San Marcos City Council
January 13, 2026

Podium Parking
If used, podium parking shall be screened from sidewalks and other public spaces by using terraced planters with landscaping, decorative trellis screens over window openings, and/or stairs/stoops.

If a portion of the podium parking level extends above the ground surface, the facade of the parking level shall be designed with a solid surface that is compatible with the ground floor facade. Window openings with a maximum width of 24” and a maximum height of 48” are allowed to provide ventilation and natural light to the parking level. Metal screens (excluding chain link fences) shall be required within the window openings. Parking levels that do not have a solid facade are prohibited.

VI.9 General Landscaping Standards
Intent
In addition to publicly accessible parks and open space amenities, the University District will be developed with a variety of privately-owned yards, medians and parking lots for the principal use of residents and/or commercial tenants. These spaces will encourage interaction, enhance the commercial and civic operations of building tenants, and provide the important transitional space from the public to the private realm that is essential to the creation of a livable mixed use community. Landscaping for these spaces is intended to:
Minimize the use of water by using drought tolerant plant species. Promote connection to the District’s network of walking and biking paths and park and open space amenities.
Provide well-defined and informal gathering spaces for commercial tenants that connect to the public realm and promote social interaction. 563
Form-Based Code: VI-140University District | San Marcos Create spaces that complement and support the function of commercial spaces including break-out spaces, outdoor dining, kiosks, display areas, etc. Provide attractively screened and shaded surface parking areas. Take advantage of every opportunity for low impact development and storm water quality measures to manage and treat storm water run-off such as vegetated bio-swales, rain gardens, porous paving, self-retaining areas and flow- through planters.

General Planting Standards
Trees and other plant materials must be planted in a manner that ensures long- term health and well-being. Plant species should be well-suited to their site and able to be maintained properly.
Plant materials should be low maintenance and drought tolerant wherever possible. Use of native and low-water use plant materials is encouraged both to reflect and support the District’s natural context as well as to accommodate the local climate and general lack of precipitation.
Where reclaimed water is used for irrigation, selected plant materials should be able to withstand the higher salt content of reclaimed water. Automatic irrigation shall be provided to all trees and planting areas. Every effort should be taken to conserve water including use or treated reclaimed water, installation of moisture and rain sensors, and use of drip and low-flow bubbler irrigation sensors.
Soil testing shall be conducted prior to planting to determine if subsurface drainage and aeration are required and what soil amendments are necessary for optimal growing conditions.
No dimension of a planting area shall be less than 24” wide. If planted with a tree, no dimension of the planting area shall be less than 60”. 564
University District | San Marcos Form-Based Code: VI-141 All planting areas adjacent to site walls or buildings must have a minimum of 18” of soil depth above top of footing. Wherever possible, footings should be offset to provide maximum soil depth and drainage.
Plant materials should be used to reinforce and enhance building and site features, including entries and openings, building corners, and courtyards. Service areas, trash receptacles and mechanical equipment shall be screened by fences, trellises, architectural enclosures, and/or landscape materials. A landscape buffer should be used when visual screening and noise mitigation is required.

Trees
All trees (including street trees and median trees) shall be planted to comply with the following standards:
Trees shall be a minimum of 36” box size and a minimum of 3” caliper. If planted adjacent to a sidewalk/walkway, a clear zone of 8 vertical feel shall be provided between the bottom limb and the sidewalk/walkway. I planted near the street, a clear zone of 13 feet 6 inches shall be provided between the bottom limb and the surface of the street.
Provide a minimum of 40 square feet of water and air permeable landscape area at the base of each tree. All trees shall have a tree grate or an open planter area with shrubs, groundcover, and/or 3” of mulch.
Trees that are planted in grates or in planting areas that are less than 100 square feet require remedial measures to ensure their growing medium has sufficient aeration and drainage for the development of a healthy root system. This shall be achieved by providing structural soil, a growing medium that can achieve 95% compaction while maintaining its porosity and is suitable for use as a sub-base under pedestrian paving. The structural soil shall be provided with a minimum 565
Form-Based Code: VI-142University District | San Marcos depth equal to the size of the tree box and width equal to the mature tree canopy or width of the adjacent pedestrian hardscape surface, whichever is less. All trees grates shall be flush with adjacent paving. Tree grates shall have a minimum 12” diameter tree opening and shall have perforations that meet current ADA code.
Root barrier shall be used along edges of tree planting areas that are adjacent to pedestrian or vehicular pavement.
Deep well watering shall be used on all trees planted in pavement to ensure deep root development and reduce the possibility of sidewalk heaving by roots.

Median Planting
All medians plantings shall comply with the following standards:
The existing trees in the medians and parkways at Twin Oaks Valley Road and Barham Drive are a major and enduring landscape feature that link and identify districts, provide shade and enhance the commuter and pedestrian experience.

Every effort should be made to protect and preserve them during construction activities.
New planting in existing medians, as well as new medians near existing medians, should be planted with a plant palette that is consistent with and attuned to existing plant materials.
Median shrub and groundcovers shall provide sufficient visual screening, but shall have a habit and mature size that will not exceed the confines of the median planting area. Plant materials that require hedging to control size are not appropriate.
Median planting shall be low maintenance and drought tolerant. In cases where median planting is collecting storm water run-off, provide plant material that is drought-tolerant yet able to withstand periodic inundation during rain events. 566
University District | San Marcos Form-Based Code: VI-143 Existing median pavement should be removed to enlarge or create new planting areas where necessary.
Planting areas shall be a minimum of 24” wide.
If a segment of the median is too narrow to accommodate maintenance strips and the minimum planting area width, the segment of the median shall be paved with enhanced paving. A consistent paving pattern should be used for all medians within the University District.
A paved maintenance strip shall be provided around the perimeter of all traffic medians. The maintenance strip shall be of uniform width and not less than 18” including the curb.

Planting within Parkways and Flow Through Planters
All parkways and flow through planters along sidewalks shall comply with the following standards:
Parkways and flow-through planters should be designed to collect and retain storm water run-off from the sidewalk and adjacent hardscape surfaces to the greatest extent possible.
Where a parkway is adjacent to on-street parking, provide a pervious 3’-6” wide hardscape walkway between every two parking spaces.
Planting within parkways and flow through planters shall be low maintenance and drought tolerant. In cases where parkways or flow through planters are collecting storm water run-off, provide plant material that is drought-tolerant yet able to withstand periodic inundation during rain events. Planting within parkways and flow through planters shall have a habit and mature size that will not exceed 24” in height, nor exceed the confines of the planting area. Plant materials that require hedging to control size are not appropriate. 567
Form-Based Code: VI-144University District | San Marcos Hardscape Standards
The following standards apply to paved surfaces on private and public properties:
Colors and finishes should be simple and consistent and designed to complement and enhance the natural color palette of the region. To ensure this, natural materials such as boulders, cobbles, gravels, and aggregates should be locally sourced and quarried.
To improve water quality, reduce erosion, and minimize the need for storm water treatment and mitigation, every effort should be made to minimize impervious hardscape surfaces. To that end, pervious hardscape materials should be used wherever possible
Impervious hardscape surfaces should drain to pervious area such as planting areas, vegetated swales, and porous hardscape areas.

Parking Lot Landscaping Standards
The following standards apply to surface parking lots within the University District:
Surface parking lots also provide an opportunity to reinforce distinct neighborhood identities and distinguish developments from one another. The plant palette for these may vary between segments.
Shrubs and groundcovers in parking lots shall be low maintenance, drought tolerant and able to withstand a higher than average amount of incidental pedestrian foot traffic.
To mitigate the visual impact of parking lot edges, provide landscape buffers or screening elements that separate parking lots from public right-of-ways and gathering areas. Planted buffers or screens shall be composed of a minimum of 4’ wide planting area with plant material that is a minimum of 30” high. 568
University District | San Marcos Form-Based Code: VI-145 Where planting is located adjacent to parking spaces, provide a paved pedestrian pathway at a minimum of one for every two parking spaces. A paved maintenance strip shall be provided around the perimeter of all planting islands that are immediately adjacent to surface parking. Maintenance strip shall be 18” wide including the curb.
In order to reduce the heat-island effect, space parking lot trees to achieve shading of at least 50% of the public right-of-way within five years and provide a nearly continuous canopy at maturity; trees shall be spaced a maximum of 40 feet on center.
Street trees shall be a minimum of 36” box size and a minimum of 3” caliper with a clear zone between top of finish grade and bottom of limb of 8 feet above pedestrian walkways.
Provide a minimum of 40 square feet of water and air permeable landscape area at the base of each tree. Provide tree grate or plant with shrubs, groundcover and mulch.
For trees that are planted in grates or in planting areas that are less than 100 square feet, to ensure sufficient aeration and drainage for the development of a healthy root system, provide structural soil, with a minimum depth equal to the size of the tree box and width equal to the mature canopy. Root barrier shall be used in tree planting areas that are adjacent to pedestrian or vehicular pavement.
Deep well watering should be used on all trees planted in pavement to ensure deep root development and reduce the possibility of sidewalk heaving by roots. Wherever possible, use parking lot planting areas to create pervious surfaces that are engineered to infiltrate or percolate run-off through LID measures such as bio-retention areas and flow-through planters.
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Form-Based Code: VI-146University District | San Marcos As an additional storm water run-off management strategy, use pervious surfaces wherever possible, including porous paving, decomposed granite and gravel in combination an engineered porous fill for temporary storage of run-off.

Storm Water Management
Public spaces and private development sites will need to be designed to meet storm water management requirements. A variety of Storm Water Quality (SWQ) measures should be used as design elements and amenities within the site, including:
Self-Retaining Areas: Vegetated or paved areas designed with a concave cross- section sized to retain the first one inch of rainfall for its footprint as well as tributary areas such as drainage from roofs and adjacent impervious surfaces. Pervious Pavements: Pervious pavements are designed to allow rainfall to pass through the surface to storage with in an engineered base course. Run-off can then infiltrate into native soils or can be directed to cisterns, biofiltration areas, or the storm drain system via under-drains.
Biofiltration Basins: Biofiltration basins detain and treat stormwater run-off in vegetated depressions, planted swales, shallow or deep reservoirs, raised open- bottomed planters, etc. Run-off is filtered through plant root systems and then allowed to percolate into the ground. They are flexible and low-maintenance and well-suited to a variety of site conditions.
Flow-Through Planters: Flow-through planters are essentially raised biofiltration areas. Because the infiltration layer is contained by a planter, they are ideal for receiving run-off adjacent to buildings, on podium structures and on sloped areas where additional soil moisture could be a problem.
Cisterns: Cisterns are closed above or below ground storage vessels that capture run-off and/or overflow from roofs, impervious surfaces and other SWQ features.

Cisterns must be completely sealed or designed to drain completely to prevent mosquitoes.
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University District | San Marcos Form-Based Code: VI-147 When designing properties, the following standards and guidelines apply:
To manage storm water run-off, use pervious surfaces wherever possible, including porous paving, decomposed granite, gravel and reinforced turf. Disperse run-off from impervious surfaces onto adjacent pervious surfaces. Create pervious surfaces that are ideally engineered to infiltrate or percolate run- off such biofiltration areas or flow-through planters.
Conserve natural areas, soils, and vegetation wherever possible. Avoid excessive grading and compaction of soils.
Detain run-off throughout the site by interspersing landscape areas and integrated management practices (small-scale storm water treatment facilities integrated into landscape, such as a biofiltration area) with buildings and hardscape. Utilize underground structural detention systems where needed. Locate storm water treatment and flow control facilities within landscape buffers, utility easements, and other non-buildable areas. Locate facilities in areas that are easily accessible for maintenance and inspection.
Ensure development complies with all City, County, State, and Regional Water Quality Control Board’s requirements.

VI.10 Business Identification Sign Standards
The University District is truly a unique urban environment requiring treatments and standards for signs unlike those in other parts of the City. This section addresses the design of individual business signs. District wide way-finding and gateway signs are addressed in Chapter VII – District Signage.
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Form-Based Code: VI-148University District | San Marcos Intent
The following standards are intended to regulate the design and placement of business identification signs only, with the intent to:
Generate high quality signage that reflects a unique and sophisticated retail, dining and entertainment environment.
In core locations, contribute to the vitality of the community by encouraging sign types and styles which impart a lively atmosphere.
Promote business and provide adequate visibility for businesses within the University District.
Allow signs that are visible and legible by both pedestrians and motorist.

Each development shall be required to submit a Sign Plan for approval by the Planning Director. Specific details of the sign design may vary according to the Sign Plan for individual developments; however, signage shall conform to the overall design guidelines for the University District.

Signs located in the Special Treatment Area shall follow the guidelines for Special Treatment Areas as outlined below:

General Sign Standards
Design
A strong connection shall be maintained between all signage and the project architecture and landscaping. Elements of color, materials, scale, form and detail shall be reflected in the signage. A mixed media approach using a variety of materials and lighting techniques is encouraged.

Simple and easy-to-read typefaces are generally more legible, and are therefore preferable to hard-to-read and intricate typefaces.
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University District | San Marcos Form-Based Code: VI-149 In addition, colors of letters and symbols which contrast with the base or background colors of signs enhance readability.

Signs that have symbols, characters, or graphics may be used. The symbol, character, or graphic shall relate to the products sold in the business or to the name of the business.

Signs shall be constructed of durable and weatherproof materials so they will not discolor, fade, crack, rust, or erode.

In order to avoid sign clutter, signage shall only be allowed on facades that have building entrances.

Buildings shall be designed with appropriate locations for signs. Signs shall not cover or obscure windows, doors, storefronts, building entrances, cornices, columns, or other architectural elements or details.

Sizes and Quantities
In general, signs shall follow the City-wide sign regulations for size and quantity, as well as more specifically to these criteria and per each lot development Sign Plan approved by the Planning Director.

Notwithstanding the maximum square footage specified for sign copy area allowances, adequate amounts of visual open space shall be provided so that signs appear balanced and scaled in relation to their backgrounds and adjacent signage. Signs shall fit comfortably, never crowding the architectural and landscape elements in the immediate vicinity.

Retail Sign Sizes
Two (2) square feet per linear foot of tenant lease space frontage per elevation, up to 300 square feet maximum aggregate total per tenant (all elevations combined), whichever is less.

Sign area shall be calculated as follows:
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Form-Based Code: VI-150University District | San Marcos Sign Area – The area of that triangle, square, or polygon formed on a plane from the least number of straight lines (not to exceed eight in number) – all parts of which are measured at least six (6) inches from and enclosing all writing, trademarks, illustrations, back lighting and those backing structures (except building walls and monument base, columns or other architectural supports). Individual Letters – The area of wall or window signs composed of individual letters, which is considered to be the area within the single continuous perimeter encompassed by a straight line geometric figure that encloses the extreme limits of the letters or other characters.
Quantity – There shall be no limit on the number of wall, awning, canopy, marquee and window signs, providing they do not exceed the total square footage allowed.

Location
Buildings should be designed with appropriate locations for signs. Signs should not cover or obscure windows, doors, storefronts, building entrances, cornices, columns, or other decorative architectural elements or details.

Tenant wall signs need not be attached to the lease space to which they refer, and may be located on the building wall or architectural element of the building in which the tenant leases space. Signs must be located below the eave line of the roof eave, tower, or parapet.

District signage may list any tenant in the District. District signage shall not count against a tenant’s allowable square footage.

Lighting
Signs may be illuminated by external lighting fixtures, by providing back-lighting behind individually mounted letters and symbols, and by internally illuminating sign symbols and logos. All front lighting, lamps and fixtures shall be baffled or obscured in channels where possible. Internally illuminated box signs (signs where the sign backgrounds are illuminated) are prohibited.
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University District | San Marcos Form-Based Code: VI-151 Sign lighting shall be directed and shielded to illuminate the sign and not to spill over to other parts of the building or site.

Special Treatment Area
A Special Treatment Area has been designated for the area in and around the East Urban Plazas, located within the Commercial/Retail Core or University District. This area is intended to create a more exuberant public gathering space – like a “Times Square West.” This Special Treatment Area is envisioned as a public gathering place for special events, with lighting and signage appropriate to its festive uses. Regulations for the Special Treatment Area shall be approved by the Planning Director as part of a master sign program to be developed for the University District. Individual signs within the Special Treatment Area shall require Planning Director approval prior to installation.

Permitted Sign Types
The following types of signs are permitted:
Awning, Canopy and Marquee Signs
Building Wall Signs
Window Signs
Projecting Signs
Blade/Hanging Signs
Directory Signs
Ground Signs
Temporary Signs
Temporary Identification Signs
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Form-Based Code: VI-152University District | San Marcos Standards for these signs are provided as follows:

Awning, Canopy, and Marquee Signs
Description – A sign that is printed or mounted on an awning, canopy or marquee. The following standards apply to these signs:
Signs are allowed on the front and side of the marquee, canopy or awning. Signs shall observe a margin of 75 percent height and 75 percent width of the available background.
Awning, canopy and marquee signs are counted in the total aggregate allowable sign area.

Building Wall Signs
Description – A single-faced sign that is mounted to the building wall and which projects less than eighteen (18) inches from the wall. These signs area used to identify the name of the building or the primary tenant of the building. The following standards apply to these signs:
Tenant signs must observe margins of up to 60 percent of the height and 75 percent of the width of tenant lease space or available architectural background. Building wall signs are counted in the total aggregate allowable sign area.

Window Signs
Description – A temporary or permanent sign that is painted or affixed to the inside or outside of a window surface, or otherwise located so as to be visible from the exterior of the building. Window signs include posters for advertisements and sales, product merchandise posters, open and closed signs, and painted or etched business names and logos. The following standards apply to these signs:

Window signs shall only be used on windows for non-residential uses. Window signs may be used on ground floors of live-work units and in residential sales/leasing offices. 576
University District | San Marcos Form-Based Code: VI-153 All window signs combined shall not occupy more than one-third (1/3) the area of window frontage.
Permanent window signs shall be created with permanent or fade resistant materials, paint, gold-leaf lettering, vinyl or glass etching. Window signs are counted in the total aggregate allowable sign area.

Projecting Signs
Description – A single or double-sided sign that projects more than eighteen (18) inches from the building façade. The following standards apply to these signs:
A minimum of eight (8) feet of vertical clearance shall be provided from the lowest point of the sign to the sidewalk or walkway.
One (1) projecting sign per frontage is allowed.
Projecting signs are counted in the total aggregate allowable sign area.

