vibrant downtown with a more interesting and varied skyline that serves as a focal point for the San Marcos community.
The revisions also allow for greater public open space/gathering areas for the community.
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Table I.B: General Plan Consistency for the 2021 UDSP Amendment 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.
Consistent
The greater building heights allow for additional public open space to be provided at the ground level which can function as community gathering areas. The revisions to the development regulations also permit the establishment of courtyards, plazas, outdoor lobbies, and other features that result in a more pedestrian-friendly environment.
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.
Consistent
The UDSP already requires high quality architecture along SR-78 and throughout the community. The revisions to the development standards and guidelines further contribute to the high architectural standards of the area by allowing for more flexibility and providing opportunities to implement advancements in building design. The changes allow for more variation along the street frontage as well as a more interesting skyline. They also allow projects to provide larger plazas, public gathering spaces, and other amenities.
Policy LU-7.1
Support walkable, mixed use development along main
transit and transportation corridors.
Consistent
As previously indicated, the property added to the eastern end of the Specific Plan area along Carmel Street would be designated for residential use. This is an appropriate location in which to promote higher density residential development due to its proximity to the Sprinter Station and the Cal State San Marcos campus. The site is located within a ¼ mile or 5 minute walk of the transit station and helps to support walkable, mixed-use development along a transportation corridor.
Housing Element
Policy HE-1.2
Promote the development of affordable and special needs housing near transit and/or “smart growth focus areas”
where opportunities are more probable.
Consistent
Property added to the eastern end of the Specific Plan area along Carmel Street would be designated for residential development and may accommodate a portion of the required affordable housing units. The site is located within ¼ mile or 5-minute walk of the Cal State San Marcos Sprinter Station at La Moree Road making it an ideal location for housing. The area is 316
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Table I.B: General Plan Consistency for the 2021 UDSP Amendment also identified as a smart growth area on SANDAG’s Smart Growth Concept Map.
Mobility Element
Policy ME-3.1
Develop an integrated, multi-modal circulation system
that accommodates transit, bicycles, pedestrians, and
vehicles; provides opportunities to reduce air pollution and greenhouse gas emissions; and reinforces the role of the street as a public space that unites the City.
Consistent
The removal of the SR-78 flyover and the Discovery Street pedestrian bridge are practical revisions to the Specific Plan. The City of San Marcos found it prohibitively difficult to engineer a north side landing for SR 78 flyover which did not unduly impact San Marcos Creek and the existing residences along Johnston Lane. Current traffic volumes also do not warrant development of the bridge. Similarly, a landing for the Discovery Street pedestrian bridge was not provided for in the entitlements for the Discovery Village South development. In addition, the bridges were originally planned to be funded by the Redevelopment Agency, but that funding went away with the dissolution of redevelopment agencies by the State of California in 2012.
Neither of these bridges are needed for transportation/mobility purposes and any benefit they would have provided would have been significantly outweighed by the cost to construct them. The traffic study that accompanies the amendment supports the removal of the SR-78 flyover.
Removal of the flyover does not result in any new significant roadway or intersection impacts that were not previously identified in the UDSP Final EIR and 2014 Addendum. In addition, the Specific Plan includes a comprehensive pedestrian and bicycle linkages plan, which demonstrates that there are sufficient non-vehicular routes throughout the plan area. Thus, removal of the bridges promotes economic strength and stability while still accommodating a safe and efficient multi-modal circulation system that provides opportunities to decrease air pollution and greenhouse gas emissions.
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Table I.B: General Plan Consistency for the 2021 UDSP Amendment Policy ME-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.
Consistent
The UDSP continues to provide a comprehensive pedestrian and bicycle network that facilitates continuous pedestrian and bicycle travel as illustrated in Figure V.B, Pedestrian and Bicyclist Linkages Diagram.
Conservation and Open Space Element
Policy COS-4.6
Promote efficient use of energy and conservation of
available resources in the design, construction,
maintenance, and operation of public and private
facilities, infrastructure, and equipment.
Consistent
Changes to the design guidelines allow development to be more sustainable by expanding the range of high-quality building materials to include more eco-friendly products that help to conserve energy and natural resources.
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I.5 Specific Plan Organization
The University District Specific Plan is organized into nine (9) Chapters, which are described below. All design concept figures within these Chapters are for illustrative purposes only. Actual design shall be determined through Site Development Plan review and approval for the respective area.
Chapter I. Introduction
This Chapter provides a broad overview of the University District Specific Plan vision, the project location, parcel ownership, and summary of the original intent of the Heart of the City Specific Plan. Also included is a description of the scope and authority of the Specific Plan, as well as compliance with the requirements for General Plan consistency.
Chapter II. Sustainability Goals | Policies
This Chapter describes the policy foundation for the University District Specific Plan, including the specific goals and objectives related to implementation of the Plan.
Chapter III. Land Use Framework
This Chapter establishes the overall land use concept and anticipated development yields, and also describes existing development patterns within the University District.
Chapter IV. Open Space | Conservation
This Chapter establishes the overall urban open space concept, acreage calculations, and describes existing natural open space conditions within the University District.
Chapter V. Transportation | Circulation
This Chapter establishes the overall circulation concept, which includes improvements to pedestrian, bicycle, and public transit system access. It also includes a description of the existing transportation network, as well as strategies for parking and transportation demand management.
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Chapter VI. Form-Based Code
This Chapter provides the regulating framework for development within the University District. Upon adoption of this Specific Plan, the Form-Based Code Chapter will serve as the legal zoning/regulating plan for the University District.
Chapter VII. District Signage | Public Art
This Chapter provides high-level descriptions of the type and location of district-wide signs, which include identification of the downtown core along State Route 78, internal primary and secondary gateway monuments, as well as smaller scale pedestrian way- finding directories. This Chapter also describes public art program requirements.
Chapter VIII. Infrastructure | Utilities | Public Services This Chapter identifies existing utility infrastructure locations/capacities in and around the University District project area, as well as the necessary infrastructure improvements to facilitate implementation of the Specific Plan.
Chapter IX. Implementation | Administration
This Chapter provides requirements for development review and administration of the University District Specific Plan, including amendment procedures, financing mechanisms for implementing public improvements, and the application of this Plan to legal non-conforming uses and lot consolidation.
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“When we try to pick out anything by itself, we find it hitched to everything else in the Universe.” - John Muir
II. SUSTAINABILITY GOALS | POLICIES
II.1 Core Principles
The University District Specific Plan was developed
through the active participation and collaboration of
many different stakeholders, including City
management and staff, the University District Task Force (UDTF), representatives of California State Universit y San Marcos (CSUSM) and San Marcos School District,
project area property owners, as well as community
members. This planning effort reflects a united desire to further advance “smart growth” efforts within North San Diego County.
The following six core principles were established by this collaborative group to guide development of the
University District Specific Plan:
Neighborhood Livability and Walkability
Generous, Quality, and Interactive Open Space
Enhanced Alternative Transportation
Distinctive Urban Character
Economic Diversity and Vibrancy
Environmental Sustainability
(Continued on Next Page)
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University District | San Marcos
(Continued from Previous Page)
Based on these core principles, this Chapter outlin es specific goals and policies that will guide development so that all individual projects co ntribute to the larger vision of an environmentally sustainable University District . A goal identifies the physical, economic, and social ends that the community desires to achieve ; a policy establishes a course of action for decision-makers to follow, which will fulfill the community’s desired goals.
II.2 The University District Vision
In keeping with the original Heart of the City intent, the University District is intended to function as a sustainable and vibrant urban center that strengthens the emerging downtown core of San Marcos. The District is envisioned as a pedestrian-friendly mixed- use collection of neighborhoods, which emphasize strong physical and social connections to the surrounding land uses.
At full build-out, the University District will be a dynamic 24-hour “live-work-play” urban center for community residents and visitors to access retail, entertainment and dining choices, neighborhood-serving commercial uses, visito r-serving amenities such as hotel and conference space, urban gathering plazas, recre ational open space, and a range of alternative modes of transportation – from walkable streets, dedicated bicycle routes, and intra-city shuttle, to public inter-city bus an d Sprinter Line transit. The proposed parks, open space, and emphasis on walkable streets will provide ample recreational opportunities for residents, and in conjunction wit h the pedestrian bridges and trail linking to neighboring uses, will encourage non-vehicular circulation.
Collectively, these land uses will showcase the uni versity setting and reinforce a strong sense of identity. These uses also will provide inc reased housing and employment opportunities, which are central to a flourishing l ocal economy, and will complement CSUSM and other surrounding uses.
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University District | San Marcos Sustainability Goals | Policies : II-3 II.3 A Sustainable University District
In the two decades since initial adoption of the or iginal Heart of the City Specific Plan, land planning has broadened its outlook. Issues rel ated to global climate changes, increasingly stringent Federal and State water supp ly and quality measures, as well as rising demand on existing transportation networks th at promote the use of personal verhicles over mass public transit, are requiring communities to evaluate new approaches to conservation and development.
The proximity of the University District project to CSUSM, the Civic Center, established residential neighborhoods, the future Creek District , Sprinter Line stations, and State Route 78, provides an opportunity to plan a compact development incorporating sustainable and smart growth measures. These elements will provide a healthy living environment, both built and natural, a truly walkabl e community offering residential options for students, faculty, youth, seniors and t hose in-between, workplace opportunities, retail commercial and entertainment exp eriences, recreation facilities, visitor accommodations, and alternative transportation modes.
Incorporation of sustainable design features into a ll aspects of University District will result in numerous benefits for the community, the env ironment, the City, property owners, residents, workers, and visitors. Property owners will benefit from reduced operating costs and increased property values throu gh the creation of a strong neighborhood identity. The environment will benefit from dramatically reduced greenhouse gas emissions over those emitted by traditional suburban development. The community and public agencies will benefit through increased property values, resulting sales and property taxes, as well as increased futu re resource capacity. Together, these benefits allow for community development within an env ironmentally- and economically-sustainable model.
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University District | San Marcos
Sustainable Neighborhood Design
Sustainable neighborhoods successfully advance soci al development, environmental health, and economic prosperity through design measur es and methods that integrate natural systems with human patterns, without compromis ing the ability of subsequent generations to meet future needs. This Specific Plan creatively integrates land use, transit, and infrastructure needs into an easily un derstood, workable framework for sustainable design.
Land Planning
The distribution of land uses within University District is formulated with the primary goal of creating a synergistic mix that promotes a walkabl e neighborhood. Pedestrian- friendly streets, sidewalks, public spaces and trai ls are designed to emphasize this walkability. The compact design of University District will reduce traffic impacts by facilitating mass public transit, new “park-once” ha bits for business patrons, and alternative commute patterns. Multiple daily tasks c an be accomplished on foot due to the proximity between residential units, workplaces and facilities related to shopping, dining, entertainment, lodging, education, indoor an d outdoor recreation. The land use framework is more fully detailed in Chapter III.
Transportation Demand Management (TDM)
The variety, density, and compact design of land use s allow for the successful implementation of strategic Transportation Demand Man agement (TDM) solutions.
These solutions support management options, such as “ park-once” strategies (e.g., consolidated parking with walkable streets and paseos to encourage patrons to park once and then walk), parking option incentives, car-pool ing and transit-pass programs that make mass public transit more attractive and convenient. To further encourage alternate modes of travel, the Specific Plan identifies reduced parking requirements in target areas and provides for the establishment of a future intra -city shuttle system. These TDM solutions are more fully detailed in Chapter V.
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University District | San Marcos Sustainability Goals | Policies : II-5 Infrastructure
The Specific Plan provides for neighborhood connect ions through interrelating streets and pedestrian pathways, which emphasize efficient circulation and safe walkability.
Traffic calming measures are built into the street de sign and include narrower travel lanes, traffic circles, roundabouts, and chokers. W ide sidewalks and pedestrian overpasses invite safe, convenient pedestrian trave l, while maintaining fluid vehicular circulation. Bicycle paths throughout the neighborh oods also add an additional layer of accessibility. Circulation infrastructure is more fully detailed in Chapters V and VI.
Further, the Specific Plan incorporates Low Impact Development (LID) features, which is a sustainable approach to storm water management that differs radically from conventional run-off systems. LID promotes the use of natural systems for permeation, filtration, storage, and evapo-transpiration. These small-scale practices are highly effective in removing nutrients, pathogens and other pollutants from storm water, and reducing the volume and intensity of run-off. Measur es may include bio-retention, vegetated roofs, flow-through planters, and permeable surfaces. These LID practices and strategies are more fully detailed throughout Chapter IV, VI, and VIII.
Leadership in Energy and Environmental
Design (LEED)
Leadership in Energy and Environmental Design for Neighborhood Development (LEED- ND) is collaboration among the United States Green B uilding Council (USGBC), the Congress for New Urbanism, and the Natural Resources Defense Council. The LEED-ND Rating System integrates the principles of smart grow th, new urbanism, and green building into the first national system for sustaina ble neighborhood design. LEED certification provides independent third-party veri fication that an individual project’s proposed design and location meets accepted high levels of environmentally responsible and sustainable development.
This Specific Plan recognizes that environmentally s ustainable development is a relatively new field of expertise and focus, and th at the United States Green Building 326
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University District | San Marcos
Council (USGBC)’s LEED system of environmental standard s is currently the most recognized system for ranking sustainable development . The goals and policies established in this Specific Plan meet credit requir ements found in the current Draft LEED-ND Rating System (the Final Rating System is ex pected in Spring 2009). These requirements directly contribute to meeting the core principles established for the University District . Therefore, this Specific Plan not only provides the framework for meeting the vision and core principles of the University District , it will also be “LEED-ND ready” should the City decide to pursue LEED-ND certification for the entire district.
The USGBC administers rating systems for other build ing products as well, including LEED for New Construction, LEED for Schools and LEE D for Retail, among others. New buildings within University District shall be constructed to meet the intent of LEED certification for the appropriate building product, or be constructed according to a comprehensive set of sustainable building standards adopted by the City. Every project team shall include a LEED Accredited Professional or other similarly qualified professional approved by the City Planning Director , who will prepare and provide the necessary documentation to the City that demonstrates the project’s ability to achieve the minimum points required for certification. This Specific Plan does not require project registration or certification through USGBC.
Green building construction practices will be facil itated by an incentive program formulated by the City, which may include any number of incentives, such as accelerated permit processing and plan review, discounted permit fees, tax abatements, or other suitable incentives as determined by the City.
II.4 Sustainability Goals and Policies
II.4.1 Neighborhood Livability and Walkability
Goal: Provide a concentrated and vibrant mix of land use s for diverse groups of people to “live, work, and play.”
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University District | San Marcos Sustainability Goals | Policies : II-7 Policies:
Provide public spaces, and connections to public sp aces, such as sidewalks, gathering plazas, community centers, urban parks and recreational trails. Activate areas through a variety and density of use s that attract people and promote activities throughout the day and night.
Provide a mix of affordable, universally-accessible and green housing types for people of all socio-economic and household groups (in cluding students, faculty, families, singles, seniors, and disabled).
Entice businesses to locate within University Distr ict through a compact mix of land uses that provide proximity to retail/commercial, restaurants/cafes, lodging, entertainment, and other business-support services.
Reserve 15 percent of all residential dwelling unit s as affordable for low- and moderate-income households.
Provide a variety of easily accessible transportation choices. Allow flexibility in land use and building design to accommodate future changes in market conditions and real estate needs.
See Chapter III – Land Use Framework and Chapter VI – Form-Based Code for detailed implementation of these policies.
II.4.2 Generous, Quality, and Interactive Open Space
Goals: Create an integrated green infrastructure of envir onmentally-protected areas, urban parks, recreational trails/pathways, street tree systems, community gardens, gathering spaces, and waterways.
Use landscape to treat storm water run-off, to conserve water, to create animal habitat, and to reduce “heat island effect." 1
1 “Heat island effect” refers to the increase in ambient air temperatures that occur over urban areas characterized by increased pavement and structures that absorb heat when compared to natural landscapes. 328
Sustainability Goals | Policies : II-8
University District | San Marcos
Policies:
Create permeable land area such as bio-swales, perme able surfaces, and rain gardens, and other landscape features to allow for infiltration of storm water, to address storm water management and water quality.
Protect San Marcos Creek from untreated project run-off. Establish a series of parks, trails, and plazas thr oughout University District, interconnected by pedestrian-oriented sidewalks and non-vehicular areas that connect to existing trail systems where possible to expand the trail network. Create visible and easily accessible urban open spa ces within commercial areas to allow adjoining businesses to provide food and/o r entertainment services to these areas.
Create abundant vegetated areas to enhance site con tributions to natural ecological processes, sustain air and water resources, promote bio-diversity and reduce heat island effects.
Use native and/or drought-tolerant plants as a firs t-tier choice in landscaping to reduce irrigation needs.
See Chapter IV – Open Space | Conservation and Chapter VI – Form-Based Code for detailed implementation of these policies.
II.4.3 Enhanced Alternative Transportation
Goal: Reduce vehicle miles traveled, improve accessibili ty and connectivity between surrounding uses, and encourage pedestrian and bicycle commuting.
Policies:
Establish a local area shuttle to provide access between mass transit stations and to major population centers in the vicinity.
Provide pedestrian and bicycle linkages between cor e residential and commercial areas and the Sprinter rail station.
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University District | San Marcos Sustainability Goals | Policies : II-9 Provide infrastructure and support programs that sup ply local public transit information and facilitate shared vehicle use and car-pooling. Provide safe, well-established, continuous, and clearly marked bicycle routes. Provide bicycle parking and storage, as well as sho wers and changing facilities, especially in employment centers.
Provide trail connectivity and pedestrian oriented sidewalks. Provide a pedestrian bridge to ease crossing at Barham Drive. Provide “park-once” design solutions in targeted core areas with supporting land uses.
Provide preferred parking for carpools, vanpools an d renewable and hybrid or similar low-energy vehicles.
Provide bus stops connecting to the regional bus system. Provide public transit ridership incentives, such as Sprinter passes.
See Chapter V - Transportation/Circulation and Chapt er VI - Form-based Code for detailed implementation of these policies.
II.4.4 Distinctive Urban Character
Goal: Create a vibrant town center, with a variety of us es that attract citizens of all ages and interests, with a special emphasis on providing housing, services, restaurants and entertainment for both students and faculty of CSUSM.
Policies:
Create a student housing village in proximity to th e CSUSM Campus, with pedestrian, bike, and shuttle linkages to the campus.
Provide campus-serving retail, restaurants, and entertainment services. Provide a variety of housing and land uses with suf ficient density and spatial compactness to create an urban environment and neighborhood core. Facilitate sustainability in design, construction, and in energy conservation. Provide pedestrian-oriented sidewalks and strategically located trails to create a walkable community linking the neighborhood core to outlying areas. 330
Sustainability Goals | Policies : II-10
University District | San Marcos
Provide pedestrian connections to neighboring communities. Provide flexibility in land use and building design to accommodate changes in market conditions.
Create a community with a variety of transportation o ptions for its residents, tenants, and visitors
See Chapter III – Land Use Framework, Chapter V – Transportation | Circulation, and Chapter VI – Form-Based Code for detailed implementation of these policies.
II.4.5 Economic Diversity and Vibrancy
Goal: Provide flexibility in land uses to encourage the development of a variety of housing, retail, entertainment, education, and employment uses to expand the choices available to the citizens of San Marcos, as well as students and faculty of CSUSM.
Policies:
Accommodate a range of land uses that meet the economic , environmental, educational and social needs of the District.
Allow flexibility in design and land use constraint s to adjust for evolving market conditions and encourage adaptive reuse of buildings for alternative uses. Provide for reduced or no minimum parking standards t o facilitate shared parking, “park-once” strategies, and alternative transportation options. Encourage, support, and where practical, require renewable energy solutions and significant energy conservation in all buildings and public spaces. Provide a compact and diverse mix of uses that offer retail commercial, restaurants, lodging, entertainment and other suppor t services to attract businesses.
Promote a vibrant, active community through a compact mix of diverse uses that support activities throughout the day and into the night, including weekends. 331
University District | San Marcos Sustainability Goals | Policies : II-11 See Chapter III – Land Use Framework and Chapter VI – Form-Based Code for detailed implementation of these policies.
II.4.6 Environmental Sustainability
Goals: Design both the land uses and buildings of Univers ity District to balance environmental responsibility, resource efficiency, occupant comfort and well- being, and community sensitivity. Emphasize alternative transportation resources.
Policies:
Require new development to comply with the City’s Cli mate Action Plan (CAP).
Development projects shall adhere to current applica ble CAP measures, or equivalent, or stronger measures in effect at the time a site development plan is submitted.
All buildings must meet all applicable pre-requisites for the LEED-ND rating system, including the pre-requisite for indoor water use efficiency. Design buildings to achieve maximum practicable energy efficiency through any number of best practices, including but not limited t o, building envelope, appropriate mechanical equipment sizing, weather-proo fing and efficient appliances. At minimum, buildings shall be 15% more eff icient than Title 24 (2005) or meet the Efficiency Standards adopted by the City. Design buildings to take advantage of climate condit ions for reducing building energy load.
Integrate on-site renewable energy generation to the maximum extent feasible, including solar thermal, solar electric, wind power, geothermal, or biomass. Require all new traffic lights, streetlights, parking structure lighting to use energy saving technologies, including but not limited to, l ight-emitting-diodes (LED) or other highly efficient technology.
Reduce heat island effect from roof, non-roof and ri ght-of-way areas through any combination of strategies, including but not limi ted to, landscaping, shade structures (including photovoltaic panels, canopied walkways, vine pergolas, 332
Sustainability Goals | Policies : II-12
University District | San Marcos
etc.), paving and hardscape materials with a high ref lectance, and “cool-roof” technologies.
All post-project run-off flow rates and durations shall not exceed pre-project run- off flow rates and durations per County of San Diego Guidelines for Determining Significance Hydrology.
Treat every drop of water as a precious natural res ource. Group plants by water needs and design irrigation systems by hydro-zones. When irrigation is necessary, utilize highly efficient irrigation syst ems (e.g., drip irrigation, low- angle spray heads, multi-programmable irrigation clock s or weather-based irrigation controllers, or the latest available eff icient technology), and consider the use of non-potable water (such as captured rainwater) for irrigation uses. Reduce consumption of non-local, non-renewable, non- recyclable and non- durable materials.
Reduce waste by designing buildings that have flexi bility in potential uses to allow for durability and flexibility in ruse to minimize future demolition and waste creation.
Reduce embodied energy and carbon footprint associat ed with construction by prioritizing the use of local materials extracted an d manufactured or assembled within 500 miles.
Utilize durable, salvaged, refurbished, reused mater ials, materials with recycled content or made from rapidly renewable sources for construction to the greatest extent possible.
Provide open air places with easy access and proximi ty to community residents and visitors.
Implement a construction waste management program to divert materials from the landfill to the maximum extent practicable, and at minimum, in accordance with a City-adopted standard.
See Chapter III – Land Use Framework, Chapter IV – Open Space | Conservation, Chapter V – Transportation | Circulation, Chapter VI – Form-Based Code for detailed implementation of these policies.
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“We have two real choices for future development: we can grow more compactly, or we can continue to sprawl across the landscape at great economic, environmental, and social cost.” ‐ Ed McMahon, Urban Land Institute
III. LAND USE FRAMEWORK
III.1 An Urban “Town/Gown” Setting
Development of California State University San
Marcos (CSUSM) was the primary motivation for
crafting the original Heart of the City Specific Plan.
The University was initially envisioned as a satellite
campus for San Diego State University, but given its
flourishing student enrollment due to a growing
North San Diego County, the campus quickly
expanded into a full‐fledged four‐year University.
The University District has been strategically
planned to maximize the benefits of its proximity to
the University, in addition to other neighboring uses
such as the Civic Center, Kaiser Medical Center, San
Marcos Creek District, existing residential areas and
the Sprinter Rail Line. The University District Specific Plan provides the framework for a compact mixed‐
use neighborhood that links these adjoining uses
together to create an authentic and lively urban “town/gown” district within the heart of the City of
San Marcos.
334
Land Use Framework: III-2University District | San Marcos
III.2 Existing Development Patterns
The University District site is bisected by Twin Oaks Valley Road, creating two distinct planning areas on either side of the arterial. The east side of the project currently consists of various light-industrial uses, as well as sparse residential and commercial uses, and vacant land. The middle of the east side has been developed with new mixed-use and commercial buildings pursuant to this Specific Plan. A gas station, hotel, and San Diego County offices are located immediately south of SR-78 and east of Twin Oaks Valley Road, and a mix of commercial and light industrial uses are located on the far east portion of the site.
The project area on the west side of Twin Oaks Valley Road is vacant and included in an active grading permit that is underway. Approximately 4 legal non-conforming residential dwellings exist throughout the project area, all on the east side facing Barham Drive. The northwestern boundary of the project area west of Twin Oaks Valley Road is San Marcos Creek.
See Figure III.A: Existing Development Patterns, Figure III.B: Photos of Existing Land Uses – East Side, and Figure III.C: Photos of Existing Land Uses – West Side to further understand the types and location of existing land uses within the Specific Plan area. 335
University District | San Marcos Land Use Framework: III-3 Figure III.A: Existing Development Patterns
336
University District | San Marcos Land Use Framework: III-3
Figure III.A: Existing Development Patterns
337
Land Use Framework: III-4University District | San Marcos Sprinter Rail Line over Carmel
St. (Looking West from East
Side)
Looking Southeast towards CSUSM (From Twin Oaks Valley
Road)
Mixed-Use Development (At North City Dr. & Campus Way)Industrial / Commercial Uses Student Housing (Campus Way
& Barham Dr.)
San Diego County Offices
(East Side; Outside Project Area)
Figure III.B: Photos of Existing Land Uses – East Side
Looking southwest from Echo Lane
Looking northeast from Twin Oaks
Valley Road.
Figure III.C: Photos of Existing Land Uses – West Side
338
University District | San Marcos Land Use Framework: III-5 Looking Northwest towards Knoll (from CSUSM)
Looking north towards Knoll from Rush
Dr.
Looking Northeast towards Knoll
(from Kaiser Medical Center)
Southern Project Boundary
(Intersection of Barham Road and Rush Drive)
Figure III.C: Photos of Existing Land Uses – West Side
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Land Use Framework: III-6University District | San Marcos III.3 Land Use Concept and Illustrative
III.3.1 Land Uses
The vision for this Specific Plan is to develop a vibrant new town center for the City of San Marcos that provides the vitality and richness characteristic of successful downtowns that have grown and evolved over time. University District will be an attractive, pedestrian- and transit-oriented, urban mixed-use neighborhood where residents and visitors interact and engage in a variety of social, cultural, and commercial activities. The District will be a regional hub for surrounding communities, a destination for social and cultural events, recreation, and commercial activity.
Fundamental to the success of the District is the strategic distribution of land uses where retail, entertainment, services, employment, public transit, parks, and housing are all conveniently located within walking distance of each other. A truly mixed-use district allows those who live and work in the district to be able to walk from their homes or workplaces to nearby parks and businesses for recreation, dining, retail, and services.
The District’s walkability will also allow visitors to park once, and then walk or take public transit to each of their destinations. Providing a good mix of land uses, along with attractive pedestrian-oriented streets and convenient public transit, will reduce the daily vehicle trips typically generated when these uses are dispersed throughout the District.
This will ease the problems of traffic congestion, noise, and parking difficulties often associated with downtown neighborhoods.
A continuous level of activity throughout the day and night is also fundamental to the success of the University District. It is necessary to balance dining, entertainment, and retail uses with residential, office, and services to ensure the economic viability of the district’s commercial core. A mixture of all of these uses creates a dynamic neighborhood where the streets are animated with people working, shopping, and socializing 24 hours a day.
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University District | San Marcos Land Use Framework: III-7 See Figure III.D: Conceptual Land Use Illustrative for the conceptual site design. All figures are illustrative only. Actual design shall be determined through Site Development Plan review and approval for individual projects.
Figure III.D. Conceptual Land Use Illustrative
III.3.2 Neighborhoods / Districts
Though the University District is conceived of as a whole, with each of its parts inextricably linked by the distribution of land uses, circulation patterns, and network of green spaces, the District is not uniform in its physical form or land use. Land use patterns, building forms, open space, and topography all play a role in creating a District composed of distinct neighborhoods with their own unique character, but which complement the character and uses in the adjacent neighborhoods. Though the entire District is zoned to be mixed-use, individual neighborhoods may have an emphasis on one or more uses, and may prohibit certain uses or building types that are allowed in other neighborhoods within the District.
POTENTIAL FUTURE BUILDINGS: LOCATION
AND FOOTPRINT TO BE DETERMINED
THROUGH SITE DEVELOPMENT PLAN
APPROVED BUILDINGS
EXISTING BUILDINGS
SPECIFIC PLAN BOUNDARY
SPRINTER STATION
SPRINTER TRACKS
341
University District | San Marcos Land Use Framework: III-7 See Figure III.D: Conceptual Land Use Illustrative for the conceptual site design. All figures are illustrative only. Actual design shall be determined through Site Development Plan review and approval for individual projects.