Blade/Hanging Signs
Description – A single or double-sided sign that projects from a building façade and hangs from a mounted wall brace or from the ceiling of a second-story balcony or arcade/gallery. The following standards apply to these signs:
A minimum of eight (8) feet of vertical clearance shall be provided from the lowest point of the sign to the sidewalk or walkway.
The maximum area of a blade/hanging sign shall not exceed ten (10) square feet. Blade/Hanging signs shall be mounted near storefront entrances. A maximum of one (1) projecting sign shall be permitted for every storefront entrance on the façade.
Blade/Hanging signs are counted in the total aggregate allowable sign area. 577
Form-Based Code: VI-154University District | San Marcos Directory Signs
Description – A small signs that is attached flat against the façade, generally at eye level of pedestrians. Directory signs are either used to identify an individual business within a storefront or to identify multiple tenants that are accessible by a shared entrance or lobby. The following standards apply to these signs:
Directory signs shall only be used near building entrances. Directory signs shall not exceed an area of thirty-two (32) square feet. Only one (1) directory sign shall be permitted on a single façade for each storefront or lobby entrance.
Directory signs are not counted in the total aggregate allowable sign area.

Ground Signs
Description – A pole-mounted or monument style sign. The following standards apply to these signs:
One (1) freestanding ground sign per frontage is allowed. The permitted sign area and installation location shall comply with the City of San Marcos Zoning Ordinance Signage Regulations.

Temporary Signs
Description – Signs that are permitted for various activities during and after completion of the development phases of projects, such as signs related to “Project Leasing,” “Construction,” and/or “Future Facilities.” The following standards apply to these signs:
Temporary signs may be ground mounted.
Temporary signs may be internally or externally illuminated per the Owner’s discretion and approval.
The permitted sign area and quantity shall comply with the City of San Marcos Zoning Ordinance Signage Regulations.
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University District | San Marcos Form-Based Code: VI-155 Temporary Identification Signs
Description – Signs that are permitted for various activities related to individual lease spaces during and after completion of the development phases of projects, such as banners related to “For Lease Space Available” and/or “Coming Soon.” The following standards apply to these signs:
Temporary identification sign messages are subject to Planning Director approval.
Tenants may be allowed use of a temporary identification banner for a period of time not to exceed thirty (30) consecutive days.
One (1) temporary identification sign per street frontage. Two (2) temporary identification signs maximum not to exceed a combined total of sixty (60) square feet.
Temporary identification signs shall be installed below the roof eave line.

Prohibited Sign Types
Any sign not in accordance with these Guidelines.
Abandoned signs.
Rotating, revolving, flashing, animated, blinking, gyrating, or moving signs (except in Special Treatment Areas).
Vehicles, trailers or other signs or devices, when used exclusively or primarily as advertising devices or displays.
Off-premise signs (other than directional signs and District signs) installed for the purpose of advertising a project, event, person, or subject not related to the premises upon which said sign is located.
Signs that create a safety hazard and/or resemble or conflict with any traffic control device.
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Form-Based Code: VI-156University District | San Marcos Flags, pennants, streamers, spinners, festoons, windsocks, valances or similar displays without prior approval by the Planning Director. Balloons or other inflatable devices.
Roof signs.
Signs promoting immoral or unlawful activities.
Billboards or outdoor advertising devices and advertising displays. Freestanding “A” frame signs or “human” signs.
Any signs not addressed in these Guidelines and specifically prohibited by the City of San Marcos Zoning Ordinance Signage Regulations.

VI.11 Definitions
A
Alcohol Sales: Any dining use that serves alcoholic beverages for on-premises consumption, such as bars and nightclubs.

Apartment: A residential unit that is within a larger complex of residential units, all of which are rented by separate individuals or households.

Assembly Use: Any group or organization that regularly gathers for a common purpose.

Assembly uses include religious institutions, fraternal organizations, clubs, lodges, and other uses that are determined to be similar by the Planning Director.

Awning: A covered architectural projection that extends from the exterior wall of a building for the purpose of providing shade or shelter.

B
Balcony: A platform that projects from an upper floor of a building. 580
University District | San Marcos Form-Based Code: VI-157 Bay Window: A window and related structure that extends outward from an exterior building wall and thereby forms an alcove in the adjoining interior space.

Block: An area that is completely surrounded by streets (including the freeway) and/or the Creek Side Trail.

Build-to-Line (BTL): A line parallel to a property line along which a front facade must be built along.

Building Depth: The distance between the front facade of the building and the rear facade of the building.

Building Facade: A wall or series of walls that together make up a side of a building.

Building Frontage: The side of the building that faces the front of the parcel.

Building Height: The height of the building as measures by the number of allowed floors.

Within the University District, the maximum building height is limited by the maximum number of floors and the maximum ceiling height for each floor.

Building Width: The distance from one side of the building’s frontage to the other side of the building frontage.

C
City: City of San Marcos.

Community Building: Buildings designed for public, civic, and/or cultural uses and purposes (see also Cultural/Civic Uses).

Conditionally Permitted Use: A use that requires a director’s permit, minor use permit, or a major use permit.

Condominium: A residential unit that may be attached or detached that is within a larger complex of residential units, each of which is owned by separate individuals or households. Common areas, such as hallways, grounds, recreational facilities, and parking facilities, are owned in common and maintained by a homeowner’s association. 581
Form-Based Code: VI-158University District | San Marcos Cornice: A horizontal molded projection that crowns or completes a building facade. It is the uppermost section of moldings along the top of the wall or just below a roof.

Courtyard: A common area that is bounded on three or four sides by buildings.

Cultural/Civic Uses: Cultural and civic uses include public and private uses including:
schools, libraries, museums, government offices and facilities, community centers, recreational facilities, and other uses that are determined to be similar by the Planning Director.

D
Dining Use: Any business that prepares and serves food and beverages, which can be consumed on- or off-site. Within the University District, these uses include cafes, coffee shops, ice cream parlors, fast-food restaurants, limited service restaurants, full-service restaurants, and other uses that are determined to be similar by the Planning Director.

Dining uses with live entertainment and/or outdoor dining are regulated separately (see Outdoor Dining Use and Dining/Entertainment Use). Dining uses that serve alcoholic beverages for on-premise consumption shall require a Director’s permit.

Dining/Entertainment Use: Any dining use that includes live entertainment, including live music, performing arts, comedy shows, karaoke, dancing, and other forms of entertainment that are determined to be similar by the Planning Director (see Dining Use). Dining/entertainment uses that serve alcoholic beverages for on-premise consumption shall require a Director’s permit.

E
Entertainment Use: Any business where the principal use is a form of entertainment.

These businesses may also generate secondary income from selling related products, food, and beverages. These businesses include night clubs, concert halls, cinemas/movie theaters, live-performances (music, dance, drama, comedy, etc.) and other uses that are determined to be similar by the Planning Director. Within the University District, adult- only entertainment uses are prohibited.
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University District | San Marcos Form-Based Code: VI-159 F
Facade: See “Building Facade.”
Floor / Floors: Enclosed building space (building levels) that is bounded by walls, floors, and ceilings.

Front Porch: An area connected to the ground floor of a building that is covered by a roof, but does not contain glass windows, walls, or fences (except railings and support posts).

Form-Based Code: A zoning code that emphasizes the form and location of buildings over the use of buildings, unlike conventional “Euclidean” zoning codes, which emphasize land use over other site and building design.

G
General Service Use: Any business in which income is generated primarily from customers that receive general services (excluding auto-related or health-related services) performed on-site. These businesses may also generate secondary income from selling products that are related to the service. General service uses include hair salons, barber shops, day care, photo processing, photography studios, tutoring centers, laundry and dry cleaning services, automated teller machines, blue printing/copy centers, and other uses that are determined to be similar by the Planning Director.

Ground Floor: The first (closest to the finished site grade) habitable building floor of a building.

H
Health Service Use: Any business in which income is generated primarily from customers that receive health-related services performed on-site. These businesses may also generate secondary income from selling products that are related to the service. These businesses include health spas, health clubs and gyms, exercise and martial arts studios, counselors, therapist, medical services (doctors, chiropractors, dentists and orthodontists offices; medical laboratories; etc.), and other uses that are determined to 583
Form-Based Code: VI-160University District | San Marcos be similar by the Planning Director. Within the University District, hospitals and nursing care facilities are prohibited.

Home occupations: An occupation customarily conducted as a secondary use entirely within a dwelling by the occupant of the dwelling in connection with which there is no display, no stock in trade, or commodity sold on the premises, and no persons employed; and which is conducted in such a manner that the outward appearance of the premise gives no indication of other than by residential use, and which is not detrimental to the residential character of the neighborhood by virtue of traffic flow, noise, odor, or other adverse conditions.

I, J
No definitions.

K
Kick-plate: A plate (often made of metal) fastened to the lower portion of a door to prevent damage to protect the door’s surface from shoe marks.

L
Lined Parking Structure: A parking structure that is located to the rear of one or more smaller building(s) and is screened from public view from the adjacent street and/or public space.

Live-Work Use: A residential unit that may also be used for a business that is owned and operated by the occupant of the unit. The business activity may involve employees other than those residing in the unit. The following types of businesses and uses are allowed within Live-Work Units:
Retail Uses
General Service Uses
Health Service Uses
Office Uses
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University District | San Marcos Form-Based Code: VI-161 See Retail Use, General Service Use, Health Service Use, and Office Use for the specific types of permitted and prohibited uses.

Lodging Uses: Any business that provides temporary overnight sleeping facilities for guests. These businesses may also provide additional services, such as conference and meeting rooms, restaurants, bars, or recreation facilities available to guests or to the general public. Lodging uses include hotels, bed and breakfasts, and other uses that are determined to be similar by the Planning Director. Within the University District, motels, motor lodges, and similar lodging establishments that are oriented toward parking facilities or have exterior lobbies or corridors are prohibited.

M
Marquee: A permanent roof-like structure that projects from the building wall to provide shade and shelter. Marquees sometimes have signs.

Medical Office Uses: Offices for medical doctors, dentist, orthodontists, chiropractors, physical therapists, medical laboratories, alternative health care providers, holistic health care providers, and other uses that are determined to be similar by the Planning Director.

N
North City: The name of the portion of the University District located east of Twin Oaks Valley Road. The name North City is authorized for display and use in business, district identification, and wayfinding signage in the University District.

O
Office Use: Any business that provides administrative or clerical work or service-related work that does not require the customer or client to be on site to receive the service.

Office uses include banks, financial institutions, and administrative and professional offices for architects, engineers, consultants, marketing agents, travel agents, insurance and real estate agents, lawyers, biotechnology, research and development, and other uses that are determined to be similar by the Planning Director. 585
Form-Based Code: VI-162University District | San Marcos Outdoor Dining Use: Any dining use that has outdoor space, including space on sidewalks, for seating or patio space (see Dining Use). Outdoor dining uses that serve alcoholic beverages for on-premise consumption shall require a Director’s permit.

P
Parapet: A low wall projecting from the edge of a roof. Parapets may be designed with details and cornices.

Parking Lot: Parking spaces that are not covered by a building and are not enclosed by walls.

Paseo: A pedestrian-only corridor that is lined on either side with buildings that generally have shops, restaurants and cafes, or entertainment uses on the ground floor.

Permitted by Right (Use): A use that is allowed to occur in a specific building at a designated location.

Podium Parking: Parking spaces that are covered by the ground floor of a building and are partially or wholly enclosed by walls. Podium parking may occur at or below the grade of the adjacent sidewalk.

Porch: See “Front Porch.”
Projecting Alcove: A structure that extends outward from an exterior building wall and thereby forms a recess in the adjoining interior space.

Public Space: An outdoor gathering area that is available for use to the public.

Q
No definitions.

R
Recreation Use: A business where the principal use is a form of recreation. These businesses may also generate secondary income from selling related products, food, and 586
University District | San Marcos Form-Based Code: VI-163 beverages. These businesses include uses such as bowling alleys, billiard/pool halls, indoor rock climbing, indoor batting cages, arcades, and other uses that are determined to be similar by the Planning Director.

Regulating Plan: A plan or map that designates how site design and building form standards are applied to specific areas of the University District.

Residential Use: Living space that is built for individuals and families. Residential uses include apartments, condominiums, townhomes, and home occupations. Student Housing is a specific residential use that is regulated separately (see Student Housing).

Retail Use: Any business that generates income by selling a tangible good or product.

Retail uses include book stores, clothing/apparel stores, sporting good stores, flower shops, electronic and appliance stores, grocery stores, pet stores, jewelry stores, shoe stores, gift shops, home furnishing stores, toy stores, boutique retail stores, card shops, art supply stores, art gallery, toy stores, and other uses that are determined to be similar by the Planning Director. Within the University District, adult-only retail stores are prohibited.

S
Service Uses: Any business in which income is generated primarily from customers that receive a service performed on-site. Service businesses may also generate secondary income from retail sales that are related to the service. Service businesses include hair salons, barber shops, health clubs and gyms, movie theaters, pet grooming, photography studios, massage parlors, tutoring, dance and art instructions, martial arts studios, laundry and dry cleaning services, repair shops (appliances, televisions, radios, and computers), veterinary clinics, counselors, therapist, medical services (doctors, chiropractors, dentists and orthodontists offices; medical laboratories; etc.), and blue printing/copy centers. Tattoo parlors/body piercing and hookah lounges are prohibited.

Setback: An area in which buildings or other structures shall not occur.

Specialty Retail Use: A relatively large retail business that generates income by selling a tangible good or product and serves as a significant retail anchor drawing customers to the area. Specialty retail uses include urban grocery markets (which may also provide 587
Form-Based Code: VI-164University District | San Marcos food and beverages for consumption on-site), sporting goods and outdoor gear stores, large bookstores, large clothing/apparel stores, and other uses that are determined to be similar by the Planning Director. Within the University District, adult-only retail stores, hardware stores, and discount retailers are prohibited.

Stoop: A platform in front of a building entrance, which may or may not be covered by a roof.

Street Amenities: Items placed along the sidewalk for the use of pedestrians and to create a safer, more attractive streetscape.

Student Housing: Residential living space that is built for the exclusive use of college students. Student housing may also include cafeteria space, study halls, computer labs, and recreation facilities available to residents. Student housing includes dormitories, residence halls, student apartments, and other uses that are determined to be similar by the Planning Director.

T
Townhomes: A building that is designed for a single-family unit and is attached to at least one adjacent unit, which may have common walls.

Transom Windows: A short window placed above a door or window. Transom windows are generally no more than 2 feet in height and are usually as wide as the door or window that they are on top of.

Transparency: A measurement of how transparent or “see through” a window, fence, or wall is. Transparency is the opposite of opacity (i.e. a fence that is 25% transparent is 75 opaque).

Trellis: A structure, usually made from interwoven wood or metal pieces, which is attached to the roof or building wall used for shade or to support climbing plants.

Tuck-Under Parking: Parking spaces that are covered by the upper floor of a building, but are otherwise open. Tuck under parking may also be provided as private garages for individual units.
588
University District | San Marcos Form-Based Code: VI-165 U
Upper Floor: A floor that is above the ground floor.

V
No definitions.

W
Walkway: A pedestrian path that is similar to a sidewalk, but may not be located adjacent to a street. Walkways are often provided on private development and within public spaces.

X, Y, Z
No definitions.
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Form-Based Code: VI-166University District | San Marcos This page intentionally left blank.
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“Be bold in introducing yourself. All you need is a name-tag.” - Jay Walljasper, The Great Neighborhood Book

VII. DISTRICT SIGNAGE | PUBLIC ART
VII.1 Community Identity
Having a visibly unique identity is essential to creating an active urban center, especially within a City’s downtown core. People relate to the identity of different places based on themes, natural context, urban form, and special
events. This identity c an be achieved through the use of public art, landscaping, and by creating a hierarchy of sign types that are linked by a consistent theme.

Sign types will range in scale from d istrict identity signs scaled for visibility by passing motorist on State Route 78, down to smaller way -finding signs scaled for individual pedestrians.
(Continued on Next Page)

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District Signage | Public Art: VII-2 University District | San Marcos (Continued from Previous Page)
Following adoption of the University District Specific Plan, a master sign program will be developed for the entire district . Separate approval for detailed sign design will be required by the Planning Commission. Ultimately, project-wide signage is intended to:
 Distinguish the district as a unique environment in San Diego's North County, which culminates in one major downtown core of civic, higher education, residential and commercial destinations, as well as public amenities such as parks, trails, and public transportation stops.
 Provide a clear identity statement and consistent theme which will be communicated through a combination of signage, public art , lighting and sophisticated graphics that are rendered using the most sustainable and environmentally-friendly methods and materials.
 Announce a commitment to the ideals of sustainable development in a smart growth setting, which is reinforced by a hierarchy of sign types. These signs will combine with complementary elements such as landscape, hardscape, graphics, public art and lighting. Lighting elements are visualized to be self -powering, incorporating the most up-to-date solar technology and energy efficient fixtures, as well as respecting the region's "Dark Sky" requirements.

For sign requirements related to business identification signs, refer to Section VI.10 of Chapter VI – Form-Based Code.

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University District | San Marcos District Signage | Public Art : VII-3 VII.2 Permanent Sign Types
Following are descriptions of the intended function for different signs types that will be located throughout the district (see Figure VII.A: Conceptual District Sign Placement Plan for approximate locations of Sign Types A, B, and C). Signs are permitted to display either the University District name or the North City name for the portion of the University District located east of Twin Oaks Valley Road.

VII.2.1 District Identity Statement (Sign Type A)
The District Identity Statement is an integrated composition of environmental graphics that announce arrival to the district to passing motorists on State Route 78. These graphics will provide a unique sense of place for the Specific Plan area. These signs, which are permitted to display either the University District name or the North City name for the portion of the University District located east of Twin Oaks Valley Road, shall be scaled to provide appropriate visibility to the passing motorist traveling at freeway speeds. The District Identity Statement shall be located on private property and may display major commercial and/or corporate anchor names (e.g. retail stores, cinemas, hotels, etc.). The District Identity Statement will include a component referential to the City of San Marcos as approved by the Planning Division. The landscaping and lighting shall be an integral part of the overall composition of the district identity statement.

VII.2.2 Gateway Signs
Primary Entry Gateway (Sign Type B)
Primary Gateway Signs mark the primary entry points into the district from State Route 78, Twin Oaks Valley Road, Discovery Street and East Barham Drive. They are smaller in size than the District Identity Statements and are appropriately scaled to the motorist traveling at reduced speeds as they enter the project. They repeat , and incorporate elements introduced by the District Identity Statements. 593

District Signage | Public Art: VII-4 University District | San Marcos Secondary Entry Gateways (Sign Type C)
Secondary Gateway Signs are scaled down versions of the Primary Entry Gateway signs, which are more suitable for motorists and pedestrians traveling at slower speeds on narrower streets. They are located at secondary points of entry, and reinforce the district identity while providing advertisement of major project components.

VII.2.3 Way-Finding Signs
Vehicular-Oriented Directional
Vehicular-oriented directional signs are located throughout the project area (as required) to aid visitors in easily finding their way to destinations within the district. Elements will be scaled appropriate for travel speeds, viewing distances and conditions. These signs will r einforce the district identity by us ing a palette of similar materials, colors, design elements and lighting as used in the Gateway statements.