Figure III.D. Conceptual Land Use Illustrative
III.3.2 Neighborhoods / Districts
Though the University District is conceived of as a whole, with each of its parts inextricably linked by the distribution of land uses, circulation patterns, and network of green spaces, the District is not uniform in its physical form or land use. Land use patterns, building forms, open space, and topography all play a role in creating a District composed of distinct neighborhoods with their own unique character , but which complement the character and uses in the adjacent neighborhoods . Though the entire District is zoned to be mixed-use, individual neighborhoods may have an emphasis on one or more uses, and may prohibit certain uses or building types that are allowed in other neighborhoods within the District.
POTENTIAL FUTURE BUILDINGS: LOCATION
AND FOOTPRINT TO BE DETERMINED
THROUGH SITE DEVELOPMENT PLAN
APPROVED BUILDINGS
EXISTING BUILDINGS
SPECIFIC PLAN BOUNDARY
SPRINTER STATION
SPRINTER TRACKS
342
Land Use Framework: III-8University District | San Marcos The University District includes the following neighborhoods:
Commercial / Retail Core
Student Housing Village
Mixed-Use Center
Office Park
Residential
Refer to Figure III.E: Neighborhoods/Districts Illustrative for an understanding of the locations and physical relationships between the proposed mix of land uses.
Figure III.E. Neighborhoods/Districts Illustrative
343
Land Use Framework: III-8 University District | San Marcos
The University District includes the following neighborhoods:
Commercial / Retail Core
Student Housing Village
Mixed-Use Center
Office Park
Residential
Refer to Figure III. E: Neighborhoods/Districts Illustrative for an understanding of the locations and physical relationships between the proposed mix of land uses.
Figure III.E. Neighborhoods/Districts Illustrative
344
University District | San Marcos Land Use Framework: III-9 Commercial / Retail Core Neighborhood
The heart of the District is the Commercial/Retail Core. This mixed-use neighborhood is planned as the District’s lifestyle center and major hub of retail activity. It has the highest intensity of retail and entertainment uses in the University District. Its close proximity to the California State University San Marcos (CSUSM) campus, Student Housing Village, and adjacent Sprinter Line station make it a natural location for vibrant retail activity.
The neighborhood is organized around the main spine street that traverses through the project on the east side of Twin Oaks Valley Road, which culminates at a large urban plaza. Low to high-rise mixed-use buildings with ground floor commercial, retail stores, restaurants and outdoor cafes lining the street and urban plaza. Upper floors provide space for a mix of residential, office, and hotel uses.
Refer to Figure III.F: Commercial/Retail Core Enlarged Plan and Figure III.G:
Commercial/Retail Core Perspective for more detailed information regarding this neighborhood. These figures are illustrative only. Actual design shall be determined through Site Development Plan review and approval.
345
Land Use Framework: III-10University District | San Marcos Figure III.F: Commercial/Retail Core Enlarged Plan
346
Land Use Framework: III-10 University District | San Marcos
Figure III.F: Commercial/Retail Core Enlarged Plan
347
University District | San Marcos Land Use Framework: III-11 Figure III.G: Commercial/Retail Core Perspective
348
Land Use Framework: III-12University District | San Marcos Student Housing Village Neighborhood
Immediately south of the Commercial/Retail Core, located primarily along Barham Drive east of Campus Way, is the Student Housing Village. This neighborhood is within walking distance of the main axis of Campus Way and the pedestrian bridge across Barham Drive, which leads directly into the heart of the California State University San Marcos (CSUSM) campus. This area is intended to provide a range of housing types to serve the needs of the adjacent University. The Student Housing Village is intersected by a north/south pedestrian paseo that provides more student-focused public open space.
The predominant use is for student and faculty housing, with some ground floor commercial uses. Multi-story buildings fronting Barham Drive are planned in order to create a scale more appropriate to its street width.
The Student Housing Village is connected to the CSUSM campus by way of a pedestrian bridge over Barham Drive.
Refer to Figure III.H: Student Housing Village Enlarged Plan and Figure III.I: Student Housing Village Perspective for more detailed information regarding this neighborhood. These figures are illustrative only. Actual design shall be determined through Site Development Plan review and approval.
349
University District | San Marcos Land Use Framework: III-13 Figure III.H: Student Housing Village Enlarged Plan
350
Land Use Framework: III-14University District | San Marcos Figure III.I: Student Housing Village Perspective
351
University District | San Marcos Land Use Framework: III-15 Mixed-Use Center Neighborhood
Located east and west of Twin Oaks Valley Road is the Mixed-Use Center, which is envisioned as a secondary hub of commercial activity, including a convergence of activating uses such as hotels, conference center, office buildings, headquarters, general office, scientific/life science, retail, dining, and high-density residential. Buildings are generally low to mid-rise in height, with taller towers located at the key intersection between the two main spine roads. .
A pedestrian bridge crossing over Twin Oaks Valley Road will link the east and the west sides together. The bridge will connect both the second story levels of the land uses on either side of the street. This feature would be designed when a site development plan is submitted for the buildings surrounding the east and west plazas.
Refer to Figure III.J: Mixed-Use Center Enlarged Plan and Figure III.K: Mixed-Use Center Perspective for more detailed information regarding this neighborhood. These figures are for illustrative purposes only. Actual design shall be determined through Site Development Plan review and approval.
352
Land Use Framework: III-16University District | San Marcos Figure III.J: Mixed-Use Center Enlarged Plan
353
University District | San Marcos Land Use Framework: III-17 Figure III.K: Mixed-Use Center Perspective
354
Land Use Framework: III-18University District | San Marcos Office/Commercial District
The Office/Commercial District consists of the remainder of University District, primarily located along the State Route 78 frontage zones and in the far west portion of the District fronting the extension of Discovery Street.
These neighborhoods are zoned for office/commercial. They are primarily intended for high- intensity office uses but can include residential uses as well. These areas may have more freeway- oriented building types that are not necessarily required to follow the established requirements for other pedestrian-friendly building types located elsewhere in the District, provided they are not fronting a street where pedestrian use is emphasized.
Refer to Figure III.L: Office/Commercial District Enlarged Plan and Figure III.M:
Office/Commercial District Perspective for more detailed information regarding this district. Just east of the Sprinter rail line is an approximately two-acre parcel owned by the North County Transit District (NCTD). This property (shown in pink in Figure III.L) was included in this Specific Plan as part of the 2021 amendment for connectivity purposes. The site currently serves as an emergency access to maintain the rail line and no new development will occur on that site. As such, a railroad right-of-way overlay zone has been applied to the property. If NCTD determines the overlay zone is no longer needed, subsequent environmental analyses may be required to develop the site in accordance with the underlying Office/Commercial District designation.
These figures are illustrative only. Actual design shall be determined through Site Development Plan review and approval.
355
University District | San Marcos Land Use Framework: III-19 Figure III.L: Office/Commercial District Enlarged Plan
356
Land Use Framework: III-20University District | San Marcos Figure III.M: Office/Commercial District Perspective
357
University District | San Marcos Land Use Framework: III-21 Residential Neighborhood
The Residential neighborhood is predominantly residential with a small mix of neighborhood-serving commercial uses. It comprises a large part of the west side of the District
The hilly streets in the westerly residential neighborhood respond to the natural variations of the existing topography and seek to maintain the existing natural drainage patterns. The streets are lined with townhomes, apartments, live-work lofts, and neighborhood-serving commercial uses. Some residential uses are sited against an open space buffer and the San Marcos Creek Trail, with views towards the Creek. The neighborhood is organized around a green corridor made up of Knoll Park, South Neighborhood Green and North Neighborhood Green, which will provide central open space area for passive recreational amenities. This neighborhood also allows for civic/community uses, including but not limited to senior, recreation and day-care centers, or a library.
This neighborhood also allows for a K-6 elementary school on a 10-acre site, with 8 net usable acres. More specifically, the school and park would be located immediately west of Knoll Park. While the school is not site-specific and will require further study, the City of San Marcos and Project Team Consultants have been working with the San Marcos School District to refine its possible location. Should the School District decide that the school facility is not needed, approximately four acres of this area would be offered to the City of San Marcos for purchase as an opportunity to expand Knoll Park. If the City does not purchase the land, the use would revert to residential without need to amend this Specific Plan. While the City of San Marcos is continuing to grow, demand already exists for construction of an additional elementary school. The anticipated student population for the school would be between 800 to 850 students, some of whom may be residents of the University District project, once developed. Formal selection, acquisition and approval of an appropriate site will occur at the sole discretion of the San Marcos School District, and will be subject to site negotiation with the City of San Marcos. 358
Land Use Framework: III-22University District | San Marcos Refer to Figure III.N: Residential Neighborhood Enlarged Plan, Figure III.O: Residential Neighborhood Perspective, and Figures III.P/III.Q: Residential Block Case Study for more detailed information regarding this neighborhood. These figures are illustrative only.
Actual design shall be determined through Site Development Plan review and approval.
Figure III.N: Residential Neighborhood Enlarged Plan
359
University District | San Marcos Land Use Framework: III-23 Figure III.O: West Side Residential Neighborhood Perspective 360
Land Use Framework: III‐24 University District | San Marcos III.4 Development Intensity
The University District Specific Plan includes a diverse mix of land uses that will provide an assortment of amenities for residents and/or visitors upon full build‐out. The conceptual land use plan allows for transfer of land use totals (i.e. use square‐footage, number of dwelling units) between the west and east sides of the project (separated by Twin Oaks Valley Road), provided there is no overall increase to the total approved development densities outlined in Table III.A: Land Use Statistical Summary below.
If the K‐6 elementary school or a park is constructed, there will be no resulting decrease in the allowed number of residential dwelling units. The units that would have been constructed in the area of the potential school or park site will be absorbed into the residential dwelling units proposed elsewhere within the project boundary. Should the School District decide that the school facility is not needed or the City of San Marcos declines to purchase the land for a public park, this area would revert to residential without need to amend this Specific Plan.
Table III.A: Land Use Statistical Summary
Land Use Description Unit Type West Side East Side Total Residential Units1 Units 1,460 1,140 2,600
Student Housing Units 0 800 800
Hotel3 Rooms 120 130 250
General Office SF 300,000 620,000 920,000
Medical Office SF 150,000 50,000 200,000
Retail/Commercial SF 40,000 305,000 345,000
Civic/Community SF 5,000 0 5,000
Parks/Urban Open Space Acres 20.58‐24.58 6.55 27.13‐31.13 Urban Trails/Paths Miles 1.38 0 1.38
Habitat Preservation Acres 15.10 0 15.10
Public Streets2 Acres 13 9 22
1 15% of residential units to be set aside for affordable housing. 2 Includes public streets, adjacent sidewalks, and segment of Twin Oaks Valley Road within project boundary. 3 In 2025, the Specific Plan was formally amended to transfer an existing hotel with 69 rooms from the Heart of the City to the University District. Since that hotel was previously analyzed and constructed under a different plan, those rooms are not included in the summary above. 361
University District | San Marcos Land Use Framework: III‐25 III.5 Land Use Descriptions
Residential Units
The University District includes up to 2,600 multi‐family residential units. These units will be found in a combination of building types, including but not limited to: mixed‐use with residential uses located on upper floors above ground floor commercial uses, apartments, condominiums (attached or detached), townhouses, and shopkeeper‐type live/work units. Residential uses are located throughout the Specific Plan area. Residential does not include student housing units, described below.
Student Housing
The University District includes 800 Student Housing units. The Student Housing units are located along Barham Drive and/or Campus Way immediately across from the CSUSM campus.
Hotel
The University District includes is planned to include an additional 250 hotel rooms. This number excludes the existing 69‐room Hampton Inn, which was originally developed under the Heart of the City Specific Plan and transferred into the University District when the boundary was formally amended in 2025. Hotel locations are anticipated to be near the Twin Oaks Valley Road intersections with Discovery/Barham or SR‐78, but may be located in other areas of the Specific Plan. Hotel uses may be of the full service type with some CSUSM shared facilities.
General Office
The University District includes 920,000 square feet of General Office use. General Office includes business, government, professional, and financial services, including life sciences and research and development, but excludes Medical Office, which is a specific office type described below. Office buildings will be of two types: mixed‐use with office and residential uses located on upper floors above ground floor commercial uses and 362
Land Use Framework: III-26University District | San Marcos Medical Office
The University District includes 200,000 square feet of Medical Office use. Medical Office uses are generally located in neighborhoods with freeway frontage or along Discovery Street, but may be spread throughout the Specific Plan area.
Retail/Commercial
The University District includes 345,000 square feet of Retail and Commercial uses throughout the project area. A live/work/play urban commercial center with retail, restaurants and entertainment is anticipated along the main street corridor on the east side of Twin Oaks Valley Road. On the west side of Twin Oaks Valley Road near the intersection of Twin Oaks Valley Road and Discovery/Barham, a commercial center emphasizing dining, entertainment, hotel, and high density housing is planned. Small neighborhood-serving commercial uses are spread throughout the Specific Plan area.
Civic/Community
A total of 5,000 square feet of Civic/Community buildings is included in the University District area. Uses for these buildings may include daycare, senior or recreation centers and/or libraries.
Parks/Urban Open Space
The University District includes over 27 acres of parks and developed open space. The majority of parks and urban open space is located on the west side of the project, close to the residential area and Creek. These spaces include a wide range of uses and amenities such as passive-use and pocket parks, as well as gathering plazas. If the San Marcos School District decides that the school facility is not needed, approximately four acres of the land that is currently reserved for the school site will be offered to the City of San Marcos for purchase as an opportunity to expand Knoll Park, bringing the total amount of parkland up to approximately 31 acres. Should the City choose not to acquire the land, this area would revert to residential without the need to amend this Specific Plan.
363
University District | San Marcos Land Use Framework: III-27 Urban Trails/Paths
The University District includes an estimated 1.38 miles of urban trails and paths, which meander along the northernmost boundary of the project adjacent to San Marcos Creek.
These trails are intended to provide alternative recreational activities for residents and visitors of the University District, as well as to link into the larger citywide trails and paths network.
Habitat Preservation
The University District will preserve approximately 15.10 acres of existing natural habitat area associated with San Marcos Creek in the northwest portion of the project site. In addition, off-site habitat may be acquired to contribute to meeting the open space requirements for purposes of mitigation.
Public Streets
The circulation network of public streets and sidewalks within the project area has been designed to facilitate movement of vehicles, bicycles and pedestrians in a safe manner.
Refer to Chapter V – Transportation | Circulation for the Conceptual Circulation Plan.
K-6 Elementary School (Optional)
The San Marcos School District requires approximately eight (8) to ten (10) acres of usable land for an elementary school, and has other State-guided regulations pertaining to site access, school bus drop-off zones, parent/child loading and unloading zones, fencing and proximity to adjacent thoroughfares. While the City of San Marcos population continues to grow, demand already exists for construction of an additional elementary school. The anticipated student population for the school would be between 800 to 850 students, some of whom may be residents of the University District project, once developed.
Formal selection, acquisition and approval of an appropriate site will occur at the sole discretion of the San Marcos School District, and will be subject to site negotiation with the City of San Marcos. Should the School District decide that the school facility is not 364
Land Use Framework: III-28University District | San Marcos needed, this area would either be developed as a public park as previously discussed or revert to residential without need to amend this Specific Plan. 365
“Open space is an urban environment’s natural ventilation system.” ‐ John M. Levy, Contemporary Urban Planning
IV. OPEN SPACE | CONSERVATION
IV.1 Existing Natural Open Space Conditions
Except for the area that has already been developed consistent with this Specific Plan, the University District project site largely consists of unimproved, vacant land and with sparse legal non‐conforming land uses on the
eastern and southeastern edge.
The area west of Twin Oaks Valley Road features a distinctive knoll with granite outcroppings and small areas of grassland and sage scrub that are
characteristic of the San Marcos region. Approximately
two thirds of the northwestern portion of the site is adjacent to San Marcos Creek, affording views of the riparian landscape. Owing to its proximity to the creek, the project area is subject to the possibility of periodic flooding.
The conceptual landscape plan promotes a “green
network” for pedestrians to access every part of the District, whether via walkable landscaped paseos and streets, or recreational trails. Fundamental to the plan is preservation of natural open space where possible, and urban development elsewhere that maximizes
strong physical connections between every land use.
366
Open Space | Conservation: IV‐2 University District | San Marcos IV.2 Urban Open Space Concept and Illustrative
The urban open space concept for University District seeks to create a distinct community character and neighborhood feel that is reinforced by the University District’s relationship to a larger open space network of parks and trails. Strong emphasis has been placed on preserving existing natural open space, and creating new habitat opportunities through enhancements to existing open space buffers.
The conceptual landscape plan also provides for an extension of the existing urban trail system in San Marcos, especially along the San Marcos Creek. The urban trails within and around the perimeter of the District have been designed to connect to other nearby trails, residential neighborhoods, and adjacent commercial and civic projects such as the San Marcos Creek District, the Civic Center, and the California State University San Marcos (CSUSM). These open space linkages and landscaped corridors are reinforced by sensitively addressing, and in some cases incorporating, existing streetscape and pedestrian trail conditions, and using native landscaping.
Urban parks, trails, and gathering plazas within University District serve the dual function of providing open space amenities, as well as extensive and integrated storm water management. Nearly every public park and open space area within the district has been designed to employ some level of Low‐Impact Development (LID) measure. This carefully planned network will not only provide inviting and enriching open space and recreational experiences, but will also contribute to enhanced property values for community residents, while creating a sustainably‐designed open space infrastructure that complies with the an evolving regulatory environment.
Refer to the Figure IV.A: Parks, Plazas and Open Space Plan for the conceptual location of all proposed public and private parks, public gathering plazas, as well as preserved natural open spaces. Also included are brief descriptions, conceptual photos and perspective views illustrating the character and design intent for the public parks, plazas and open space areas within the University District. All figures are for illustrative purposes only.
367
University District | San Marcos Open Space | Conservation: IV‐3 Actual locations, sizes, and designs will be determined through Site Development Plan review and approval.
Note: Actual open space areas, locations, and linkages to be designed when building footprints are finalized through the Site Development Plan process.
Common usable open space amenities described herein shall be required of residential developments west of Twin Oaks Valley Road at the time of project specified design and Site Development Plans.
Should the San Marcos School District decide an elementary school is not needed, the eastern half of that site would be offered to the City of San Marcos for purchase as an opportunit
y to expand Knoll Park.
Figure IV.A: Parks, Plazas, and Open Space Illustrative 368
University District | San Marcos Open Space | Conservation: IV-3 Actual locations, sizes, and designs will be determined through Site Development Plan review and approval.
Note: Actual open space areas, locations, and linkages to be designed when building footprints are finalized through the Site Development Plan process.
Common usable open space amenities described herein shall be required of residential developments west of Twin Oaks Valley Road at the time of project specified design and Site Development Plans.
Should the San Marcos School District decide an elementary school is not needed, the eastern half of that site would be offered to the City of San Marcos for purchase as an opportunity to expand Knoll Park.
Figure IV.A: Parks, Plazas, and Open Space Illustrative 369
Open Space | Conservation: IV‐4 University District | San Marcos East Urban Plazas
The East Urban Plazas are envisioned as the commercial and urban heart of the community. The plaza provides valuable, flexible, publicly accessible open space that is large enough to accommodate a wide range of activities, including farmer’s markets, people‐watching, and public performances and festivals. Located in a mixed‐use neighborhood, the plaza extends light commercial activities such as cafes and retail displays into the public realm, creating a vibrant hub for the District. As part of an alternative Adaptive Reuse Area, where existing buildings may be adaptively re‐used, and new buildings reflecting vernacular industrial architecture are incorporated, the plaza extends the indoor‐outdoor experience in this special area.
Refer to Figure IV.B: East Urban Plazas Perspective or Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
FIGURE IV.B: East Urban Plazas Perspective
370
University District | San Marcos Open Space | Conservation: IV‐5 East Paseos and Plazas
Paseos are pedestrian‐only corridors that provide protected and visually‐interesting means of access between streets, buildings and/or landscaped areas.
The East Paseos and Plazas are located to provide strong pedestrian connections throughout the University District. Paseos and plazas feature landscaped walkways and informal seating areas
Refer to Figure IV.C: East Paseos Enlarged Plan or Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
FIGURE IV.C: East Paseos Enlarged Plan
371
Open Space | Conservation: IV‐6 University District | San Marcos Twin Oaks Plaza and Paseos (East)
This urban plaza is located near Twin Oaks Valley Road, and is the highly‐visible forecourt of the development. Given its prominent location, together with a plaza on the west side of Twin Oaks Valley Road, it serves as one of the major gateways into the project area.
Landscaping, a monument sign, art work, water feature, or architecturally significant building element would distinguish this plaza.
Refer to Figure IV.D: Twin Oaks Plaza (East) Enlarged Plan or Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
FIGURE IV.D: Twin Oaks Plaza (East) Enlarged Plan
372
University District | San Marcos Open Space | Conservation: IV‐7 Twin Oaks West Plazas and Paseos
These urban plazas and paseos are located north and west of the Twin Oaks Valley Road and Discovery Street/Barham Drive intersection. The primary purpose of these plazas and paseos is to provide strong pedestrian connectivity. In concert with Twin Oaks Valley East Plaza, these plazas and paseos form the pedestrian gateway to the District and potentially serve to anchor the bridge across Twin Oaks Valley Road. Landscaping, monument signage, artwork, weater features, or architecturally significant building elements would distinguish these plazas and paseos.
Refer to Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
373
Open Space | Conservation: IV‐8 University District | San Marcos Knoll Park and Neighborhood Green
The general landform in this area will be preserved as an iconic natural granite formation, the knoll, rising nearly 70 feet above the adjacent streets, connected on the west and north to a neighborhood green. The Knoll Park and neighborhood green will provide natural parkland, and level areas for usable, active and passive recreation serving the District. Park features may include a boulder scrambling field that is reached by maintained hiking trails, a basketball court, tennis/pickle ball courts, picnic areas, tot lots, playground areas, multi‐purpose field, skateboard park, restrooms, downhill mountain bike path and an observation point at the top of the formation, which is reached by an accessible walking path.
Refer to Figure IV.E: Knoll Park and Trail Perspective or Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
FIGURE IV.E: Knoll Park and Trail Perspective
374
University District | San Marcos Open Space | Conservation: IV‐9 Creek Trail, West Creek Park
The Creek Trail, and West Creek Park provide an important link to the extensive multi‐ use trail system throughout San Marcos. At its east end it connects to the proposed Grand Avenue Bridge multi‐use trail leading to the north and planned Creek District Promenade as well as to the Discovery Street Trail along the south side of the Creek. This trail is located within a linear greenway that threads its way between residential development to the south and San Marcos Creek to the north, linking at its west end to the pedestrian walkways at the proposed Grand Avenue bridge and at its east end to the recreational heart of the University District. The trail is connected to the University District pedestrian network.
Refer to Figure IV.F: Creek Trail Cross Section or Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
FIGURE IV.F: Creek Trail Cross Section
375
Open Space | Conservation: IV‐10 University District | San Marcos Wetland Trail and Open Space
A nearly 1,000 foot‐long boardwalk trail is proposed for the large open space area located at the far west end of University District, closer to Grand Avenue. The boardwalk is contiguous to Discovery Street overlooking the San Marcos wetlands, with pull‐off seating areas, interpretive signage, as well as connections to the Discovery Street Trail at its east and west ends. Graded slopes are not allowed within the mitigation areas.
Refer to Figure IV.G: Wetland Trail and Open Space Enlarged Plan or Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
FIGURE IV.G: Wetland Trail and Open Space Enlarged Plan 376
University District | San Marcos Open Space | Conservation: IV‐11 Residential Block and West Residential Amenities
The residential block represents an area within the University District, which utilizes a wide range of landscape and other Low‐Impact Development (LID) options within the streetscape. Street tree canopies provide shade and visual interest, wide flow through inverted medians, front porch entries are bordered by shrubs to signify the transitional space between the public and private rights‐of‐way, and street corners are designed with highly landscaped plazas for residents and/or visitors to gather throughout various times of the day. In addition to the Residential Block are the West Residential Amenities, which consist of public and private common space.
Public common open space consists of passive green space, active recreational amenities, open flexible fields, tot lots, seating areas, picnic areas, community gardens, or other passive or active outdoor areas. The public common open space may be provided as one large area or a series of smaller areas spread throughout the residential areas west of Twin Oaks Valley Road.
Private common usable space provides private, easily accessible, and neighborhood‐ scaled recreational and passive areas for residents. These spaces include passive green space, active recreational amenities, open flexible fields, tot lots, seating areas, picnic areas, community gardens, or other passive or active outdoor areas. Also included are courtyard areas and interior spaces, including fitness centers, entertainment rooms, and other private common indoor uses. Leasing offices, common mailrooms, and other similar uses do not count toward private common usable spaces. Private common open space is required for all residential units constructed on the west side of Twin Oaks Valley Road.
These common areas requirements are in addition to private usable open space required for each unit, as specified in Section VI, the Form‐Based Code. Actual locations for common spaces will be determined during project‐level site design, and may be consolidated among several developments to provide larger, centralized amenities.
Parking is not required for these neighborhood amenities as they are intended to serve 377
Open Space | Conservation: IV‐12 University District | San Marcos the local neighborhood, are within walking distance of many residences, and could utilize on‐street parking, where provided.
Refer to Section VI.5 – Public Park and Gathering Space Standards in the Form‐Based Code for more detailed information.
IV.3 Open Space Statistical Summary
Table IV.A: Open Space Statistical Summary below summarizes the proposed park and open space calculations for the entire University District project area:
Table IV.A: Open Space Statistical Summary
Type Name Size
(Acres) Proposed Program Linkages Location
Urban Plazas
East Urban Plazas 3.02 Market, special event and
performance spaces, café and public
gathering areas, public art/ water
feature
Connects to east side paseos,
University residential courtyards and
University District bike and
pedestrian paths
East
Twin Oaks Plaza
(East)
0.25 Urban hardscape plaza, project
gateway, public art/water feature/
monument
Connects to Twin Oaks and Barham
urban trails and commercial/retail
core
East
East Paseos and
Plazas
1.79 Plazas, seating areas, chess/checkers
tables, public art/ water feature,
cafes, stroll garden
Connects to Barham urban trail, East
Urban Plazas, University residential
courtyards and University District
bike and pedestrian paths
East
Twin Oaks West
Plazas and Paseos
0.45 Urban hardscape plaza, project
gateway, public art/water feature/
monument, seating areas, public
gardens, café areas.
Connects to Twin Oaks and
Discovery urban trails, residential
areas, and internal University District
bike and pedestrian paths. Connects
to internal University District bike
and pedestrian paths and Twin Oaks
plaza West
West
378
University District | San Marcos Open Space | Conservation: IV‐13 Table IV.A: Open Space Statistical Summary (Continued)
Additional
Commitment
1.5 With the increased height limits
granted as part of the 2021 UDSP
amendment, an additional 1.5 acres
of urban plazas will be provided and
sited during Site Development Plan
review consistent with Figure IV.A.
Continuous linkages between open
space areas will be provided as
conceptually illustrated in Figure
IV.A.
East
Total Urban Plazas 7.0 Acres
Type Name
Size
(Acres) Description Linkages Location
Urban Parks
Knoll Park and
Neighborhood Green
16.5‐20.5 Playground, climbing/ adventure play
areas, hiking trail, open field/play
space, picnic areas, overlook,
interpretive signage
Primary park amenity accessible
through pedestrian walkways
West
West Creek Park 1.63 Dog park, open field/play space, playground/ tot‐lot, shaded seating
areas
Connects to Grand Avenue urban
trail, Creekside trail and internal
University District bike and
pedestrian paths
West
West Residential
Amenities
2 Common usable open space
consisting of Community Center,
green space, tot lots, community
gardens, picnic areas, seating areas
or other active or passive amenities
Connects to local University District
neighborhoods through pedestrian
paths
West
Total Urban Parks 20.13‐
24.13 Acres
Total Parks and Plazas 27.13‐31.13 Acres
379
Open Space | Conservation: IV‐14 University District | San Marcos Table IV.A: Open Space Statistical Summary (Continued)
Type Name Length Proposed Program Linkages Location Trails and Paths
Wetland Trail 0.20 Boardwalk trail with shaded rest areas and interpretive displays
Connects to Grand Avenue and
Discovery Street urban trails
West
Creek Side Trail 0.54 Soft surface multi‐use trail with picnic and rest areas and fitness circuit
Connects to Grand Avenue and North
City Drive, urban trails, and internal
University District bike and pedestrian
paths
West
Green Links 0.3 Publicly accessible passages to
Creekside trail system
Connects to Creekside trail and
internal University District bike and
pedestrian paths
West
Green Streets 0.34 Widened sidewalks adjacent to bio‐ swales and mini‐plazas
Connects to Green links and internal
University District bike and pedestrian
paths
West
Total Trails and Paths 1.38 Miles
380
University District | San Marcos Open Space | Conservation: IV‐15
IV.4 Conceptual Plan Landscape Zones
Like much of the central heart of San Macros, the University District encompasses old and new.