Pedestrian-Oriented Directional
Pedestrian-oriented directional signs are especially important in creating a walkable district. They provide directional information, which encourages pedestrian to visit many areas within district. These signs will reinforce the district identity by use of a palette of similar materials, colors, design elements and lighting as used in the Gateway statements that appeal to the pedestrian experience.

Vehicular-Oriented Directories
Vehicular-oriented directory signs assist visitors arriving and driving throughout the district with cognitive way -finding, in order to orient themselves with respect to the district’s major destinations and neighborhoods.
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University District | San Marcos   District Signage | Public Art: VII‐5 Pedestrian‐Oriented Directories
Pedestrian‐oriented  directory  signs  assist  pedestrians  arriving  and  traveling  within  the district  to  orient  themselves  with  respect  to  major  destinations  and  district neighborhoods. These directories may include community messages, and incorporate an additional level of design detail, which promotes walkability.

Vehicular‐Oriented Parking Directional

Vehicular-oriented parking directional signs di rect visitors to parking lots, garages and available parking spots throughout the district. Vehicular-oriented parking directional signs are permitted on private property or within, on or upon the public right-of-way.

Vehicular-oriented parking directional signs located within, on or upon the public right-of- way shall be owned by a private entity, subject to an encroachment permit between the private entity and the City of San Marcos, and subject to approval by the Planning and City Engineer. A vehicular-oriented parking directional sign on private property may include a digital element that indicates the number of available parking spots in a certain parking lot or garage but may not contain any other digital elements. Vehicular Oriented Parking Directional Signs located within, on or upon the public right of way shall not contain a digital element. Off-site advertising and/or digital signage, except as previously described in this section, are prohibited on vehicula r-oriented parking directional signs, except within the Special Treatment Areas.

VII.2.4 General Provisions for District Identity Statement, Gateway Signs, and Wayfinding Signs:

Signs located on private property may contain specific business names, logos, or references to generic business types for businesses located on the same property in which they are affixed. Signs located on private property shall only display generic business types or names of businesses located on other properties for wayfinding/directional/directory purposes.
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District Signage | Public Art: VII‐6                                         University District | San Marcos Signs located within, on or upon the public right-of-way shall be subject to approval by the Planning Director and City Engineer. Signs located within, on or upon the public right-of way may only contain specific business na mes for wayfinding/directional/directory purposes if the sign is owned by a private entity and is subject to an encroachment permit between the City of San Marcos and the private entity.

A sign located within, on or upon the public right-of-way may only contain the North City logo if the sign is owned by a private entity and is subject to an encroachment permit between the City and the private entity. No other privately owned logos or trademarks are permitted on signs located within, on or upon the public right-of-way.

Off-site advertising is prohibited on all signs , except within the Special Treatment Areas.

Off-site advertising is prohibited on all signs located within the public right of way.

Business names displayed on directories, dire ctional signs and on the District Identity Statement are not considered off-site advertising.

Digital signs shall only be located within th e Special Treatment Areas, except for digital vehicular-oriented parking directional signs, which are also permitted on private property outside the Special Treatment Areas. Digital signs are not permitted within, on or upon the public right-of-way.

Pedestrian-oriented directories located on private property within the Special Treatment Areas may contain interactive digital elemen ts to provide information regarding the location of businesses within the district. Pedestrian-oriented directories located within, on or upon the public right of way shall not contain any digital or interactive elements.

VII.2.5   Neighborhood Identification
Neighborhood  Identification  signs  serve  to  name  individual  neighborhoods,  both residential  and  commercial,  within  the  district.   These  types  of  signs  contain  common elements that reinforce the project identity, and which introduce the unique architectural and graphic identities of the individual neighborhoods. 596
University District | San Marcos   District Signage | Public Art: VII‐7 VII.2.6   Site / Facility Identification
Site or Facility Identification signs serve to identify specific public sites within the district, such as public gathering plazas, parks, recreational trails and transportation nodes like local bus stops, and Sprinter Rail Line Stations (Civic Center and Cal State San Marcos locations) and future intra‐city shuttle stops.

VII.2.7   Street Name Sign Treatments
The creative design of street name signs will further reinforce the district identity. 597

District Signage | Public Art: VII‐8                                  University District | San Marcos

Figure VII.A  Conceptual District Sign Program Plan
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District Signage | Public Art: VII‐8                                  University District | San Marcos

Figure VII.A  Conceptual District Sign Program Plan
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University District | San Marcos District Signage | Public Art : VII-9 VII.3 Art in Public Places Program
The City of San Marcos has a goal for art in public places, which promotes the integration of visual arts in the community. University District is a unique area of the community and as such, a distinct program should exist to promote more than just its layout and the physical characteristics of its streets and buildings. One major element of the District’s image can be its public art. Art can make a statement about who and what an area represents, how it views itself, and how it is viewed by others.

Public art can also serve as a business trademark, conveying growth and prosperity to the private and public sector alike. Art installations can range in subject and style from free - flowing abstract design to detailed realistic figures . They can take advantage of a wide range of mediums, from stone, metals, wood and paint, to concrete, glass and lighting, among others. There are many opportunities for installing art in public places, such as at parks, Sprinter Line stations, pedestrian trails, sidewalks, urban plazas, and on building facades or other temporary locations as opportunities present themselves.

VII.3.1 Program Requirements
All new projects within University District are required to acquire and insta ll a public art piece when the development project has a total building valuation greater than $250,000.

A building valuation of up to $249,999 requires no art piece. A valuation of $250,000 up to $999,999 shall require that 1 percent of the total valuation be allocated for an art piece.

A building valuation of $1,000,000 and above require s an art allocation of $10,000 plus $2,000 for each one million dollars of building valuation (including the first million dollars of valuation).

The specific amount identified as the minimum allocation for the acquisition of an art piece is based upon the total building(s) valuation as computed using the latest Building Valuation Data set forth by the International Conference of Building Officials (ICBO). 600

District Signage | Public Art: VII-10 University District | San Marcos Table VII.A: Art Allocation Formulas
Total Building(s) Valuation - $ Total Minimum Art Allocation - $ $<249,999 $ 0
$ 250,000 $ 2,500
$ 500,000 $ 5,000
$ 750,000 $ 7,500
$ 1,000,000 $ 12,000
$ 5,000,000 $ 20,000
$ 10,000,000 $ 30,000
$ 15,000,000 $ 40,000
$ 25,000,000 $ 60,000
$ 50,000,000 $ 110,000
$ 75,000,000 $ 160,000
$ 100,000,000 $ 210,000
The Director of Community DevelopmentEconomic Development Director or his/her designee shall have the option to allow payment of an in lieu fee, pursuant to the minimum art allocation formula, to the City for cultural enrichment. P rovision for an exception by the Economic Development Director or his/her designeeDirector of Community Development shall be based upon a lack of accessibility by the public to the location of a proposed art piece or the scope of the development project being such that the art piece will not meet the overall intent and guidelines of this program.

Additionally, the Economic Development Director or his/her designee Director of Community Development shall have the option to allow multiple developers with projects in close proximity to one another, to undertake an agreement to contribute the minimum art allocation of funds towards a shared art installation.

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University District | San Marcos District Signage | Public Art : VII-11 VII.3.2 Guidelines for Public Art
Requirements for the development, selection, acquisition, placement and maintenance of art pieces are as follows:
 The art piece shall be easily visible to observers from the public street.  Installation of the art piece shall be planned and implemented to enhance the work and allow for unobstructed public viewing from as many angles as possible.  The art piece submittal shall include a complete site plan with details describing placement, size, materials, colors, lighting, landscaping, and any othe r related information requested by the Planning Division , which clarifies the overall art piece design.
 The art piece shall be comprised of permanent-type materials and require a low level of on-going maintenance. Durable and weather -resistant materials are recommended. Such materials may include, but are not limited to steel, bronze, concrete, wood, plastic, and stone.
 Any lettering/signing on a piece or its foundation must be approved by the City of San Marcos prior to installation. Project identification is allowed; howev er, product advertising is not permitted.
 Expressions of obvious bad taste or profanity, which would likely be offensive to the general public, are not permitted.
 The a rt piece shall be designed by persons with experience and knowledge of monumental scale piece and shall provide the City with background information verifying these capabilities.
 Developers shall be encouraged to provide a wide range of sculptural styles, materials, and types when selecting an art piece for the program.  Interactive art pieces such as water sculptures are permitted. 602

District Signage | Public Art: VII-12 University District | San Marcos  In order to provide diversity and opportunity, not more than five pieces by the same artist is encouraged. However, any one art piece may include multiple separate components that once installed, are contiguous enough in placement to be understood as all being part of the same art piece.
 Each piece may be identified by a n appropriately sized cast metal plaque as determined by the Economic Development Director or his/her designee. The plaque shall be placed in an appropriate location near the art piece and shall list only the date, title, and artist name.
 The art piece shall be maintained by the property in a neat and orderly manner acceptable to the City of San Marcos.
 The art piece shall be a permanent, fixed asset to the property upon which it is located. The Economic Development Director or his/her designeeDirector of Community Development will have the discretion to allow leasing of art installations which could be sold at auction. Proceeds from any art piece sale will return to the City of San Marcos Public Art Fund and be earmarked for use related to the design and installation of future art pieces within the University District.  The art piece shall be placed in a location that is visually accessible to the public, such as a building façade, landscaped area or public gathering plaza. The art piece may be designed as an integrated part of the building, streetscape, or landscape.

VII.3.3 Review Processing
The following review process applies regardless of whether the applicant decides to utilize public art funds . Processing for an art piece shall begin with the City Planning Division apprising each developer of the requirements for an outdoor art piece as an element of the proposed development project. The City Planning Division will advise the developer of the program requirements and provide further guidance pertaining to artistic options.
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University District | San Marcos District Signage | Public Art : VII-13 When a development project requires the approval of a variance, conditional use permit, further site development review or other related City approval, it shall be conditioned upon the development that the building project shall not receive a Certificate of Occupancy until such time as the approved art piece is installed in place, or its installation is secured by bond or other means approved by the Economic Development Director or his/her designee.

The applicant shall submit to the City Planning Division a completed Art in Public Places application in one or more of the following formats:
 Photographs or slides of the subject art piece depicting several views.  A model of the art piece.
 A graphic illustration or the artist’s rendering of the art piece depicting several views.

The subject art piece shall be an integral part of the landscaping and/or architecture of the adjacent building(s). Details as to specific landscaping and architectural treatment s integrating the piece into an overall project design, and maintenance factors required to ensure its permanence, shall be included.

Upon receipt of the subject art piece illustration(s) and application, the Economic Development Director or his/her designee will assess the application for consistency with the applicable art piece guidelines. Prior to making a final decision, the Economic Development Director or his/her designee may choose to consult with an Art in Public Places Advisory Committee. The Art Advisory Committee should be comprised of five to seven members who may review art piece projects proposed within the specific development area.

The Art Advisory Committee members should include the Planning Director or designee, a member of the Planning Commission as appointed by the Planning Commission Chair or designee, a member of the City Council or designee (as appointed by the Mayor), and two individual members of the community (appointed by the City Council) who have an 604

District Signage | Public Art: VII-14 University District | San Marcos interest in public art, artistic orientation, art background, education and/or experience in the field of art or art development.

The specific role of the Art Advisory Committee is to review art piece proposals for consistency with the art piece guidelines outlined in Section VII.3.2 of this Chapter.

Recommendations for improvement may be made by the Committee, but significant credence shall be given to the intent of the art piece as originally proposed by the developer and/or developer’s artist.

If the Art Advisory Committee reviews an application, a majority vote recommendation shall be submitted to the Economic Development Director or his/her designee within 30 days from the date of a complete art piece application submittal. Their recommendation may include approval, approval with minor modifications, or denial. Upon approval, the Economic Development Director or his/her designee shall notify the project developer in writing as to the acceptance of the proposal and any applicable conditions.

Should the Art Advisory Committee determine that the art piece is not consistent with the art piece guidelines outlined in this Chapter, the Economic Development Director or his/her designee shall notify the project developer in writing and detail th e Art Advisory Committee’s objections and/or concerns. Then a meeting will be arranged between the parties involved to determine whether or not an alternative art piece should be proposed and/or to discuss whether alternative modifications to the art piece as originally proposed would suffice.
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University District | San Marcos District Signage | Public Art : VII-15

The decision of the Economic Development Director or his/her designee shall be final and shall become effective 10 days after written notification. However, if within such 10 -day period an appeal of the decision is filed by an aggrieved person, the filing of such appeal shall suspend the decision of the Economic Development Director or his/her designee until City Council makes a determination, or the appellant dismisses the appeal . Such appeal shall be filed in writing with the City Clerk, and shall be processed as follows:
 Upon filing of an appeal to the City Council, the hearing date for the appeal shall be set by the City Clerk.
 The City Clerk shall transmit to the City Council the original art piece application, records, written reports, and appeal disclosing in what respect the application and facts offered in support thereof met or failed to meet the requiremen ts of th is University District Art in Public Places program.
 The City Council may affirm, reverse, or modify in whole or in part any appealed decision, determination, or requirement of the Economic Development Director or his/her designeeDirector of Community Development, but before granting any appealed petition which was denied by the Economic Development Director or his/her designeeDirector of Community Development, the City Council shall indicate where the art piece involved meets or does not meet the requirements set forth herein. The City Council’s decision shall be final.

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“A community will pay for their infrastructure sooner or later, so it’s best to plan for that investment.” ‐ Michael Parker, Author

VIII.  INFRASTRUCTURE | UTILITIES |
PUBLIC SERVICES
VIII.1  Sustainable Infrastructure
Drinking  water  treatment  and  distribution  lines,  sewer lines,  storm  water  runoff  storage  facilities,  recycle collection,  as  well  as  public  services  related  to  fire  and police protection ensure the health of local communities and  our  environment.  As  a  nation,  we  have  built  an extensive network of infrastructure to provide the public with reliable access to various utilities and public services.

Development  of  urban  mixed‐use  projects  such  as
University  District  is  in  direct  support  of  smart  growth principles aimed at managing the increased demands on
our  nation’s  infrastructure  and  preserving  resources  for future generations.

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Infrastructure | Utilities | Public Services: VIII‐2    University District | San Marcos VIII.2  Water System
VIII.2.1 Study Area
The  entire  University  District  project  is  located  within  the  boundaries  of  the  Vallecitos Water District (VWD) for water service. With elevations ranging from approximately 550 feet to 700 feet within the site, the project will be served from the District’s 855 and 920 Zone systems. Separately, individual development projects may evaluate the potential for ground water use and will complete all required supplemental environmental analysis.

See  Appendix  Item  A.4:  Water  System  Analysis  for  a  detailed  summary  of  projected water demands for the University District project. The 2009 Water System Analysis was evaluated  for  the  2014  University  District  Specific  Plan  and  an  additional  analysis  was completed for the 2021 Specific Plan Amendment. It has been determined that there will be sufficient water supplies to meet the projected demand of this project and the Water System  Analysis  would  not  be  demonstrably  affected  by  the  amendments  to  the University District Specific Plan.

VIII.2.2 Projected Water Demands
The VWD Master Plan originally projected a water demand of 0.4 million gallons per day (mgd)  for  the  project  area  based  on  the  prior  General  Plan  land  use  and  zoning  as “Business Park” (BP). Based on the previously approved University District Specific Plan land uses and zoning designation as “Mixed‐Use” (MU), VWD projected the total average daily  demand  to  be  1.21  mgd  for  the  project  area.  The  projected  total  average  daily demand for the University District based on the 2021 Specific Plan Amendment is 0.98 mgd.

VIII.2.3 Water Demand Comparison
The  original  University  District  Specific  Plan  land  use  and  zoning  increased  projected average water demands by approximately 0.88 mgd over the previous projections for the 609
University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐3 Business Park land use zoning designation. Under the 2021 amendment land uses, this increase  was  reduced  to  0.58  mgd  (a  reduction  of  0.30  mgd  compared  to  the  original University District Specific Plan). In accordance with state law (Senate Bill 610 and Senate Bill 221), VWD prepared a Water Supply Assessment and Verification Report for the 2009 Specific  Plan  (the  full  report  is  included  in  the  Environmental  Impact  Report  for  this project). The report demonstrates and verifies that, although the water demand of the University District exceeds the previous estimates contained in VWD’s 2002 Master Plan, there will be sufficient water supplies to meet the projected demand of this project, along with existing and other future planned development projects. The VWD  Master Plan was updated in 2018 and continues to support this conclusion.

VIII.2.4 Existing Water Facilities
This  section  describes  the  existing  water  facilities  in  the  vicinity  of  the  San  Marcos University District project (see Figure VIII.A: Existing Major Water Facilities). 920 Zone
The storage and supply for the project will be from the District 920 Zone system. The 920 Zone system feeds the 855 Zone system through several pressure‐reducing stations. The majority  of  existing  water  demands  within  the  University  District  are  supplied  by  the 920/855 Zone system.

The 920 Zone includes four water storage reservoirs with a total combined capacity of 18 million gallons. There is a 24‐inch transmission line in Twin Oaks Valley Road that supplies 920 Zone water to the area. There are also 10‐inch and 12‐inch lines in Barham Drive, east of Twin Oaks Valley Road. In the northeast section of the project, there is a 12‐inch line in Carmel Street that reduces to a 6‐inch line.
855 Zone
The 855 Zone is formed by five existing pressure‐reducing stations that supply water from the 920 Zone. One of these pressure‐reducing stations, Barham PRS, is located adjacent 610

Infrastructure | Utilities | Public Services: VIII‐4    University District | San Marcos to the project at the intersection of Twin Oaks Valley Road and Barham Drive. This station includes 4‐inch and 8‐inch pressure‐reducing valves. There are 12‐inch water lines in Twin Oaks Valley Road and at the western edge of the project in Grand Avenue and Discovery Street.
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐5

FIGURE VIII.A: Existing Major Water Facilities
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Infrastructure | Utilities | Public Services: VIII‐6    University District | San Marcos VIII.2.5 Proposed Water Facilities
This  section  presents  the  recommended  water  system  improvements  necessary  to provide  water  services  to  the  San  Marcos  University  District  project.  The  project  is generally to be served by the 855 Zone west of Twin Oaks Valley Road and by the 920 Zone east of Twin Oaks Valley Road. With elevations ranging from approximately 550 feet to 650 feet west of Twin Oaks Valley Road, maximum static pressures on the project will range from 67 psi to 132 psi in the 855 Zone. Similarly, with elevations east of Twin Oaks Valley Road ranging from 570 to 605 feet, static pressures in the 920 Zone will range from 126 psi to 152 psi (see Figure VIII.B: Proposed Water Facilities). 855 Zone Facilities
The primary source of water to the project will be the 24‐inch and 12‐inch 920 Zone lines in Twin Oaks Valley Road. These lines supply 10‐inch and 12‐inch lines in Barham Drive and the 920/855 Zone pressure‐reducing station located at the intersection of Twin Oaks Valley Road and Barham Drive. There are also 920/855 Zone pressure‐reducing stations west and north of the project that can supply water to the project.