Owing to its proximity to both major urban and transit centers and the lush San Marcos Creek riparian corridor, the University District landscape concept balances a largely native and naturalizing plant material palette with a simple, clean, modern aesthetic.
The District has been divided into four landscape zones that bridge the rustic and the urban palettes. Figure IV.H: Landscape Zones Diagram, in conjunction with Table IV.B: Conceptual Plant Palette – Perennials, Table IV.C: Conceptual Plant Palette – Shrubs / Groundcovers, and Table IV.D: Conceptual Plant Palette – Trees, identifies the appropriate landscape options for individual projects within the District. The plant palettes have been carefully selected to prioritize the use of drought‐tolerant and native plants, in addition to locally‐significant ornamental. 381
Open Space | Conservation: IV‐16 University District | San Marcos
FIGURE IV.H: Landscape Zones Diagram
382
Open Space | Conservation: IV-16 University District | San Marcos
FIGURE IV.H: Landscape Zones Diagram
383
University District | San Marcos Open Space | Conservation: IV‐17 Open Space
Open Space refers to areas contiguous with San Marcos Creek that are existing or restored riparian landscape and habitat, and are barred from any pedestrian or recreational uses.
These areas provide essential buffer and shelter for the creek and its denizens. These areas also serve as essential contextual and iconic environments for the District, providing a sense of place and valuable visual amenity for visitors and residents. The plant palette for these areas is limited to appropriate native riparian species that are currently present in and around the creek.
Rustic
The Rustic landscape zone refers to areas that are immediately adjacent to open space or to other significant natural features, such as the granite outcroppings at the Knoll Park.
The rustic plant palette uses native plant materials to create a naturalistic setting that is easily maintained and feels like an extension of the surrounding riparian and coastal sage scrub landscape.
Neighborhood Green
These areas serve as the critical transition zones between urban and rustic landscapes within the University District. They employ a combination of native and naturalizing plant materials in more maintained park‐like settings. For example, Neighborhood Green streets may employ native species for street trees or feature a lush bio‐swale adjacent to a paved plaza. Plant materials in this landscape zone should be drought‐tolerant, easily maintained and provide a rich variety of foliage textures and color for visual interest.
Urban
The Urban landscape has the broadest plant palette, drawing on the native plant materials used elsewhere within the District, as well as incorporating existing landscape motifs and materials where appropriate. Plants may be massed for architectural and sculptural effect, to create focal points, boundaries and defined gathering spaces. Trees are planted in groves and bosques to provide shade zones for the many urban parks and plazas in the District. Succulents and flowering accents create visual interest in the ground plane. As in the rest of the project, all plant materials should be drought‐tolerant, site appropriate and easily maintained to minimize water and pesticide use.
384
Open Space | Conservation: IV‐18 University District | San Marcos
Table IV.B: Conceptual Plant Palette – Perennials
Botanic name Common Name
Open space
Rustic
Neighborhood Green
Urban
Parking Lots
Medians + Parkways
CA Native
Notable Features
Agave spp. Agave • • • • Succulent; Sculptural form Aloe spp. Aloe • • • Succulent; Rosette form; Flowering Anigozanthus flavidus Kangaroo Paw • • • • • Perennial; Spiked leaves; Clumping; Flowering Aristida purpurea Purple Three Awn • • • Ornamental Grass; Clumping; Fine textured Bougainvillea spp. Bougainvillea • • • Sprawling vine or mounding shrub; Colorful bracts Bulbine frutescens Bulbine • Succulent; Clump forming; Flowering Cistus hybridus Rockrose • • • Shrubby perennial; Flowering Chondropetalum tectorum Cape Rush • • Rush‐like perennial; Clump forming Echeveria spp. Hen and Chicks • • Succulent; Rosette form; Flowering Encelia californica California Bush Sunflower • • • • • • Shrubby perennial; Flowering Erigeron karvinskiana Santa Barbara Daisy • • • • • • Shrubby perennial; Flowering Eschscholzia californica California Poppy • • • • • Short‐lived perennial; California State flower Eriogonum spp. Buckwheat • • • • Shrubby perennial; Flowering Euphorbia rigida Gopher Plant • • Shrubby perennial; Flowering Galvezia speciosa Island Bush Snapdragon • • • • Shrubby perennial; Flowering Hesperaloe parviflora Red Yucca • • • • Succulent; Clump forming; Flowering Keckiella cordifolia Heartleaf Penstemon • • • • Shrubby perennial; Flowering Lantana hybridus Lantana • • • • Shrubby perennial; Flowering Lavandula spp. Lavender • • Shrubby perennial; Flowering Lobelia laxiflora Mexican Bush Lobelia • • • • Shrubby perennial; Flowering Muhlenbergia rigens Deer Grass • • • • • • Ornamental Grass; Large, clumping; Fine textured Phormium tenax New Zealand Flax • • • • Perennial; Spiked leaves; Clumping; Flowering Salvia spp. Sage • • • • Shrubby perennial; Flowering Verbena spp. Verbena • • • • • Shrubby perennial; Flowering Vitis californica California Grape • • • • • Deciduous vine; Fruiting; Fall color Yucca whipplei Our Lord's Candle • • • Perennial; Spiked leaves; Clumping; Flowering 385
University District | San Marcos Open Space | Conservation: IV‐19 Table IV.C: Conceptual Plant Palette – Shrubs / Groundcovers Acacia redolens Spreading Acacia • • • Evergreen, dense, shrubby groundcover; Flowering Arctostaphylos spp. Manzanita • • • • • • • Evergreen, sprawling, shrubby groundcover; Flowering Baccharis pilularis Coyote Brush • • • • • Evergreen, dense, shrubby groundcover; Tolerant Baccharis sarothroides Desert Broom • • • Evergreen shrub; Loose form; Tolerant Callistemon 'Little John' Dwarf Bottlebrush • • • • Evergreen shrub; Flowering Ceanothus spp. California Lilac • • • • • • • Evergreen shrub; Flowering Echium fastuosum Pride of Madeira • • • Evergreen shrub; Loose form; Flowering Fragaria chiloensis Beach Strawberry • • • • • • • Evergreen, vining groundcover; Flowering Grevillea spp. Grevillea • • • • Evergreen shrub; Loose form; Flowering Heteromeles arbutifolia Toyon • • • • • Evergreen shrub to small tree; Flowering, fruiting Iva hayesiana San Diego Marsh Elder • • • Evergreen, spreading, perennial groundcover; Tolerant Laurus nobilis Sweet Bay • • • • • Evergreen shrub to small tree; Aromatic foliage Myrica californica California Wax Myrtle • • • • • Evergreen shrub; Flowering Olea europaea 'Little Ollie' Dwarf Olive • • • • Evergreen shrub; Loose form; Fruitless Opuntia spp. Prickly Pear Cactus • • • Succulent perennial; Flowering, fruiting Pittosporum spp. Mock Orange • • • • Evergreen shrub; Flowering Prunus ilicifolia Holly Leaf Cherry • • • • • Evergreen shrub; Flowering, fruiting Rhamnus californica Coffeeberry • • • • • Evergreen shrub; Flowering, fruiting Rosmarinus spp. Rosemary • • • • Evergreen shrub; Flowering; Aromatic foliage Rhus ovata Sugar Bush • • • • • Evergreen shrub; Large, dense form; Tolerant Rhus integrifolia Lemonadeberry • • • • • • Evergreen shrub; Sprawling form; Tolerant Ribes viburnifolium Evergreen Currant • • • • • Evergreen shrub; Sprawling form; Flowering, fruiting Senecio mandraliscae Blue Chalk Sticks • • • Succulent perennial groundcover Senna spp. Feathery Cassia • • • • • Evergreen shrub; Loose form; Flowering Tecoma stans Yellow Bells • • Evergreen shrub; Loose form; Flowering Westringia fruticosa Coast Rosemary • • • • Evergreen shrub; Flowering
Botanic name Common Name
Open space
Rustic
Neighborhood Green
Urban
Parking Lots
Medians
CA Native
Notable Features
386
Open Space | Conservation: IV‐20 University District | San Marcos Table IV.D: Conceptual Plant Palette – Trees
Alnus rhombifolia White Alder
Deciduous shade tree; Fast‐growing; Riparian
Arbutus 'Marina' Marina Strawberry Tree
Evergreen canopy tree, Flowering; Ornamental bark
Arbutus unedo Strawberry Tree
Evergreen canopy tree, Flowering; Fruiting
Callistemon viminalis Weeping Bottlebrush
Evergreen canopy tree, Flowering
Cassia leptophylla Gold Medallion Tree
Evergreen canopy tree, Flowering
Cercis canadensis
'Oklahoma' Oklahoma Redbud
Deciduous canopy tree; flowering
Chitalpa tashkentensis Chitalpa
Deciduous canopy tree; flowering; Crossbred variety Hesperocyparis forbesii Tecate Cypress
Evergreen coniferous tree
Jacaranda mimosifolia Jacaranda
Briefly deciduous canopy tree; flowering
Lagerstroemia 'Muskogee' Lavender Crape Myrtle
Deciduous canopy tree; flowering
Magnolia grandiflora Southern Magnolia
Evergreen shade tree; Flowering
Quercus agrifolia Coast Live Oak
Evergreen shade tree
Quercus ilex Holly Leaf Oak
Evergreen shade tree
Quercus suber Cork Oak
Drought tolerant; broad leaf evergreen
Olea europaea 'Swan Hill' Fruitless Olive
Evergreen canopy tree; Fruitless variety
Phoenix dactylifera Date Palm
Vertical accent palm; Dramatic silhouette
Pinus halepensis Aleppo Pine
Drought‐tolerant; coniferous evergreen
Pinus pinea Italian Stone Pine
Evergreen coniferous tree
Platanus racemosa California Sycamore Deciduous, ornamental bark Populus fremontii Western Cottonwood
Deciduous, seasonal interest, riparian
Rhus lancea African Sumac
Evergreen canopy tree
Salix gooddingii San Joaquin Willow
Deciduous canopy or multi‐trunk tree; Riparian
Schinus molle California Pepper
Evergreen shade tree; Weeping form
Syagrus romanzoffianum Queen Palm
Vertical accent palm; Loose, flowing fronds
Ulmus parvifolia Chinese Elm
Briefly deciduous shade tree
Washingtonia filifera California Fan Palm
Vertical accent palm; Bold silhouette
Botanic name Common Name
Open space
Rustic
Neighborhood Green
Urban
Parking Lots
Street Tree
Accent Tree
CA Native
Notable Features
387
University District | San Marcos Open Space | Conservation: IV‐21
IV.5 Storm Water Quality Strategies
IV.5.1 Purpose and Background
Storm water quality (SWQ) is a storm water management approach that seeks to preserve or mimic natural drainage systems and retain storm water run‐off on‐site. There are numerous advantages from employing SWQ strategies over conventional storm water management techniques. In addition to the environmental benefits of restoring stream quality in watersheds that are already burdened by existing developments, there are significant economic benefits to employing this type of sustainable design practice. SWQ strategies focus on intelligent, dual‐purpose design of functional landscape and hardscape treatments.
Besides conveying these benefits, SWQ satisfies federal requirements for managing storm water. In brief, the National Pollutant Discharge Elimination System (NPDES) requires development projects to capture storm water run‐off at the source, detain and retain a portion of the peak storm water run‐off flow, and then treat the captured flow through natural filtration systems (e.g. biofiltration basins, underground basins, grassy areas with opportunities for percolation, etc.). Ultimately, the toxins and debris that generally exist in more urban environments are captured and naturally managed so they do not filter into our streams, watersheds, and oceans.
388
Open Space | Conservation: IV‐22 University District | San Marcos IV.5.2 Goals for University District
The University District conceptual plan has been designed to integrate a wide array of SWQ strategies, within nearly every portion of the project site with the goal of demonstrating how storm water run‐off can be reduced in compliance with the City of San Marcos BMP Design Manual and the most current NPDES permit. Overall, the conceptual plan identifies potential publicly‐ and privately‐owned space for SWQ improvements such as flow through medians/planters, permeable paving, biofiltration basins, and structural underground detention systems, where needed. Developers may choose to employ any combination of one or more SWQ strategies to successfully manage the storm water run‐ off resulting from development on their individual project site.
Given the arid climate, reducing irrigation water use is a high priority in southern California.
Consequently, green roofs are recommended for buildings that are likely to have a supply of supplemental water, such as air conditioning blow‐down water. In addition to treating air conditioning waste water, green roofs reduce heat island effect and can also serve as outdoor dining areas or communal open space.
The flow through medians/planters SWQ option has been incorporated within the entire project site, along nearly every street. The conceptual plan has been designed to provide large landscape buffer areas adjacent to many of the streets and sidewalks, for the expressed purpose of managing storm water run‐off and providing shaded, walkable streets. In addition, urban street trees planted in structural soil, or within a structural suspended pavement system, are able to capture storm water run‐off, as well as promote healthy tree growth and reduce sidewalk maintenance issues.
389
University District | San Marcos Open Space | Conservation: IV‐23
Chapter VI Form‐Based Code provides more detailed requirements for how to integrate this SWQ option into the streetscape design.
The permeable paving SWQ option has been incorporated within the conceptually‐planned fire lanes and pedestrian paseos throughout the District.
The biofiltration SWQ option has been incorporated into the District’s large landscaped areas, Knoll Park vicinity, Twin Oaks Plaza (West), East Paseos and plazas near the Student Housing Village, and residential open space areas along the northwestern portion of the site.
Beyond the applicable NPDES storm water management permit process currently required of developers, this Specific Plan does not establish explicit requirements for where developers should install certain SWQ features. Instead, this Plan provides a comprehensive menu of SWQ strategies from which developers may choose to implement project‐wide.
The intent is to maximize the overall flexibility for the City and developers in installing a variety of different SWQ strategies. Every site within the District will have different storm water run‐off constraints, based on the size and types of uses to be developed, and some project sites may have more or less opportunity to implement these strategies.
See Figure IV.I: Menu of SWQ Strategies and Figures VI.J1 andJ2: Conceptual Plan SWQ Strategies as well as Chapter VI – Form‐Based Code, for more detailed information regarding SWQ techniques. These figures are for illustrative purposes only. Actual strategies will be determined at the time of Site Development Plan review and approval. 390
Open Space | Conservation: IV‐24 University District | San Marcos
FIGURE IV.I: Menu of SWQ Strategies
391
University District | San Marcos Open Space | Conservation: IV‐25
FIGURE IV.J1: Conceptual Plan SWQ Strategies for Public Rights‐of‐Way (West)
392
Open Space | Conservation: IV‐26 University District | San Marcos
FIGURE IV.J2: Conceptual Plan SWQ Strategies for Public Rights‐of‐Way (East) 393
Open Space | Conservation: IV-26 University District | San Marcos
FIGURE IV.J2: Conceptual Plan SWQ Strategies for Public Rights-of-Way (East) 394
“The point of cities is multiplicity of choice, which applies to transportation too.” ‐ Jane Jacobs, The Death and Life of Great American Cities
V. TRANSPORTATION | CIRCULATION
V.1 Mobility Is Key
Understanding that mobility is of paramount
importance to the success and economic vitality of mixed‐use developments, the University District
project has been designed to provide a wide range of
alternative transportation choices to both residents and visitors. Transportation design solutions, both in and around the project area, focus on strong
connections for pedestrians, bicyclists, public transit patrons, as well as automobiles.
Further, the circulation concepts incorporated into this Specific Plan emphasize access to the Civic Center, California State University San Marcos (CSUSM), Kaiser
Medical Center, and future adjacent developments
such as the Creek District. The University District project will employ both Transportation Demand
Management (TDM) and Parking Demand
Management (PDM) strategies.
395
Transportation | Circulation: V‐2 University District | San Marcos V.2 Circulation Concept and Illustrative
The University District street network is intended to foster connectivity for residents and visitors within the project area, as well as to the rest of the City of San Marcos. The District is envisioned to provide an interconnected network of curvilinear streets which are fed through primary project roads.
Primary project roads include Discovery Street/East Barham Drive to the south, East Carmel Street to the northeast, and Twin Oaks Valley Road. Grand Avenue is located on the western side of the project area.
V.2.1 Urban Form and Circulation
The master plan of University District emerged in response to existing site conditions such as topography, views, solar orientation, surrounding land uses, and existing vehicular and pedestrian transportation networks. The circulation concept for the project is comprised of two main spine streets that traverse east to west through the project area. The primary factor in establishing the street network was the existing topography. Care was taken to maintain existing topographical features and natural drainage patterns, where possible.
On the west side of Twin Oaks Valley Road, an existing 100‐foot (approximately) knoll will be preserved and enhanced as a public park. The main network of streets on the west side curve around this landform towards the creek. Proposed drainage patterns mimic the existing flow of water. The network of streets on the west side also has been shaped to preserve and enhance existing views of the mountains and the creek. A spine street gently arcs around the knoll and serves as the District’s main commercial/residential boulevard on the west side of the project.
This spine street (North City Drive) extends across Twin Oaks Valley Road to the east side and becomes the main spine on the east side and the location for the commercial core.
Topography on the east side is relatively flat with a very slight slope towards the creek, 396
University District | San Marcos Transportation | Circulation: V‐3 serving more commercial uses. East of Twin Oaks Valley Road, the street grid is decidedly more rectilinear. The spine road is the primary circulation route through the project area.
The intersection of the spine road at Twin Oaks Valley Road becomes a major node within the project. Secondary roads throughout the project radiate out from these main spine roads.
The spine street is designed to provide clear links to key points throughout the City.
Discovery Street connects to the Grand Avenue Bridge and Creek District. Twin Oaks Valley Road connects to State Route 78, and the San Marcos Civic Center and areas north, and to the CSUSM campus, and residential neighborhoods to the south. Barham Drive connects to residential neighborhoods and Sprinter Rail Line to the east. Campus Way provides a direct link from the heart of CSUSM directly into the main street commercial core. The existing Industrial Street connection, linking Barham Drive and Carmel Way, is retained.
The circulation network created by these streets also highlights the open space amenities throughout the project. A continuous system of dedicated bicycle paths, pedestrian‐ oriented streets, sidewalks, and recreational trails link to the many plazas and parks dispersed throughout the project, as well as to the San Marcos Creek Trail.
See Figures V.A: Required Streets Diagram, V.B: Pedestrian and Bicyclist Linkages Diagram, and V.C: Pedestrian and Vehicular Gateways Diagram. 397
Transportation | Circulation: V‐4 University District | San Marcos
Figure V.A: Required Streets Diagram
The street alignments shown above for the UDSP area located west of Twin Oaks Valley Road are based on land use intensities identified in the Westside Circulation Analysis, University District prepared by Urban Systems Associates, Inc. dated January 5, 2022. Any changes to the intensities identified in the analysis will warrant an additional Circulation Analysis to ensure the above street alignments for the west side will operate at an acceptable level of service. 398
Transportation | Circulation: V‐4 University District | San Marcos
Figure V.A: Required Streets Diagram
The street alignments shown above for the UDSP area located west of Twin Oaks Valley Road are based on land use intensities identified in the Westside Circulation Analysis, University District prepared by Urban Systems Associates, Inc. dated January 5, 2022. Any changes to the intensities identified in the analysis will warrant an additional Circulation Analysis to ensure the above street alignments for the west side will operate at an acceptable level of service. 399
University District | San Marcos Transportation | Circulation: V‐5
Figure V.B: Pedestrian and Bicyclist Linkages Diagram
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Transportation | Circulation: V‐6 University District | San Marcos
Figure V.C: Pedestrian and Vehicular Gateways Diagram
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Figure V.C: Pedestrian and Vehicular Gateways Diagram
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University District | San Marcos Transportation | Circulation: V‐7 V.2.2 Parking and Transportation Demand Management
Parking and Transportation Demand Management (PTDM) refers to a comprehensive set of strategies for controlling parking, reducing traffic congestion and Vehicle Miles Traveled (VMT), as well as providing alternative modes of travel and access. These measures may include, but are not limited to “Park Once” and shared use parking strategies, higher density/intensity development within walking distance of transit, and parking benefit districts, establishment of an intra‐city shuttle service, creation and/or improvement of interconnecting bicycle and pedestrian paths, provision of public transit passes, and instituting and/or encouraging a ridesharing carpooling and/or app‐based carride‐sharing programs. These strategies also serve to reduce greenhouse gas (GHG) emissions consistent with the City’s Climate Action Plan.
A comprehensive PTDM program can help to improve efficiency on existing roadways and transportation system networks, and provide opportunities for implementing innovative transportation measures within redeveloping or newly developing areas. The A PTDM specific to the University District has been prepared by Urban Systems Associates which implements the City’s Transportation Demand Management Ordinance and Policy. to be created and approved by the City of San Marcos for University District willThis document includes a menu of possible methods for implementing the mandatory strategies as well as other optional management strategies available to meet the minimum 10 points required per the City’s point scoring system. These strategies include, but are not limited to, to be implemented within the District, “Park Once” and shared use parking strategies, City formation of a Parking Benefit Districtmixed‐use and high density development and employment densities within close proximity to transit, Specific Plan parking standards which are lower than those required by the San Marcos Municipal Code, enhanced bicycle and pedestrian improvements, reserved carpool spaces, unbundled parking, transit pass subsidies, and other appropriate measuresand an intra‐city shuttle service. As individual projects are developed, they must demonstrate compliance with the University District’s PTDM by completing the associated checklist as 404
Transportation | Circulation: V‐8 University District | San Marcos
part of the site development review process or prepare a separate TDM plan aligned with the City’s TDM Policy and Ordinance.
V.2.3 “Park Once” Strategy
Fundamental to the creation of a thriving, compact mixed‐use district is the creation of a “Park Once” environment, which encourages visitors to developments like University District to literally park their vehicle once upon arrival and then walk (or use some other form of public transit, trolley system, or bicycle) to access various parts of the project during the remainder of their visit. The typical suburban pattern of isolated, single‐use buildings, each surrounded by parking lots, requires two vehicular movements and a parking space to be dedicated for each visit to a shop, or office, or civic institution. To accomplish three errands in this type of environment requires six movements in three parking spaces for three tasks.
With virtually all parking held in private hands, spaces are not efficiently shared between uses, and each building's private lots are therefore typically sized to handle a worst case parking load. If a proposed transit‐oriented district attempts to provide typical suburban quantities of parking, with little or no sharing, the result will be a system that is costly and inefficient, and a land use pattern that is anything but transit‐oriented.
The design of University District lends itself to the “Park Once” strategy because it allows operation of the parking supply as a single shared pool where spaces are efficiently shared between uses with differing parking demands during peak hours, days, and seasons.
As development proposals are submitted for review, the City of San Marcos will employ a variety of parking and transportation demand management strategies to ensure that parking and travel mode opportunities are sufficient to meet demand. Specific to implementing a “Park Once” strategy, the City of San Marcos may choose to form a parking benefit district to manage parking similar to a shared utility, such as streets and other public facilities, with “available‐to‐the‐public” parking provided in strategically‐ placed lots and garages may be strategically placed throughout the District. 405
University District | San Marcos Transportation | Circulation: V‐9 The following sections describe potential locations within the University District project area that are most suited for parking structures and/or garages that support the “Park Once” strategy (based on the Conceptual Land Use Plan provided in Chapter III). Actual locations will be determined at the time of Site Development Plan review and approval.
Western Edge of Commercial/Retail Core
Parking in this location offers the ability to support both the Mixed‐Use Commercial/Retail Core, as well as the eastern side of the Mixed‐Use Residential Area, allowing the potential for sharing of parking between retail, office, residential and hotel uses. This proposed location will enable visitors entering from Twin Oaks Valley Road to be quickly diverted from the main street into the parking structure without generating significant traffic along the main pedestrian‐oriented main corridor.
West Side Mixed‐Use Commercial/Retail Area
Parking in this location anticipates a structure with driveway access from both Twin Oaks Valley Road, as well as Discovery Street. The concentrated mix of uses proposed in this area will allow for substantial shared‐parking opportunities during the course of a typical day.
Far West Side Location
Parking in this location would serve the Discovery Street office parking area, as well as neighboring retail and residential uses.
Student Housing
The provision for student housing within walking distance of the campus directly reduces Trip Generation, as all parking for these student residents is provided on campus, directly eliminating trips to and from CSUSM.
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Transportation | Circulation: V‐10 University District | San Marcos
V.2.4 Sprinter Line and Bus Transit Services
Although automobiles may serve as the primary mode of transportation to the University District project, a major transportation component of the project is the Sprinter Rail Line.
North County Transit District (NCTD) Sprinter Rail Line is a light rail system that runs approximately 22 miles along State Route 78 from, between Oceanside and Escondido.
Passengers use the Sprinter Rail Line to travel from the coast to inland areas, and vice versa. Stations 12 (San Marcos Civic Center) and 13 (Cal State San Marcos) are located within walking distance to University District.
In 2008/2009, Sprinter Rail Line trains served Stations 12, 13, and other nearby Stations with approximately 65 trains per weekday and 50 trains each weekend day, connecting the University District project site with major regional employment, retail and recreation centers along the State Route 78 corridor. Ridership counts at the Cal State San Marcos Station average approximately 420 riders daily, with nearly one‐quarter of the Sprinter Rail Line passes being sold to University students.
As of 2008, total average weekday ridership for the Sprinter Rail Line is approximately 8,300 passengers. It is projected that average daily ridership will increase by nearly 40 percent in 2009. Weekend ridership averages about 4,500 passengers on Saturdays and 3,500 passengers on Sundays. Given its projected ridership counts, this public transit system has strong potential to attract large volumes of visitors to University District who are already traveling through the State Route 78 corridor cities.
Separately, NCTD operates two bus lines through the University District project site, which include Route 341/442 and Route 347.
See Figure V.D: Sprinter Line Stations and Route for the existing light rail line route and stations between the Cities of Escondido and Oceanside.
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University District | San Marcos Transportation | Circulation: V‐11
FIGURE V.D: Sprinter Line Stations and Route
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V.3 Intra‐City Shuttle
As part of the Creek District Specific Plan process, the City of San Marcos developed and approved a plan for high‐frequency shuttle service to connect the San Marcos Creek District, University Office and Medical Park, Civic Center, CSUSM, and multiple other destinations including the University District. Implementation for this shuttle service is dependent upon the City securing adequate funding for it. The City is considering various funding options for this shuttle, such as the formation of a Community Facilities District (CFD).
The proposed shuttle routes, which are conceptual only, consist of the three (3) phases as shown in Figures V.E: TDM Route (Phase 1), V.F: TDM Route (Phase 2), and V.G: TDM Route (Phase 3). Actual shuttle route alignments are subject to change.
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University District | San Marcos Transportation | Circulation: V‐13
FIGURE V.E: TDM Route (Phase 1)
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FIGURE V.F: TDM Route (Phase 2)
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FIGURE V.G: TDM Route (Phase 3)
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Transportation | Circulation: V‐16 University District | San Marcos V.34 Roadway System Improvements
An updated Local Transportation Analysis, dated May 19, 2022, was prepared by Urban Systems Associates for the University District Specific Plan Addendum EIR. The focus of the local transportation analysis is a determination of whether the 2021 Specific Plan Amendment will introduce additional traffic impacts that were not identified in the original UDSP EIR Traffic Impact Analysis prepared in 2009 and the update prepared as part of the 2014 Specific Plan Amendment. The local transportation analysis includes a review of various traffic‐related factors that have a primary influence on the potential for the revised project to generate traffic impacts. The key traffic‐related factors include:
Land use changes and associated traffic generation;
Changes to project‐related trip assignment at build‐out on study area roadways and at study area intersections;
Removal of the SR‐78 flyover;
Changes to project‐related traffic impacts;
Changes to required mitigation measures;
Changes to on‐site traffic circulation needs; and
Changes to mitigation phasing requirements.
Due to a reduction in the amount of development proposed as part of this Specific Plan as well as reductions in previously approved and built projects, the updated local transportation analysis determined that the project does not result in a significant deterioration of traffic operations at any of the study intersections. No mitigation measures are required. The following intersection improvement is included as a project feature. All other necessary project‐related roadway improvements and/or right‐ of‐way dedications have already occurred.
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University District | San Marcos Transportation | Circulation: V‐17 Discovery Street at Craven Road. Construction of an eastbound right turn lane and the addition of overlap traffic signal phasing.
The improvements connecting Discovery Street from Craven Road to Twin Oaks Valley Road were under construction at the time of the preparation of the traffic analysis for the 2021 Specific Plan Amendment. The Local Transportation Analysis (LTA) utilized conservative assumptions regarding the manner in which the public will adjust driving patterns at the Discovery Street/Craven Road intersection in response to the through connection provided by the Discovery Street improvements. As a result, the project design feature includes a future addition of a separate right turn pocket for east bound traffic at the intersection of Discovery Street and Craven Road. Given the unique circumstances, there are two alternatives for this design feature.
Alternative 1 ‐ Traffic Monitoring. Traffic monitoring may be conducted to assess the assumption of this UDSPA that a separate right turn lane will be a required project feature. The initial traffic monitoring should be conducted following the completion of the Discovery Street extension connecting Bent Avenue with Twin Oaks Valley Road and the stabilization of area traffic patterns once the extension is open to traffic. This initial traffic monitoring effort will establish a new baseline in the traffic patterns at the intersection, providing an improved foundation for accurately assigning future 2035 and 2050 traffic growth.