To  meet  the  fire  flow  requirements  of  the  project,  we  are  recommending  several connections to the existing system with 12‐inch looping throughout the project. Several connections are proposed to the existing 12‐inch water line in Twin Oaks Valley Road. A 12‐inch line is also proposed to be constructed in Discovery Street westerly to the existing 12‐inch water line in Grand Avenue. Several connections are also proposed to the existing 10‐inch line in Barham Drive, and there is a section of existing 6‐inch line in Carmel Street that  is  proposed  to  be  replaced  with  a  12‐inch  line.  There  are  some  internal  pipelines, including dead‐end pipelines that only supply one fire hydrant, that are recommended as 8‐inch pipes.
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐7 Hydraulic Modeling
A hydraulic model was set up to analyze the recommended water system improvements.

The system was modeled under average day demand, peak hour demand, and several maximum day demand plus fire flow scenarios. The results of the analysis confirm that the recommended water line sizing is adequate under all demand scenarios considered. 614

Infrastructure | Utilities | Public Services: VIII‐8    University District | San Marcos

FIGURE VIII.B1: Proposed Water Facilities (West)

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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐9

FIGURE VIII.B2: Proposed Water Facilities (East)
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐9

FIGURE VIII.B2: Proposed Water Facilities (East)
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Infrastructure | Utilities | Public Services: VIII‐10    University District | San Marcos VIII.3  Sewer System
VIII.3.1 Study Area
The  entire  University  District  project  is  located  within  the  boundaries  of  the  Vallecitos Water  District  (VWD)  for  sewer  service.  There  is  an  existing  trunk  sewer  in  Twin  Oaks Valley Road, and an interceptor sewer to the north of the project, that provides sewer service to the area.

See  Appendix  Item  A.5:  Sewer  System  Analysis  for  a  detailed  summary  of  projected sewer  flows  for  the  University  District  project.  The  2009  Sewer  System  Analysis  was evaluated  for  the  2014  University  District  Specific  Plan  and  an  additional  analysis  was prepared for the 2021 Specific Plan Amendment. It has been determined that the Sewer System  Analysis  would  not  be  demonstrably  affected  by  the  amendments  to  the University District Specific Plan.

VIII.3.2 Projected Sewer Flows
The total projected average daily flow is 0.71 mgd. The projected maximum peak flow is

2.03 mgd.

VIII.3.3 Sewer Flow Comparison
The 2018 VWD Master Plan included the 2009 Specific Plan land uses to project sewage flows.  In  comparing  the  land  use  breakdowns  between  the  2009  and  2021  North  City University  District  Specific  Plans,  the  current  land  use  plan  would  decrease  projected average  sewer  generation  by  approximately  0.35  mgd.  This  0.35  mgd  is  the  is  the difference  between  the  sewer  generation  projected  in  the  “Sewer  System  Analysis  for San Marcos University District” by Dexter Wilson Engineering, Inc. dated February 2009 (1.06 mgd) and the updated study that analyzed the 2021 University District Specific Plan Amendment (0.71 mgd).VIII.3.4 Existing Sewer Facilities 618
University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐11 This  section  describes  the  existing  sewer  facilities  in  the  vicinity  of  the  San  Marcos University District project (see Figure VIII.C: Existing Major Sewer Facilities).

Local Facilities
There is an existing 18‐inch sewer line in Twin Oaks Valley Road. This line increases to a 21‐inch as it conveys flow north and crosses State Route 78. There is also a parallel 8‐inch gravity sewer in Twin Oaks Valley Road that connects into the 21‐inch line, just south of State Route 78. There is a 12‐inch sewer line in Barham Drive that increases to 15 inches as it conveys flow westerly and connects to the 18‐inch line in Twin Oaks Valley Road.

There is also a 12‐inch gravity sewer line at Discovery Street that conveys flow easterly to the line in Twin Oaks Valley Road. In the northeastern corner of the project, there are some existing 8‐inch gravity sewer lines that serve the adjacent development.

Regional Facilities
The gravity sewer interceptor located north of the University District project conveys flow westerly to District Lift Station Number 1 near the intersection of San Marcos Boulevard and Pacific Street. From this location, the District has the option of pumping through Lift Station Number 1 to their Meadowlark Treatment Plant or sewage can flow by gravity through the District land outfall to the Encina Wastewater Authority. The Encina plant is currently rated for a capacity of 36 mgd and the Vallecitos Water District has capacity rights of 7.54 mgd.
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Infrastructure | Utilities | Public Services: VIII‐12                     University District | San Marcos

FIGURE VIII.C: Existing Major Sewer Facilities
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐13 VIII.3.5 Proposed Sewer Facilities
This  section  presents  the  recommended  sewer  system  improvements  necessary  to provide  sewer  service  to  the  San  Marcos  University  District  project  (see  Figure  VIII.D:

Proposed On‐Site Sewer Facilities (East), Figure VIII.D: Proposed On‐Site Sewer Facilities (West), and Figure VIII.E: Proposed Off‐Site Sewer Facilities).

On‐Site Sewer Facilities
The San Marcos University District can be served by the construction of on‐site gravity sewers and connection to the existing system at several locations. The eastern portion of the project proposes to connect to an existing 8‐inch gravity sewer line in Carmel Street.

The majority of the project proposes to connect to the existing gravity sewer lines in Twin Oaks Valley Road. The western portion of the project will convey flow to the intersection of Discovery Street and Grand Avenue. From this location, approximately 1,000 feet of offsite sewer line will be necessary to convey flow westerly to the existing 16‐inch sewer line in Craven Road.

Hydraulic Modeling
A preliminary hydraulic analysis has been performed to estimate on‐site sewer line sizing.

Projected  flows  have  been  split  based  on  the  preliminary  development  plan,  and  pipe slopes have been estimated based on preliminary street grades.

The  results  of  this  sewer  system  analysis  indicate  that  on‐site  gravity  sewer  lines  will consist  of  8‐inch  through  12‐inch  pipes  (see  Figure  VIII.D:  Proposed  On‐Site  Sewer Facilities (East) and Figure VIII.D: Proposed On‐Site Sewer Facilities (West)). 621

Infrastructure | Utilities | Public Services: VIII‐14    University District | San Marcos

FIGURE VIII.D1: Proposed On‐Site Sewer Facilities (West)

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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐15

FIGURE VIII.D2: Proposed On‐Site Sewer Facilities (East) 623
University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐15

FIGURE VIII.D2: Proposed On‐Site Sewer Facilities (East) 624

Infrastructure | Utilities | Public Services: VIII‐16    University District | San Marcos Off‐Site Sewer Facilities
Based on assumptions made in the sewer system analysis and draft studies prepared by others, this section provides a preliminary evaluation of potential off‐site sewer impacts resulting from the San Marcos University District project. These potential improvements include sewer line replacements and extensions in the vicinity of the project as well as regional  improvements  to  off‐site  interceptor,  treatment,  and  disposal  systems.  A consultant has performed a draft evaluation of the off‐site sewer system for the District.

The  District  analysis  takes  projected  flows  from  the  project  and  inserts  them  into  a District‐wide hydraulic model (see Figure VIII.E: Proposed Off‐Site Sewer Facilities).

Local Improvements
The eastern portion of the project will convey flows through an existing 8‐inch sewer line in Carmel Street. This line conveys flow northerly across State Route 78 and connects into a  12‐inch  line.  The  District  analysis  indicates  that  several  of  the  lines  in  this  area  will require replacement in the ultimate flow condition, even without additional flows from the project.

The middle portion of the project will convey flow to an existing 21‐inch sewer line in Twin Oaks Valley Road that conveys flow northerly across State Route 78 before connecting into a regional interceptor. There are several sections of on‐site sewer and sewer lines in Twin Oaks Valley Road that need to be relocated and/or upsized during development of the project.

The Western portion of the project will require an offsite sewer line to convey flow to the existing 16‐inch gravity sewer line in Craven Road. The analysis indicates that a 12‐inch off‐site sewer line is required.

Regional Improvements
At the time of the 2009 study, there was an approximately 7,000 foot section of existing interceptor from Grand Avenue to Lift Station Number 1 that is identified for replacement 625
University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐17 in the District Master Plan. This interceptor has been ultimately replaced since that time with a 42‐inch diameter sewer interceptor.

The District is also planning to construct a parallel land outfall from Lift Station Number 1 to Siphon A to accommodate ultimate development. The District is planning on 30‐inch to  48‐inch  parallel  and  new  outfall  pipelines  to  accommodate  buildout  flows  per  the Master Plan.

From Siphon A to the Encina Wastewater Authority, the District plans to parallel several sections  of  line  to  meet  ultimate  flows.  These  District  proposed  improvements incorporate the San Marcos University District project.

The District currently has 7.67 mgd of liquid treatment capacity at Encina and 5.0 mgd at the  Meadowlark  Treatment  Plant  for  a  total  of  12.67  mgd.  The  2018  Master  Plan projected ultimate flows for the district to be 14.40 mgd. The District will be required to purchase additional capacity in the Encina System.
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Infrastructure | Utilities | Public Services: VIII‐18       University District | San Marcos

FIGURE VIII.E: Proposed Off‐Site Sewer Facilities
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐19 VIII.4  Flood Control and Storm Drainage
A Preliminary Hydrology Report was completed for University District, per the June 2003 San  Diego  County  Hydrology  Manual,  along  with  a  Water  Quality  Technical  Report (WQTR)  to  investigate  Best  Management  Practices  (BMPs)  and  Low‐Impact Development (LID) facilities or Integrated Management Practices (IMPs). Full reports for both  of  these  studies  can  be  referenced  in  the  accompanying  Environmental  Impact Report (EIR) for this project.

While conceptual site planning for University District intends to maintain major existing draining  patterns  to  the  extent  possible,  preliminary  analysis  of  the  site’s  existing  and proposed hydrology identified an increase in storm water runoff upon full project build‐ out.  This  increase  will  require  drainage  facility  improvements  to  mitigate  potential impacts. The project proposes storm water detention systems throughout the District to provide hydromodification and peak flow mitigation. These improvements will mitigate impacts of development and reduce project storm water runoff flow rates to preproject rates, in compliance with the City of San Marcos BMP Design Manual.

Hydraulic and flood routing analyses demonstrate that the proposed site planning and planned storm water facilities create a University District project that meets current City of San Marcos drainage requirements (see Figure VIII.F: Storm Drain System (East) and Figure VIII.F: Storm Drain System (West)).
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Infrastructure | Utilities | Public Services: VIII‐20    University District | San Marcos

FIGURE VIII.F1: Storm Drain System (West)
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐21

FIGURE VIII.F2: Storm Drain System (East)
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University District | San Marcos Infrastructure | Utilities | Public Services: VIII-21

FIGURE VIII.F2: Storm Drain System (East)
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Infrastructure | Utilities | Public Services: VIII‐22    University District | San Marcos VIII.5  Solid Waste Disposal
Prior to issuance of building permits, each development project within University District will  be  required  to  provide  adequate  areas  for  collecting  and  loading  of  recyclable materials, as well as solid waste storage.

Recycle loading areas and solid waste storage facilities shall be located as far as possible from on‐site residential units and shall be completely screened from view from adjacent residential portions of the project. The location and design of recycling and solid waste enclosures shall also account for potential nuisances from odors and noise from collection vehicles.

As  a  participating  municipal  agency  in  the  San  Diego  County  Integrated  Waste Management  Plan  (IWMP),  the  City  of  San  Marcos  will  provide  updates  on  current University District project data to San Diego County as part of any update to the IWMP.

Specific information provided shall relate to solid waste source reduction and recycling.

VIII.6  Public Services
According  to  the  San  Diego  Association  of  Governments’  (SANDAG)  2007  population generation rate of 2.5 persons per unit and the proposed residential density of 2,600 units within the project area, the forecasted population increase directly related to University District  build‐out  is  6,500  residents.  Further,  the  project  also  proposes  800  student housing  dwelling  units  that  are  anticipated  to  house  5.0  persons  per  unit,  which  will generate  an  additional  4,000  residents.  In  total,  the  City  of  San  Marcos  population  is forecasted  to  increase  by  approximately  10,500  residents  upon  full  build‐out  of  the University District project.

The  following  sections  describe  the  potential  impact  of  University  District  on  public services.  The  accompanying  Environmental  Impact  Report  includes  detailed  analyses related to these services, as well as service provider letters (see Appendix J of the EIR). 632
University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐23 VIII.6.1 Schools
The University District project is located within the service boundaries of the San Marcos Unified School District (SMUSD). The SMUSD is 44 square miles in size and encompasses most  of  the  City  of  San  Marcos  and  portions  of  the  Cities  of  Vista,  Escondido,  and Carlsbad,  as  well  as  unincorporated  areas  between  these  cities.  The  SMUSD  provides kindergarten  through  12th  grade  education  in  the  City  of  San  Marcos  and  currently operates eleven elementary schools, one K‐8 school, two middle schools, two senior high schools, one continuation high school, and one teen parenting center.

Schools currently servicing the project area include:
 Discovery Elementary School
K – 5th Grade: Serves students residing to the east and west of Twin Oaks Valley Road
 San Elijo Middle School
6th – 8th Grade: Serve students residing to the west of Twin Oaks Valley Road  Woodland Park Middle School
6th – 8th Grade: Serves students residing to the east of Twin Oaks Valley Road  San Marcos High School
9th – 12th Grade: Serves students residing to the west of Twin Oaks Valley Road  Mission Hills High School
9th – 12th Grade: Serves students residing to the east of Twin Oaks Valley Road The conceptual land use plan for University District identifies a potential new elementary school  site  west  of  Twin  Oaks  Valley  Road  and  along  the  north  side  of  the  proposed Discovery Street extension. According to the State of California and SMUSD site planning 633

Infrastructure | Utilities | Public Services: VIII‐24    University District | San Marcos guidelines, the identified site is approximately 10‐acres gross (8‐acre net usable) in size.

If  SMUSD  decides  to  locate  a  new  elementary  school  within  University  District,  this additional  facility  would  help  alleviate  some  of  the  enrollment  pressure  that  currently exists on Discovery Elementary School.

See  the  accompanying  Environmental  Impact  Report  for  more  detailed  information regarding  current  SMUSD  student  enrollment  and  planned  capacity  for  each  of  the schools referenced.

VIII.6.2 Fire Protection
Fire protection services for University District will be provided by the City of San Marcos Fire Department, which is jointly operated by the City and the San Marcos Fire Protection District.  The  Department  has  existing  automatic  mutual  aid  fire  agreements  with  the Cities  of  Carlsbad,  Vista,  Escondido,  Encinitas,  and  Rancho  Santa  Fe  Fire  Protection District.

According to the City of San Marcos Fire Department (2008), the proposed project would be  primarily  served  by  Fire  Stations  One  and  Four,  with  the  following  equipment  and personnel available:
 Fire Station One
180 West Mission Road:
o One Paramedic Engine Company (3 personnel)
o One Paramedic Truck Company (3 personnel)
o One Paramedic Ambulance (2 personnel)
 Fire Station Two
1250 South Rancho Santa Fe Road:
o One Paramedic Engine Company (3 personnel)
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐25 o One Paramedic Ambulance Staffed (2 personnel)
 Fire Station Three
404 Woodland Parkway:
o One Paramedic Engine Company (3 personnel)
o One Paramedic Truck (2 personnel)
 Fire Station Four
204 San Elijo Road:
o One Paramedic Engine Company (3 personnel)
o One Paramedic Ambulances (2 personnel)
o One Battalion Chief
Current staff levels and equipment at these fire stations are sufficient with an average response time of approximately 4.5 minutes to the general area of the project (based on the most current response data, 2008).

Increases in non‐emergency and emergency responses have a three‐year average of 4.15 percent  per  year.  At  this  rate  of  increase,  additional  fire  protection  resources  will  be required within a one‐ to two‐year period, regardless of the proposed project. The City of San Marcos Fire Department will review each University District development proposal to ensure that adequate fire protection services are available at all times.

VIII.6.3 Police Protection
Police  protection  services  for  the  proposed  University  District  project  will  be  provided through the San Diego County Sheriff’s Department, under contract with the City of San Marcos. Specifically, the project will be served by the existing Sheriff Department Station located at 182 Santar Place in the northeast quadrant of San Marcos. The Sheriff’s San Marcos  Station  provides  law  enforcement  services  to  the  City  and  unincorporated 635

Infrastructure | Utilities | Public Services: VIII‐26    University District | San Marcos communities surrounding the station, including parts of Escondido, Harmony Grove, Elfin Forest, Lake San Marcos, Mountain Meadows, and San Pasqual Valley.

Services are available 24 hours a day, 7 days a week and include general patrol, traffic enforcement,  criminal  investigation,  crime  prevention,  juvenile  services, communications  and  dispatch,  and  various  management  support  services.  Law enforcement services include Community Oriented Police and Problem Solving (COPPS) Teams, traffic enforcement, criminal investigations, canine handlers, juvenile diversion, narcotics and gang investigations, and crime prevention. COPPS Teams focus on a non‐ traditional approach to crime suppression through interaction with other agencies and local  citizens;  each  COPPS  Team  consists  of  five  deputies  and  a  supervising  sergeant.

Approximately  97  persons,  including  traffic,  detectives,  and  supervisors  are  sworn officers.

Current service demand for each 10,000 resident population includes one 24‐hour service package of Sheriff Department staff, which consists of six patrol deputies, one detective, one pro‐rated portion of a supervisor and one clerical support staff member. According to the San Diego County Sheriff Department, service ratios are  1.02 officers  per 1,000 residents  in  the  City  and  0.61  officers  per  1,000  residents  in  the  surrounding unincorporated  areas.  Based  on  2009  Department  of  Finance  statistics,  the  City’s population is 83,194. This number of residents would require approximately 85 officers assigned to the City. The forecasted increase of 10,500 residents resulting from full build‐ out of the University District project would require approximately 11 additional officers.

The current goal for response time to a priority call is 8 minutes or less. According to the San Diego County Sheriff Department 2007 Annual Report, average response times within the  City  ranged  from  6.9  minutes  for  Priority  1  calls  and  11.2  for  Priority  2  calls.  Non‐ emergency  calls  averaged  a  response  time  of  17.0  minutes  for  Priority  3  calls  to  40.7 minutes for Priority 4 calls.
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University District | San Marcos     Infrastructure | Utilities | Public Services: VIII‐27 VIII.6.4 Libraries
The City of San Marcos is served by the San Diego County Library systems, with the San Marcos  branch  located  at  2  Civic  Center  Drive,  approximately  one‐half  mile  from  the University District project site. This branch contains public access computers and has a collection of approximately 8,118 materials.