To allow this stabilization of traffic patterns to occur, the AM and PM peak traffic counts will be obtained at the Discovery Street/Craven Road intersection at least two months but no more than six months after the opening of the Discovery Street extension, or as determined by the City’s Development Services Director. The study shall be conducted when Cal State University San Marcos is in regular session and not during a summer or holiday period. The study shall be conducted by a California licensed Traffic Engineer and shall include documentation of the post extension project right turn traffic volume destined to Craven Road. The study shall analyze traffic operations for options with and without the right turn lane; for the option including the right turn lane, the analysis will assess both with and without overlap signal phasing for the east‐to‐south and north‐to‐ west turning movements.
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Transportation | Circulation: V‐18 University District | San Marcos
The study shall include an analysis of three scenarios including Existing Conditions, 2035 With Project, and 2050 With Project. Previously developed traffic forecasts will be adjusted as appropriate to reflect the traffic patterns documented in the peak period traffic counts with the Discovery Street extension completed. A memo report with appropriate exhibits and the preparing Traffic Engineer's professional opinion as to the required improvements at the Discovery Street and Craven Road intersection shall be provided to the City for review and acceptance. The City Development Services Director or their representative shall make the determination if the right turn lane is to be installed by the Project. The Project shall construct the project feature prior to issuance of occupancy of the building permits that would trigger a LOS E or F impact at the intersection.
If the monitoring study traffic data does not conclusively show that there will not be a future need for the right turn lane, the Project shall provide additional monitoring prior to the ultimate build‐ out of the University District Specific Plan. At times as determined at the discretion of the Development Services Director, the Project shall monitor the operations of the intersection in an incremental manner as the west side development parcels are submitted for final City building permit approval and occupancy permits are requested. If the incremental monitoring effort determines that the dedicated right turn lane is required to ensure adequate intersection operation, the Project shall construct the project feature prior to issuance of occupancy of the building permits that would trigger a LOS E or F impact at the intersection.
If the incremental monitoring does not indicate the construction of a dedicated right turn lane, the Project shall provide a final monitoring effort just prior to full build‐out of the west side of the University District Specific Plan to conclude whether the dedicated right turn lane improvement will be warranted to support adequate intersection operation. If the study shows that the post‐ development traffic patterns do not warrant a right turn lane, then the Development Services Director may make a finding that the intersection is not impacted in the ultimate condition, and that the project feature to address the forecasted impact at the intersection is no longer required.
If the study shows that the turn lane is needed, then the University District shall design and construct the improvement.
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University District | San Marcos Transportation | Circulation: V‐19 Alternative 2 – Construct Eastbound Right Turn Lane. If the Developer opts to construct the eastbound right turn lane prior to the commencement of the monitoring of the intersection, or during the monitoring of the intersection, then monitoring requirements will no longer be required upon the complete construction of the right‐turn lane.
Figure V.H provides a conceptual layout illustrating the planned configuration for this intersection.
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Transportation | Circulation: V‐20 University District | San Marcos
FIGURE V.EH: Planned Craven Road & Discovery Street Intersection Improvement
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University District | San Marcos Transportation | Circulation: V‐21
Specific Plan Amendment Project Trip Generation
At project build‐out, the proposed 2021 UDSPA amendment is forecast to generate approximately 58,517 trips per day, with approximately 4,691 trips occurring during the a.m. peak hour, and 7,728 trips occurring during the p.m. peak hour. In comparison, the original 2009 UDSP project was estimated to generate approximately 114,697 trips per day, with approximately 6,970 trips occurring during the a.m. peak hour, and 11,749 trips occurring during the p.m. peak hour. The 2014 amendment was forecast to generate approximately 92,880 trips per day, with approximately 5,970 trips occurring during the a.m. peak hour and 9,511 trips occurring during the p.m. peak hour. The 2021 UDSPA reduces the total trip generation by approximately 49% compared to the original 2009 Specific Plan and by approximately 37% compared to the 2014 Specific Plan. The trip generation considered under the original 2009 FEIR, 2014 Addendum, and 2022 Addendum is summarized in Table V.A, below.
Table V.A Trip Generation Comparison
Total ADT AM Peak ADT PM Peak ADT
2009 FEIR 114,697 6,970 11,749
2014
Addendum
92,880 5,970 9,511
2022
Addendum
58,517 4,691 (2,877 in/1,814 out) 7,728 (3,297 in/4,449 out) The Local Transportation Analysis prepared by Urban Systems Associates (dated May 19, 2022) utilized more conservative assumptions that are slightly different from the 2021 Specific Plan amendment land uses. This is because the modeling was conducted earlier to determine if removal of the SR‐78 bridge was feasible. The land use assumptions for the Specific Plan amendment were subsequently refined. Table V.B summarizes the Specific Plan land uses and traffic generation expected from those land uses. Total traffic generation for the Local Transportation Analysis (58,517) 418
Transportation | Circulation: V-22 University District | San Marcos exceeds that of the Specific Plan land uses (53,350) by 5,167 average daily trips (ADT).
This means the transportation analysis as sumed approximately 8% more trips than the 2021 Specific Plan amendment proposed . Therefore, the local transportation analysis analyzed a worst-case scenario.
1 In 2025, the Specific Plan was formally amended to transfer an existing hotel with 69 rooms from the Heart of the City to the University District. Since that hotel was previously analyzed and constructed under a different plan, those rooms are not included in the summary above. For additional information, refer to the Traffic Generation Memo prepared by Urban Systems Associates dated August 2025.
Table V.B Specific Plan Traffic Generation
Land Use Intensity Unit Rate ADT
Residential 3,400 DU 6 20,400
Hotel1 250 Rooms 10 2,500
General Office 300 KSF 20 6,000
Corporate
Headquarters 620 KSF 7 4,340
Medical Office 200 KSF 24 4,800
Retail 345 KSF 40 13,800
Civic 5 KSF 30 150
Elementary
School 850 Students 1.6 1,360
PROJECT TRIPS 53,350
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“Without an architecture of our own, we have no soul of our own civilization.” ‐ Frank Lloyd Wright
VI. FORM‐BASED CODE
VI.1 Introduction
The purpose of this Form‐Based Code is to provide a set of development regulations and procedures for property
owners or developers to implement the envisioned
future for the University District project. Specifically, it is intended to:
Facilitate development of walkable urban
neighborhoods.
Require compact, pedestrian‐oriented, and
mixed‐use development patterns.
Provide a range of housing opportunities to
accommodate diverse ages and incomes.
Develop a range of public spaces, including
parks, linear trails and plazas.
Respect the topographic features of the site.
Incorporate sustainable site, building and
landscape design features to minimize
consumption of natural resources, water and
energy.
Provide compatible uses to support California
State University at San Marcos.
Establish clear design standards while allowing
flexibility in future land uses to account for
adjustments in market conditions.
(Continued on next page)
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Form‐Based Code: VI‐2 University District | San Marcos (Continued from Previous Page)
Applicability
This Form‐Based Code applies to all future development/redevelopment projects within the University District and represents the community’s intentions regarding urban form and design. As intended, this code regulates massing of the proposed development through height restrictions, setbacks, building form and orientation, as well as mix of land uses.
This Specific Plan establishes development patterns that are very different than the existing patterns of development within the University District. Currently, the District consists of a variety of small and large lots that form very large and disconnected block patterns. Existing developed properties contain a mix of building types and uses. In order for development to occur in compliance with this Specific Plan, major changes are required. Existing properties may be consolidated, demolished, subdivided, and graded (as needed) to create new blocks and development sites. Certain properties may not be developable without a coordinated effort between neighboring property owners. The City of San Marcos may assist in the process of consolidating properties or forming development partnerships to create new blocks and development sites.
Severability
The provisions of this Form‐Based Code are declared to be severable and if any section, sentence, clause or phrase of this Form‐Based Code shall for any reason be held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining sections, sentences, clauses, and phrases of this Form‐Based Code but they shall remain in effect, it being the legislative intent that this Form‐Based Code shall stand notwithstanding the invalidity of any part.
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University District | San Marcos Form‐Based Code: VI‐3 Interpretation
Interpretation of the standards within this Form‐Based Code shall be the responsibility of the San Marcos Development Services Staff. All uses not specifically listed or defined within the Form‐Based Code are subject to approval and/or interpretation by the Planning Director.
The images within this Form‐Based Code are meant to illustrate planning and urban design concepts; images are intended for illustrative purposes only.
User’s Guide
The following steps should be used to assist users of this Form‐Based Code:
Step 1: Review Section VI.2 to determine compliance with the regulating plans for the University District. Regulating plans include street types, buildings and public spaces, and building heights.
Step 2: Review Section VI.3 to gain an understanding of the block standards that shall be used to create new blocks within the University District. Step 3: Review Section VI.4 to gain an understanding of the allowed street types and streetscape standards for pavement, streetlights, and street furniture within the University District. The allowed locations of each street type are provided on Figure VI.A: Street Type Regulating Plan.
Step 4: Review Section VI.5 to gain an understanding of the allowed public spaces within the University District and standards for what shall and may be provided within each public space. The allowed locations of the public spaces are provided on Figure VI.B: Building and Public Space Regulating Plan. Step 5: Review Section VI.6 to gain an understanding of the allowed building types within the University District and development standards for each building 422
Form‐Based Code: VI‐4 University District | San Marcos type. The allowed locations of the building types are provided on Figure VI.B:
Building and Public Space Regulating Plan.
Step 6: Review Section VI.7 to determine the design standards for the frontages and projections for buildings within the University District. Step 7: Review Section VI.8 to gain an understanding of the architectural design standards and guidelines for buildings within the University District, including materials, colors, roofs, and podium parking structure facades. Step 8: Review Section VI.9 to gain an understanding of the landscaping standards for public and private properties within the University District. Step 9: Review Section VI.10 to gain an understanding of the types of business identification signs that are allowed within the University District, as well as standards for each sign type.
Step 10: Review Section VI.11 to gain an understanding of the terms, acronyms, and definitions of such used throughout this Form‐Based Code. Step 11: Contact the City of San Marcos Planning Department to discuss specific questions, potential projects, or opportunities for public/private partnerships:
City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
Phone: 760/744‐1050
www.ci.san‐marcos.ca.us
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University District | San Marcos Form‐Based Code: VI‐5 VI.2 Regulating Plans
Intent
A regulating plan is a plan or map that designates how building form standards, street design standards, and public space standards are applied to properties within a planning area boundary. The intent of a Regulating Plan is to provide an urban design and regulatory framework to ensure that the vision for the planning area is implemented.
Regulating Plans
This Form‐Based Code contains the following three Regulating Plans:
Figure VI.A: Street Type Regulating Plan: The Street Type Regulating Plan shows the planned street and block network and the locations of various street types within the District. Standards for each street type are provided in Section VI.4 (Street Standards).
Figure VI.B: Building and Public Space Regulating Plan: The Building and Public Space Regulating Plan shows the general locations of public spaces and development sites for the various building types that are allowed within the District. Development standards for each public space are provided in Section VI.5 (Public Space Standards). Development standards for each building type are provided in Section VI.6 (Building Type Standards).
Figure VI.C: Height Regulating Plan: The Height Regulating Plan shows the minimum and maximum number of floors that are allowed on the development sites within the project.
Conceptual Grading Plan
To create the street and block network as illustrated within the Regulating Plans, properties will need to be consolidated, demolished, subdivided, and graded (as needed) 424
Form‐Based Code: VI‐6 University District | San Marcos to create new blocks that are defined by both existing and new street right‐of‐ways. The Regulating Plans for the University District have been developed based on a conceptual grading plan (see Figure VI.D: Conceptual Grading Plan). As individual projects are presented to the City of San Marcos, more precise grading plans for the project area(s) will be created to further define the grading which is intended to meet the goals of this Specific Plan to create a walkable, urban community and to maintain functional connectivity. All design criteria shall be worked out through the Site Development Plan review process. Buildings shall adhere to the regulations in Chapter VI, the Form Based Code, and are encouraged to utilize a terraced design approach and/or other measures to avoid “table top” style development. The intent of this Specific Plan is to ensure functional connectivity between the building and sidewalk/paseo/street, as well as between the sidewalk/paseo/street and the rest of the project.
Grading along the northwesterly project frontage shall not impact the proposed San Marcos Creek restoration area and conservation easement.
Modifications
The exact locations, layouts, and elevations of the streets, blocks, public spaces, and development sites (as illustrated by the Regulating Plans and Conceptual Grading Plan) are illustrative in nature Actual design and layouts will be determined at the time of Site Development Plan review and approval and/or the subdivision process. Provided that the block standards of Section VI.3 of this Form‐Based Code are met, minor adjustments to streets, blocks, public spaces, and zones may result without amendment to the Specific Plan. However, the final street locations, layouts, and elevations should generally comply with the Regulating Plans and Conceptual Grading Plan.
See Chapter IX – Implementation and Administration for the process of obtaining approval for deviations from the Regulating Plan and Conceptual Grading Plan. 425
University District | San Marcos Form‐Based Code: VI‐7
Figure VI.A Street Type Regulating Plan
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University District | San Marcos Form-Based Code: VI-7
Figure VI.A Street Type Regulating Plan
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Form‐Based Code: VI‐8 University District | San Marcos
Figure VI.B Building and Public Space Regulating Plan
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Form-Based Code: VI-8 University District | San Marcos
Figure VI.B Building and Public Space Regulating Plan
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University District | San Marcos Form‐Based Code: VI‐9
Figure VI.C Building Height Regulating Plan
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University District | San Marcos Form-Based Code: VI-9
Figure VI.C Building Height Regulating Plan
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Form‐Based Code: VI‐10 University District | San Marcos
Figure VI.D1 Conceptual Grading Plan (West of Twin Oaks Valley Road)
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University District | San Marcos Form‐Based Code: VI‐11
Figure VI.D2 Conceptual Grading Plan (East of Twin Oaks Valley Road) 433
University District | San Marcos Form-Based Code: VI-11
Figure VI.D2 Conceptual Grading Plan (East of Twin Oaks Valley Road) 434
Form‐Based Code: VI‐12 University District | San Marcos VI.3 Block Standards
Intent
The University District is envisioned to be developed with an interconnected network of streets. The street network is intended to:
Promote walking and alternative modes of transportation within the District by creating a pattern of relatively small blocks that are defined by pedestrian‐ friendly streets.
Provide convenient access to California State University at San Marcos (CSUSM), the adjacent Sprinter Line Station, and adjacent neighborhoods. Provide access and connections to the parks, open spaces, and civic uses within the District.
Block Standards
As described in the Modifications sub‐section of Section VI.2 (Regulating Plans), the Planning Director may approve deviations from the street and block network (as illustrated on the Regulating Plans) if the street network complies with the block standards provided in this section. All modifications shall comply with the following standards:
Except as otherwise provided, block perimeters shall not exceed 1,600 linear feet.
Block perimeter shall be measured by adding the length of all external property lines that are located adjacent to a street or pedestrian paseo. On the east side of Twin Oaks Valley Road, the block perimeters may be increased to 2,400 linear feet to allow for the construction of a public parking structure that is lined with mixed‐use buildings.
All new streets that intersect with Twin Oaks Valley Road, Barham Drive, and Discovery Street shall have centerline offsets of at least 200 feet between existing and planned intersections.
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University District | San Marcos Form‐Based Code: VI‐13 Any single block face longer than 550 linear feet must include access to a publicly dedicated sidewalk or pedestrian passage that connects to the opposite block face. The sidewalk or pedestrian passage shall be at least 8 feet wide and may go under or through buildings. This standard does not apply to blocks that contain a mixed‐use building with an above ground public parking structure. If the University District is subdivided in phases by different property owners/developers, each subdivision shall be graded and designed with street stubs to adjoining areas within the District to accommodate future street connectivity. All new streets must be publicly dedicated. Private streets may be permitted with a Site Development Plan (SDP). Gated streets may be permitted on private streets with a Site Development Plan (SDP).
Dead‐end streets are not permitted except where physical conditions, such as State Route 78, open space areas, or unique topographic features, provide no practical connection alternatives. If a street terminates near an open space area, a visual corridor between the street and the open space area shall be required.
The visual corridor shall be at least 50 feet wide.
The blocks described below are exempt from the above‐referenced block standards:
Any block that includes adjacent properties that are not located within the University District project boundary.
Any block that is adjacent to the Sprinter Line.
Any block that is located adjacent to the open space along State Route 78 and San Marcos Creek (including the East Creek Park, the West Creek Park, and the Creek Trail).
Blocks that would be occupied by the public school site, the Knoll Park, and the Wetland Trail and Open Space.
Any block that is to be developed with a mixed‐use building type with a public parking structure.
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Form‐Based Code: VI‐14 University District | San Marcos VI.4 Street Type Standards
This section addresses the comprehensive design of all public streets within the University District. It includes design standards for the allowed street types, sidewalk and crosswalk pavement, streetlights, and street furniture. Additional landscaping standards for streets are provided in Section VI.9 (Landscaping Standards).
Intent
The University District is envisioned to be developed with streets that facilitate the movement of people through a variety of modes of transportation, including walking bicycling, transit, and automobiles. Certain streets will be designed as attractive public spaces that are enhanced with wide tree‐lined sidewalks and attractive streetscape furniture. Certain streets will also be designed with storm water quality (SWQ) facilities to address storm water management. Refer to Figure IV.J1 and IV.J2 for conceptual plan SWQ strategies for public rights‐of‐way. SWQ measures that will be used within street rights‐of‐way include, but are not limited to:
Underground Storm Water Storage Chambers: Chambers are closed below ground storage vessels that are located beneath the sidewalk or street.
Chambers capture run‐off and/or overflow from streets, impervious surfaces, and other SWQ features.
Tree‐Grate Flow‐Through Planters: Tree grate flow‐through planters are planted bio‐swale areas located between the sidewalk and the curb and gutter. Tree grate flow through planters capture storm water run‐off from streets, impervious surfaces, and other SWQ features.
Flow‐Through Planters: Flow‐Through Planters are planted bio‐swales located within medians or along the edges of streets. The plant root systems within the flow through planters filter run‐off before it percolates into the ground. Other measures acceptable to the City in order to meet the intent of SWQ design.
Streets are envisioned to include consistent landscaping and landscape patterns to identify streets and create a sense of place. Streets along public spaces (such as a park or 437
University District | San Marcos Form‐Based Code: VI‐15 plaza), at a major intersection, or other unique feature may deviate from the palette for that street to signify the feature; however, use of similar species, landscape patterns, and amenities is envisioned. Specific palettes for each street shall be prepared prior to approval of engineering plans. The Planning Division Director may approve alternative landscape plans with a Site Development Plan.
Allowed Street Types
A variety of street types are allowed within the University District. Figure VI.A: Street Type Regulating Plan shows the locations for the various street types. Design standards for each street type are provided on the following pages.
For each street type, there are standards that address:
Design Speed
Right‐of‐Way Width
Curb‐to‐Curb Width
Parking Lane Width
Bike Lane (The use of either bike lanes or sharrows shall be at the discretion of the City Engineer and appropriate regulatory guidelines) Travel Lane Width
Drainage Type
Width of Sidewalks
Other Unique Features
Tree Species and Spacing
438
Form‐Based Code: VI‐16 University District | San Marcos Street Type A‐1, A‐1c, A‐1d (Standard Street Type)
For Street E between Main Street (North City Drive) and Barham Drive, see Street Type A‐1a and Street Type A‐1b.
Standards: A‐1 A‐1c A‐1d
Design Speed: 25 mph 25 mph 25 mph
Right‐of‐Way Width: 80’ 60’ 60’
Curb‐to‐Curb Width: 50’ 40’ 40’
Parking Lane Width: 8’ n/a 8’
Bike Lane: Sharrow Buffered Bike Sharrow
( Per the discretion of the City Engineer and appropriate regulatory guidelines)
Travel Lane Width: 12’ 12’ 12’
Drainage Type: Center Median / Curb and Gutter
Width of Sidewalks: 15’ 10’ 10’
Other Unique
Features:
Not Applicable
Tree Species
and Spacing:
Cassia leptophylla Spaced at 30’
Maximum on Center. May be modified
through Site Development Plan or by
Director’s Permit
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
TYPE A1c – OVERPASS CONNECTOR
PARKING
8’
PARKING
8’
TYPE A1d
439
University District | San Marcos Form‐Based Code: VI‐17 Street Type A‐1a Street E (South of Roundabout)
This cross‐section applies to Street E south of the roundabout at the intersection of Main Street (North City Drive), as shown below:
Standards:
Design Speed: 25 mph
Right‐of‐Way Width: 92’
Curb‐to‐Curb Width: 56’
Parking Lane Width: N/A
Bike Lane: Sharrow ( Per the discretion
of the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 16’ Sharrow Lane
Drainage Type: Center Median/Curb and
Gutter
Width of Sidewalks: 15’ minimum
Tree Species and
Spacing:
Cassia leptophylla Spaced at
30’ Maximum on Center.
May be modified through
Site Director’s Permit, or
Conditional Use Permit
review.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
440
Form‐Based Code: VI‐18 University District | San Marcos Street Type A‐1b Street E (North of Barham Drive)
This cross‐section applies to Street E north of Barham Drive and south of Street Type A‐1a, as shown below:
Standards:
Design Speed: 25 mph
Right‐of‐Way Width: 104’
Curb‐to‐Curb Width: 74’
Parking Lane Width: Varies 0’ – 8’
Bike Lane: Sharrow ( Per the discretion
of the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 11’
Drainage Type: Center Median/Curb and
Gutter
Width of Sidewalks: 15’
Other Unique Features: Not Applicable
Tree Species and
Spacing:
Cassia leptophylla Spaced at
30’ Maximum on Center.
May be modified through
Site Development Plan,
Director’s Permit, or
Conditional Use Permit
review.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
441
University District | San Marcos Form‐Based Code: VI‐19 Street Type A‐2 (Transition Street Type)
Standards:
Design Speed: 25 mph
Right‐of‐Way Width: 88’
Curb‐to‐Curb Width: 58’
Parking Lane Width: 8’
Bike Lane: Sharrow ( Per the discretion of
the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 12’
Drainage Type: Center Median
Width of Sidewalks: 15’
Tree Species and
Spacing:
Cassia leptophylla Spaced at
30’ Maximum on Center. May
be modified through Site
Development Plan or by
Director’s Permit
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
442
Form‐Based Code: VI‐20 University District | San Marcos Street Type A‐3, A‐3a, A‐3b (Street Type at Collector)
Standards: A‐3 A‐3a A‐3b
Design Speed: 25 mph 25 mph 25 mph
Right‐of‐Way
Width:
121’ 140’ 112’
Curb‐to‐Curb
Width:
91’ 110’ 82’
Parking Lane
Width:
Not Applicable
Bike Lane: Sharrow Buffered Buffered
( Per the discretion of the City
Engineer and appropriate
regulatory guidelines)
Travel Lane Width: 10’ 12’ 12’
Drainage Type: Center Median
Width of Sidewalks: 15’ 15’ 15’
Tree Species and
Spacing:
Quercus agrifolia and Cassia
leptophylla Spaced at 30’
Maximum on Center. May be
modified through Site
Development Plan or by Director’s
Permit
Notes:
Type A3a & A3b Alternative designs to be used per Figure VI.A: Street Type Regulating Plan;
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
TYPE A3a – ALTERNATIVE DESIGN
TYPE A3b – ALTERNATIVE DESIGN
443
University District | San Marcos Form‐Based Code: VI‐21 Street Type B (Residential Avenue)
Standards: B B Alternative
Design Speed: 25 mph 25 mph
Right‐of‐Way Width: 90’, 100’ 100’
Curb‐to‐Curb Width: 60’, 70’ 70’
Parking Lane Width: 8’ 8’
Bike Lane: Sharrow Buffered
( Per the discretion of the City
Engineer and appropriate
regulatory guidelines)
Travel Lane: 12’ 12’
Drainage Type: Center Median / Bioswale
Width of Sidewalks: 15’ 15’
Tree Species and
Spacing:
Species Vary:
Platanus racemosa and Populus
fremontii Spaced
at 25’ Maximum on Center;
Alnus rhombifolia Spaced at 20’
Maximum on Center. May be
modified through Site
Development Plan or by
Director’s Permit
Notes:
Type B Alternative design may be used instead of Type B per the discretion of the City Engineer and appropriate regulatory guidelines.
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
TYPE B – ALTERNATIVE DESIGN
444
Form‐Based Code: VI‐22 University District | San Marcos Street Type C‐1a Campus Way (South of Roundabout)
This cross section applies to Campus Way south of the roundabout at the intersection of Main Street (North City Drive) and Campus Way, as shown below:
Standards:
Design Speed: 25 mph
Right‐of‐Way Width: 130.5’
Curb‐to‐Curb Width: 90.5’
Parking Lane Width: 20.5’
Bike Lane: Sharrow ( Per the discretion of
the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 16’ Sharrow Lane
Drainage Type: Center Median / Bio‐Swale / Curb
and Gutter
Width of Sidewalks: 20’ minimum
Tree Species and
Spacing:
Accent Tree: Syagrus
romanzoffianum Spaced at 15’
Maximum on Center;
Street Tree: Callistemon viminalis
Spaced at 30’ Maximum on
Center. May be modified through
Site Development Plan,
Director’s Permit, or Conditional
Use Permit review.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure VI.E: Street Tree Diagram
445
University District | San Marcos Form‐Based Code: VI‐23 Street Type C‐1b Campus Way (South of Street Type C‐1a)
This cross section applies to Campus Way south of Street Type C‐1a and north of Barham Drive, as shown below:
Standards:
Design Speed: 25 mph
Right‐of‐Way Width: 130.5’
Curb‐to‐Curb Width: 70’ varies
Parking Lane Width: N/A
Bike Lane: Sharrow ( Per the discretion of
the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 12’
Drainage Type: Center Median / Bio‐Swale / Curb
and Gutter
Width of Sidewalks: 20’ minimum
Tree Species and
Spacing:
Accent Tree: Syagrus
romanzoffianum Spaced at 15’
Maximum on Center;
Street Tree: Callistemon viminalis
Spaced at 30’ Maximum on
Center. May be modified through
Site Development Plan,
Director’s Permit, or Conditional
Use Permit review.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure VI.E: Street Tree Diagram
446
Form‐Based Code: VI‐24 University District | San Marcos Street Type E‐1 (Industrial Street)
Standards:
Design Speed: 25 mph
Right‐of‐Way Width: 60’
Curb‐to‐Curb Width: 40’
Parking Lane Width: 8’
Bike Lane Width: Sharrow ( Per the discretion of
the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 12’
Drainage Type: Curb and Gutter
Width of Sidewalks: 10’
Tree Species and
Spacing:
Arbutus ‘Marina’ and Rhus lancea
Spaced at 25’ Maximum on
Center. May be modified
through Site Development Plan
or by Director’s Permit
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
447
University District | San Marcos Form‐Based Code: VI‐25 Street Type G (Residential Street)
Standards:
Design Speed: 25 mph
Right‐of‐Way Width: 70’
Curb‐to‐Curb Width: 52’
Parking Lane Width: 8’
Bike Lane Width: Sharrow ( Per the discretion
of the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 12’
Drainage Type: Flow‐Through Planter
Width of Sidewalks: 6’, 7’
Tree Species and
Spacing:
Platanus racemosa and Rhus
lancea Spaced at 25’
Maximum on Center. May be
modified through Site
Development Plan or by
Director’s Permit
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
448
Form‐Based Code: VI‐26 University District | San Marcos Street Type J (Private Road)
Standards:
Design Speed: 15 mph
Right‐of‐Way Width: 48’
Curb‐to‐Curb Width: 34’‐6”
Tactile Warning Width: 3’
Drop‐Off Width: 7’‐6”
Multi‐Modal Path
Width:
8’
Travel Lane Width: 12’‐6”
Drainage Type: Curb and Gutter
Width of Sidewalks: 4’, 8’
Tree Species and
Spacing:
Lophostemon Confertus,
Brisbane Box, Rhus Lancea,
African Sumac, Tabebuia
Impetiginosa, Pink Trumpet
Tree, Arbutus ‘Marina’, Marina
Strawberry Tree. Spaced at 22’
on center. May be modified
through Site Development
Plan or by Director’s Permit.
449
University District | San Marcos Form‐Based Code: VI‐27 Street Type K‐1 (Discovery Street)
Standards:
Design Speed: 45 mph
Right‐of‐Way Width: 104’ to 118’
Curb‐to‐Curb Width: 100’
Parking Lane Width: Not Applicable
Bike Lane Width: 8’ (Buffered Bike Lane)
Travel Lane Width: 12’
Drainage Type: Curb and Gutter
Width of Sidewalks: 15’ and 10’
Tree Species and
Spacing:
Median: Pinus Pinea Spaced at
50’ Maximum on Center;
Street Tree: Lagerstroemia
‘Muskogee’ Spaced at 25’
Maximum on Center. May be
modified through Site
Development Plan or by
Director’s Permit
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access; See Figure IV.J:
SWQ in Public R.O.W.; See Figure VI.E: Street Tree
Diagram
NORTH
NORTH
SOUTH
SOUTH
450
Form‐Based Code: VI‐28 University District | San Marcos Street Type K‐2 (Barham Drive between Twin Oaks Valley Road and June Way)
Standards:
Design Speed: 45 mph
Right‐of‐Way Width: 131’
Curb‐to‐Curb Width: 103’
Parking Lane Width: Not Applicable
Bike Lane Width: 8’ separated/protected by 8’
raised barrier island on the
north and 5’ bike buffer on the
south
Travel Lane Width: 11’‐14’
Drainage Type: Curb and Gutter
Width of Parkways: 15’ and 13’
Tree Species and
Spacing:
Median: Pinus Pinea Spaced at
50’ Maximum on Center;
Street Tree: Lagerstroemia
‘Muskogee’ Spaced at 25’
Maximum on Center. May be
modified through Site
Development Plan or by
Director’s Permit.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access; See Figure IV.J:
SWQ in Public R.O.W.; See Figure VI.E: Street Tree
Diagram
Reclassification of Barham Dr. to a 4‐lane roadway is
contingent upon approval of the City‐initiated General
Plan Update.
451
University District | San Marcos Form‐Based Code: VI‐29 Street Type K‐2a Barham Drive (Between Street E and Campus Way)
Standards:
Design Speed: 45 mph
Right‐of‐Way Width: 149’
Curb‐to‐Curb Width: 100’
Parking Lane Width: Not Applicable
Bike Lane Width: 8’ separated/protected by 5’
raised barrier island on the
north and 5’ bike buffer on the
south
Travel Lane Width: 11’‐14’ (10’ left‐turn lane)
Drainage Type: Curb and Gutter
Width of Parkways: 36’ (north) and 13’ (south)
Tree Species and
Spacing:
Median: Pinus Pinea Spaced at
50’ Maximum on Center;
Street Tree: Lagerstroemia
‘Muskogee’ Spaced at 25’
Maximum on Center. May be
modified through Site
Development Plan, Director’s
Permit, or Conditional Use
Permit review.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
Reclassification of Barham Dr. to a 4‐lane roadway is
contingent upon approval of the City‐initiated General
Plan Update.
452
Form‐Based Code: VI‐30 University District | San Marcos Street Type K‐2b Barham Drive (Between Campus Way and Street J)
Standards:
Design Speed: 45 mph
Right‐of‐Way Width: 128’
Curb‐to‐Curb Width: 100’
Parking Lane Width: Not Applicable
Bike Lane Width: 8’ separated/protected by 5’
raised barrier island on the
north and 5’ bike buffer on the
south
Travel Lane Width: 11’‐14’
Drainage Type: Curb and Gutter
Width of Parkways: 15’ (north) and 13’ (south)
Tree Species and
Spacing:
Median: Pinus Pinea Spaced at
50’ Maximum on Center;
Street Tree: Lagerstroemia
‘Muskogee’ Spaced at 25’
Maximum on Center. May be
modified through Site
Development Plan, Director’s
Permit, or Conditional Use
Permit review.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
Reclassification of Barham Dr. to a 4‐lane roadway is
contingent upon approval of the City‐initiated General
Plan Update.
453
University District | San Marcos Form‐Based Code: VI‐31 Street Type K‐2c Barham Drive (East of Street Type J)
Standards:
Design Speed: 45 mph
Right‐of‐Way Width: 131’
Curb‐to‐Curb Width: 100’
Parking Lane Width: Not Applicable
Bike Lane Width: 8’ separated/protected by 5’
raised barrier island on the
north and 5’ bike buffer on the
south
Travel Lane Width: 11’‐18’
Drainage Type: Curb and Gutter
Width of Parkways: 18’ (north) and 13’ (south)
Tree Species and
Spacing:
Median: Pinus Pinea Spaced at
50’ Maximum on Center;
Street Tree: Lagerstroemia
‘Muskogee’ Spaced at 25’
Maximum on Center. May be
modified through Site
Development Plan, Director’s
Permit, or Conditional Use
Permit review.
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access;
See Figure IV.J: SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
Reclassification of Barham Dr. to a 4‐lane roadway is
contingent upon approval of the City‐initiated General
Plan Update.
454
Form‐Based Code: VI‐32 University District | San Marcos Street Type L (Twin Oaks Valley Road)
Standards:
Design Speed: 45 mph
Right‐of‐Way Width: 160’
Curb‐to‐Curb Width: 125’
Parking Lane Width: Not Applicable
Bike Lane Width: 5’ and 6’ ( Per the discretion of
the City Engineer and
appropriate regulatory
guidelines)
Travel Lane Width: 11’, 12’
Drainage Type: Curb and Gutter
Width of Sidewalks: 16’, 19’
Tree Species and
Spacing:
Median: Pinus Pinea Spaced at
50’ Maximum on Center;
Street Tree: Cassia
leptophyllaSpaced at 35’
Maximum on Center. May be
modified through Site
Development Plan or by
Director’s Permit
Notes:
The spacing of street trees may be modified where curb‐ cuts are required for driveway access; See Figure IV.J:
SWQ in Public R.O.W.;
See Figure VI.E: Street Tree Diagram
455
University District | San Marcos Form‐Based Code: VI‐33
Figure VI.E Street Tree Diagram
456
University District | San Marcos Form-Based Code: VI-33
Figure VI.E Street Tree Diagram
457
Form‐Based Code: VI‐34 University District | San Marcos Sidewalk and Crosswalk Pavement
Sidewalk and crosswalk pavement shall be designed in compliance with the following standards:
All sidewalk and crosswalk pavement materials and patterns shall comply with Title 24 and the Americans with Disabilities Act.
Paving materials shall be simple, functional, and long‐lasting. Except where designated as enhanced paving, sidewalks in the public right‐of‐ way shall be made of a single standard concrete mix so as to provide a uniform appearance throughout.
Enhanced or accent paving shall be used to accentuate crosswalks, street corners, and significant pedestrian nodes. Materials may include concrete or stone unit pavers, porous, and/or integrally colored concrete with a contrasting finish, such as exposed aggregate.
Crosswalk paving shall be enhanced to distinguish it from the surrounding road.
It shall be of a material that will not present difficulties to people with decreased mobility and shall meet the safety criteria established by the City of San Marcos and any other regulating authority.
A simple, uniform score joint pattern that is coordinated with the location of tree grates, light poles, building entries and other design elements shall be established for the entirety of the District to provide a cohesive appearance. Sidewalk and crosswalk pavement shall not be stamped to resemble another material, such as stone or brick.
Paving shall not have beveled edges or other features that can cause excessive bouncing for carts, strollers, and wheelchairs.
Due to maintenance and durability issues, surface colored concrete shall not be used.
458
University District | San Marcos Form‐Based Code: VI‐35 Streetlights
Proposed street, sidewalk, path and trail lighting shall provide safe levels per City of San Marcos standards, and shall be configured so as not to create a new source of substantial sky‐glow, light trespass or glare that would adversely affect nighttime views in San Marcos Creek and its environs.
In addition to City ordinances, lighting and luminaries shall comply with all State of California and County light pollution and energy consumption regulations and standards, including but not limited to CEQA, Title 24, and San Diego County Light Pollution Code (LPC, also known as the Dark Sky Ordinance).
Safe levels of lighting shall be provided using energy efficient lamp technologies such as metal halide, induction lamps, high pressure sodium, LED, or other light sources as approved by the City of San Marcos, along with luminaries designed with shades and cut‐offs to eliminate off‐site lighting and nighttime sky pollution. Lighting should be directed from edges of view corridors onto paving surfaces, rather than placing fixtures or visible sources of light in the view.
Further, energy‐saving control systems should be used, including photovoltaic‐sensors to turn lights off when adequate daylight is available.
Street‐lights shall comply with the following standards:
A single style of street light fixture or a family of fixture styles shall be chosen for all streets within the University District. The selection of the street lights shall be made in consultation with the Planning Director.
Street light fixtures shall be made of metal with a powder coat finish. The color shall be determined in consultation with the Planning Director.
Street lighting shall be scaled to the pedestrian, shall be provided on both sides of all streets and shall be no taller 14 feet (taller cobra head lights are allowed at intersections to meet the Public Works lighting standards).
Street and median lighting along Barham Drive, Discovery Street, and Twin Oaks Valley Road shall complement the existing lighting fixtures found within the public right‐of‐way.
459
Form‐Based Code: VI‐36 University District | San Marcos Street light fixtures shall be located within three (3) feet of the face of the curb. Spacing of street light fixtures shall comply with City of San Marcos standards. Lighting fixtures for street lights should be approved low‐light sources. Upward pointing or upward reflected light from outdoor lighting is not permitted. Lighting levels shall be adequate for safety, especially in areas of pedestrian crosswalks and parking, while minimizing light spillage and point of glare. Where necessary, luminaries shall have shades to shield residential areas from street lights.
Where possible, pedestrian‐scaled light poles should be combined with building and site features such as walls/fences, shade structures, traffic signal and/or other vehicular‐oriented signage poles to minimize sidewalk clutter. Solar‐powered and energy‐efficient streetlights should be utilized where feasible, and incorporate time‐clocks and energy management systems that automatically adjust for daily and seasonal sunrise/sunset times or simply limit lighting to specific hours of the day.
Street Furniture
Street furniture includes benches, trash/recycle receptacles, tree grates, tree guards, bollards, bike racks, drinking fountains, and bus shelters. Street furnishings are to be provided throughout the district to enhance the functionality of the streetscape and promote the use of public spaces for informal and neighborly gathering. Streets shall be designed to provide for street furniture, in accordance with the following standards:
A single family of street furnishing styles shall be chosen for all public streets in the District. The selection of the street furniture shall be made in consultation with the Planning Director. Street furniture should be of a style that complements rather than competes with the architecture of the adjacent development.
460
University District | San Marcos Form‐Based Code: VI‐37 Street furnishings should be clustered in both areas of sun and shade to present and inviting streetscape image and encourage a wide range of seasonal use. Street furnishings fixtures shall be made of materials that have long life spans and are able to withstand constant use and exposure to the elements. Higher grade materials are recommended to reduce long‐term maintenance and replacement costs.
Street furniture shall be placed to maintain a clear pedestrian path. Trash and recycle receptacles shall be provided near high traffic areas such as parks, plazas, transit stops and retail developments. Trash and recycle receptacles shall be provided on all streets at intervals no greater than 800 feet. Benches shall be placed within 6 feet of the face of curb. Seating shall be designed in a way that discourages inappropriate use by skateboarders and stunt bikers.
Bicycle racks should be provided near community nodes such as schools, libraries, retail developments and transit stops. Bicycle racks shall be located within public view.
Underground Parking Facilities
Underground parking structures are allowed beneath streets and public spaces provided that their location and design allow for the required street trees, landscaping features, and storm water/SWQ facilities. Access to utility lines shall also be considered during the design process.
Interim Parking Facilities
Surface parking lots may be allowed on an interim basis during build‐out of a project, provided a permanent parking solution conforming to the requirements of this Specific Plan, and a timeframe for implementing such permanent parking solution, are identified 461
Form‐Based Code: VI‐38 University District | San Marcos in the project development plan application. All interim parking lots shall be landscaped and/or otherwise screened from streets and other public view sheds.
Above Ground Parking Structure Connections
Bridges that connect parking structures on adjacent blocks are allowed with the approval of the Planning Director. The bridges shall be no wider than 60’ and shall be no lower than the third floor of the building.
Above ground parking structure connection bridges shall only be allowed to span over the following street types:
Street Types K‐1, K‐2, and L
Parking Structure Special Urban Design Standards
To better accommodate more urban development, the following standards apply to parking structures within the University District:
Standard stall dimensions for retail and restaurant parking shall be a minimum of
8.5 feet wide by 18 feet long.
Standard stall dimensions for residential parking shall be a minimum of 8 feet wide by 18 feet long.
Compact stall dimensions for commercial parking shall be a minimum of 8 feet wide by 18 feet long. A maximum of 20 percent of the parking spaces may utilize these compact parking stall dimensions; the remainder shall comply with the standard stall dimensions of 8.5 feet wide by 18 feet long. Drive aisles shall be a minimum of 24 feet wide for 90 degree (perpendicular) parking and a minimum of 26 feet wide along end aisles to allow for an efficient turning radius in both directions. Perpendicular parking is the most efficient and is preferred over angled or parallel parking.
Ramps of 15% or greater require City Engineer approval. 462
University District | San Marcos Form‐Based Code: VI‐39 VI.5 Public Park and Gathering Space Standards
This section addresses the design of all public spaces (including spaces on private property that are open to the general public) within the University District. Additional landscaping standards for private spaces are provided in Section VI.9 of this Chapter.
Intent
The University District is envisioned to be developed with a variety of public spaces. These spaces range in approximate size from 0.25‐acre mini‐parks to a 16‐acre neighborhood park. These spaces are intended to:
Provide easily accessible recreation areas and to provide visual breaks in the built environment.
Provide links to pedestrian and bike trails and function as nodes and rest areas along the greater San Marcos trail system.
Create gathering spaces for residents and visitors that are inviting, enhance the overall character of the District, and serve a variety of users with passive and active recreational options.
Promote walking and bicycling within the District by including a series of pathways that connect to the various neighborhoods, areas, trails, parks and plazas that make up the District.
Preserve prominent natural features that are valuable assets and tie the District to its unique context.
Connect the District’s urban open spaces to the larger community by providing clear and convenient connections to Cal State San Marcos and other neighboring developments and public spaces.
463
Form‐Based Code: VI‐40 University District | San Marcos Maximize opportunities for low impact development (LID) and storm water quality measures to manage storm water run‐off.
Comply with City of San Marcos design guidelines for Park and Recreation amenities.
General Public Space Standards
Standards for the public spaces in the University District are provided on the following pages. The locations of these public spaces, provided on Figure VI.B: Building and Public Space Regulating Plan, are conceptual only and represent approximate sizes, configurations, as well as range of recreational uses and amenities.
Please reference Chapter IV – Open Space | Conservation for additional descriptions of the various public parks and open spaces conceptualized within the University District project.
464
University District | San Marcos Form‐Based Code: VI‐41 East Urban Plazas
The East Urban Plazas shall include the following elements:
Space for outdoor cafés and seating areas
Site furnishings including fixed and moveable seating, trash receptacles, bike racks, and pedestrian scaled lighting
A pedestrian paseo connection to the blocks and developments north of the plaza Canopy shade and accent trees at a maximum of forty (40) feet on center, excluding in areas of driveway curb cuts and utility vaults Storm water management features such as permeable paving, bio‐retention and self‐retaining areas, sized at a minimum to accommodate run‐off from plaza hardscape areas
Distinctive, enhanced plaza paving, consistent with the surrounding commercial and residential development
Community event space for performances, festivals, and multi‐use gathering space
The following elements may also be provided within the East Urban Plazas:
Public art elements
Interactive water feature
Shade structures, kiosks or
arcades
Food carts and mobile
vendors
Informational kiosks
Area for farmer’s markets
The final plan for the East Urban Plazas shall be approved through Site Development Plan review and approval.
465
Form‐Based Code: VI‐42 University District | San Marcos
Figure VI.F East Urban Plazas Enlarged Plan
Open Plaza/Event space
Shaded gathering/ Market space
Iconic canopy tree groves
Enhanced paving incorporating permeable surfaces
Café dining and seating areas
Bioretention areas
Paseo connection
466
University District | San Marcos Form‐Based Code: VI‐43 East and West Paseos and Plazas
Paseos are linear, pedestrian‐only circulation zones that provide opportunities for small scale urban plazas and gathering spaces. Paseos shall be a minimum of forty (40) feet wide. These paseos provide strong pedestrian connectivity to the East Plazas and surrounding mixed‐use development. Paseo hardscape and plaza areas shall be configured to allow access for fire trucks where applicable.
The following elements are required within each paseo/plaza:
Storm water management features such as permeable paving and bio‐retention and self‐retaining areas, sized at a minimum to accommodate run‐off from paseo hardscape areas
Canopy accent trees and enhanced feature planting
Enhanced pavement that distinguishes the paseo from adjacent public sidewalks Site furnishings including seating, trash receptacles, bike racks, and pedestrian scaled lighting
At least one East Plaza must include a bike repair facility.
The following elements may also be provided within paseos/plazas:
Public art elements
Interactive or reclaimed water features
Moveable or café seating areas
Informational kiosks
Coffee cart and mobile vendors
Small scale activities such as game tables, climbing structures, bocce courts, etc. 467
Form‐Based Code: VI‐44 University District | San Marcos
Figure VI.G Typical East Paseo Conceptual Plan
Actual Design of the East and West Paseos and Plazas shall be determined through Site Development Plan review and
approval.
Figure VI.H Typical West Paseo Conceptual Plan
Pedestrian link to
North City Drive
Enhanced paving
Canopy accent trees
Bioretention / self‐
retaining areas with
native plantings
Enhanced paving
Adjacent gathering
spaces
Pedestrian link to
Twin Oaks Plaza West
468
University District | San Marcos Form‐Based Code: VI‐45
Twin Oaks Plaza (East)
Twin Oaks Plaza (East), with Twin Oaks Plaza West, forms the symbolic south gateway to the District.
The following elements are required within Twin Oaks Plaza (East):
Major accent trees, coordinated with the design of the plaza to the west, that form a focal point for the gateway and compliments the existing plantings on the south side of the intersection
Storm water management features such as self‐retaining areas, pervious paving, rain gardens or flow through planters
Enhanced paving at the pedestrian crosswalk and mini plazas that is coordinated with the design of the plaza to the west and compliments the existing enhanced paving in the intersection
Site furnishings including seating, trash receptacles, bike racks, and pedestrian scaled lighting
Wayfinding graphics and signage
The following elements may also be provided within Twin Oaks Plaza (East):
Public art element
Water feature
Café seating area
Enhanced/ accent lighting effect
Information or small retail kiosks
Actual design for Twin Oaks Plaza East shall be determined through Site Development Plan review and approval.
469
Form‐Based Code: VI‐46 University District | San Marcos
FIGURE VI.I Twin Oaks Plaza (East) Conceptual Plan*
*Pending approval through the SDP process
Pedestrian bridge landing
Publicly accessible stairs
Café seating and small kiosks
Water feature/ monument signage / public art element
Enhanced paving, coordinated with Twin Oaks Plaza West
Focal point planting
470
University District | San Marcos Form‐Based Code: VI‐47 Twin Oaks West (Plazas and Paseos)
These urban plazas and paseos are located north and west of the Twin Oaks Valley Road and Discovery Street/Barham Drive intersection. The primary purpose of these plazas and paseos is to provide strong pedestrian connectivity across Twin Oaks Valley Road and to mixed‐use development on either side of the street. In concert with Twin Oaks Valley East Plaza, these plazas and paseos form the southern gateway to the District and serve to anchor the bridge across Twin Oaks Valley Road. Landscaping, monument signage, artwork, water features, or architecturally significant building elements would distinguish these plazas and paseos, including at the northwest corner of the Twin Oaks Valley Road and Discovery Street/Barham Road intersection.
The following elements may be provided within Twin Oaks West Plazas and Paseos:
Major accent trees, coordinated with the design of the plaza to the east, that form a focal point for the gateway and are consistent with the existing plantings on the south side of the intersection
Storm water management features such as self‐retaining areas, pervious paving, and flow through planters
Enhanced plaza paving that compliments the existing enhanced paving in the intersection
Enhanced paving at pedestrian crosswalks
Site furnishings including seating, trash receptacles, bike racks, and pedestrian scaled lighting
Wayfinding graphics and signage
Community event space, farmer’s markets or festivals
Amphitheater for performances and informal gathering
Public art element
Water feature
Café seating area
Actual design for Twin Oaks Plaza West shall be determined through Site Development Plan review and approval.
471
Form‐Based Code: VI‐48 University District | San Marcos Knoll Park and Neighborhood Green
The Knoll Park and Neighborhood Green are located centrally within the District, Knoll Park and Neighborhood Green incorporates a variety of trails and active uses into the existing and distinctive granitic topographic feature.
The following elements are required within the Knoll Park and Neighborhood Green:
Stabilized decomposed granite or other soft surface multi‐use trail with maximum 1:20 slope
Picnic seating and BBQ areas
Rest areas with seating along trail at a maximum distance of 1,200 feet Observation point
Minimum 0.75 acre open field or sport court play area at base of knoll Minimum 0.75 acre open play field area at top of knoll Full‐size basketball court
Two tennis courts which can also accommodate pickle ball Two tot lots (one for ages 2 to 5 years and one for 5 to 12 years) Restroom
Skateboard park
Multi‐purpose field (minimum of 180 feet by 320 feet) Downhill mountain bike path on the knoll
Bike repair station
472
University District | San Marcos Form‐Based Code: VI‐49 The following elements may be included within the Knoll Park and Neighborhood Green:
Recreational elements that make use of the rugged terrain, including Disc golf course, climbing wall, waterfall, adventure playground, or bouldering trail Interpretive exhibits and signage about regional ecology and the environment Botanical Garden featuring specimen examples of native plant communities User Orientation Kiosk
473
Form‐Based Code: VI‐50 University District | San Marcos Figure VI.L Knoll Park Conceptual Plan
FIGURE VI.J Knoll Park Conceptual Plan
Tot‐lot
Playground
Ball court
10’ wide decomposed granite multi‐use trail
Planted bioswale with native vegetation
Picnic and BBQ areas
Open playfield at top of knoll
Observation point / overlook area
Existing boulders to remain for bouldering trail or adventure playground
Secondary soft surface trail
474
University District | San Marcos Form‐Based Code: VI‐51 Creek Trail / West Creek Park
The West Creek Park and trail serve as the transition from the San Marcos Creek riparian corridor to the development, and should blend these areas together through the use of native plantings.
The following elements are required within the Creek Trail and West Creek Park:
10’ wide multi‐use trail with stabilized decomposed granite or other pervious, soft surface meeting city of San Marcos Park and Recreation design guidelines Storm water management features including greenswards graded to function as self‐retaining areas, bio‐retention areas in vegetated buffer between public and private areas
Open field play area
Site furnishings, including benches spaced at a maximum of 600 feet, trash receptacles and bike racks at gateways and nodes
Low‐level pedestrian scaled lighting at high‐use areas Picnic area/ barbecue facilities
The following elements may also be provided within the Creek Side Trail and Open Space:
Fenced dog run
Fitness stations or other compact recreational equipment including play equipment, adventure trails, etc.
Overlooks, bridges and/or boardwalks to promote a more interactive experience in the riparian corridor
Interpretive exhibits and signage about regional ecology and environment Community garden plots or Botanical Garden
475
Form‐Based Code: VI‐52 University District | San Marcos
FIGURE VI.K Creek Trail / West Creek Park Conceptual Plan 10’ wide decomposed granite path
Shaded seating area
Open play area
Fenced dog‐run
Picnic area with accent canopy trees
476
University District | San Marcos Form‐Based Code: VI‐53 Creek Trail / East Creek Park
The Creek Trail and East Creek Park serve as the transition from the San Marcos Creek riparian corridor to the development, and should blend these areas together through the use of native plantings.
The following elements are required within the Creek Trail and East Creek Park:
Ten (10) foot wide multi‐use trail with stabilized decomposed granite or other pervious, soft surface meeting city of San Marcos Park and Recreation design guidelines
Storm water management features including greenswards graded to function as self‐retaining areas, bio‐retention areas in vegetated buffer between public and private areas
Open field play area
Site furnishings, including benches spaced at a maximum of six hundred (600) feet, trash receptacles and bike racks at gateways and nodes Low‐level pedestrian scaled lighting at high‐use areas Picnic area/ barbecue facilities
The following elements may also be provided within the Creek Side Trail and Open Space:
Fenced dog run (where one‐third of the area is for small dogs and two‐thirds is for large dogs)
Fitness stations or other compact recreational equipment including play equipment, adventure trails, etc.
Overlooks, bridges and/or boardwalks to promote a more interactive experience in the riparian corridor
Interpretive exhibits and signage about regional ecology and environment Community garden plots or Botanical Garden
477
Form‐Based Code: VI‐54 University District | San Marcos
FIGURE VI.L Creek Trail Conceptual Plan
Seating and picnic areas
Playground or tot‐lot
Vegetated buffer
10’ wide decomposed granite path
478
University District | San Marcos Form‐Based Code: VI‐55 Wetland Trail / Open Space
A boardwalk trail is proposed adjacent to the open space area located at the far west end of the District, contiguous to north side of Discovery Street and west of Grand Avenue. The Wetland Trail and Open Space will serve as a major connection for the district to neighboring development through trail and natural space connections.
The following elements are required within the Wetland Trail and Open Space:
Ten (10) foot wide elevated boardwalk to promote a visual experience within the riparian corridor with no disruption to the native vegetation Fully accessible connections to existing and proposed city wide urban trails at Discovery Street and Grand Avenue
Interpretive exhibits and signage about regional ecology and environment Lookout platforms with seating
479
Form‐Based Code: VI‐56 University District | San Marcos
FIGURE VI.M Wetland Trail / Open Space Conceptual Plan
San Marcos Creek
Existing riparian /
wetland area
Seating area with
interpretative signage
10’ wide elevated
boardwalk contiguous
to Discovery Street
with observation look
out decks with seating
and interpretative
signage
480
University District | San Marcos Form‐Based Code: VI‐57 VI.6 Building Type Standards
Intent
The University District is envisioned to be developed with a variety of building types. These building types are intended to:
Define the street edges as attractive public spaces.
Create a positive relationship between internal building uses and activities along streets and public space.
Provide opportunities for mix of compatible commercial, residential, and civic uses.
Building Standards
Within the University District, a variety of building types are envisioned and allowed. These building types include:
Mixed‐Use Building A
Mixed‐Use Building B
Commercial Building
Freeway Commercial Building A
Freeway Commercial Building B
University Flats
Office Flats
Townhomes/Flats
Creek Side Townhomes/Flats
Adaptive Reuse Buildings
Civic Buildings
Development standards for these building types are provided on the following pages. For each building type, there are standards that address lot size and building placement, vehicle access and parking, building height and mass, frontages, building uses, and parking requirements.
Additional design and landscaping standards that apply to all building types are provided in the following sections of this Form‐Based Code:
VI.7 (Frontages and Projections)
VI.8 (Architectural Standards
and Guidelines)
VI.9 (General Landscaping
Standards)
VI.10 (Business Sign Standards)
481
Form‐Based Code: VI‐58 University District | San Marcos Development Standards for Mixed‐Use Building A
Description
Mixed‐Use Building A: a multi‐story building that contains a mix of commercial and residential uses. Along the front façade, the ground floor generally contains storefronts for retail, dining, and entertainment uses. Upper floors generally contain residential units or office uses. 482
University District | San Marcos Form‐Based Code: VI‐59 Mixed‐Use Building A: Lot Size and Building Placement
Block Subdivisions and Lot Size
The entire development site may be developed as one project or subdivided int0 smaller properties.
A Lot Width 20’ minimum
B Lot Depth 60’ minimum
Building Setbacks from Property Lines (PL)
All Property
Lines
A setback is not required.
C Exception For the majority of the façade, a minimum 8’ setback is required from property lines along
Street Type L. Exceptions to this minimum
setback are permitted for limited portions of
the building in order to create architectural
interest.
Build‐to‐Line (BTL)
D Build‐to‐
Line
Building facades shall be placed along the front
and external side property lines or required
building setback (per above exception).
E Exception A Facades shall be placed within 8’ to 12’ of the property line along Street Type K2a.
F Exception B At block corners, the front facade may deviate from the BTL to address block shape or create
architectural variation.
Exception C The BTL may be set back to allow for
breezeways, outdoor lobbies, forecourts, and
retail entries to prevent doorways from
encroaching into the public right‐of‐way.
G Frontage
Buildout
100% of the site’s total street frontage (as
measured by the total length of front and
external side property lines) shall be occupied
by one or more building facades or forecourts,
plazas, and/or similar features that encourage
pedestrian activity.
Exception A The frontage build out requirement may be
reduced to allow for driveways and parking
lots. Parking lots must be screened from public
views.
Exception B For properties at the corner of Street Type L and A3, the frontage buildout requirement may
be reduced along the front property line to
accommodate the setback from Street Type L.
*Block 3, Extended Learning Building, located at the northwest corner of Campus Way and Barham Drive, may deviate from the BTL to accommodate a pedestrian bridge over Barham Drive, and to provide a retail patio on the ground floor at the southwest corner of the building.
Reduction in
buildout
frontage
requirement
G
Reduction in
buildout
frontage
requirement
G
483
Form‐Based Code: VI‐60 University District | San Marcos Mixed‐Use Building A: Lot Size and Building Placement: Unique Standards for East Urban Plazas Block
Build‐to‐Line (BTL)
A Build‐to‐Line of
Mixed‐Use
Buildings
Mixed‐use buildings are allowed along all
street frontages. They are required along
Street Type A‐1 along North City Drive, the
west edge of the East Urban Plazas, and
along the north edge of the East Urban
Plazas. The facades of these buildings shall
be provided along front and external side
property lines (at a 0’ setback) and along the
west and north edges of the Plaza.