Additional library resources are available to the community through two colleges located in  San  Marcos.  A  resident  may  purchase  an  annual  Readers  Circle  card  for  $30.00  to obtain borrowing privileges at the California State University San Marcos campus library, or have free access using a valid picture ID and proof of current mailing address at the Palomar Community College library.

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Infrastructure | Utilities | Public Services: VIII‐28    University District | San Marcos

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“Teamwork is the ability to work together toward a common vision.

It is the fuel that allows common people to attain uncommon results.” - Anonymous

IX. IMPLEMENTATION |

ADMINISTRATION
IX.1 The “Next Steps”
The University District Specific Plan paves the way for implementation of a regionally significant and promin ent mixed-use development, which exemplifies the benefits of community-wide collaboration. This project is somethin g the entire community of San Marcos can be proud of, as i t reflects the collaboration and input of numerous stakeholders.

Within North San Diego County, this project will el evate the visibility of downtown San Marcos and help the City to be recognized as a principal leader of sustainable pla nning. Final implementation of the University District project will rely on continued alliances between the community partners who have already dedicated a great deal of time in ensuring its success.

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IX.2 Specific Plan Adoption
IX.2.1 Heart of the City Specific Plan Amendment
In accordance with adoption of Specific Plan (SP) 87-29 (08M #23) and certification of the accompanying Environmental Impact Report (EIR) 08-43, th is Specific Plan repeals and replaces the provisions of the previously adopted Heart of the City Specific Plan for all properties located within the project boundary of this University District Specific Plan. All other provisions of the Heart of the City Specific Plan will remain intact and applicable to all properties located outside of the University District Specific Plan area, but within the boundaries of the Heart of the City Specific Plan.

IX.2.2 General Plan Amendment
To ensure internal document consistency and to avoi d temporary conflicts, the City of San Marcos General Plan shall be amended concurrentl y with adoption of the University District Specific Plan. The following amendments shall occur as part of General Plan Amendment No. (GPA) 08-103:
 Modify the original Heart of the City Specific Plan boundary, as currently identified in all relevant General Plan and Heart of the City Specific Plan narrative and maps, to show the expanded Specific Plan project boundary. Reference Figure I.D: Aerial Vicinity Map in Chapter I for clarification;  Change land use designations of parcels located wit hin the University District project area from the current General Plan land use designations of “Business Park,” “Neighborhood Commercial,” and “Specific Plan- Medical Health Care Campus” to a new General Plan land use designation of “Specific Plan-University District “ (SPA-UD);
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University District | San Marcos Implementation | Administration: IX-3  Amend the General Plan Barham/Discovery Community Plan to:
o Allow for the Specific Plan Area- University District (SPA-UD) land use designation in the Barham Discovery Community Plan and Barham Discovery Community Plan Land Use Map.
o Delete the portion of area located north of Barham D rive/Discovery Street now integrated into the University District Specific Plan from the Scripps Memorial Hospital Specific Plan;
o Allow for higher density residential and mixed-use development (the Community Plan Land Use Map indicates that residentia l development projects shall be designed to not exceed more than 8 5 percent of allowable densities);
o Allow for access roads to be designed in accordance with the City’s standard arterial or collector street dimensions (as opposed to the existing rural requirements);
o Revise policy language intended to promote developmen t of a 100-acre “Business Park” adjacent to State Route 78, to inst ead allow for a mix of developed land uses;
 Amend all other General Plan narrative and maps contained within the Land Use, Housing, Circulation, Conservation and Open Space, Safety and Noise Elements in order that the University District Specific Plan and current General Plan, as amended, are internally consistent.

IX.2.3 Zoning Ordinance Amendment
The City of San Marcos Zoning Ordinance shall be ame nded under Rezone (R) 08-140 to establish the Specific Plan Area- University District (SPA-UD). At such time, the zoning classifications and regulations described in the University District Specific Plan, for all parcels located within the University District project boundary, shall supersede the 641

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“Business Park,” “Neighborhood Commercial,” and “Spec ific Plan-Medical Health Care Campus” designations. For purposes of the Specific Plan Area-University District (UDSPA) only, these designations shall be replaced as “Spec ific Plan Area-Mixed Use (SPA-MU).” Further, amendment to the Zoning Ordinance shall occu r concurrently with City Council approval of the University District Specific Plan and San Marcos General Plan Amendment.

IX.3 Environmental Analysis
Pursuant to the California Environmental Quality Act (CEQA), a Program EIR was prepared for the 2009 University District Specific Plan. Addendums to the 2009 Program EIR and were prepared in 2014 and 2022 to evaluate the potential environmental effects of the proposed amendments to the University District Specific Plan.

Ix.3.1 Addendum to the 2009 Program EIR for the Uni versity District Specific Plan Amendment
The Addendums to the 2009 Program EIR determined the environmental impacts of the 2014 and 2021 University District Specific Plan Amendments, will not introduce environmental impacts beyond those identified and ana lyzed in the 2009 Program EIR.

The 2014 and 2022 Addendums to the 2009 Program FEIR comply with the statutory requirements of state law. CEQA Guidelines § 15164(a) states the following with respect to an Addendum to an EIR:
(a) The lead agency or responsible agency shall prepar e an addendum to a previously certified EIR 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.

An Addendum to prior environmental analysis is appro priate if the minor technical changes or modifications do not result in any new si gnificant impacts or a substantial increase in the severity of previously identified significant impacts. The Addendum is not 642
University District | San Marcos Implementation | Administration: IX-5 required to be circulated for public review; however, an Addendum is to be considered by the decision-making body prior to making a decision on the project.

IX.3.2 Program EIR for 2009 University District Spec ific Plan Amendment Certification
The State CEQA Guidelines identify several types of EIRs, each applicable to different project circumstances. Given the magnitude of the Uni versity District Specific Plan project, and likelihood that site development will o ccur over a period of years in a series of action that are related either (1) geographically; (2) as logical parts in the chain of contemplated actions; (3) in connection with the issua nce of rules, regulations, plans or other general criteria to govern the conduct of a c ontinuing program; or (4) as individual activities carried out under the same authorizing st atutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways, a Program Environmental Impact Report (EIR) has been completed for this project in order to avoid duplicative reconsideration of basic polic y considerations and improve consideration of cumulative impacts – in compliance with the requirements of California Environmental Quality Act (CEQA) Guidelines Section 151 68 – Program EIR. Moreover, CEQA Guidelines Section 15165 requires preparation of a Program EIR where a phased project is to be undertaken and where the total und ertaking comprises a project with significant environmental effects.

In the event that any future actions require discre tionary review, in accordance with CEQA Guidelines Sections 15168©, 15182, and 15162 through 15164, those actions would be examined in light of the Program EIR using a writt en checklist or similar device to determine whether the action is within the scope of the Program EIR and no further environmental document prepared pursuant to CEQA (“CEQA document”) is required or whether an additional CEQA document must be prepared.

Mitigation Monitoring Program
Public Resources Code (PRC) Section 21081.6 requires that a “reporting or monitoring program shall be designed to ensure compliance during implementation” of the 643

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University District project. The adopted program shall apply to changes made to the project or conditions of project approval to mitigat e or avoid significant effects on the environment. The City has prepared a Mitigation Moni toring Program (MMP) in conjunction with preparation of the Final Program EI R for the University District Specific Plan. The MMP provides a brief summary of the require d mitigation for impacts attributable to the project, identifies the party r esponsible for monitoring project compliance with the mitigation measures, and identifies the time period or project phase in with the mitigation measures are to be completed.

Pursuant to Sections 15091 and 15093 of California En vironmental Quality Act (CEQA) Guidelines, should significant adverse environmental impacts not be fully mitigated, or for which mitigation is not feasible, the City Council will be required to adopt a Statement of Overriding Considerations (SOC) in order to procee d with project approval. The SOC shall detail the economic, social, and/or other related benefits resulting from the project, which outweigh the unavoidable adverse environmental impacts.

The final approved MMP may be referenced in the certified Program EIR document.

CEQA Findings
Pursuant to Sections 15043, 15091, and 15093 of CEQA G uidelines, various findings are required to certify a CEQA document. Pursuant to Section 15091 of CEQA Guidelines, the City Council shall make one or more of the following findings:
(1) Changes or alterations have been required in, or in corporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR.
(2) Such changes or alterations are within the responsi bility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
(3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trai ned workers, make 644
University District | San Marcos Implementation | Administration: IX-7 infeasible the mitigation measures or project alterna tives identified in the final EIR.

In addition, pursuant to Section 15093 of CEQA Guide lines, should significant adverse environmental impacts not be fully mitigated, or for which mitigation is not feasible, the City Council will be required to adopt a Statement of Overriding Considerations (SOC) in order to proceed with project approval. The SOC sha ll detail the economic, social, legal, technological and/or other related benefits resulti ng from the project, which outweigh the unavoidable adverse environmental impacts.

Finally, pursuant to Section 65454 of the Government C ode, the City Council must find that the University District Specific Plan is consistent with the General Plan upon adoption or amendment of the Specific Plan.

Notice of Determination
Pursuant to Section 15094 of CEQA Guidelines, the City of San Marcos shall file a Notice of Determination within five (5) working days of decidi ng to carry out or approve the University District Specific Plan and San Marcos General Plan Amendment. This Notice shall be sent to other agencies and will be filed with the San Diego County Clerk.

IX.4 Specific Plan Implementation
IX.4.1 Conflicting Regulations
Any matter or issue not specifically covered by this Specific Plan shall be subject to the regulations and procedures of the City of San Marco s Zoning Ordinance. In the case of a conflict between this Specific Plan and the Zoning Ordinance or any other City law, regulation, or policy, this Specific Plan shall take precedence.

IX.4.2 Severability
In the event that any regulation, condition, progra m, policy, or provision of this Specific Plan, or the application thereof to any person or c ircumstance, is held to be invalid or 645

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unconstitutional by any court of competent jurisdic tion, such regulation, condition, program, policy, or provision shall be deemed separat e, distinct and independent, and shall not affect the validity of the remaining provi sions of this Specific Plan, or applications thereof that can be implemented without the invalid provision or application, unless the deletion of such regulation , condition, program, policy, or provision would result in a material change so as to cause compliance or enforcement of the Specific Plan to be unreasonable.

IX.4.3 City-Initiated Marketing Program
To further the objectives of this plan, and to ensure the capture of a proportionate share of corporate and other desirable users in a competitive market, the City should formulate a comprehensive marketing program for the project area . The principal target of this program should be regionally or nationally establish ed firms closely identified with development of the highest quality and having the mea ns to fully implement the objectives of this plan.

IX.4.4 Financing Public Improvements
The following section outlines the financing mechanisms used by the City of San Marcos, other than developer exactions currently authorized by local ordinance, which could be employed alone, in combination with the listed financ ing mechanisms or other possible unlisted financing mechanisms, for implementation of pu blic improvements within the project area:

California Subdivision Map Act (Reimbursement District) Under Articles 5 and 6 of Chapter 4 of the Californi a Subdivision Map Act (as amended from time to time), cities are authorized to collect fu nds to cover the costs of public improvements including roads, bridges, drainage and s anitary sewer facilities, and groundwater recharge facilities. Under these provis ions, the City could enter into an agreement with a developer for reimbursement of that p ortion of improvement costs equal to the difference between the amount it would have cost the developer to install 646
University District | San Marcos Implementation | Administration: IX-9 improvements to serve his/her property only, and the actual cost of such improvements.

Reimbursement would occur by levying a charge on any real property similarly benefited or by establishing and maintaining a local benefit d istrict to levy and collect charges or costs from other benefited properties. It is possibl e, under this approach, to defer payment of charges or costs by other benefited prope rties until such property is developed.

Special Tax Levy
California law authorizes cities to place a special tax levy on the ballot for benefit assessments. Proposition 218 added Articles XIII C a nd D to the California Constitution controlling how general taxes are levied and requir ing certain previously levied general taxes to be ratified by voters. It reduces all taxe s to either general taxes or special taxes.

It defines a general tax as "any tax imposed for gen eral governmental purposes" and a special tax as "any tax imposed for specific purposes, including a tax imposed for specific purposes, which is placed into a general fund." General and special taxes can be reduced or repealed through the initiative process. Benefit assessments and "property related fees and charges" cannot be imposed without prior vo ter approval. Fees, charges, and assessments can be reduced or repealed through the initiative process.

For the City of San Marcos to pursue a special tax levy, it must hold a noticed public hearing and adopt an ordinance or resolution prior to placing the tax on the ballot. The ordinance or resolution must specify the purpose of the tax, the rate at which it will be imposed, the method of collection, and the date of th e election to approve the tax levy.

Approval by a 2/3 vote of the City is necessary for adoption.

General Obligation Bonds
In 1986, California voters approved Proposition 46, restoring the ability of local governments and school districts to issue general ob ligation bonds. General obligation bonds require approval by 2/3 of the jurisdiction’s voters and are used to finance the acquisition and construction of public capital faci lities and real estate (see Government Code Sections 29900 et seq. and 43600 et seq., and Education Code Sections 15100 et seq.). General obligation bonds are repaid through an increase in the ad valorem property 647

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tax being levied by the issuing jurisdiction. General obligation bonds may be used to fund such things as schools, libraries, jails, fire protection and capital improvements.

Public Enterprise Revenue Bonds
Local governments have the ability to issue bonds to finance facilities for revenue producing public enterprises. The enterprises devel oped under these funds are financed by user charges that, in turn, are applied to bond debt service payments. Revenue bonds do not require approval by a two-third vote since they are neither payable from taxes, nor from the general fund. The Revenue Bond Act of 1941 (Government Code Sections 54300 et seq.) is the most commonly used bond act. Under thi s act, bonds may be issued for revenue producing facilities such as airports, harb ors, hospitals, parking, and garbage collection. Bonds under this act are adopted by res olution of the legislative body and subject to approval by a simple majority of the citizens voting on the bond measure.

Impact Fees and Exactions
Dedications of land and impact fees are exactions wh ich lessen the impacts of new development resulting from increased population or de mand on services. Local governments derive their authority to impose exactions from the "police power" granted to them by the State Constitution and/or specific st ate enabling statutes such as the Subdivision Map Act.

Quimby Act Fees
Quimby Act fees are in-lieu fees payable by develope rs to the City for acquisition of parkland and open space.

Assessing Tax District
California law authorizes a variety of assessment procedures which could be employed to finance and maintain public improvements within the pr oject area. These procedures potentially can be applied to finance construction of roads, bridges or grade-separated crossings, flood protection or storm drainage facilities, and open space. They can also be used to provide maintenance service or other special ized services, such as transit. 648
University District | San Marcos Implementation | Administration: IX-11 Assessment district procedures provide an equitable way of assigning costs because they operate directly on benefited properties and area based on assessed valuation. However, with the passage of Proposition 218 in 1998, there is now a requirement for a property owner petition and subsequent property owner ballot process before an assessing tax district can be formed.

School Impact Fees
School Districts establish fees, in accordance with state regulations, to be used to construct school facilities. School impact fees are collected by the City prior to the issuance of a building permit, and are forwarded to the applicable school districts.

Drainage and Sewer Facilities
Section 66410-66499.30 of the Government Code and th e Subdivision Map Act of Government Code Sections 66483-66484.5 authorize payment of fees to defer the costs of drainage facilities for the removal of surface an d storm waters from local and neighborhood drainage areas. To enact fees, an ordi nance requiring payment of fees must be in effect for a period of 30 days prior to t he filing of a tentative map (or parcel map if no tentative map is required). The ordinance refers to a drainage or sanitary sewer area which contains an estimate of the total costs o f constructing the local drainage or sanitary sewer facilities required in the plan. The governing body is the legislative body that has adopted the drainage or sanitary sewer pla n. Whether actual or estimated, the fee to be imposed is based upon the findings of the legislative body that the subdivision and development of property within the planned drain age or local sanitary sewer area will necessitate construction of the facilities described in the plan.

Bridges and Major Thoroughfares
Section 66484 of the Government Code authorizes the design, acquisition of rights-of- way, administration of construction contracts and ac tual construction of bridges and major thorough-fares. Local ordinance must refer to t he Circulation Element of the General Plan and to the provisions of such element, which identify those major thoroughfares whose primary purpose is to carry through-traffic and to provide a network 649

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connecting to the state highway system. If one-half of the owners within the area of benefit protest the improvement, then proceedings are abandoned. Local ordinance may require the payment of a fee as a condition of approval of a final map, or as a condition of building permit issuance. An ordinance adopted pursuant to this section may provide for the acceptance of consideration of in lieu of payment of fees. The Agency imposing fees may incur an interest-bearing indebtedness for the c onstruction of bridge facilities or major thorough-fares.

Streets and Highways
Section 22585-22594 of the Streets and Highways Code allows the legislative body to construct or install improvements and to provide for the maintenance or servicing of those improvements. The assessment district is initiat ed by the legislative resolution.

Proceedings for the assessment may be abandoned if th ere is a majority protest representing property owners owning more than 50 per cent of the area of assessable lands within the proposed district. A four-fifths v ote of all legislative body members can overrule the protest.

Special Municipal Tax Districts
Special Municipal Tax Districts are authorized unde r Section 60000-60160 of the Government Code. Such districts can maintain and ope rate any public improvement or utility of local necessity or convenience, furnish or perform any special local service including music, recreation, or advertising. The governing body may appoint officers and employees for the district, as it deems necessary. Of ficers and employees serve at the pleasure of the legislative body and are not subject to civil service provisions. Formulation is initiated by a petition of residents living within the proposed district. Ten percent of the registered voters within the proposed district must sign the petition. The legislative body adopts a resolution of intention and, if no objections are sustained, submits the questions of district formation and tax levy to residents of t he district. A majority vote in favor of the district allows the legislative body to declare the district formed and levy the special tax. The district has the authority to levy taxes u pon taxable property not to exceed $1 per year on each $100 of assessed valuation.
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University District | San Marcos Implementation | Administration: IX-13 Other Special Assessment and Bonding Acts
A host of other assessment district acts exist in Ca lifornia, many of which could be used within the project area. All of these allow for the issuance of bonds to represent unpaid assessments. This in turn allows the owner to pay li en to installments over the period of years the particular bond act and proceeding use provides. The bonds themselves can be issued against single owners or against a group of owners. Assessment districts are beneficial in that they provide all the funding needed for a particular public facility project in advance of the projected development activity. H owever, assessment districts also create a long-term encumbrance on the benefiting prop erty and require that the funds be repaid over an extended period of time. Assessment districts also require the approval of a majority of the property owners in order to establish the district.

The following are some of the many assessment and bonding acts:
 Improvement Act of 1911 (Streets and Highways Code §5000 et seq.)  Municipal Improvement Act of 1913 (Streets and Highways Code §10000 et seq.)  Improvement Bond Act of 1915 (Streets and Highways Code §8500 et seq.)  Park and Playground Act of 1909 (Government Code §38000 et seq.)  Tree Planting Act of 1931 (Streets and Highways code §22000 et seq.)  Landscaping and Lighting Act of 1972 (Streets and Hi ghways Code §22500 et seq.)
 Benefit Assessment Act of 1982 (Government Code §54703 et seq.)  Integrated Financing District Act (Government Code §53175 et seq.)  Street Lighting Act of 1919 (Streets and Highways Code §18000 et seq.)  Municipal Lighting Maintenance District Act of 1927 (Street and Highways Code §18600 et seq.)
 Street Lighting Act of 1931 (Street s and Highways Code §18300 et seq.)  Parking District Law of 1943 (Streets and Highways Code §31500 et seq.)  Parking District Law of 1951 (Streets and Highways Code §35100 et seq.)  Parking and Business Improvement Area Law of 1989 (Street and Highways Code §36500 et seq.)
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 Property and Business Improvement District Law of 1994 (Streets and Highways Code §36600 et seq.)
 Pedestrian Mall Law of 1960 (Street and Highways Code §11000 et seq.)  Permanent Road Divisions Law (Streets and Highways Code §1160 et seq.)  Community Rehabilitation District Law of 1985 (Governme nt Code §53370 et seq.)
 Geologic Hazard Abatement District (Public Resources Code §26500 et seq.)  Open Space Maintenance Act (Government Code §50575 et seq.)  Fire Suppression Assessment (Government Code §50078 et seq.) Certificates of Participation
With certificates of participation, a local agency leases property from another entity and the lessor raises capital for the project by issuin g and selling certificates of participation to private investors. Private investors acquire an interest in the lease payments that the local agency pays to the lessor. Certificate of par ticipation leases are exempt from the constitutional requirement for tw0-thirds voter approval of long-term debts.

Business Improvement District (BID)
A Business Improvement District is a mechanism for asse ssing and collecting fees that can be used to fund various improvements and programs within a district. The range of activities that can potentially be funded through B IDs is broad and includes parking improvements, sidewalk cleaning, streetscape maintenance, streetscape improvements (e.g. installation of furniture, lighting, planting, etc.), promotional events, marketing and advertising, security patrols, public art, trash collection, landscaping, and other functions.

Communities Facility District (CFD or Mello-Roos)
The Mello-Roos Act of 1982 was enacted to provide a method of financing public facilities in new and developing areas. The Mello-Roos Act ena bles cities, counties, special districts, and school districts to establish community facilities districts and to levy special taxes to fund a wide variety of facilities and serv ices required by a specific plan. A Mello- Roos tax can be applied to the planning and design work directly related to the 652
University District | San Marcos Implementation | Administration: IX-15 improvements being financed and may also fund services on a “pay-as-you-go” basis.

This tax can fund facilities and services related to police and fire protection, ambulances, flood protection recreational programs, parks, and s chools. A Mello-Roos is also known as a Community Facilities District (CFD). The formation of such CFDs may be initiated by owner/developer petition. Mello-Roos districts also require approval by a two-thirds majority of the property owners in order to establish the district. A Mello-Roos tax is not a special assessment, so there is no requirement that the tax be apportioned on the basis of property benefit. The tax can be structured so that it varies depending upon the zoning or development intensity of the property being asse ssed. Apportionment cannot, however, be done on an ad valorem basis.

Infrastructure Financing District (IFD)
An Infrastructure Financing District (Government Code section 53395-53397.11) may finance the planning, design, purchase, constructio n, expansion, improvement, seismic retrofit, or rehabilitation (but not the operation or maintenance thereof) of any real or tangible public facility property with a useful lif e of 15 years or longer that provides significant benefits to the district established as an IFD. It may include, but is not limited to (1) Highways, interchanges, ramps and bridges, arte rial streets, parking facilities, and transit facilities;(2) Sewage treatment and water recl amation plants and interceptor pipes; (3) Facilities for the collection and treatmen t of water for urban uses; (4) Flood control levees and dams, retention basins, and drai nage channels;(5) Child care facilities;(6) Libraries; (7) Parks, recreational faci lities, and open space; and (8) Facilities for the transfer and disposal of solid waste, including transfer stations and vehicles. IFDs use a tax-increment method of financing similar to Red evelopment Agencies, but IFDs need not make a special finding that an area is bli ght. The time limit for collecting tax increments is 30 years. Like Redevelopment Agencies, IFDs have affordable housing requirements they must fulfill, but IFDs have no emine nt domain authority. Two-thirds approval of the voters in a proposed district is ne cessary to establish an IFD unless there are fewer than 12 landowners in the district. In su ch cases, only two-thirds of the landowners are needed to form the IFD.
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Integrated Financing District
Using the Integrated Financing District Act (Governme nt Code Section 53175 et seq.), a developer can ask local officials to create an integrated financing district. A developer can lend money to the local agency to build the necessar y public facilities, or the developer can build the facilities. The new integrated financing district issues bonds that will be paid by contingent assessments. The assessments remain dorma nt until other development starts to occur. As other developers build in the a rea that is now supplied with public facilities improvements, they pay their fair share o f the infrastructure's costs and the original developer who lent funds to the local agen cy or built the facilities, recoups its investment.

Commercial Parking Benefit District
Parking net revenues collected from paid parking (i.e . parking pay stations, meters, leases, and permits) in the Commercial Parking Benefit District are dedicated to funding public improvements and services that benefit the Uni versity District. ("Net revenues" means total parking revenues from the area, less reve nue collection costs, such as purchase and operation of the meters, enforcement and the administration of the district.) To ensure that the benefits from these rev enues are clearly distinguished from other improvement funding sources, it is recommended th at they remain separate from the City’s General Fund. Parking Benefit Districts are only effective when district merchants and property owners can clearly see that the monies collected are being spent for the benefit of their blocks, on projects that they have chosen through participation in or with an established Commercial Parking Benefit Dis trict advisory body to the City Council. This advisory body advises the City on policies and expenditures of parking meter revenue. City Council retains final approval over all expenditures. Bonding against future revenue enables the City to fund larger capital impr ovement projects (including the cost of the meters).

Private Document Transfer Fees
A Private Document Transfer Fee can be imposed throug h a Covenant Condition & Restriction ("CC&R"), permit condition, or restriction contained in a deed, contract, 654
University District | San Marcos Implementation | Administration: IX-17 security interest or other document affecting the tr ansfer or sale of an interest in real property. AB 980 requires that as of January 1, 2008, sellers must disclose such document transfer fees to buyers when delivering the transfer disclosure statement. The disclosure statement must include (1) notice that payment of the t ransfer fee is required; (2)the amount of the fee based on the asking price of the property and how the fee is calculated; (3) notice that the final amount of the fee may be dif ferent if it is calculated on the basis of a percentage of the final sale price; (4) the ent ity to which the fee will be paid; (5) the purposes of the fee; and (6) the date or circumstances under which the obligation to pay the transfer fee expires.

Local, State and Federal Funding
Certain public facilities or portions of public fac ilities may be determined to quality for grants, low-interest loans, tax benefits or other f inancial assistance from local, state or federal government sources for economic stimulus or other reasons. Such public facilities may be funded with one or more of these sources, whic h include, but are not limited to the following:
 Community Development Block Grants (CDBG)
The Community Development Block Grant program is a fede ral grant program administered locally. CDBG funding can be used for e conomic development purposes including property acquisition and as part of the City's comprehensive strategy for economic development.
 State of California Infrastructure Financing
The State of California provides infrastructure fin ancing support and financial assistance to cities and counties for public infras tructure projects. Although this funding is not directly available for individual bu sinesses, cities and counties can have access to public infrastructure financing and provide it to qualified businesses located in the Specific Plan Area. This is a particularly important tool for off-site infrastructure improvements that have be en necessary to support new business expansion in the State.
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 Transportation/TEA Funding Sources
A variety of potential Federal and State transporta tion funding sources exist which could be used to finance different public infrastructure.  State and Federal Economic Stimulus Funds
A variety of legislation has been enacted at the st ate and federal level designed to support "shovel-ready" projects that spur economic development. Adoption of the Specific Plan and environmental documentation wil l help public infrastructure projects associated with the develop ment to rank higher in applications pursuing state and federal economic stimulus funding.

IX.4.5 Affordable Housing
This Specific Plan requires that 15% of all residential dwelling units be affordable for low- and moderate-income households. Those units shall be provided as follows:

 Prior to receipt of any (temporary or final) Certific ate of Occupancy Permit for the 1,475th residential unit (excluding affordable), final Certificate of Occupancy Permits shall be issued for no less than 130 Affordable units.  Prior to receipt of any (temporary or final) Certificate of Occupancy Permit of the 2,000th residential unit (excluding affordable), fin al Certificate of Occupancy Permits shall be issued for no less than 15% or 300 Affordable units.  Following issuance of any (temporary or final) Certifi cate of Occupancy for the 2000 th residential unit, all future projects proposing re sidential units must make at least 15% of the project’s residential units Affo rdable. For each project, Certificates of Occupancy for all affordable units shall have been issued prior to 656
University District | San Marcos Implementation | Administration: IX-19 issuance of any (temporary or final) Certificate of O ccupancy for the final non- Affordable unit constructed.
 A project applicant may set aside 50% or less of the above required affordable for moderate income households as defined under State law.
 At least 50% of the above required Affordable units shall be set aside for low income households as defined under State law; however, a project applicant may decide to set aside Affordable units for households earning less than low income.
 When all the required Affordable units are not incl uded within the same project as the non-Affordable residential units giving rise to the requirement, an applicant shall be entitled to satisfy the applicab le Affordable unit obligation through reliance on Affordable units that are or wi ll be located elsewhere within the UDSP boundaries if:
o The applicant and owner of the project with the Aff ordable unit(s) provides the City a letter signed by said owner and applicant (“Recognition Letter”) that identifies (i) the number of previously unallocated Affordable units that the applicant for the non-Affordable residential units may rely on to satisfy its Affordable unit obligations; and (ii) the location, and name of the owner and applican t, of the project benefitting from that Affordable unit allocation; and
o The applicant and owner of the project with the Aff ordable units that provided the Recognition Letter has recorded or will record an affordable housing agreement with the City, at no cost to the C ity, that requires compliance with the Affordable units obligations, which agreement shall be similar to the agreement the City uses for project’s satisfying the City Inclusionary Housing Ordinance.
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IX.4.6 Legal, Non-Conforming Uses
Legal, non-confirming uses located within the University District Specific Plan shall comply with the standards set forth in the City of S an Marcos Municipal Code Sections

20.92.090 through 20.92.150. These provisions relate to non-conforming buildings, structures, land and uses; specifically to expansion of non-conforming uses, maintenance of non-conforming land and/or building(s), alteration of non-conforming building(s), non- conforming use of non-conforming building(s), and rec onstruction of non-conforming building(s) that have been partially destroyed.

In the event that any provision listed within a sec tion of this Specific Plan is in conflict with the City’s Municipal Code, the provision of the Specific Plan shall prevail.

Loss of Non-Conforming Status
Rights to non-conforming status shall terminate upon the following:
(a) Discontinuance of a non-conforming use for a continuous period of six months or more. The Planning Director shall base determination of discontinuance on evidence including the removal of equipment, furnitur e, machinery, structures, or other components of the non-conforming use, discon nected or discontinued utilities, or no business records to document contin ued operation. Maintenance of a valid business license shall of itself not be considered a continuation of the use.
(b) Conviction of a misdemeanor for violating the provisi ons of the San Marcos Municipal Code/Zoning Ordinance, pursuant to Chapter 1.12.010. (c) Maintenance of any public or private nuisance. Any violation of the provisions of the San Marcos Municipal Code, pursuant to Chapter 20.112.040, or any violation of the common law of nuisance that could be enjoined under a private nuisance action shall result in the discontinuance of the non-conforming use.

Without further action by the City, any subsequent use of the site or structure shall comply with all of the regulations of the applicable district and all other applicable 658
University District | San Marcos Implementation | Administration: IX-21 provisions of this Specific Plan and relevant sections of the City’s Municipal Code/Zoning Ordinance.

Non-Conforming Use Permit Procedures
(a) Permit Requirements. A Non-Conforming Use Permit is re quired for the expansion or modification of existing non-conforming structures or uses. The intent of this permit is to allow for individual rev iew of requests to expand or modify a non-conforming use in a manner that ensures c ompatibility with surrounding areas and land uses.
(b) Approving Authority. The City Council shall be the final decision-making body for all Non-Conforming Use Permits. The Planning Commissio n shall hear and provide a recommendation to the City Council for acti on on each Non- Conforming Use Permit application.
(c) Required Findings. A Non-Conforming Use Permit shall be granted only when the designated approving authority determines that the p roposed use or activity complies with the applicable requirements of the Cit y’s Municipal Code/Zoning Ordinance.
(d) Conditions/Guarantees. The designated approving aut hority may impose conditions and/or require guarantees for the Non-Co nforming Use Permit to ensure compliance with this section and other applic able provisions of this Specific Plan, and to prevent adverse or detrimental impact to surrounding neighborhoods.

IX.4.7 Lot Consolidation
It is the intent of the University District Specific Plan to actively encourage the voluntary consolidation, by property owners working in concer t with the City, of small lots.

Comprehensively planned development results in greater land use efficiencies, improved design and reduced incremental costs typically associated with larger scale projects. 659

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Existing legal land uses and development that does n ot meet the requirements of this Specific Plan shall be permitted to continue indefin itely under legal non-conforming status, subject to the non-conforming regulations identified in the previous section. This market-driven approach is intended to ensure that Specific Plan implementation benefits current businesses and landowners as well as future landowners, District developers, and the larger San Marcos community.

For any legal purposes, the City may condemn property , including land needed for identified or necessary public improvements, such as flood control or Storm Water Quality (SWQ) improvements, street rights-of-way, publ ic parking, and proposed parkland. Any use of eminent domain shall comply with all applicable laws regarding fair compensation, including those of the State of Califo rnia and the United States of America.

For purposes of this program, the term “lot consolida tion” shall mean the legal/physical combination of adjoining parcels through the tentati ve map or boundary adjustment process, and the concurrent submittal of a master sit e plan reflecting integrated development of the acreage being consolidated.

IX.5 Development Review Process
IX.5.1 Pre-Application Consistency Review
Prior to any Site Development Review, Tentative Map, or Conditional Use Permit application submittal, applicants shall meet with the Planning Director or his/her designee for informal review and comments regarding th e development goals, policies, and standards of the University District Specific Plan. Such meetings are intended to reduce expenditures of time and money in preparing pr oject-specific development proposals.
660
University District | San Marcos Implementation | Administration: IX-23 IX.5.2 Master Development Plan (If Applicable)
It is the intent of the University District Specific Plan to provide for integrated development at the earliest possible point in the de velopment review process and to discourage piecemeal or strip development. Cohesive d evelopment will occur most effectively by the voluntary efforts of individual and/or multiple property owners through a master plan process.

A Master Development Plan shall apply to all existin g properties in, and all projects proposed within the University District project are a if, and only if, it is the opinion of the Planning Director or his/her designee that a projec t specific application(s) will result in piecemeal development that ultimately prevents or prec ludes future development of adjacent properties in a manner consistent with the University District Specific Plan.

If deemed necessary, a Master Development Plan shall adhere to the following requirements:
(a) A Master Development Plan shall, at minimum, cover all of that land use sub-area of which the subject property is a part. This is pr ovided, however, that where a public street or streets within the sub-area form a logical alternate boundary, the master plan may, at the discretion of the Planning Di rector or his/her designee, extend to that alternate limit instead.
(b) Applications for Master Development Plan approval sh all be made on a form prescribed by the Planning Director or his/her designee, and shall conform to the Site Development Review requirements detailed in Sect ion IX.4.3 below. A Master Development Plan shall be processed concurrently with any development proposal applicable to the subject property, pursua nt to established Site Development Review procedures.
(c) Master Development Plans shall, at a minimum, adhere to the requirements set forth in Chapter VI – Form Based Code of this Specific Plan. 661

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IX.5.3 Site Development Review
All development proposals within the University District Specific Plan Area (UDSPA) shall submit for Site Development Review, as set forth in C hapter 20.80 of the City of San Marcos Municipal Code – Zoning Ordinance. Each proj ect-specific application shall be administratively evaluated by the City of San Marcos Development Advisory Committee for consistency with the University District Specific Plan; and shall, at minimum, include the following materials or documentation:
 Completed Site Development Review application and pay ment of appropriate processing fee;
 Written description of proposed land uses;
 Preliminary title report or policy for all properties involved;  Master development plan (only if required);
 Site plan drawn to appropriate scale;
 Architectural floor plans and elevations;
 Preliminary (conceptual) grading and drainage plan;
 Landscape plan, inclusive of Low Impact Development (LID) design solutions;  Building materials board and color photo of that board (no larger than 11” x 17”;  Visual simulation/impact analysis demonstrating the pr oposed building types (e.g. heights, articulation of frontages, roof types, colors and materials) along the major circulation corridors within the project area.
 Such other information and/or materials as requested by the Planning Director or his/her designee.

Upon completion of Site Development Review, and base d on the consistency determination, the Development Advisory Committee shall have the power to approve an application with conditions or revisions, or to deny it subject to the applicant’s right of appeal. The Committee shall also have the authority t o refer plans to the Planning Commission in lieu of making a consistency determinatio n. No site development proposal shall be deemed approved until all required revisions have been made and the modified plans have been submitted to the Planning Department. 662
University District | San Marcos Implementation | Administration: IX-25 IX.5.4 San Marcos Development Advisory Committee
The San Marcos Development Advisory Committee is compri sed of the Planning Director, Building Official, City Engineer and representative(s) of Special Districts or their designees, and shall meet to review development propo sals within fifteen (15) working days following submittal of complete application(s).

IX.5.5 Interpretation, Administration and Enforceme nt
The San Marcos Development Advisory Committee is autho rized by the City of San Marcos to interpret, administer, and enforce the pr ovisions of the University District Specific Plan. The provisions of this document shall be interpreted in a manner that best fulfills the spirit and intent of the Specific Plan, and such interpretations shall be made in writing and permanently maintained on file with the P lanning Division for future reference. Related to the Form-Based Code, all uses not specifically listed or defined within the Form-Based Code are subject to approval and/or interpretation by the Planning Director.