Exception A At block and plaza corners, the front facade may deviate from the BTL to address block
shape or create architectural variation.
Frontage Buildout 100% of the total frontage along North City Drive (Street Type A‐1) and the East Urban
Plazas (as measured by the total length of
front property lines along Street Type A‐1
and the total length of the north and west
edges of the Plaza) shall be occupied by one
or more building facades or forecourts,
plazas, and/or similar features that
encourage pedestrian activity.
B Exception The frontage build‐out requirement may be
reduced to accommodate driveways, and to
create paseos that provide access from the
East Urban Plazas.
External Side Property Line
External Side Property Line
Building Facade
North City Drive
(Street Types A-1, A-2, or A-3)
or Street Type Varies
Street Type Varies
Example Building Footprint
60’ max. reduction
in buildout
frontage
requirement
G
Front Property Line
B
East Urban Plazas
Rear Property Line
A
A
A
484
University District | San Marcos Form‐Based Code: VI‐61 Mixed‐Use Building A: Vehicle Access and Parking
Parking Options
Combinations of parking options are allowed, including
underground and above ground parking structures and
surface parking lots.
Parking Locations
A Underground
Parking Levels
Underground parking levels are
allowed on the entire site.
B Above Ground
Parking Levels
Above ground parking levels are
allowed if they are screened from
public view by locating them behind
mixed‐use buildings. If this cannot be
achieved, above ground parking
levels are allowed if screened from
public view by landscaping and
architectural treatments.
C Exception Parking structures do not have to be
screened from public view along the
Sprinter tracks.
D Surface Parking and
Delivery Zones
Surface parking lots and delivery
zones are allowed if they are located
to the rear of buildings. If this cannot
be achieved, surface parking lots and
delivery zones are allowed if screened
from public view by landscaping
and/or architectural treatments.
Surface parking can occur where
parking structures are allowed.
Exception Parking lots are allowed along Carmel
Street, Street Type E‐1, provided
they are screened with landscaping
and architectural treatments, and
along the Sprinter tracks.
Driveways
Allowed Locations Driveways may connect to all street
types, subject to approval by the City
Engineer. Driveways shall be designed
to take pedestrian safety into account.
Where feasible, sidewalks should
continue across the driveway at the
same elevation or level and the
driveway apron should not go through
the sidewalk. Wing‐type driveways are
encouraged. Shared driveways that
provide access to multiple properties
are also encouraged.
485
Form‐Based Code: VI‐62 University District | San Marcos Surface Parking/
Delivery Zones
Sidewalk
PL PL
Underground Parking
Adjacent
Property
Sidewalk
PL
PL
Underground Parking
Sidewalk
Above Ground Parking
Sidewalk
PL
PL
Underground Parking
Above Ground Parking
Above Ground Parking
Above Ground Parking
Above Ground Parking
Above Ground Parking
Sprinter Tracks
A
A
A
B
B
B
D
C
C
C
C
486
University District | San Marcos Form‐Based Code: VI‐63
Mixed‐Use Building A: Frontages
All facades that are adjacent to a street or public space shall be designed with a specific building frontage. As indicated below, the types of frontages that are allowed vary based on the adjacent street type and the adjacent public space.
Facades along the East Urban Plazas and Street Types A‐1 (along North City Drive), A‐2, A‐3, and C‐1 shall be designed with one or more of the following building frontages:
Storefronts, Residential
Facades along Street Type L shall be designed with one or more of the following building frontages:
Arcade/Gallery, Storefronts
Facades along Street Types E‐1 and J shall be designed with one or more of the following building frontages:
Storefronts, Live‐Work Fronts, Office Fronts, or Residential Standards for the above frontages are provided in Section VI.7 (Frontage and Projection Standards).
Mixed‐Use Building A: Parking Requirements
Residential Units and
Minimum
Requirement
1 space per unit
Live Work Units
Minimum
Requirement
1 space per unit if the unit is less than
2,000 square feet
2 spaces per unit if the unit is greater than
or equal to 2,000 square feet
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Up to 5% of the short term bicycle parking
requirement may be satisfied by
additional long term bicycle parking.
Long Term
(Bike racks located
within a secured
room and/or bike
lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility. Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures
487
Form‐Based Code: VI‐64 University District | San Marcos Mixed‐Use Building A: Building Height and Mass
Number of Floors (excluding parking levels)
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights: Mixed‐Use Building (excluding parking levels) A Ground Floor 15’ minimum and 22’ maximum*
Ground Floor
B Elevation The elevation of the ground floor shall be located near the elevation of the adjacent
sidewalk (or plaza).**
Stepbacks
C Allowed Stepbacks are allowed on all upper floors,
but are not required.
Roofs
D Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
*Ground floor heights may be increased or reduced where site conditions, such as topographic changes, preclude a consistent ground floor height or for certain uses that require additional or reduced height, subject to approval from the Planning Director.
**An exception is allowed where site conditions, such as slope, require a step to maintain a consistent entry elevation.
Ground
floor
elevation
15’ min and 22’ max
A
C
Allowed Stepback
D
B
488
University District | San Marcos Form‐Based Code: VI‐65 Mixed‐Use Building A: Building Uses
Upper Floors
A Permitted by
Right
Retail , General Service, Health Service, Office, Medical Office, Residential, Live‐Work, Lodging, Public
Space/Plaza, Museum, Library, or Gallery, Residential
Care Facility, General.
B Conditionally
Permitted
Uses*
Dining (d), Outdoor Dining (d), Dining/Entertainment
(C), Entertainment (C), Recreation (d), Assembly (d),
Cultural/Civic Institutions, other than listed above (d), Alcohol Sales (d), Child Day Care Facility/Day Care
Center (d), Residential Care Facility, Large (C)
Ground Floor:
C Permitted by
Right*
Retail, General Service, Dining1, Office, Medical Office, Live‐Work, Health Service, Lodging, Park/Plaza/Public
Space, Museum, Library, or Gallery, Residential Care
Facility, General.
D
Conditionally
Permitted
Uses*2
Residential (d), Outdoor Dining (d),
Dining/Entertainment (d), Cultural / Civic Institutions, other than listed above (d), Entertainment (C),
Recreation (d), Alcohol Sales (d), Child Day Care
Facility/Day Care Center (d), Assembly (d), Residential Care Facility, Large (C)
* Notes:
(d) Use requires Director’s Permit, (C) Use requires a Conditional Use Permit
1: All Retail, General Service, and Dining Uses that occupy more than 10,000 square feet of ground floor space shall require a Director’s Permit.
2. Master’s director’s permit DP19‐0021 establishes operational and design criteria for dining/entertainment uses, outdoor dining, and alcohol sales for portions of North City east of Twin Oaks Valley Road.
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions). Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
B
A
Upper Floor
B
A
Upper Floor
B
A
Upper Floor
B
A
Upper Floor
D
C
Ground Floor
489
Form‐Based Code: VI‐66 University District | San Marcos Development Standards for Mixed‐Use Building B
Description
Mixed‐Use Building B: a multi‐story building that contains a mix of commercial, office, and residential uses. The ground floor generally contains storefronts, offices, or live‐work units. Upper floors generally contain residential units or office space. 490
University District | San Marcos Form‐Based Code: VI‐67 Mixed‐Use Building B: Lot Size and Building Placement
Block Subdivisions and Lot Size
The entire development site may be developed as one project or subdivided into smaller properties.
A Lot Width 20’ minimum
B Lot Depth 60’ minimum
Building Setbacks from Property Lines (PL)
All Property Lines A setback is not required.
C Exception A minimum 8’ setback is required from
external side property lines along K‐1 and K‐
2. For the majority of the façade, a
minimum 8’ setback is required from
property lines along Street Type L.
Exceptions to this minimum setback are
permitted for limited portions of the
building in order to create architectural
interest.
Build‐to‐Line (BTL)
D Build‐to‐Line Building facades shall be built within 0’ to 8’ of the front and external side property lines,
unless setback further per above exception.
E Exception A At block corners, the facade may deviate from the BTL to address block shape or to
create architectural variation.
Exception B For properties adjacent to Twin Oaks Plaza East and West, facades shall be built along
the edges of the Plaza(s).
Exception C The BTL may be set back to allow for
forecourts, breezeways, outdoor lobbies,
and retail entries to prevent doorways from
encroaching into the public right‐of‐way.
Frontage Buildout 75% to 100% of the site’s total street frontage (as measured by the total length of
front and external side property lines) shall
be occupied by one or more building
facades, forecourts, plazas, and/or similar
features that encourage pedestrian activity.
Front Property Line
Front Property Line
External Side Property Line
Internal Side Property Line
External Side Property Line
Example Building Footprint
Building Facade
Street Type Varies
Street Type Varies
E
Lot Width
Lot Depth
D
A
Building Setback
Discovery Street/Barham Drive (Street Type K-1/K-2)
D
C
8’
D
D
B
Street Type Varies
D
D
491
Form‐Based Code: VI‐68 University District | San Marcos Mixed‐Use Building B: Vehicle Access and Parking
Parking Options
Combinations of parking options are allowed, including
underground, podium, and above ground parking structures and surface parking lots.
Parking Locations
A Underground
Parking Levels
Underground parking levels are allowed on
the entire site.
B Podium parking
Levels
Podium parking levels are allowed on the
entire site, excluding setbacks.
C Above Ground
Parking Levels
Above ground parking levels are allowed if
they are screened from public view by
locating them behind mixed use buildings.
If this cannot be achieved, above ground
parking levels are allowed if they are
screened from public view by landscaping
and architectural treatments.
D Exception Parking structures do not have to be
screened from public view along Street
Types K‐1 and K‐2 (parking structure
facades are allowed along these streets).
E Surface Parking and
Delivery Zones
Surface parking lots and delivery zones are
allowed if they are located to the rear of the
mixed‐use buildings. If this cannot be
achieved, surface parking lots and delivery
zones are allowed if they are screened from
public view by landscaping and/or
architectural treatments. Surface parking
can occur where parking structures are
allowed.
Driveways
Allowed Locations Driveways may connect to all street types, subject to approval by the City Engineer.
Driveways shall be designed to take
pedestrian safety into account. Where
feasible, sidewalks should continue across
the driveway at the same elevation or level
and the driveway apron should not go
through the sidewalk. Wing‐type driveways
are encouraged. Shared driveways that
provide access to multiple properties on the
block are also encouraged.
492
University District | San Marcos Form‐Based Code: VI‐69
Surface
Parking
Sidewalk
PL
PL
Underground Parking
Sidewalk
Above Ground Parking
Sidewalk
PL
PL
Above Ground Parking
Above Ground Parking
Above Ground Parking
Above Ground Parking
Above Ground Parking
Sidewalk
Street
Type H, I,
K-1 and K-
2 A
A
C
C
C
D
D
D
D
PL
PL
Podium Parking
B
E
493
Form‐Based Code: VI‐70 University District | San Marcos Mixed‐Use Building B: Building Height and Mass
Number of Floors (excluding parking levels)
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights (excluding parking levels)
A Ground Floor 15’ minimum and 22’ maximum*
Ground Floor
B Elevation The elevation of the ground floor shall be located within 0” to 48” of the adjacent
sidewalk (or plaza). If needed, exterior stairs
or ramps are allowed to connect the
sidewalk to the entrance.
Stepbacks
C Allowed and
Prohibited
Stepbacks are allowed on all upper floors,
but are not required.
Roofs
D Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
C
Allowed Stepback
D
D
B
0” - 48”
A
15’ min * Ground floor heights may be increased or reduced in portions of the building where site conditions, such as topographic changes, preclude a consistent ground floor height or for certain uses that may require additional or reduced height, subject to approval of the Planning Director.
494
University District | San Marcos Form‐Based Code: VI‐71
Mixed‐Use Building B: Frontages
All facades that are adjacent to a street or public space shall be designed with a specific building frontage. As indicated below, the types of frontages that are allowed vary based on the adjacent street type and the adjacent public space.
Facades along Street Type L and A‐3 shall be designed with one or more of the following building frontages:
Storefronts
Arcade/Gallery
Live‐Work Fronts
Office Fronts, Residential Frontages
Facades along Street Types A‐1 and A‐2 shall be designed with one or more of the following building frontages:
Storefronts
Live‐Work Fronts
Office Fronts
Stoops
Residential Frontages
Facades along Street Types K‐1 and K‐2 shall be designed with one or more of the following building frontages:
Storefronts
Live‐Work Fronts
Office Fronts
Parking Structure Frontages, Residential Frontages
Standards for the above frontages are provided in Section VI.7 (Frontage and Projection Standards).
Mixed‐Use Building B: Parking Requirements
Residential Units and
Minimum
Requirement
1 space per unit
Live‐Work Units
Minimum
Requirement
1 space per unit if the unit is less than
2,000 square feet
2 spaces per unit if the unit is greater than
or equal to 2,000 square feet
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Up to 5% of the short term bicycle parking
requirement may be satisfied by
additional long term bicycle parking.
Long Term
(Bike racks located
within a secured
room and/or bike
lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility. Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures.
495
Form‐Based Code: VI‐72 University District | San Marcos Mixed‐Use Building B: Building Uses
Upper Floors
A Permitted by Right Retail , General Service, Health Service, Office, Medical Office, Residential, Live‐
Work, Lodging, Public Space/Plaza,
Museum, Library, or Gallery, Residential
Care Facility, General
B Conditionally
Permitted Uses*
Dining (d), Outdoor Dining (d),
Dining/Entertainment (d), Entertainment
(C), Recreation (d), Assembly (d),
Cultural/Civic Institutions (d), Alcohol
Sales (d), Child Day Care Facility/Day Care
Center (d), Residential Care Facility, Large
(C)
Ground Floor
C Permitted by Right Retail, General Service, Health Service, Dining, Office, Medical Office, Live‐Work,
Residential , Lodging, Park/Plaza/Public
Space, Museum, Library, or Gallery,
Residential Care Facility, General.
D Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Civic/Cultural Institutions (d), Child Care
Facility/Day Care Center (d), Assembly (d),
Residential Care Facility, Large (C) Alcohol
Sales (d), Temporary Uses(service or
educational in nature)(d)
* Notes:
1. (d) Use requires Director’s Permit, (C) Use requires Conditional Use Permit
2. Master’s director’s permit DP19‐0021 establishes operational and design criteria for dining/entertainment uses, outdoor dining, and alcohol sales for portions of North City east of Twin Oaks Valley Road.
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
496
University District | San Marcos Form‐Based Code: VI‐73
A
A
A
A
B
B
B
B
C
D
Upper
Floor
Upper
Floor
Upper
Floor
Upper
Floor
Ground floor
497
Form‐Based Code: VI‐74 University District | San Marcos Development Standards for Commercial Building
Description
Commercial Building: a one to three‐story commercial building that may contain one or more anchor retail stores and/or smaller storefronts.
498
University District | San Marcos Form‐Based Code: VI‐75 Commercial Building: Lot Size and Building Placement
Block Subdivisions and Lot Size
A Lot Width 50’ minimum
B Lot Depth 50’ minimum
Building Setbacks from Property Lines (PL)
All Property Lines A setback is not required.
C Exception A For the majority of the façade, an 8’ setback is required from property lines along Street
Type L. Exceptions to this minimum setback
are permitted for limited portions of the
building in order to create architectural
interest.
Build‐to‐Line (BTL)
D Build‐to‐Line Building facades shall be placed along front and external side property lines or required
setback (per exception above).
E Exception A At block corners, the front facade may
deviate from the BTL to address block shape
or create architectural variation
Exception B The BTL may be set back to allow for
breezeways, outdoor lobbies, forecourts,
and retail entries to prevent doorways from
encroaching into the public right‐of‐way.
Frontage Buildout At least 75% of the site’s total street frontage along Street Types L (as measured
by the total length of front and external side
property lines) shall be occupied by one or
more building facades, forecourts, plazas,
and/or similar features that encourage
pedestrian activity. Facades along Street
Type A‐3 shall have 100% frontage build‐
out, but may be reduced to allow for
driveways.
Rear Property Line
Front Property Line
Internal Side Property Line
External Side Property Line
North City Drive
(Street Type A3)
Lot Width
Lot Depth
A
B
D
C
8’
Twin Oaks Valley Road (Street Type L)
Example Building Footprint
Building Facade
Building Setback
E
499
Form‐Based Code: VI‐76 University District | San Marcos Commercial Building: Vehicle Access and Parking
Combinations of parking options are allowed, including above grade structures, underground structures, and surface parking lots.
Parking Locations
A Underground
Parking Levels
Underground parking levels are allowed on
the entire site.
B Above Ground
Parking Levels
Above ground parking levels are allowed if
they are screened from public view by
locating them behind buildings. If this
cannot be achieved, above ground parking
levels are allowed if they are screened from
public view by landscaping and architectural
treatments.
C Surface Parking and
Delivery Zones
Surface parking lots and delivery zones are
allowed if they are screened from public
view by locating them behind buildings. If
this cannot be achieved, surface parking lots
and delivery zones are allowed if they are
screened from public view by landscaping
and/or architectural treatments.
Driveways
Allowed Locations Driveways may connect to all street types, subject to approval by the City Engineer.
Driveways shall be designed to take
pedestrian safety into account. Where
feasible, sidewalks should continue across
the driveway at the same elevation or level
and the driveway apron should not go
through the sidewalk. Wing‐type driveways
are encouraged. Shared driveways that
provide access to multiple properties on the
block are also encouraged.
Above Ground Parking
Above Ground Parking
Surface Parking/
Delivery Zones
Sidewalk
PL
PL
Underground Parking
Adjacent
Property
A
C
A
B
B
500
University District | San Marcos Form‐Based Code: VI‐77 Commercial Building: Building Height and Mass
Number of Floors (excluding parking levels)
A Minimum 1 (if developed with 1‐story, the facade shall be designed with windows and other
features that reflect the character of a multi‐
story building.)
Maximum 3
Floor‐to‐Floor Heights (excluding parking levels)
B Ground Floor 20’ minimum to 30’ maximum*
C Overall Height
along
The overall height of the building shall be at
least 28’.
Ground Floor
D Elevation The elevation of the ground floor shall be located near the elevation of the adjacent
sidewalk so that external steps and/or ramps
are not required to enter the building from
the sidewalk.
Stepbacks
Allowed Upper floor stepbacks are allowed.
Roofs
E Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
* Ground floor heights may be increased or reduced in portions of the building where site conditions, such topographic changes, preclude a consistent ground floor height, or for certain uses that may require additional or reduced height, subject to approval of the Planning Director.
Ground
floor
elevation
20’ min and 30’ max
B
D
C
28’ min.
E
A
501
Form‐Based Code: VI‐78 University District | San Marcos
Commercial Building: Frontages
All facades that are adjacent to a street shall be designed with a specific building frontage. As indicated below, the types of frontages that are allowed vary based on the adjacent street type and the adjacent public space.
Facades along Street Type L shall be designed with one or more of the following building frontage frontages:
Storefronts
Arcade/Gallery
Facades along Street Type A‐3 shall be designed with one or more of the following building frontages:
Storefront, Arcade/Gallery
Standards for the above frontages are provided in Section VI.7 (Frontage and Projection Standards).
Commercial Building A: Parking Requirements
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Up to 5% of the short term bicycle parking
requirement may be satisfied by
additional long term bicycle parking.
Long Term
(Bike racks located
within a secured
room and/or bike
lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility. Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures
502
University District | San Marcos Form‐Based Code: VI‐79 Commercial Building: Building Uses
Upper Floor
A Permitted by Right Specialty Retail, Retail, General Service, Health Service, Office, Medical Office,
Dining, Public Space/Plaza, Museum,
Library, or Gallery
B Conditionally
Permitted Uses
Outdoor Dining (d),
Dining/Entertainment (d), Entertainment
(C), Recreation (d), Alcohol Sales (d), Child
Care Facility/Day Care Center (d)
Ground Floor
C Permitted by Right Specialty Retail, Retail, General Service, Health Service, Office, Medical Office,
Dining, Park/Plaza/Public Space, Museum,
Library, or Gallery
D Conditionally
Permitted Uses*
Outdoor Dining (d), Entertainment (C),
Recreation (d), Dining/Entertainment (d),
Alcohol Sales (d), Child Care Facility/Day
Care Center (d)
* Notes:
1. (d) Use requires Director’s Permit
(C) Use requires Conditional Use Permit
2. Master’s director’s permit DP19‐0021 establishes operational and design criteria for dining/entertainment uses, outdoor dining, and alcohol sales for portions of North City east of Twin Oaks Valley Road.
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
C
Upper floor
D
Ground floor
A
B
503
Form‐Based Code: VI‐80 University District | San Marcos Development Standards for Freeway Commercial Building A Description
Freeway Commercial Building A: a multi‐story building that is located near Highway 78 along Carmel Street. The building contains commercial and/or office space. Self‐storage is permitted within the Self‐Storage Overlay Zone only. Surface parking lots may be located to the rear or sides of the building and parking/loading may be located in the front of a self‐storage building provided it is screened according to the requirements of the Self‐Storage Overlay Zone.
504
University District | San Marcos Form‐Based Code: VI‐81 Freeway Commercial Building A: Lot Size and Building Placement Block Subdivisions and Lot Size
The entire development site may be developed as one project or subdivided into smaller properties.
A Lot Width 46’ minimum
B Lot Depth 60’ minimum
Building Setbacks from Property Lines (PL)
C All Property Lines An 8’ setback is required from all property lines.
Build‐to‐Line (BTL)
D Build‐to‐Line A facade shall be built within 8’ to 16’ of the front property line except to address block
shape or to create architectural variation.
Exception A The BTL may be set back to allow for
breezeways, outdoor lobbies, or forecourts.
Frontage
Requirement
At least 25% site’s total street frontage
along Carmel Street (as measured by the
total length of the front property line) shall
be occupied by one or more building
facades, forecourts, plazas, and/or similar
features that encourage pedestrian activity.
Frontage build out requirements may be
reduced to allow for driveways.
Front Property Line
Rear Property Line
External Side Property Line
Internal Side Property Line
Internal Side Property Line
Adjacent Property or Street (Street
Type Varies)
Lot Width
Lot Depth
C
A
B
D
C
8’
Adjacent Property
Street Type Varies
Example Building Footprint
Building Facade
Building Setback
D
C
8’
C
C
C
8’
Carmel Street
505
Form‐Based Code: VI‐82 University District | San Marcos
Freeway Commercial Building A: Vehicle Access and Parking Parking Options
Combinations of parking options are allowed, including
underground and above ground parking structures and surface parking lots.
A Underground
Parking Levels
Underground parking structures are allowed
on the entire site.
B Podium parking
levels
Podium parking levels are allowed on the
entire site, excluding setbacks, if screened
from public view by being located behind
buildings. If this cannot be achieved, podium
parking levels are allowed if screened from
public view by enhanced architectural
treatments and landscaping.
C Above Ground
Parking Levels
Above ground parking levels are allowed.
D Surface Parking
Lots and Delivery
Zones
Surface parking lots and delivery zones are
allowed if they are screened from public
view by being located to the rear of the
buildings. If this cannot be achieved, surface
parking lots and delivery zones are allowed
if screened from public view by landscaping
and/or architectural treatments. Parking is
prohibited between the front façade of the
building and the sidewalk. Surface parking
can occur where parking structures are
allowed.
Driveways
Allowed and
Prohibited
Locations
Driveways may connect to all adjacent
street types. Shared driveways that provide
access to adjacent properties are
encouraged.
Surface Parking/
Delivery Zones
Sidewalk
PL
PL
Adjacent
Property
Sidewalk
PL
PL
Underground Parking
Above Ground Parking
Above Ground Parking
Above Ground Parking
Sidewalk
A
D
C
C
C
B
Podium Parking
506
University District | San Marcos Form‐Based Code: VI‐83 Freeway Commercial Building A: Building Height and Mass Number of Floors (excluding parking levels)
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights (excluding parking levels)
A Ground Floor 12’ minimum and 22’ maximum*
Ground Floor
B Elevation The elevation of the ground floor shall be located 0” to 24” above the elevation of the
adjacent sidewalk. If needed, exterior
stairs or ramps are allowed to connect the
sidewalk to the entrance.
Stepbacks
C Allowed and
Prohibited
Stepbacks are allowed on all upper floors,
but are not required.
Roofs
D Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
* Ground floor heights may be increased or reduced in portions of the building where site conditions, such topographic changes, preclude a consistent ground floor height, or for certain uses that may require additional or reduced height, subject to approval of the Planning Director.
12’ min and 22’ max
A
C
Allowed Stepback
D
D
B
0” - 24”
507
Form‐Based Code: VI‐84 University District | San Marcos
Freeway Commercial Building A: Frontages
All facades that are adjacent to a street shall be designed with a specific building frontage. As indicated below, the types of frontages that are allowed vary based on the adjacent street type and the adjacent public space.
Facades along all streets (excluding Carmel Street) shall be designed with one or more of the following building frontages:
Storefronts
Office Fronts
Facades along Carmel Street shall be designed with one or more of the following building frontages:
Storefronts
Office Fronts
Parking Structure Frontages
Freeway Commercial Building A: Parking Requirements
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Up to 5% of the short term bicycle parking
requirement may be satisfied by
additional long term bicycle parking.
Long Term
(Bike racks located
within a secured
room and/or bike
lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility.
Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures
508
University District | San Marcos Form‐Based Code: VI‐85 Freeway Commercial Building A: Building Uses
Upper Floors
A Permitted by Right Office, Medical Office, Health Service, Lodging
B Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Cultural/Civic Institutions (d), Alcohol
Sales (d), Assembly (d), Self‐Storage (C)
Ground Floor
C Permitted by Right Retail, General Service, Health Service, Dining, Office, Medical Office, Lodging
D Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Cultural/Civic Institutions (d), Assembly
(d), Alcohol Sales (d), Self‐Storage (C)
* Notes:
1. (d) Use requires Director’s Permit
(C) Use requires Conditional Use Permit
Self‐storage may only be located within the Self‐Storage Overlay Zone. This use is subject to the regulations of that zone (starting on the following page) and requires a Conditional Use Permit.
2. Master’s director’s permit DP19‐0021 establishes operational and design criteria for dining/entertainment uses, outdoor dining, and alcohol sales for portions of North City east of Twin Oaks Valley Road.
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
Ground Floor
Upper Floor
B
B
B
B
C
D
Upper Floor
Upper Floor
Upper Floor
A
A
A
A
509
Form‐Based Code: VI‐86 University District | San Marcos Freeway Commercial Building A: Self‐Storage Overlay Zone Purpose: To establish appropriate standards and guidelines to allow a self‐storage facility within the University District Self‐Storage Overlay Zone, subject to compliance with the following regulations and requirements.
Location: The Self‐Storage Overlay Zone is located east of the railroad tracks adjacent to E. Carmel Street as shown in Figure VI.B.
Demand Analysis: Prior to approval of a self‐storage facility, a demand analysis or write‐up is required that demonstrates the need for the facility.
Building/Site Design: Except as modified by this Overlay Zone, building and site design, including frontages and facades, roof design, landscaping, signage, and materials and colors, shall incorporate concepts and details outlined in the Freeway Commercial Building A requirements and the Architectural Standards and Guidelines in Section VI. 8 to the maximum extent practicable. Long, uninterrupted blank walls are discouraged. Breaks or other architectural interest shall be provided along the façade such as the inclusion of public wall art or changes in color, materials, recesses, or other articulation features.
Lot Size: 2 Acres Minimum
Building Setbacks from Property Lines (PL)
Front 80’
Sides 40’ except that up to 20% of the cumulative
width of all buildings may observe a 5’
setback.
Rear None
Fences/Walls/Gates: The site shall be fenced with minimum 6’ wrought iron or tubular steel security fencing, except for approved masonry retaining and screening walls. Walls/fencing are permitted in setbacks.
Barbed, razor, concertina, chain link and electrified wire/fence of any kind or configuration is prohibited.
510
University District | San Marcos Form‐Based Code: VI‐87 Freeway Commercial Building A: Self‐Storage Overlay Zone (Cont.) Inside Storage Required: No outdoor storage is permitted. Storage of all property shall be inside a building. Motor vehicles or boats shall not be parked overnight or otherwise stored outdoors on the site. Vehicle parking shall be provided for customers and employees only while they are on the premises.
Landscaping and Screening: Landscaping shall be provided along the project frontage to screen and visually interrupt the linear extent of the building. Street trees shall be provided at 20’ on center, where feasible. Walls may also be utilized to assist with screening. The site plan submitted for the Conditional Use Permit shall adequately detail the screening features to the satisfaction of the Planning Director.
Required Access: Primary access to the storage facility shall be from a public roadway.
Parking and Loading
Vehicle Parking shall be provided at a ratio of 1 space per 100 storage units plus 3 spaces. No minimum or
maximum number of loading spaces is required.
Parking spaces and loading bays may be located
within the setback areas and roll‐up doors are
permitted along the street frontage provided
these areas are separated from the public right‐of‐
way by wrought iron or tubular steel fencing, or
masonry wall and a minimum 10’ wide landscape
buffer.
Bicycle/Motorcycle No bicycle or motorcycle parking is required.
Lighting: Site lighting shall be provided and shall be shielded to prevent glare on adjacent properties and roadways.
Signs: Signs shall comply with Section 20.320.050 of the City of San Marcos Municipal Code as it applies to the light industrial (L‐I) zone.
Trash Enclosure: Trash receptacles shall be placed within a masonry or concrete block enclosure that complies with the standards within Chapter
20.445 of the City of San Marcos Municipal Code and may be located within setback areas.
511
Form‐Based Code: VI‐88 University District | San Marcos Development Standards for Freeway Commercial Building B Description
Freeway Commercial Building B: a multi‐story building that is located adjacent to the open space area along State Route 78 west of Twin Oaks Valley Road. The building contains commercial and/or office space. Surface parking lots may be located to the rear or sides of the building.
512
University District | San Marcos Form‐Based Code: VI‐89 Freeway Commercial Building B: Lot Size and Building Placement Block Subdivisions and Lot Size
The entire development site may be developed as one project or subdivided into smaller properties.
A Lot Width 100’ minimum
B Lot Depth 200’ minimum
Building Setbacks from Property Lines (PL)
C Front and Side PL An 8’ setback is required from front and side (internal and external) property lines.
D Rear PL A 24’ setback is required from rear property lines.
Build‐to‐Line (BTL)
E Build‐to‐Line A facade shall be built within 8’ to 16’ of the front property line except to address block
shape or to create architectural variation.
Exception The BTL may be set back to allow for
breezeways, outdoor lobbies, forecourts,
and similar elements.
Frontage Buildout At least 40% site’s total street frontage along Street Type A‐2 or A‐3 (as measured
by the total length of front property lines)
shall be occupied by one or more building
facades. Forecourts, plazas, and/or similar
features that create interest along the
building façade shall be counted towards
the street frontage requirement. The
frontage build out requirement may be
reduced to allow for driveways.
Rear Property Line
Front Property Line
External/Internal Side Property Line
Internal Side Property Line
(Street Type A-2 or A-3
Lot Width
Lot Depth
A
B
E
C
8’
Adjacent Property
Adjacent Property
Open Space along State Route 78
Example Building Footprint
Building Facade
Building Setback
D
24’
C
C
8’
8’
513
Form‐Based Code: VI‐90 University District | San Marcos Freeway Commercial Building B: Vehicle Access and Parking Parking Options
Combinations of parking options are allowed, including above grade structures, underground structures, and surface parking lots.
A Underground
Parking Levels
Underground parking levels are allowed on
the entire site.
B Podium Parking
Levels
Podium parking levels are allowed are
beneath the building footprint.
C Above Ground
Parking Levels
Above ground parking levels are allowed if
they are screened from public view from
Street Type A‐2 or A‐3 by locating them to
the rear of buildings. If this cannot be
achieved, above ground parking levels are
allowed where screened from public view by
landscaping and architectural treatments.
Parking structure frontages may be visible
from State Route 78.
D Surface Parking
Lots and Delivery
Zones
Surface parking lots and delivery zones are
allowed if they are screened from public
view by landscaping and/or architectural
treatments. Surface parking lots and
delivery zones are prohibited between the
building and Street Type A‐2 or A‐3. Surface
parking can occur where parking structures
are allowed.
Driveways
Allowed and
Prohibited
Locations
Driveway connections to Street Type L are
prohibited. Driveways may connect to
Street Type A‐2 or A‐3. Shared driveways
that provide access to adjacent properties
are encouraged.
Sidewalk
PL
PL
Open
Space
D
Surface
Parking/
Delivery
Zones
Sidewalk
PL PL
Open
Space
D
Surface Parking/
Delivery Zones
D
Podium Parking
B
A
Underground Parking
Sidewalk
PL
PL
Open
Space
Above Ground Parking
Above Ground Parking
Above Ground Parking
C
C
C
514
University District | San Marcos Form‐Based Code: VI‐91 Freeway Commercial Building B: Building Height and Mass Number of Floors
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights
A Ground Floor 12’ minimum 22’ maximum*
Ground Floor
B Elevation The elevation of the ground floor shall be located 0” to 24” above the elevation of the
adjacent sidewalk. Exterior or interior stairs
or ramps are allowed to connect the
sidewalk to the entrance.
Stepbacks
C Allowed and
Prohibited
Stepbacks are allowed on all upper floors,
but are not required.
Roofs
D Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
* Ground floor heights may be increased or reduced in portions of the building where site conditions, such topographic changes, preclude a consistent ground floor height, or for certain uses that may require additional or reduced height, subject to approval of the Planning Director.
12’ min and 22’ max
A
C
Allowed Stepback
D
D
B
0” - 24”
Sidewalk
515
Form‐Based Code: VI‐92 University District | San Marcos
Freeway Commercial Building B: Frontages
All facades that are adjacent to a street or public space shall be designed with a specific building frontage. As indicated below, the types of frontages that are allowed vary based on the adjacent street type and the adjacent public space.
All building facades shall be designed with one or more of the following building frontages:
Office Fronts
Storefronts
Standards for the above frontages are provided in Section VI.7 (Frontage and Projection Standards).
Freeway Commercial Building B: Parking Requirements
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Up to 5% of the short term bicycle parking
requirement may be satisfied by
additional long term bicycle parking.
Long Term
(Bike racks located
within a secured
room and/or bike
lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility. Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures
516
University District | San Marcos Form‐Based Code: VI‐93 Freeway Commercial Building B: Building Uses
Upper Floors
A Permitted by Right Office, Medical Office, General Service, Health Service, Lodging
B Conditionally
Permitted Uses*
Outdoor Dining (d),
Dining/Entertainment (d), Entertainment
(C), Recreation (d), Cultural/Civic
Institutions (d), Alcohol Sales (d),
Assembly (d)
Ground Floor
C Permitted by Right Retail, General Service, Health Service, Dining, Office, Medical Office, Lodging
D Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Cultural/Civic Institutions (d), Assembly
(d), Alcohol Sales (d)
* Notes:
(d) Use requires Director’s Permit
(C) Use requires Conditional Use Permit
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
B
C
Ground Floor
Upper Floor
B
B
B
B
Upper Floor
Upper Floor
Upper Floor
A
A
A
A
517
Form‐Based Code: VI‐94 University District | San Marcos Development Standards for University Flats
Description
University Flats: Residential units within a multi‐story building that includes forecourts and a central courtyard. The residential units may be apartments, condominiums, or student housing. Retail, live‐work, or office space may be provided on the ground floor of the building.
518
University District | San Marcos Form‐Based Code: VI‐95
University Flats: Lot Size and Building Placement
Block Subdivisions and Lot Size
The entire development site may be developed as one project or subdivided into smaller properties.
A Lot Width 50’ minimum
B Lot Depth 100’ minimum
Building Setbacks from Property Lines (PL)
C Front PL An 8’ setback is required from front property lines along Street Type K‐2.
Side and Rear PL A setback is not required.
Build‐to‐Line (BTL)
D Build‐to‐Line Building facades shall be placed within 8’ to 16’ of front property lines and 0’ to 16’ of
external side property lines except to
address block shape or to create
architectural variation.
E Exception A At block and paseo corners, the front façade may deviate from the BTL to create
architecturally unique corner conditions.
F Exception B The front facade may deviate from the BTL to create forecourts, breezeways, or
outdoor lobbies.
Exception C Along Street Type C‐1, the facade shall be built along the property line at a 0’ setback.
Frontage Buildout At least 60% of the site’s total street and public space frontage (as measured by the
total length of front and external side
property lines) shall be occupied by one of
more building facades. Forecourts, plazas,
and/or similar features that create interest
along the building façade shall be counted
towards the street frontage requirement.
G Forecourts and
Courtyards
Common open space may be provided in the
form of forecourts and central courtyards.
The total amount of common open space
shall equal at least 15% of the site area.
Rear Property Line
Front Property Line
External Side Property Line
Building Setback
Building Facade
Barham Drive
(Street Type K-2)
Lot Width
Adjacent Property
External Side Property Line
A
Example Building
Footprint
Forecourts
Central Courtyard
C
Lot Depth
B
D
G
F
F
D
D
8’
D
Street Types A-1, C-1, E-1, J
East Paseo
E
G
519
Form‐Based Code: VI‐96 University District | San Marcos
University Flats: Vehicle Access and Parking
Parking Options
Combinations of parking options are allowed, including
underground and podium parking structures and surface parking lots.
A Underground
Parking Levels
Underground parking levels are allowed on
the entire site.
A Podium Parking
Levels
Podium parking levels are allowed beneath
the building and courtyard.
B Above Ground
Parking Levels
Above ground parking levels are allowed if
they are screened from public view by
locating them to the rear of buildings. If this
cannot be achieved, above ground parking
levels are allowed where screened from
public view by landscaping and architectural
treatments.
C Surface Parking Surface parking lots are allowed if they are screened from public view by locating them
to the rear of the buildings. If this cannot be
achieved, surface parking lots are allowed if
they are screened from public view by
landscaping and/or architectural treatments.
Surface parking can occur where parking
structures are allowed.
Driveways
Allowed and
Prohibited
Locations
Driveways may connect to all street types
subject to approval by the City Engineer.
Shared driveways that provide access to
multiple properties on the block are
encouraged.
Sidewalk
PL
PL
Underground Parking
Adjacent
Property
A
Podium Parking
A
Courtyard
Sidewalk
PL
PL
Underground Parking
Adjacent
Property
A
Podium Parking
A
Surface
Parking
C
Sidewalk
PL
PL
Underground Parking
Above Ground Parking
Above Ground Parking
Above Ground Parking
A
B
B
B
Adjacent
Property
520
University District | San Marcos Form‐Based Code: VI‐97 University Flats: Building Heights and Mass
Number of Floors
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights (excluding parking levels)
A Ground Floor 15’ minimum and 22’ maximum for
commercial use or if along Street Type C‐1.
For non‐commercial uses, the floor‐to‐floor
height of the ground floor shall be 12’
minimum and 22’ maximum.
Ground Floor
B Elevation The elevation of the ground floor where
residential uses are located shall be within
0” to 48” above the average grade of the
adjacent sidewalk or paseo.
C Exception A If the building is designed with commercial space or live‐work units on the ground floor,
the elevation of the ground floor shall be
located near the elevation of the sidewalk so
that external steps and/or ramps are not
required to enter the building from the
sidewalk.
Stepbacks
D Allowed Stepbacks are allowed on all upper floors,
but are not required.
Roofs
E Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
* Ground floor heights may be increased or reduced in portions of the building where site conditions, such topographic changes, preclude a consistent ground floor height, or for certain uses that may require additional or reduced height, subject to approval of the Planning Director.
15’ min to 22’ max for commercial use
or along Street Type C-1.12’ min to
22’ max for non-commercial use along
other street types
B
E
Parking Level
D
0”-48” Sidewalk
C
D
Stepback
Sidewalk
A
Parking Level
E
521
Form‐Based Code: VI‐98 University District | San Marcos
University Flats: Frontages
All facades that are adjacent to a street or public space shall be designed with a specific building frontage. As indicated below, the types of frontages that are allowed vary based on the adjacent street type and the adjacent public space.
Facades along Street Type C‐1 shall be designed with the following building frontage:
Storefronts
Facades along Street Type K‐1 shall be designed with one or more of the following building frontage:
Residential Frontage
Stoop Frontage
Live‐Work Fronts
Office Fronts
Facades along the East Paseos and Street Types A‐1, E‐1, and J shall be designed with one or more of the following building frontages:
Residential Frontage
Stoop Frontage
Storefronts
Live‐Work Fronts
Office Fronts
Standards for the above frontages are provided in Section VI.7 (Frontages and Projections).
522
University District | San Marcos Form‐Based Code: VI‐99 University Flats: Parking Requirements
Residential Units and
Minimum
Requirement
1 space per unit
Live Work Units
Minimum
Requirement
1 space per unit if the unit is less than
2,000 square feet
2 spaces per unit if the unit is greater than
or equal to 2,000 square feet
Student Housing
Minimum
Requirement
Parking for students is not required within
the University District. Students living
within student housing may park their
cars at the University.
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Up to 5% of the short term bicycle parking
requirement may be satisfied by
additional long term bicycle parking.
Long Term
(Bike racks located
within a secured
room and/or bike
lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility. Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures.
523
Form‐Based Code: VI‐100 University District | San Marcos University Flats: Building Uses
Upper Floors
A Permitted by Right Student Housing, Residential
Exception Where a public pedestrian bridge lands at
an upper floor of the building, retail,
general service, and dining uses would be
allowed on that upper floor.
B Conditionally
Permitted Uses*
Office (d), Lodging (d), Alcohol Sales (d)
Ground Floor (with frontage along Street Type C‐1, including the building corners at the intersection of Street Types C and K‐2) C Permitted by Right Retail, General Service, Dining, Student Housing, Residential
D Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Lodging (d), Alcohol Sales (d)
Ground floor with frontage along other streets and paseos E Permitted by Right Retail, General Service, Dining, Office, Live‐Work, Student Housing, Residential
F Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Lodging (d), Cultural/Civic Institutions (d),
Alcohol Sales (d)
* Notes:
1. (d) Use requires Director’s Permit
(C) Use requires Conditional Use Permit
2. Master’s director’s permit DP19‐0021 establishes operational and design criteria for dining/entertainment uses, outdoor dining, and alcohol sales for portions of North City east of Twin Oaks Valley Road.
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
Sidewalk
Parking Level
A
B
A
B
A
B
A
B
A
B
Upper Floor
Upper Floor
Upper Floor
Upper Floor
Upper Floor
Ground floor with
frontage along
Street Type C-1
Ground floor with
frontage along
other streets and
Paseos
C
D
E
F
Public pedestrian
bridge (if provided)
524
University District | San Marcos Form‐Based Code: VI‐101 Development Standards for Office Flats
Description
Office Flats: A series of multi‐story buildings that generally contain office uses, but may also contain retail space on the ground floor of the building. 525
Form‐Based Code: VI‐102 University District | San Marcos Office Flats: Lot Size and Building Placement
Block Subdivisions and Lot Size
The entire development site may be developed as one project or subdivided into smaller projects.
A Lot Width 40’ minimum
B Lot Depth 60’ minimum
Building Setbacks from Property Lines (PL)
All Property Lines A setback is not required.
C Exception An 8’ setback is required from Street Type K‐1 and K‐2.
Build‐to‐Line (BTL)
D Build‐to‐Line Facades shall be built within 0’ to 8’ of the front and external side property lines.
E Exception A At block corners, the front facade may
deviate from the BTL to create
architecturally unique corner conditions
F Exception B Facades shall be built within 8’ to 24’ of front and external side property lines along Street
Type K‐1 and K‐2.
Exception C The BTL may be set back to allow for
forecourts.
Frontage Buildout At least 75% of the site’s street frontage along Street Types B and A‐1 (as measured
by the total length of front and external side
property lines) shall be occupied by one or
more building facades.
Front Property Line
Front Property Line
Example Building
Footprint
Building Facade
Street Type B
Internal Side Property Line
Street Type K-1 and K-2
C
Building Setback
Street Type A-1
External Side PL
Rear Property Line
Front Property Line
External Side PL
A
Lot depth
B
8’
D
D
D
F
D
F
E
Lot
width
526
University District | San Marcos Form‐Based Code: VI‐103 Office Flats: Vehicle Access and Parking
Parking Options
Combinations of parking options are allowed, including
underground and podium parking structures and surface parking lots.
A Underground
Parking Levels
Underground parking levels are allowed on
the entire site.
B Podium Parking
Levels
Podium parking levels are allowed beneath
the building footprints.
C Above Ground
Parking Levels
Above ground parking levels are allowed if
they are screened from public view by
locating them to the rear of all buildings on
the block.
D Surface Parking and
Delivery Zones
Surface parking lots and Delivery Zones are
allowed if they are located behind the
buildings on the site. Surface parking lots
are allowed along Grand Avenue and the
West Creek Park, but are prohibited along
other streets. Surface parking can occur
where parking structures are allowed.
E Tuck Under Parking Tuck‐under parking facilities are allowed if they are screened from public view by
locating them to the rear of the buildings.
Access to tuck‐under parking is only allowed
along the rear facade.
Driveways
Allowed and
Prohibited
Locations
Driveways may connect to Street Types A‐1
and Grand Avenue. Driveway connections to
Street Type B, K‐1 and K‐2 are prohibited.
Shared driveways that provide access to
multiple properties on the block are
encouraged.
D
Surface Parking
Tuck-Under
Parking
Tuck-Under
Parking
PL
PL
E
E
D
Surface Parking
PL
PL
Podium
Parking
B
Underground
Parking
A
PL
PL
Underground Parking
A
Above Ground Parking
C
C
Above Ground Parking
527
Form‐Based Code: VI‐104 University District | San Marcos Office Flats: Building Heights and Mass
Number of Floors
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights (excluding parking levels)
A Ground Floor If the building is designed with retail space or live‐work units on the ground floor, the
floor‐to‐floor height of the ground floor
shall be 12’ to 22’.*
Ground Floor
B Elevation The elevation of the ground floor shall be within 0” to 48” above the grade of the
adjacent sidewalk.
C Exception The elevation of the ground floor where
residential uses are located shall be within
18” to 48” above the average grade of the
adjacent sidewalk or paseo.
Stepbacks
D Allowed Stepbacks are allowed on all floors, but are not required.
Roofs
E Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
* Ground floor heights may be increased or reduced in portions of the building where site conditions, such topographic changes, preclude a consistent ground floor height, or for certain uses that may require additional or reduced height, subject to approval of the Planning Director.
B
Sidewalk
A
12’ to 22’
Parking Level
Commercial
space or
Live-Work
Units
C
E
Parking Level
D
18”-48” Sidewalk
D
E
528
University District | San Marcos Form‐Based Code: VI‐105
Office Flats: Frontages
All facades that are adjacent to a street or public space shall be designed with a specific building frontage. As indicated below, a variety of frontages are allowed.
Facades along street types B, K‐1 and K‐2 shall be designed with one or more of the following building frontage:
Storefronts
Office fronts
Live‐work fronts
Facades along Street Type A‐1 shall be designed with one or more of the following building frontage:
Storefronts
Live‐work fronts
Stoops
Residential Fronts
Standards for the above frontages are provided in Section VI.7 (Frontages and Projections).
Office Flats: Parking Requirements
Live Work Units
Minimum
Requirement
1 space per unit if the unit is less than
2,000 square feet
2 spaces per unit if the unit is greater than
or equal to 2,000 square feet
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Up to 5% of the short term bicycle parking
requirement may be satisfied by
additional long term bicycle parking.
Long Term
(Bike racks located
within a secured
room and/or bike
lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility. Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures
529
Form‐Based Code: VI‐106 University District | San Marcos Office Flats: Building Uses
Upper Floors with Frontage along Street Types B, K‐1 and K‐2 A Permitted by Right Office, Medical Office, Live Work, General Service, Health Service
B Conditionally
Permitted Uses*
Not applicable
Ground Floor with frontage along Street Types B, K‐1 and K‐2 C Permitted by Right Retail, General Service, Health Service Dining, Office, Medical Office, Live‐Work
D Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Lodging (d), Cultural/Civic Institutions (d),
Alcohol Sales (d)
Upper Floors with Frontage along Street Type A‐1
E Permitted by Right Residential, Office, Medical Office, Live Work, General Service, Health Service
F Conditionally
Permitted Uses*
Lodging (d), Cultural/Civic Institutions (d)
Ground Floor with frontage along Street Type A‐1
G Permitted by Right Residential, Retail, General Service, Health Service, Dining, Office, Medical
Office, Live‐Work
H Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Entertainment (C), Recreation (d),
Lodging (d), Cultural/Civic Institutions (d),
Alcohol Sales (d)
* Notes:
(d) Use requires Director’s Permit
(C) Use requires Conditional Use Permit
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
Parking Level
Sidewalk
Sidewalk
Parking Level
A
Upper Floor
A
Upper Floor
A
Upper Floor
C
Ground Floor
Street Types B,
K-1 and K-2
Street Type
A-1
B
B
B
B
D
E
E
G
F
F
H
Upper Floor
Upper Floor
Ground Floor
A
530
University District | San Marcos Form‐Based Code: VI‐107 Development Standards for Townhomes/Flats
Description:
Townhomes are multi‐story residential units that are placed side‐by‐side and share side property lines with adjacent units.
Flats are residential units that are stacked vertically to create a multi‐story building. Both townhomes and flats may be combined within one development.
Building heights for townhouses and flats generally range from two to five stories.
Along Street Type B (Residential Avenue), the ground floor of flats may contain commercial space and/or live‐work units.
531
Form‐Based Code: VI‐108 University District | San Marcos Townhomes/Flats: Lot Size and Building Placement
Block Subdivisions and Lot Size
The entire block may be developed as one project or subdivided into smaller properties. If subdivided, a shared driveway system is required to provide access to the parking facilities of each property on the block.
The shared driveway system shall be designed to achieve the applicable Vehicle Access and Parking standards on the following page.
A Lot Width 16’ minimum
B Lot Depth 60’ minimum
Building Setbacks from Property Lines (PL)
C Front and
External
Side PL
5’
D Exception A A setback from the property line along Street Type B is not required.
Internal Side
and Rear PL
A setback is not required.
Build‐to‐Line (BTL)
E Build‐to‐
Line
Building facades shall be placed within 5’ to 12’ of front property lines (and external side property lines for corner lots).
F Exception A Building facades shall be placed within 0’ to 5’ of the property line along Street Type B.
Exception B The BTL may be set back to allow for forecourts.
Exception C Where topography does not allow for BTLs within ranges noted above, the applicant shall work through the Site
Plan Review process to decide upon the most
appropriate design measures. Such measures should
both maximize the site’s functional connectivity to the rest of the project while mitigating excessive
topographic elevation changes and grading cost
constraints. Any deviations from the above BTL
requirements are subject to a Director’s Permit.
Frontage
Buildout
90% to 100% of the site’s total street frontage (the total length of front and external side property lines) shall be occupied by one or more building facades.
Exception A The frontage buildout requirement may be reduced by an additional 24’ where driveway access is provided. Not applicable on Twin Oaks Valley Road or Barham Drive.
Exception B Pursuant to Exception C for the Build‐to‐Line, any deviations from the above frontage requirements are
subject to a Director’s Permit.
Street Type A-1
Ex. Bldg. Footprint
Bldg. Facade
Bldg. Setback
Front Property Line
Front Property Line
Front Property Line
A
Street Type G (downhill side of block)
Street Type G (uphill Side of block)
External Side
Property Line
External Side
Property Line
C
Rear Property Line
B
C
C
C
E
B
16’ min.
60’ min.
5’
5’
5’
5’
E
E
E
Street Type B
Internal Side Property Line
Front Property Line
External Side
Property Line
External Side
Property Line
D
F
F
532
University District | San Marcos Form‐Based Code: VI‐109 Townhomes/Flats: Vehicle Access and Parking
Parking Options
Combinations of parking options are allowed, including underground, podium, surface, and tuck‐under parking. Shared parking facilities are also allowed to provide parking for multiple properties on the block.
Parking Locations
A Underground
Parking Levels
Underground parking levels are allowed on
the entire site.
B Podium Parking
Levels
Podium parking levels are allowed within all
areas of the site, excluding setbacks.
C Above Ground
Parking Levels
Above ground parking levels are allowed if
they are screened from public view by
locating them to the rear of the
townhomes/flats on the block.
D Surface and Tuck‐
Under Parking
Surface parking lots and tuck‐under parking
facilities are allowed if they are screened
from public view by locating them to the
rear of the townhomes/flats on the block.
Access to tuck‐under parking is only allowed
along the rear facade.
Driveways
Allowed and
Prohibited
Locations
Driveways are only allowed to connect to
Street Type B. If the block is subdivided
into multiple lots, a shared driveway system
shall be created to provide access to the
parking facilities for each lot. Driveway
access point should be limited to 5 per block
to reduce the number of curb‐cuts and
pedestrian/vehicle conflicts along the street.
A
A
Underground Parking
Underground Parking
Podium Parking
Podium Parking
B
B
C
Above Ground Parking
C
Above Ground Parking
D
Surface Parking
Tuck-Under
Parking
Tuck-Under
Parking
Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
PL
PL
PL
PL
PL
PL
PL
PL
D
D
533
Form‐Based Code: VI‐110 University District | San Marcos Townhomes/Flats: Building Heights and Mass
Number of Floors
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights (excluding parking levels)
A Ground Floor Along Street Type B, the ground floor of flats may contain commercial space and/or live‐work
units. If the building is designed with commercial
space or live‐work units on the ground floor, the
floor‐to‐floor height of the ground floor shall be
12’ to 22’.
Ground Floor
B Elevation The elevation of the ground floor where
residential uses are located shall be within 18” to
48” above the average grade of the adjacent
sidewalk or paseo.
C Exception A If the building is designed with commercial space or live‐work units on the ground floor, the
elevation of the ground floor shall be located
within 0” to 48” of the adjacent sidewalk.
Exception B Where topography does not allow for ground floor elevations within the ranges noted above,
the applicant shall work through the Site Plan
Review process to decide upon the most
appropriate design measures. Such measures
should both maximize the site’s functional
connectivity to the rest of the project while
mitigating excessive topographic elevation
changes and grading cost constraints. Any
deviations from the above ground floor elevation
requirements are subject to a Director’s Permit.
Stepbacks
D Allowed and
Prohibited
Stepbacks are allowed on all floors, but are not
required.
Roofs
E Roof Forms
and Slope
A variety of roof forms are allowed to create
diversity and interest.
C
Sidewalk
A
12’ to 22’
Parking Level
Commercial
space or
Live-Work
Units
D
E
Street
Type B
B
D
Podium Parking Level
E
D
E
B
534
University District | San Marcos Form‐Based Code: VI‐111
Townhomes/Flats: Frontages
All facades that are adjacent to a street or public space shall be designed with a specific building frontage. As indicated below, a variety of frontages are allowed.
Facades along Street Type B shall be designed with one or more of the following building frontages:
Storefronts
Office fronts
Live‐work fronts
Residential frontages
Stoops
Facades along all other street types shall be designed with one or more of the following building frontages:
Residential frontages
Stoops
Standards for the above frontages are provided in Section VI.7 (Frontages and Projections).
Townhomes/Flats: Open Space Requirements
At least 100 square feet of useable open space shall be provided for each unit. Useable open space includes stoops, balconies, roof‐top gardens, courtyards, patio yards, playgrounds, and rear yards. Also required in this area is 65 square feet per unit of private common usable space (common outdoor recreation or passive greenspace, tot lots, indoor fitness centers, etc.) and a total of 2.0 acres of public common open space west of Twin Oaks Valley Road.
Townhomes/Flats: Parking Requirements
Residential Units
Minimum
Requirement
1 space per unit
Live Work Units
Minimum
Requirement
1 space per unit if the unit is less than
2,000 square feet
2 spaces per unit if the unit is greater than
or equal to 2,000 square feet
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of leasable
space
Bicycle Parking
Short Term
(Standard bike
racks)
Short term bicycle parking shall be provided at
a rate of at least 10% of the total provided
automotive parking spaces. Up to 5% of the
short term bicycle parking requirement may
be satisfied by additional long term bicycle
parking.
Long Term
(Bike racks
located within a
secured room
and/or bike
lockers)
Long term bicycle parking shall be provided at
a rate of at least 10% of the total provided
automotive parking spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility. Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures.
535
Form‐Based Code: VI‐112 University District | San Marcos Townhomes/Flats: Building Uses
Upper Floors
A Permitted by Right Residential
B Conditionally
Permitted Uses*
Not applicable
Ground Floor (with frontages along Street Type B)
C Permitted by Right Retail, General Service, Dining, Office, Residential, Live‐Work
D Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Cultural/Civic Institutions (d), Alcohol
Sales (d)
Ground Floor (with frontage along all other street types) E Permitted by Right Residential
F Conditionally
Permitted Uses*
Not applicable
* Notes:
(d) Use requires Director’s Permit
(C) Use requires Conditional Use Permit
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
Sidewalk
Parking Level
A
B
A
B
A
B
A
B
Upper Floor
Upper Floor
Upper Floor
Upper Floor
C
D
Ground floor with
frontage along
Street Type B
Ground floor with
frontage along
other street types
E
F
536
University District | San Marcos Form‐Based Code: VI‐113 Development Standards for Creek Side Townhomes/Flats
Description
Townhomes are multi‐story residential units that are placed side‐by‐side and share side property lines with adjacent units.
Flats are residential units that are stacked vertically to create a multi‐story building. Both townhomes and flats may be combined within one development.
Building heights for townhouses and flats generally range from two to five stories.
Along Street Type B (Residential Avenue) and D‐1 (One‐Way Parkway), the ground floor of flats may contain commercial space and/or live‐work units.
These Townhomes and Flats are located adjacent to the Creek Trail. Public access from the street to the Creek Trail is required.