IX.5.6 Appeal
In accordance with the provisions of Section 20.80. 040 of the City of San Marcos Municipal Code – Zoning Ordinance, a decision or de termination by the Development Advisory Committee may be appealed in writing by an ap plicant to the Planning Commission within fifteen (15) days of said determination , and upon posting of the required fee. Within forty (40) days of receiving sai d appeal, the Planning Commission shall affirm, reverse or modify the decision of the Committee. The Planning Commission decision may be appealed to the City Council by following the same procedure for appeal to the Planning Commission.

IX.6 Specific Plan Amendment
It is anticipated that certain future modifications to the University District Specific Plan may be necessary during the build-out of the project . All modifications to the University 663

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District Specific Plan shall be reviewed in accordance with the amendment process described in this section. These amendments are divided into two categories:

The first category, Administrative Amendments, allows for the City Manager to approve minor ministerial changes or modifications that substantially conform to the Specific Plan without a public hearing process.

The second category, Formal Amendments, requires that all other proposed changes are considered to discretionary in nature and shall be reviewed for approval by the Planning Commission and the City Council.

IX.6.1 Administrative Amendments
Over time, planning areas of the University District Specific Plan may need to be revised, as economic conditions or City needs dictate. In acc ordance with Section 65455 of the Government Code, the City Manager shall have the aut hority to approve the following ministerial changes or modifications to the Specific Plan text and graphics without a public hearing. In accordance with Section 65452 of t he Government Code, the City Council hereby deems the following changes or modific ations to be in substantial conformance with the intent of this Specific Plan, a nd finds them to be necessary and desirable for implementation of the General Plan and University District Specific Plan:
 Expansions or reductions in the geographic area covered by a given planning area within the already approved University Distric t Specific Plan boundary.  Land use modifications, including substitutions, den sity changes, and/or transfers between planning areas are allowed under this Specific Plan as an Administrative Amendment, provided no new traffic impac ts result. To ensure compliance with this provision, each time such a prop osal comes forward, a trip generation analysis memo shall be prepared to track these modifications and demonstrate how the development fits within the total ADT and peak hour trip assumptions analyzed in the EIR.
664
University District | San Marcos Implementation | Administration: IX-27  Re-alignment or modification to the precise location of arterial streets serving the project, if also approved by the City Engineer as not materially affecting a circulation planning concept within the Specific Plan.
 Re-alignment or modification to the precise location of collector or secondary streets serving the project that maintain the genera l land use pattern, if also approved by the City Engineer as not materially affe cting a circulation planning concept within the Specific Plan.
 Re-alignment or modification of lot lines, grading ad justments and brush management boundaries if also approved by the City Engineer.  Modifications to approved Master Plans/Site Development Plans may be allowed providing such amendments shall not substantially inc rease the approved densities or boundaries of the Master Plan/Site Dev elopment Plan, nor permit a new use or group of uses not allowed anywhere in the Specific Plan.  Modifications of design criteria or development stan dards that are offset by the merits of the modified design or development standard and do not significantly change the anticipated physical characteristics of the development.  Minor changes to any phasing plan.
 Changes or modifications necessary to obtain and implement federal, state, and local permits and approvals.
 Any change that does not create new significant unmi tigated environmental impacts that would require a subsequent or supplemental Environmental Impact Report pursuant to Public Resources code section 21 166, as amended from time to time.
 Changes that do not violate any applicable health and safety regulations.

The land uses and development yields identified in this Specific Plan have been carefully analyzed in the accompanying Environmental Impact Repo rt (EIR). The analysis results 665

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and mitigation requirements reported therein are valid for modifications to the land uses and development yields that result in the same or les s vehicular trips generated during the critical evening peak hour (reference all trip generation figures in the accompanying EIR).

Therefore, land use modifications, including substit utions, density changes, and/or transfers between planning areas, are allowed under this Specific Plan as an Administrative Amendment provided no new traffic impact s result. Amendments resulting in new traffic impacts shall be processed as a Formal Amendment. To ensure compliance with this provision, each time such a prop osal comes forward, a trip generation analysis memo shall be prepared to track t hese modifications and demonstrate how the development fits within the total ADT and peak hour trip assumptions analyzed in the EIR.

IX.6.2 Formal Amendments
Changes to the University District Specific Plan that do not qualify as an Administrat ive Amendment shall require a Specific Plan Amendment, purs uant to Section 65453 of the Government Code. An applicant may request amendment(s) a t any time with no limitation to the number of Specific Plan Amendments t hat can be approved in any one year.

A Formal Amendment to the University District Specific Plan will require review and recommended action by the City of San Marcos Planning Commission, and subsequent approval by City Council. Pursuant to 65456(b) of the Government Code, Formal Amendments require an application/fee to be submitted to the City of San Marcos Planning Department, stating in detail, the reasons for the proposed amendment. A concurrent amendment to the General Plan would not be required unless the City Council determines that the proposed changes to the Specific Plan are no longer consistent with the goals, objectives, policies or programs of the City of San Marcos General Plan.

Pursuant to Section 65457 of the Government Code and S ection 21166 of the Public Resources Code, (CEQA) the proposed Formal Amendment may require preparation of a 666
University District | San Marcos Implementation | Administration: IX-29 supplemental or subsequent Environmental Impact Report. In such case, the applicant(s) will be responsible for all associated fees for pre paration of the necessary CEQA documentation.

IX.7 Minor Deviations
To provide flexibility in the application of develo pment regulations for projects where strict application of the form-based code would restrict d esign options and result in a less desirable project, minor modifications to building design criteria within Chapter VI (Form Based Code) may be approved by the Planning Division Director or hi s/her designee through the entitlement process. In order to approve a deviation, the Planning Division Director must make the following findings:
 The Deviation will result in a more desirable projec t than would be achieved if designed in strict conformance with the development regulations.  The deviation will not significantly change the ant icipated physical characteristics of the development.
 The Deviation will further help the project meet the goals and intent of the UDSP.  The Deviation is appropriate for the location and w ill not adversely affect adjacent properties.

Deviations may be granted for building design standa rds only and shall not be utilized for deviations to street standards or locations, public /open space requirements, block standards, reduction in required off-street parking spaces, or authorize a use or activity that is not otherwise permitted in the UDSP area.
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A. APPENDIX

A.1 University District Parcel Ownership Matrix
Provided by City of San Marcos

A.2 Parking and Transportation Demand
Management Strategies (PDM and TDM)
Prepared by Nelson|Nygaard

A.3 Water System Analysis
Prepared by Dexter Wilson Engineering

A.4 Sewer System Analysis
Prepared by Dexter Wilson Engineering

Note: Please see the enclosed Project CD-Rom
for file documents related to Appendix Items
A.1 through A.4 listed above.
669
A. APPENDIX
A.1 Un
iversity District Parcel Ownership Matrix
Provided by City of San Marcos
A.2 University District Parking and Transportation
Demand Management Plan (TDM)
Prepared by Urban Systems Associates, Inc.

A.3 Wa
ter System Analysis
Prepared by Dexter Wilson Engineering
A.4 S
ewer System Analysis
Prepared by Dexter Wilson Engineering
No
te: Please see the enclosed Project CD-Rom
for file documents related to Appendix Items
A.1 through A.4 listed above.
670
ORDINANCE NO. 2025-1573

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN

MARCOS APPROVING AN AMENDMENT TO THE HEART OF

THE CITY SPECIFIC PLAN

SP25-0001
Urban Villages San Marcos, LLC

WHEREAS, on November 7, 2024, the City received an application from Urban Villages San Marcos, LLC requesting an amendment to the Heart of the City Specific Plan to modify the specific plan’s boundaries by removing Assessor’s Parcel Numbers (APN’s) 22 1-110-67-00 and 221-110-68-00 from the Heart of the City Specific Plan located at 123 East Carmel Street in the Barham/Discovery Community more particularly described as:

Parcels A and B of Parcel Map No. 18990, in the City of San Marcos, County of San Diego, State of California, filed in the office of the County Recorder of San Diego County, June 12, 2002 as Instrument no. 2002-0499433 of official records

Assessor’s parcel number(s): 22 1-110-67-00 and 22 1-110-68-00; and

WHEREAS, the Specific Plan Amendment is being requested in conjunction with an amendment to the University District Specific Plan (SP24-0003) to make various changes to the Specific Plan including the addition of a Self -Storage Overlay Zone and Specific Plan boundary adjustment, 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

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SP25-0001
December 9, 2025

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.

B. The City Council approves this Specific Plan Amendment, as shown on the attached Exhibit B, 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 (SP24-0003), 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 -1572 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 removing two properties from the Heart of the City Specific Plan and expanding the University District Specific Plan will increase the size of an anticipated high quality built environment with forms and character that create memorable places (GP Land Use Goal LU-5), develop land use patterns that are compatible with and support a variety of mobility opportunities and choices (GP Land Use Goal LU -3), maintain a support ive business climate and a healthy, sustainable economy to retain and attract high quality businesses and create additional employment opportunities (GP land Use Goal LU-6), and helps to direct and sustain growth and expansion in areas of San Marcos that c an 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 will, as stated above, help produce a distinctive, high quality built 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 removal of two properties from Heart of the City Specific Plan and addition of those properties to the University District 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 672
Ordinance No. 2025-1573
SP25-0001
December 9, 2025

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 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. 2025-1573
SP25-0001
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 – Proposed Strikeout & Redline Heart of the City Specific Plan

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December 9, 2025

EXHIBIT A

Specific Plan Document Change Table

Section Page(s) Revision
Title/List of Amendments N/A Update title sheet and amendment list as appropriate for this amendment.

Introduction 3 Update Section 1.5 to update the plan acreage and appendix reference.

Introduction 4 Modify Figure 2: “Land Use Plan” to show reduced boundary.

Introduction 5 Update Table 1: “Land Use Statistical Summary” to update plan acreage.

Land Use I-8 Modify Section. 2.3.1 to remove reference to hotel use on land removed from the plan area.

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December 9, 2025

EXHIBIT B

Proposed Strikeout & Redline Heart of the City Specific Plan 676
ORDINANCE 2025-1573

EXHIBIT B

PROPOSED STRIKEOUT & REDLINE

HEART OF THE CITY SPECIFIC PLAN
677

HEART OF THE CITY

SPECIFIC PLAN
SP22-0002
(formerly SP13-006, SP15-007, SP20-0001)
City of San Marcos
1 Civic Center Drive
San Marcos CA 92069
First adopted: January 12, 1988. Amended: May 12, 1993; November 9, 1993; March 3, 1995; October 2, 1995; May 13, 1997; November 12, 1997; September 11, 1998; January 12, 1999; February 22, 2000; March 14, 2000, January 23, 2001; September 24, 2002; May 27, 2014; January 13th, 2015, January 12, 2016, January 23, 2018, January 28, 2020, November 9, 2021, July 26, 2022, Month, Day, 2025. 08 Fall
678
Heart of the City Specific Plan Amendments
November 9, 2021. CC Ordinance No. 2021-1499, SP20-0001

1. Figure 2, Land Use Plan. Changed designation of subject property (APN: 220-063-03-00) from Richmar Specific Plan (RM) to Commercial (C).

2. Table 1, Land Use Statistical Summary. Changed acreage for Commercial and Richmar Specific Plan based on land use change for subject property (APN: 220-063-03-00).

3. Figure 3, Urban Design Concept Plan, and Figure 10, Landscape Concept Plan. Removed subject property (APN: 220-063-03-00) from Richmar Specific Plan designation.

4. Table 7, Business Districts Permitted, Conditional and Prohibited Use. Added “Assisted Living Facilities: Continuing Care Retirement Community, Extended Care Facility, and Residential Care Facility”.

July 26, 2022. CC Ordinance No. 2022-1520, SP 22-0002

1. Page 3, Section 1.5. Removed outdated acreages.

2. Figure 2, Land Use Plan, Changed designation of subject property (APN 220-201-90 and 220-202-18) from Business Park (BP) to University District Specific Plan (SP).

3. Table 1, Land Use Statistical Summary. Changed acreage for Business Park and University District Specific Plan based on land use change for subject property.

4. Figure 3, Urban Design Concept Plan and Figure 10, Landscape Concept Plan. Moved subject property into University District Specific Plan designation.

Month, Day, 2025 CC Ordinance NO. 2025-XXXX, SP25-XXXX

1. Page 3, Section 1.5. Updated acreage.

2. Figure 2, Land Use Plan. Changed designation of subject property (APN 221-110-67 & 221-110-68) from Business Park (BP) to University District Specific Plan (SP).

3. Table 1, Land Use Statistical Summary. Changed acreage for Business Park and University District Specific Plan based on land use change for subject property.

4. Page 9, Section 2.3.1. Removed reference to hotel property which is part of the University District Specific Plan.
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Table of Contents

1. INTRODUCTION.................................................................................................................................2

1.1 BACKGROUND ...........................................................................................................................................2

1.2 AUTHORITY................................................................................................................................................2

1.3 SCOPE ........................................................................................................................................................2

1.4 OBJECTIVES................................................................................................................................................3

1.5 LOCATION..................................................................................................................................................3

2. LAND USE..........................................................................................................................................6

2.1 RESIDENTIAL DISTRICTS .............................................................................................................................6

2.1.1 “Cluster” Concept for Residential Development.........................................................................................6

2.1.2 Very Low Density Residential (VLDR): 0.125-1 dwelling unit per acre ........................................................6

2.1.3 Estate Residential (ER): 1-2 dwelling units per acre....................................................................................6

2.1.4 Single Family Detached Residential (SFDR): 2-4 dwelling units per acre ....................................................6

2.1.5 Single Family Attached Residential (SFAR): 2-4 dwelling units per acre .....................................................7

2.1.6 Low Density Residential (LDR): 4-8 dwelling units per acre ........................................................................7

2.1.7 Low Medium Density Residential (LMDR): 8-12 dwelling units per acre ....................................................7

2.1.8 Medium Density Multi-Family Residential (MDMFR): 12-15 dwelling units per acre.................................7

2.1.9 High Density Multi-Family Residential (HDMFR): 15-20 dwelling units per acre ........................................7

2.1.10 SFDR/SFAR/HDMF/BP ...............................................................................................................................8

2.2 PUBLIC/INSTITUTIONAL DISTRICTS..........................................................................................................8

2.2.1 Town Center (TC) ........................................................................................................................................8

2.2.2 Park (P) ........................................................................................................................................................8

2.2.3 Open Space (OS)..........................................................................................................................................8

2.3 BUSINESS DISTRICTS ..................................................................................................................................9

2.3.1 Business Park (BP) .......................................................................................................................................9

2.3.2 Commercial-Manufacturing (CM) ...............................................................................................................9

2.3.3 Neighborhood Commercial (NC) .................................................................................................................9

2.3.4 Commercial (C)..........................................................................................................................................10

2.3.5 Office-Professional (OP) ............................................................................................................................10

2.3.6 Hospital Complex (HC) ..............................................................................................................................10

2.4 SPECIFIC PLAN AREAS...............................................................................................................................11

2.4.1 University District (UD)..............................................................................................................................11

2.4.2 Richmar (RM) ............................................................................................................................................11

2.4.3 Campus Pointe II (CP)................................................................................................................................11

2.5 URBAN DESIGN OVERLAY ZONE ...............................................................................................................11

3. DESIGN GUIDELINES ........................................................................................................................13

3.1 URBAN DESIGN CONCEPT PLAN ...............................................................................................................13

3.1.1 Major and Minor Entries ...........................................................................................................................13

3.1.2 Activity Centers .........................................................................................................................................13

3.1.3 Landmarks.................................................................................................................................................13

3.1.4 Neighborhoods..........................................................................................................................................14

3.1.5 Freeway Park.............................................................................................................................................14

3.1.6 Special Edge Conditions ............................................................................................................................14

3.1.7 Transit Opportunities ................................................................................................................................14 680
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3.1.8 Major Pedestrian Corridor ........................................................................................................................14

3.1.9 Existing Community Edge..........................................................................................................................15

3.2 SITE PLANNING GUIDELINES.....................................................................................................................23

3.2.1 Residential.................................................................................................................................................23

3.2.2 Business/Office/Commercial.....................................................................................................................26

3.2.3 Hospital Complex ......................................................................................................................................27

3.3 ARCHITECTURAL GUIDELINES ...................................................................................................................29

3.3.1 Residential.................................................................................................................................................29

3.3.2 Commercial/Office ....................................................................................................................................34

3.3.3 Business Park.............................................................................................................................................37

3.3.4 Hospital Complex ......................................................................................................................................38

3.4 LANDSCAPING CONCEPT PLAN .................................................................................................................40

3.5 LANDSCAPING GUIDELINES ......................................................................................................................47

3.5.1 Public Streetscape.....................................................................................................................................47

3.5.2 Scenic Highway..........................................................................................................................................47

3.5.3 Residential.................................................................................................................................................47

3.5.4 Commercial/Office/Business-Park/Hospital Complex...............................................................................48

3.5.5 Recreation/Open Space Guidelines...........................................................................................................48

3.5.6 Walls..........................................................................................................................................................49

3.6 GRADING AND DRAINAGE GUIDELINES ....................................................................................................50

3.7 ART IN PUBLIC PLACES .............................................................................................................................51

3.8 FUEL MODIFICATION PLAN.......................................................................................................................52

4. DEVELOPMENT STANDARDS ...........................................................................................................53

4.1 PURPOSE .................................................................................................................................................53

4.2 RESIDENTIAL DISTRICTS............................................................................................................................53

4.3 RESIDENTIAL DEVELOPMENT STANDARDS ...............................................................................................55

4.3.1 General......................................................................................................................................................55

4.3.2 Setback from Twin Oaks Valley Road ........................................................................................................55

4.3.3 Front Yard Setback ....................................................................................................................................55

4.3.4 Landscaping...............................................................................................................................................55

4.3.5 Provision of Open Space ...........................................................................................................................55

4.4 Business Districts……………………………………………………………………………………………………………………….. 60

4.5 BUSINESS DEVELOPMENT STANDARDS ....................................................................................................61

4.5.1 Business Park Building Density Requirements ..........................................................................................61

4.5.2 Business Park Building Footprint Requirement.........................................................................................69

4.5.3 Parking Lot Landscaping............................................................................................................................69

4.5.4 Business Park/Special Design Area Signage ..............................................................................................69

4.5.5 Hospital Complex Signage .........................................................................................................................70

4.5.6 Neighborhood Commercial Shopping Center ...........................................................................................72 5: IMPLEMENTATION ..........................................................................................................................74

5.1 EXPIRATION OF PLAN APPROVAL .............................................................................................................74

5.2 SPECIFIC PLAN APPROVAL REQUIREMENTS DEEMED MET........................................................................74

5.3 PLAN AMENDMENT .................................................................................................................................74

5.4 EFFECT ON ZONING ORDINANCE/MAP.....................................................................................................74 681
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5.5 INTERPRETATION OF PLAN.......................................................................................................................74

5.6 AMBIGUITIES ...........................................................................................................................................74