537
Form‐Based Code: VI‐114 University District | San Marcos Creek Side Townhomes/Flats: Lot Size and Building Placement Block Subdivisions and Lot Size
The entire development site may be developed as one project or subdivided into smaller properties. If subdivided, a shared driveway system is required to provide access to the parking facilities of each property on the block.
Lot Width 16’ minimum
Lot Depth 60’ minimum
Building Setbacks from Property Lines (PL)
Front and
Side
(External and
Internal Side)
PL
No setbacks are required
A Rear PL 15’
Build‐to‐Line (BTL) for Buildings with frontage along Street Types A‐ 1 and B
B Build‐to‐Line Building facades shall be placed within 0’ to 8’ of the property line along Street Type B.
Exception A Where topography does not allow for BTLs within ranges noted above, the applicant shall work
through the Site Plan Review process to decide
upon the most appropriate design measures. Such
measures should both maximize the site’s functional
connectivity to the rest of the project while
mitigating excessive topographic elevation changes
and grading cost constraints. Any deviations from
the above BTL requirements are subject to a
Director’s Permit.
Frontage
Buildout
90% to 100% of the site’s total street frontage (the
total length of front and external side property lines) shall be occupied by one or more building facades.
C Exception A The frontage buildout requirement may be reduced by an additional 60’ where driveway and pedestrian
access to the Creek Trail are provided.
B Exception B The BTL may be set back to allow for forecourts.
Exception C Pursuant to BTL Exception A, any deviations from above frontage requirements are subject to
Director’s Permit.
Build to Line (BTL) for Buildings other Buildings
D Build‐to‐Line There is no specific BTL for other buildings on the site. Buildings shall front landscaped open spaces
that connect the street to the Creek Trail.
Driveway Standards
C Driveways shall be designed to have a street‐like character. Where feasible, they shall be aligned with street intersections, and accommodate two‐way traffic. Both sides of the driveway shall have 5' wide parkways and 5' wide sidewalks. Driveways shall be paved with a material color and finish consistent with the adjoining street.
Street Type A-1 or B
Front Property Line
A
Rear Property Line
Creek Trail
Landscaped Open Space
24’
B
C
C
D
D
Ex. Bldg. Footprint
Bldg. Facade
Bldg. Setback
15’
538
University District | San Marcos Form‐Based Code: VI‐115 Creek Side Townhomes/Flats: Vehicle Access and Parking
Parking Options
Combinations of parking options are allowed, including
underground, podium, surface, and tuck‐under parking.
Shared parking facilities are also allowed to provide parking for multiple properties on the block.
Parking Locations
A Underground
Parking Levels
Underground parking levels are allowed on
the entire site.
B Podium
Parking Levels
Podium parking levels are allowed within all
areas of the site, excluding setbacks.
C Surface and
Tuck‐Under
Parking
Surface parking lots and tuck‐under parking
facilities are allowed if they are screened from
public view by locating them to the rear of
the townhomes/flats on the block.
Access to tuck‐under parking is only allowed
along the rear facade.
Driveways
D Allowed and
Prohibited
Locations
Driveways are only allowed to connect to
Street Types A‐1 and B. Along Street Type B,
the driveways shall connect to a street
intersection. If the block is subdivided into
multiple lots, a shared driveway system shall
be created to provide access to the parking
facilities for the each lot. Driveway access
point should be limited to 5 per block to
reduce the number of curb‐cuts and
pedestrian/vehicle conflicts along the street.
A
A
Underground Parking
Underground Parking
Podium Parking
Podium Parking
B
B
D
Surface Parking
Tuck-Under
Parking
Tuck-Under
Parking
Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
Sidewalk
PL
PL
PL
PL
PL
PL
D
D
539
Form‐Based Code: VI‐116 University District | San Marcos Creek Side Townhomes/Flats: Building Heights and Mass
Number of Floors
Minimum See Figure VI.C
Maximum See Figure VI.C
Floor‐to‐Floor Heights (excluding parking levels)
A Ground Floor Along Street Types A‐1 and B, the ground floor of flats may contain commercial space
and/or live‐work units. If the building is
designed with commercial space or live‐
work units on the ground floor, the floor‐to‐
floor height of the ground floor shall be 12’
to 22’.
Ground Floor
B Elevation The elevation of the ground floor shall be within 0” to 48” above the grade of the
adjacent sidewalk.
C Exception A The elevation of the ground floor where
residential uses are located shall be within
18” to 48” above the average grade of the
adjacent sidewalk or paseo. This standard
only applies to buildings with a frontage
along a street.
Exception B Where topography does not allow for
ground floor elevations within ranges noted
above, applicant shall work through the Site
Plan Review process to decide upon most
appropriate design measures. Such
measures should both maximize site’s
functional connectivity to rest of project
while mitigating excessive topographic
elevation changes and grading cost
constraints. Any deviations from the above
ground floor elevation requirements are
subject to a Director’s Permit.
Stepbacks
D Allowed and
Prohibited
Stepbacks are allowed on the third floor and
above, but are not required.
Roofs
E Roof Forms and
Slope
A variety of roof forms are allowed to create
diversity and interest.
C
Sidewalk
A
12’ to 22’
Parking Level
Commercial
space or
Live-Work
Units
D
E
Street
Type B
540
University District | San Marcos Form‐Based Code: VI‐117
Creek Side Townhomes/Flats: Parking Requirements
Residential Units
Minimum
Requirement
1 space per unit
Live Work Units
Minimum
Requirement
1 space per unit if the unit is less than
2,000 square feet
2 spaces per unit if the unit is greater
than or equal to 2,000 square feet
Non‐Residential Uses
Minimum
Requirement
2 spaces per 1,000 square feet of
leasable space
Bicycle Parking
Short Term
(Standard bike racks)
Short term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking
spaces. Up to 5% of the short term
bicycle parking requirement may be
satisfied by additional long term bicycle
parking.
Long Term
(Bike racks located
within a secured room
and/or bike lockers)
Long term bicycle parking shall be
provided at a rate of at least 10% of the
total provided automotive parking
spaces.
Allowed Locations
Parking for all uses may be provided on‐site, on‐street adjacent to the site, or within an off‐site shared and/or public parking facility.
Bicycle parking may be located within parking structures provided there is signage to direct bicyclists to it.
Transportation Demand Management (TDM)
Refer to Chapter V – Transportation | Circulation for more information on parking requirements related to TDM measures.
Creek Side Townhomes/Flats: Frontages
All facades that are adjacent to a street or public space shall be designed with a specific building frontage. As indicated below, a variety of frontages are allowed.
Facades along Street Type A‐1 and B shall be designed with one or more of the following building frontages:
Storefronts
Office fronts
Live‐work fronts
Residential frontages
Stoops
Facades in other locations shall be designed with one or more of the following building frontages:
Residential frontages
Stoops
Standards for the above frontages are provided in Section VI.7 (Frontages and Projections).
Creek Side Townhomes/Flats: Open Space Requirements
At least 100 square feet of useable open space shall be provided for each unit. Useable open space includes stoops, balconies, roof‐top gardens, courtyards, patio yards, playgrounds, and rear yards. Also required in this area is 65 square feet per unit of private common usable space (common outdoor recreation or passive greenspace, tot lots, indoor fitness centers, etc.) and a total of 2.0 acres of public common open space west of Twin Oaks Valley Road.
541
Form-Based Code: VI-118University District | San Marcos Creek Side Townhomes/Flats: Building Uses
Upper Floors
Permitted by Right Residential
Conditionally
Permitted Uses*
Not Applicable
Ground Floor (with frontages along Street Types A-1 and B) Permitted by Right Retail, General Service, Dining, Office, Medical Office, Residential, Live-Work
Conditionally
Permitted Uses*
Outdoor Dining (d), Dining/Entertainment
(d), Cultural/Civic Institutions (d), Alcohol
Sales (d)
Ground Floor (with frontage along all other street types) Permitted by Right Residential
Conditionally
Permitted Uses*
Not Applicable
* Notes:
(d) Use requires Director’s Permit
(C) Use requires Conditional Use Permit
Definitions for the above uses, including types of businesses that are specifically prohibited, are provided in Section VI.11 (Definitions).
Refer to Chapter IX (Implementation and Administration) for uses not specifically listed.
Sidewalk
Parking Level
A B
A B
A B
A B
Upper Floor
Upper Floor
Upper Floor
Upper Floor
C D
Ground floor with
frontage along Street
Type B
Ground floor with
frontage along
other street types
E F
542
University District | San Marcos Form-Based Code: VI-119 Development Standards for Alternative “Adaptive Reuse”
Description
The Alternative Adaptive Reuse area is generally located along North City Drive east from Redel Road to Industrial Street. This special use area is intended to create a unique destination for entertainment, dining, and retail which joins the industrial character of the existing neighborhood with thoughtfully crafted sustainable buildings, landscapes and courtyards, and promotes locally produced food and goods from regional artisans, artists, and farmers.
Buildings are primarily conceived of as adaptive reuse of the existing warehouse and industrial buildings as unique specialty retail, bar and restaurant, entertainment, and beer and wine tasting venues. The reuse of existing buildings on site is encouraged. However, new buildings that take cues from vernacular industrial or agricultural (e.g., old cannery style treatments) buildings and employ sustainable design features or use recycled or salvaged materials shall also be allowed. Creative solutions for providing spaces for small retail tenants, such as repurposed shipping containers, trailers, or other small outbuildings shall be allowed. Existing buildings and structures that are retained as part of the Adaptive Reuse area shall be considered conforming buildings. New buildings and improvements to existing buildings should be made through use of building massing, materials, and other treatments as approved through a Site Development Plan. The reuse of existing buildings is limited to commercial use. Residential uses will only be considered within new construction that replaces a demolished building.
Lot Size and Building Placement
It is recognized that many of the existing buildings (industrial in nature and non- residential) and lots in this area will not comply with lot size and building placement regulations for other building types in the Form Based Code. To encourage the sustainable practice of re-using these buildings, and to facilitate a distinctive retail zone comprised of small plazas, gardens, courts, and walks, there are no specific standards for building placement or lot size within this area. Setbacks from the public right of way are not required, nor are build-to-lines (BTL). Rather, it is encouraged that each building be C
D
B
E
F
543
Form-Based Code: VI-120University District | San Marcos thoughtfully planned to engage with adjacent structures, sidewalks, and public spaces to create interesting and dynamic spaces as approved through a Site Development Plan.
Landscape and Hardscape
Adaptive reuse buildings shall implement a combination or hardscape (paved surfaces such as plazas and paseo) and landscaping (in the form of potted plants, grassy areas, water features, ornamental landscaping) to create gathering spaces to activate the area.
All landscape and hardscape details shall be approved through a Site Development Plan.
Building Height and Mass
1-story or 20’ minimum.
6 stories or 100’ max as illustrated by Figure VI.C, Building Height Regulating Plan. There is no minimum for small detached retail buildings or kiosks.
Frontages
No specific frontage type is required. To allow creativity in the architectural design, a variety of frontage types are allowed.
Building Uses
Allowed building uses are as per Mixed-Use Building A.
Parking:
Off-Street parking requirements are as per Mixed-Use Building A.
Architectural Design:
The design of an Adaptive Reuse Building shall generally comply with the intent of the Architectural Standards and Guidelines in Chapter VI.8. However, the creation of an architecturally unique and iconic building is encouraged. Architectural designs shall be subject to review by City Staff and approval by the Planning Director. 544
University District | San Marcos Form-Based Code: VI-121 545
Form-Based Code: VI-122University District | San Marcos Development Standards for Community Buildings
Description
Community Buildings are community-serving buildings that provide community, civic, public, quasi-public, or private uses. Community Buildings may be publicly or privately owned. A Community Building should be an iconic and architecturally unique structure that provides a special function to the community. The following standards for Community Buildings emphasize creativity in architecture and design. These standards do not apply to the public school site.
Lot Size and Building Placement:
The Community Buildings within the University District park system are planned as shown in Figure VI.B (Building and Public Space Regulating Plan). The total footprint of all Community Buildings shall not exceed 5,000 square feet. A 20’ setback is required from all street right-of-ways.
Vehicle Access and Parking:
There are no parking requirements for this building type. Accessible parking and service zones may be provided on site or as dedicated on-street spaces.
Building Height:
1-story minimum
2-stories and 30’ maximum
Floor Area:
The maximum gross floor area shall be 5,000 square feet.
Frontages:
No specific frontage type is required. To allow creativity in the architectural design, a variety of frontage types are allowed.
C
D
B
E
F
546
University District | San Marcos Form-Based Code: VI-123 Building Uses:
Community centers, fitness and recreation centers, day care centers, meeting and event rooms, performing arts centers, museums, educational facilities, and senior centers are allowed uses by right. Outdoor facilities serving these uses such as terraces or patios, recreational areas, pools and spas, barbeque areas, and similar facilities shall be allowed.
All uses not specifically listed or defined are subject to approval and/or interpretation by the Planning Director.
Architectural Design:
The design of a Community Building shall generally comply with the intent of the Architectural Standards and Guidelines in Chapter VI.8. However, the creation of an architecturally unique and iconic building is encouraged. Architectural designs shall be subject to review by City Staff and approval by the Planning Director. 547
Form-Based Code: VI-124University District | San Marcos VI.7 Frontage and Projection Standards
Intent
The University District is envisioned to be developed with frontages and architectural projections that help create a vibrant, safe, and attractive public realm that encourages pedestrian activity.
Building Frontages
All building facades that are adjacent to a street or public space shall have a specific building frontage. The building type standards in Section VI.6 specify the types of frontages that are allowed on each building type. Standards for all the frontages are provided on the following pages:
Storefronts
Office Fronts
Live-Work Fronts
Arcade/Gallery
Parking Structure Frontage
Anchor Retail Store Frontage
Residential Frontage
Stoop Frontage
548
University District | San Marcos Form-Based Code: VI-125 Storefronts
Storefronts are building frontages that consists of glass display windows and a recessed glass entrance into the building. The glass windows and doors are intended to promote window shopping and views into the store or business. The following standards apply to facades that are designed with storefronts:
Storefront entrances shall be provided at intervals not to exceed 80 feet. At least 50% of the surface area of ground floor facades facing a public street, sidewalk, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall) shall consist of glass.
At a minimum, each storefront shall consist of glass display windows and a recessed glass entrance door. Additional storefront elements, such as transom windows, kick-plates, and cornices are allowed, but are not required. Awnings, marquees, signage, and window shades are allowed projections on the ground floor facade.
At least 20% of the surface area of upper floor facades facing a public street, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall, not including the parapet) shall consist of glass. Parapet is defined as the surface area of exterior walls above the roof.
Balconies, bay windows, signage, and window shades are allowed projections on upper floors.
549
Form-Based Code: VI-126University District | San Marcos Office Fronts
Office fronts are building frontages that consists of window opening and private entrances to ground-floor office suites and/or a common entrance to a lobby for the building. The following standards apply to facades that are designed with office fronts:
At least 50% of the surface area of ground floor facades facing a public street, sidewalk, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall) shall consist of glass.
All building entrances shall consist of glass windows and glass doors. Building entrances may be recessed into the facade.
Awnings, marquees, and window shades signs are allowed projections on the ground floor facade.
At least 20% of the surface area of upper floor facades facing a public street, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall, not including the parapet) shall consist of glass. Parapet is defined as the surface area of exterior walls above the roof.
Balconies, bay windows, and window shades are allowed projections on upper floors.
Live-Work Fronts
Live-work fronts are building frontages that consists of window opening and private entrances to live-work units and/or a common entrance to a lobby for the building. The following standards apply to facades that are designed with live-work fronts:
At least 50% of the surface area of ground floor facades facing a public street, sidewalk, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall) shall consist of glass.
All building entrances shall consist of glass windows and glass doors. Building entrances may be recessed into the facade.
550
University District | San Marcos Form-Based Code: VI-127 Awnings, marquees, signage, and window shades are allowed projections on the ground floor facade.
At least 20% of the surface area of upper floor facades facing a public street, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall, not including the parapet) shall consist of glass. Parapet is defined as the surface area of exterior walls above the roof.
Balconies, bay windows, and window shades are allowed projections on upper floors.
Arcade/Gallery
An arcade/gallery is a building frontage where the upper floor of the building or an upper floor balcony projects over the sidewalk to create a covered walkway or colonnade. The upper floor of the building or the balcony is supported by building columns or posts. The following standards apply to facades that are designed with arcades/galleries:
At least 60% of the surface area of ground floor facades facing a public street, sidewalk, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall) shall consist of glass.
The ceiling height of the colonnade shall be at least 12 feet tall. Arcades and galleries shall be at least 6 feet deep as measured from the building facade to the inside edge of supporting columns and posts. At least 20% of the surface area of upper floor facades facing a public street, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall, not including the parapet) shall consist of glass. Parapet is defined as the surface area of exterior walls above the roof.
Balconies, bay windows, and window shades are allowed projections on upper floors.
551
Form-Based Code: VI-128University District | San Marcos Parking Structure Frontage
A parking structure frontage is a building frontage that consists of an exposed facade of an above ground parking structure. The following standards apply to parking structure frontages:
All parking structure facades shall be designed with screening elements or decorative facades that partially screen views of ramps, parking decks, and parked cars.
Internal lights within the parking structure shall be located, directed, and shielded to prevent off-site glare.
Awnings, marquees, window shades, and projecting signs are allowed projections on the ground floor facade.
Balconies, bay windows, and window shades are allowed projections on upper floors.
Anchor Retail Store Frontage
An anchor retail frontage is a building frontage that consists of the facade of a large anchor retail store. These frontages generally contain large wall surfaces. Building entrances, delivery zones and service areas may also be provided along a retail store frontage.
Anchor retail store frontages shall be articulated to avoid the appearance of a “big box.” Appropriate forms of articulation include changing the direction of the wall plane, alternating the height of the roofline, changing facade materials or colors, and providing architectural details or expression lines. Awnings, marquees, signage, window shades, and projecting signs are allowed projections on the ground floor facade.
Balconies, bay windows, signage, and window shades are allowed projections on upper floors.
552
University District | San Marcos Form-Based Code: VI-129 For facades along the East Urban Plazas and Street Type A2, at least 50% of the facade shall be occupied by glass.
Residential Frontage
Residential frontages are building frontages that consists of window openings and common entrances to apartments or condominiums. The following standards apply to facades that are designed with residential frontages:
At least 20% of the surface area of ground floor facades facing a public street, sidewalk, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall) shall consist of glass.
Common entrances may provide access into a building lobby or central courtyard.
Window shades are allowed projections on the ground floor. At least 20% of the surface area of upper floor facades facing a public street, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall, not including the parapet) shall consist of glass. Parapet is defined as the surface area of exterior walls above the roof.
Balconies, bay windows, signage, and window shades are allowed projections on upper floors.
Stoops
Stoops are building frontages that consist of stairways and raised platforms that provide access to building entrances from the sidewalk. The following standards apply to facades that are designed with stoop frontages:
At least 15% of the surface area of ground floor façades facing a public street, sidewalk, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall) shall consist of glass.
553
Form-Based Code: VI-130University District | San Marcos Stoops may be recessed into the building or they project into the yard between the building and the sidewalk.
The raised platform of the stoop shall be at least 4 feet deep by 4 feet wide. The raised platform of the stoop may be covered by a roof, shade structure, or upper floor balcony. It may be covered by the upper floor of the building if the platform is located outside of the setback area.
At least 15% of the surface area of upper floor facades facing a public street, paseo, or park (measuring the entire floor-to-floor surface area of the exterior wall, not including the parapet) shall consist of glass. Parapet is defined as the surface area of exterior walls above the roof.
Balconies, bay windows, and window shades are the allowed projections on upper floors.
Yard Frontages
When building facades are setback from the sidewalk, a yard frontage is required between the building facade and the sidewalk. Yard frontages are also required when between sidewalks and surface parking lots. The types of yard frontages that are allowed include:
Rain Garden Yards
Bio-Swale Yards
Patio Yards
Standards for these yard frontages are provided on the following pages. 554
University District | San Marcos Form-Based Code: VI-131 Rain Garden Yards
A terraced rain garden is a yard frontage that consists of a raised planter that is located between the sidewalk and the building facade. The planter is designed to retain and filter storm water before it is slowly released into the storm-drain system. The following standards apply to terraced rain gardens:
Terraced rain gardens shall be designed to retain a portion of the storm water run-off from the site.
The retaining wall for the terraced rain garden shall be no more than 40” above the grade of the adjacent sidewalk.
With the exception of the retaining wall for the terraced rain garden, walls and fences are prohibited within this yard frontage.
Bio-Swale Yards
A bio-swale yard is a yard frontage that consists of landscaping and a drainage swale that is designed to retain and filter storm water before it is slowly released into the storm- drain system. The following standards apply to bio-swale yards:
Bio-swale yards shall be designed to retain a portion of the storm water run-off from the site.
Fences and walls that are located within bio-swale yards shall not exceed a height of 40” as measured from the grade of the adjacent sidewalk. Chain link and barbed wire fences are prohibited.
555
Form-Based Code: VI-132University District | San Marcos Patio Yards
Patio Yards are small outdoor yards that are located between the sidewalk and private or common building entrances. The following standards apply to patio yards:
The ground surface of patio yards shall be designed with decorative and permeable pavers.
Fences and walls may define the edges of the patio yard. The maximum height of a solid fence or wall shall be 40” tall, as measured from the patio surface. Chain link and barbed wire fences are prohibited.
Patio yards may be elevated above the grade of the adjacent sidewalk by up to 40”.
If the patio yard or guardrail is elevated above the grade of the sidewalk, the patio yard shall be surrounded by a fence. The fence shall be at least 60 percent transparent. Chain link and barbed wire fences are prohibited.
Projection Standards
The following building elements are allowed to project from building facades:
Awnings, Canopies and Marquees, Signage, and Architectural Elements Window Shades
Projecting Alcoves
Balconies
Roof Overhangs
Open Trellis
Standards for the above building elements are provided on the following pages. 556
University District | San Marcos Form-Based Code: VI-133 Awnings, Canopies and Marquees
The following standards apply to awnings, canopies and marquees:
Awnings, canopies, signage, architectural elements, and marquees are allowed to project from the ground floor facade of buildings with a storefront, office front, live-work frontage, parking structure frontage, or anchor retail store frontage. Awnings, canopies, signage, architectural elements, and marquees may project up to eight feet from the facade.
A minimum of eight (8) feet of vertical clearance shall be provided between the sidewalk or walkway and the lowest point of the awning, canopy or marquee (including structural supports).
Awnings, canopies, architectural elements, and marquees may have signs (see Section J: Sign Standards).
Awnings or canopies on a building may have different colors and patterns to represent the different businesses in the building.
Awnings, canopies and marquees may extend over yards, sidewalks, pedestrian paseos, and public spaces.
Awnings, canopies and marquees may not extend over adjacent private properties.
Window Shades
The following standards apply to window shades:
Window shades are allowed on the ground floor and upper floors of all building types.
Window shades may project up to four feet from the facade. 557
Form-Based Code: VI-134University District | San Marcos If a window shade projects over a sidewalk or walkway, at least eight feet of vertical clearance shall be provided between the ground surface and the lowest point of the window shade (including structural supports). Both horizontal and vertical window shades are allowed and are encouraged to reduce internal temperatures during hot summer months.
Window shades may extend over yards, sidewalks, pedestrian paseos, and public spaces.
Window shades shall not extend over adjacent private properties.
Projecting Alcoves
The following standards apply to projecting alcoves:
Projecting alcoves are allowed to project from the upper floor facades of all buildings types.
Projecting alcoves may project up to four feet from the upper floors of a facade. The maximum width of a projecting alcove shall be 30 feet. If multiple projecting alcoves are provided on a facade, at least four feet of horizontal separation shall be provided between each alcove. Projecting alcoves may extend over yards, sidewalks, pedestrian paseos, and public spaces.
Projecting alcoves shall not extend over adjacent private properties. 558
University District | San Marcos Form-Based Code: VI-135 Balconies
The following standards apply to balconies:
Balconies are allowed to project from the upper floor facades of all building types. Balconies may be partially or fully recessed into building facades. Balconies may project up to eight feet from the upper floors of a facade. Balconies may extend over yards, sidewalks, pedestrian paseos, and public spaces.
Balconies shall not extend over adjacent private properties.
Roof Overhangs
The following standards apply to roof overhangs:
Roof overhangs may project up to five feet from building facades. Roof overhangs may extend over yards, sidewalks, pedestrian paseos, and public spaces.
Roof overhangs shall not extend over adjacent private properties. 559
Form-Based Code: VI-136University District | San Marcos VI.8 Architectural Standards and Guidelines
Intent
The architectural standards and guidelines are intended to promote the development of attractive, well-designed buildings that help to contribute to a vibrant pedestrian- oriented urban space. The architectural character of the district should also be expressive of the plan’s goal of creating a sustainable urban community.
Facades and Entrances
Un-interrupted blank walls are prohibited along facades that are visible from streets and public spaces. Long building facades should be modulated every twenty to fifty feet to provide surface variation to the street wall. Facades may be recessed from the build-to line on any building type to articulate the facades. Recessions in the building facade are not considered a step-back.
Rather than building entrances being oriented towards parking lots or alleys, the primary building entrances shall be located on facades that face a public street. Having building entrances and storefronts located directly on the public street creates a pedestrian friendly interface and can help to create a dynamic and active streetscape.. Buildings located adjacent to a public space should provide a pedestrian-friendly face and a directly accessible entrance towards the public space. Secondary entrances taken from rear parking lots, alleys, paseos, or courtyards are encouraged provided that they do not detract from the prominence of the primary entrances.
Materials and Colors
The choice of building materials is critical to the creation of a comfortable and attractive built environment. Materials should be high quality, durable, and efficient, and should be complementary to the District’s commitment to sustainable design. The use of materials and construction techniques that convey a sense of quality and permanence is strongly encouraged. Durable, high quality materials require less maintenance and express the community’s pride in its built environment. A commitment to the quality of construction 560
University District | San Marcos Form-Based Code: VI-137 materials and methods will increase property values, lease rates, improve the quality of life and help to ensure a healthy economy for the City of San Marcos.
Materials should be designed to be integral to the building rather than surface ornamentation. Materials should not be temporary or blatantly artificial. Eco-friendly faux materials are permitted and desirable when they can offer the same design intent as natural materials and provide additional benefits in terms of sustainability and reduced maintenance. Such materials require review and approval by the Planning Division Director. Use of high quality durable materials is particularly important at the street level where the public can touch them or view them at close proximities. It is recommended that more than one material or color be used on a building to provide visual interest and texture to the streetscape.
Building materials used should be efficient and healthy. Materials that are locally available, contain high recycled-content, are reused, come from renewable sources, and that contain low volatile organic compound (VOC) levels, are strongly encouraged.
Locally sourced materials typically have a smaller carbon footprint due to the reduced emissions and fuel consumption necessary for transport. Local materials are also generally more suited and are more durable in their native climate and culture. Further, the use of local materials supports the local and regional economy.
Encouraged materials: Plaster, stone, brick, concrete, wood, metal, clear or patterned glass.
Discouraged materials: Reflective or mirrored glass.
When used sensitively, the use of color can greatly enhance the character of a building and the surrounding area. While the sensitive use of color is encouraged, in general, the natural color intrinsic to a material is preferred over paints or stains. Colors and materials within a building should be complementary to each other, and to the materials and colors of adjacent structures. The overall color scheme should be thoughtfully composed in relationship to adjacent structures.
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Form-Based Code: VI-138University District | San Marcos Lighting and Glare
Building designs should incorporate non-reflective materials and use recessed window frames and segmented geometry or other features to help minimize glare. All lighting, including reflected sunlight and reflected night lighting, should be placed and/or shielded so as not to be hazardous to vehicles traveling on SR-78. Lighting fixtures should be limited and be as low glare as possible while still meeting code required light levels for egress. Photovoltaic solar panels should be treated with anti-reflective measures and tilted.
Roofs
On all sides of the building, roofing forms, details, and materials shall be compatible with the overall style and character of the building.
All roofs shall be designed to prevent water damage and stains on building facades and to protect pedestrians from dripping water. Gutters, drains, and downspouts shall drain directly into a cistern, rain barrel, landscaped area, retention or detention basin, bio- swale yard, terraced rain garden, streetside flow-through planter, storm drain system, or other similar system.
Variations in the roofline may be incorporated into the roof design to provide architectural character and variety. Horizontal roof lines may be broken up by articulating the facade, changing the height of roof portions, or adding elements such as (but not limited to) towers or domes.
Green roofs and rooftop gardens are allowed to add landscaping, decrease the heat island effect of large expanses of flat roofs, retain and filter storm water run-off, and to reduce energy demand for heating and cooling buildings. All green and rooftop gardens that do not produce food shall be planted with drought tolerant plants.
Rooftop sports courts are allowed to increase recreational opportunities.
Mechanical equipment on roofs shall be screened from public views from all adjacent sidewalks.
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University District | San Marcos Form-Based Code: VI-139 Solar panels on roofs are allowed to reduce energy demand from non-renewable energy sources.