5.7 REGULATORY PROCEDURES .....................................................................................................................75

5.7.1 Development Review Process ...................................................................................................................75

5.7.2 Master Development Plan ........................................................................................................................75

5.7.3 Site Development Review .........................................................................................................................75

5.7.4 Pre-application Review .............................................................................................................................76

5.7.5 Conditional Use Permit .............................................................................................................................76

5.7.6 Variance ....................................................................................................................................................76

5.8 NONCONFORMING USES AND STRUCTURES.............................................................................................77

5.9 LIMITATION ON INTERIM USES ................................................................................................................77

5.10 DENSITY RANGE CONCEPT......................................................................................................................77

5.10.1 Intent.......................................................................................................................................................77

5.10.2 Application of the Density Range Concept..............................................................................................77

5.11 LOT CONSOLIDATION INCENTIVES PROGRAM ........................................................................................78

5.11.1 Purpose ...................................................................................................................................................78

5.11.2 Applicability.............................................................................................................................................78

5.11.3 Consolidation Incentives .........................................................................................................................78

5.12 ART IN PUBLIC PLACES ...........................................................................................................................78

5.12.1 Purpose ...................................................................................................................................................78

5.12.2 Program Requirements ...........................................................................................................................79

5.12.3 Guidelines for Art Sculpture....................................................................................................................80

5.12.4 Processing ...............................................................................................................................................80

5.13 PUBLIC SERVICES....................................................................................................................................81

5.14 FINANCING SOURCES .............................................................................................................................82

5.14.1 State Community Redevelopment Law...................................................................................................82

5.14.2 Reimbursement District ..........................................................................................................................82

5.14.3 Assessing Taxing District .........................................................................................................................82

5.14.4 Drainage and Sewer Facilities .................................................................................................................83

5.14.5 Bridges and Major Thoroughfares ..........................................................................................................83

5.14.6 Streets and Highways..............................................................................................................................83

5.14.7 Other Improvements...............................................................................................................................83

5.14.8 Other Special Assessment and Bonding Acts ..........................................................................................84

5.15 CITY-INITIATED MARKETING PROGRAM .................................................................................................84

5.16 PEAK HOUR MANAGEMENT PROGRAM..................................................................................................84

5.17 SEVERABILITY.........................................................................................................................................84 APPENDIX A: University District Specific Plan .....................................................................................85 APPENDIX B: Richmar Specific Plan ....................................................................................................86 APPENDIX C: Campus Pointe II Specific Plan .......................................................................................87 APPENDIX D: Urban Design Program & Precise Plan ...........................................................................88 APPENDIX E: Rancho Coronado Residential Development & Design Standards (Areas: A, B, C, & D) ...89 APPENDIX E1: Rancho Coronado Residential Development & Design Standards (Southern Parcel- Areas: e & f)........................................................................................................................................90 682
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APPENDIX F: MISSION 316 Specific Plan .............................................................................................91 683
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List of Figures
FIGURE 1. VICINITY MAP.……………………………………………………………………………………………………………….……1 FIGURE 2. LAND USE PLAN…………………………………………………………………………………………………………………..4 FIGURE 3. URBAN DESIGN CONCEPT PLAN…………………………………………………………………………………………16 FIGURE 4. SKETCH DETAILS S1 AND S2……………………………………………………………………………………………….17 FIGURE 5. SKETCH DETAILS S3 AND S4……………………………………………………………………………………………….18 FIGURE 6. PLAN DETAIL P1……………………………………………………………………..…………………………………………19 FIGURE 7. PLAN DETAIL P2………………………………………………………………………………………………………….….…20 FIGURE 8. PLAN DETAIL P3…………………………………………………………………………………….………………………….21 FIGURE 9. PLAN DETAILS P4 AND P5.…………………………………………………………………………………………………22 FIGURE 10. LANDSCAPE CONCEPT PLAN…………………………..…………………………………………………………….….43 FIGURE 11. STREETSCAPE SECTIONS A-C…………………………………………………………………………………………….44 FIGURE 12. STREETSCAPE SECTIONS D-G………………………………………………………………………….………………..45 684
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List of Tables
TABLE 1. LAND USE STATISTICAL SUMMARY………………………………………………………………………………….5 TABLE 2. RESIDENTIAL DISTRICTS: PERMITTED, CONDITIONAL AND PROHIBITED USES………….………54 TABLE 3. TRADITIONAL SUBDIVISION/CUSTOM LOT/APARTMENT DEVELOPMENT STANDARDS……56 TABLE 4. CLUSTERED/PLANNED UNIT DEVELOPMENT STANDARDS…………………………………….…………57 TABLE 5A. RANCHO CORONADO DEVELOPMENT STANDARDS (Areas: A, B, C, & D) ………….………..…58 TABLE 5B. RANCHO CORONADO DEVELOPMENT STANDARDS (Areas: E & F) …………………….……….…59 TABLE 6. STANDARDS FOR PRIVATE RECREATION AREAS……………….……………………………………..………60 TABLE 7. BUSINESS DISTRICTS: PERMITTED, CONDITIONAL, and PROHIBITED USES……………………….62 TABLE 8. BUSINESS DISTRICT DEVELOPMENT STANDARDS………………………..………………………..…………67 685
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Figure 1. Vicinity Map
686
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1. INTRODUCTION

1.1 BACKGROUND
In 1986, after carefully evaluating several properties in northern San Diego County, the California State University (CSU) Board of Trustees selected San Marcos as the site of a 302-acre upper division and post- graduate state university campus. While initially envisioned as an off-campus center of San Diego State University, this facility could eventually be expanded to a full four-year campus meeting the needs of North County through the foreseeable future.

The prospect of hosting a CSU campus prompted the City to reevaluate existing general plan land use designations and development criteria for properties in the vicinity of the university site, which become known as “the Heart of the City” project. The product of that effort and subsequent amendments and additions is this document.

In addition to the campus property, acreage encompassed by this plan includes the site of a proposed "Town Center" office/commercial development, which could include civic and/or cultural uses, a corporate center and light rail station. It is intended that this mixed use project would, in conjunction with the campus and surrounding development, serve as the focal point of the community.

Its selection to host the university campus places the City of San Marcos in an advantaged position with respect to other areas of the North County, as such facilities typically attract clean, campus related and "spinoff' development of a high design quality. This fact, in turn, affords San Marcos the opportunity to be selective regarding the type and shape of future development within the Heart of the City. Combined, these circumstances greatly enhance the City's opportunity to create a true governmental-administrative, educational and corporate center, improve San Marcos' regional image, and serve as a catalyst for improving other areas of the City.

1.2 AUTHORITY
The San Marcos General Plan Land Use Element is a long-range guide to the development and use of all land within the City's community planning areas. As such, it sets forth goals, policies and standards to guide the location, density and distribution of various land use activities within each of those areas.

As stipulated in Section 65302(a) of the California Planning and Zoning Law, a land use element is a required component of every general plan in the state.

California Planning and Zoning Law also stipulates in Section 65450 that cities may prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan.

1.3 SCOPE
The emphasis of this and all specific plans is on standards and development criteria intended to supplement and assist in implementing those of the City's General Plan. Its contents address the planning and funding of necessary infrastructure and facilities as well as land uses and open space requirements.

To attain the objectives of this plan, the entire project area has been re-designated "Specific Planning Area" (SPA). In addition, the City Council has approved the following implementing measures: (1) Rezone of the entire project area to SPA, to implement its new general plan land use designation; (2) Text Amendment 687

Heart of the City Specific Plan 3
codifying the development standards contained in this plan as an appendix to the Zoning Ordinance; and (3) Specific Plan approving this document in its entirety. A comprehensive Environmental Impact Report evaluating the potential impacts of this plan and required mitigation has also been prepared and certified as adequate by the Planning Commission.

In succeeding chapters, this plan details the land uses, community design guidelines, development standards and implementation measures appropriate to development of the proposed university and the remainder of the project area as a campus-oriented community.

1.4 OBJECTIVES
It is the objective of this plan to:
 Improve the regional image of San Marcos;
 Develop a mixed use Town Center and potential City Hall site to serve, in conjunction with the proposed campus and surrounding development, as the community focal point;  Make San Marcos the educational center of North San Diego County by accommodating a potential full-service four year CSU campus in conjunction with existing educational facilities in the area;  Provide for an expanded employment base;
 Attract and establish a corporate center to serve the north central portion of San Diego County;  Create a "university village" atmosphere consistent with an educational environment;  Establish an urban core and concentration of land uses with emphasis on pedestrian movement and mass transit;
 Increase the tax base for the community and strengthen the local economy as an integral part of the region's growth;
 Provide a variety of housing types to serve the proposed university and corporate center;  Provide active and passive parks and recreational opportunities; and  Eliminate existing and avoid future incompatible land uses.  Encourage mass transit alternatives and foster innovative solutions to accommodate the increasing number of trips generated by the City and region's growth.

1.5 LOCATION
The City of San Marcos is centrally located in North San Diego County. The City is generally bounded by the City of Carlsbad and unincorporated lands to the west, unincorporated lands to the north and south, and the City of Escondido and unincorporated lands to the east. The “Heart of the City” comprises approximately 1,528 acres in the geographic center of San Marcos (Figure 1). Major east-west access through the area is provided by Mission Road, San Marcos Boulevard, State Route 78 (SR 78) and Barham Drive. North-south access is provided by Twin Oaks Valley Road and La Moree Road.

The “Heart of the City” is further divided into five geographic planning areas, each with their own specific plan. The Heart of the City Specific Plan which covers approximately 1,3241,331 acres is contained in this document. The University District Specific Plan, Richmar Specific Plan, Campus Pointe II Specific Plan, and Mission 316 Specific Plan are the subject of four separate documents. (See Appendices A, B, C, D and F).

688
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Figure 2. Land Use Plan
689

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Figure 2. Land Use Plan

690
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Table 1 Land Use Statistical Summary
Notes:
1 The acres in the 69-acre SFDR/SFAR/HDMFR/BP District are distributed between the two as-built uses: 15 acres of HDMFR and 54 acres of SFDR.
2 University District, Richmar, Campus Point II, & Mission 316 are each subject to their own stand-alone Specific Plan.

District Type Intensity Acres DU Range
Residential
Very Low Density Residential VLDR SFDR 0.125- 1 du/ac 117 15-117 Estate Residential ER SFDR 1-2 du/ac 27 27-54
Single Family Detached SFDR SFDR 2-4 du/ac 881 176-352
Single Family Attached SFAR SFAR 2-4 du/ac 551 110-220
Low Density Residential LDR SFDR 4-8 du/ac 23 126
Low Medium Density Residential LMDR SFDR/SFA
R
8-12 du/ac 50 438
Medium Density Multi-Family MDMFR MDMFR 12-15 du/ac 31 372-465 High Density Multi-Family HDMFR HDMFR 15-20 du/ac 991 1485- 1980
Public/Institutional
Town Center TC 78
California State University 302
Park P 70
Open Space OS 147
Business
Business Park BP 971
Commercial-Manufacturing CM 6
Neighborhood Commercial NC 16
Commercial C 40
Office-Professional OP 10
Hospital Complex HC 1,335,000 SF 36
Specific Plans
(A) University District UD2
1675
(B) Richmar RM2 20
(C) Campus Pointe II CP2 4
(F)Mission 316 M2 13 160
Road ROW 122
Totals 1528 2624-
3912
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2. LAND USE

2.1 RESIDENTIAL DISTRICTS

2.1.1 “CLUSTER” CONCEPT FOR RESIDENTIAL DEVELOPMENT
Much of the acreage reserved for very low, estate and single-family density housing in the project area is comprised of moderate to severe slope. It is therefore a primary objective of this plan to encourage the “clustering“ of such units in "village" settings, to avoid extensive hill slope scarring and other visual impact typically associated with the construction of pads and driveways for scattered, large lot housing.

Where clustering is proposed in a planned unit project, provisions of the City's Slope Density Ordinance shall apply for the purpose of determining yield (density) only. The lot size provisions of that ordinance shall not be applied to such development, as to do so would work against the concept of clustering. Instead, the minimum lot sizes specified in Table 4 and 5 of this plan shall prevail. Where more "traditional" single-family tracts or large lot custom housing is proposed in lieu of clustering, the Slope Density Ordinance shall apply in full, requiring an increase in minimum lot size with increasing slope.

2.1.2 VERY LOW DENSITY RESIDENTIAL (VLDR): 0.125-1 DWELLING UNIT PER ACRE This is the lowest density residential designation within the Heart of the City. It is assigned to steep terrain flanking the proposed CSU campus. Generally speaking, only single family lots are allowed, which shall be clustered into "villages" along flatter portions of secondary ridgelines to preserve highly visible hill slopes as viewed from CSU. Scattered custom lot housing shall generally be discouraged but may be permitted when hill slope scarring resulting from the grading of numerous small pads and driveways is very limited Development in the Very Low Density Residential designation is subject to requirements of the Slope Density Ordinance and application of the Density Range Concept.

2.1.3 ESTATE RESIDENTIAL (ER): 1-2 DWELLING UNITS PER ACRE This designation comprises a single district at the extreme southeast corner of CSU. A number of homes exist in the vicinity, and this residential district is designed to be complementary to that housing. Moderate to steep slopes predominate in this area. Preservation of the steeper terrain is encouraged and development should be limited to large lot housing in one clustered village along the less visible slopes. New projects shall be appropriately buffered from adjoining residential projects. The Estate Residential district is subject to Slope Density requirements and applications of the Density Range Concept,

2.1.4 SINGLE FAMILY DETACHED RESIDENTIAL (SFDR): 2-4 DWELLING UNITS PER ACRE Much of the acreage under this district is characterized by relatively gentle topography which in many instances would permit more traditional subdivision design. Section 3.3.1 contains a number of architecture guidelines which shall be applied to development in this district to avoid the "cookie-cutter" sameness often encountered in such settings. Toward the same objective, creation of an identity for each single-family neighborhood shall be required. As with the preceding residential designations, clustering in areas of more difficult slope is strongly encouraged. All single-family projects shall be buffered from existing residential development and adjoining business uses through appropriate subdivision design and physical separation with landscaping, decorative walls and other devices used alone or in combination. 692
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2.1.5 SINGLE FAMILY ATTACHED RESIDENTIAL (SFAR): 2-4 DWELLING UNITS PER ACRE This residential district is limited to single family attached dwelling units. Section 3.3.1 of this plan contains a architecture guidelines which shall be applied to development in this district to avoid the "cookie-cutter" sameness often encountered in such settings. Toward the same objective, creation of an identity for each single-family neighborhood shall be required. As with the preceding residential designations, clustering in areas of more difficult slope is strongly encouraged.

2.1.6 LOW DENSITY RESIDENTIAL (LDR): 4-8 DWELLING UNITS PER ACRE This district applies to single family detached homes proposed for Rancho Coronado project area and subject to the Rancho Coronado Residential Design Guidelines in Appendix E. The purpose of these guidelines is to provide superior development by creating a synchronized set of requirements for lot sizes, setbacks, landscaping, architecture, maintenance, and residential unit types pertaining to developers, builders, and homeowner associations

2.1.7 LOW MEDIUM DENSITY RESIDENTIAL (LMDR): 8-12 DWELLING UNITS PER ACRE This district applies to single-family detached courtyard homes, paired (duplex) homes, and multi-family attached townhomes and condos which are proposed for the Rancho Coronado project area and subject to the Rancho Coronado Residential Design Guidelines in Appendix E & E1. The purpose of these guidelines is to provide superior development by creating a synchronized set of requirements for lot sizes, setbacks, landscaping, architecture, maintenance, and residential unit types pertaining to developers, builders, and homeowner associations.

2.1.8 MEDIUM DENSITY MULTI-FAMILY RESIDENTIAL (MDMFR): 12-15 DWELLING UNITS PER ACRE
This designation is assigned to one subarea at the eastern boundary of the state university. The area is shielded topographically from the campus and from existing single-family development to the northeast and southeast by a prominent hill. This fact, plus its proximity to the university makes this acreage a logical choice for campus-serving housing. The moderate density range of this designation and the careful application of Community Design guidelines should encourage higher quality site and building design than typically encountered with such housing. Within this subarea, the term "campus-serving" shall not be construed as limiting development to student-serving rental units, but may also include other housing forms (i.e., condominiums) to serve campus faculty/staff and the public at large.

2.1.9 HIGH DENSITY MULTI-FAMILY RESIDENTIAL (HDMFR): 15-20 DWELLING UNITS PER ACRE
Most of this housing is in close proximity to the state university and business districts. This broad mix of uses is intended to reduce traffic volumes by meeting a diversity of student/faculty needs within a very convenient walking distance of the campus. To further this objective, all three of these subareas shall be master-planned to ensure integrated, pedestrian-oriented development having direct access to the campus and appropriate buffering/transitions between uses. It is the intent of this plan that development and uses within each of these areas be primarily campus-serving in nature. Accordingly, student-serving rental units shall predominate within the high-density districts adjoining the campus. 693
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2.1.10 SFDR/SFAR/HDMF/BP
The 69-acre “SFDR/SFAR/HDMFR/BP” was designed to allow up to 20 acres of student-serving HMF in the northeast corner of the district. On the remainder of the district either Business Park uses or single-family residential uses (SFDR/SFAR) may be selected, but not both. Subsequently, 15 acres of HDMFR and 54 acres of SFDR were approved and constructed on the property.

2.2 PUBLIC/INSTITUTIONAL DISTRICTS

2.2.1 TOWN CENTER (TC)
The Town Center designation encompasses a mix of City-owned and privately held parcels at the north of Twin Oaks Valley Road and Highway 78, near the geographic heart of San Marcos. Because of its central location, this acreage has long been expected to develop as the civic, cultural, transportation and business focal point of the community. With recent improvements to the freeway interchange at Twin Oaks Valley Road, the advent of redevelopment and renewed developer interest, a true "Town Center" at this location could be realized in the near future. Previous study of the site indicates that it could support a City Hall, conference center, cultural facilities, recreation center, open space, hotel, and a range of commercial and office development. Assuming City Council approval of plans for a civic/cultural complex at this location, the following design considerations will apply:
Design of the Town Center shall conform to the guidelines and standards of this plan. Civic and cultural facilities shall focus on a major open space element, which includes a water feature. Special consideration shall be given to a vertical focal point such as a campanile, which is highly visible from the freeway and state university (ideally, this structure would have a visual tie with a similar element on the campus to denote the community's two major activity centers) Existing single-family residences to the east of Valpreda Road shall be buffered from the Town Center, in accordance with the design guidelines of this plan. Rancheros Drive should be rerouted through the Town Center to enhance access to the area and eliminate present conflicts with the west-bound freeway off-ramp. Land is reserved for expansion of the existing light rail station in the Town Center.

2.2.2 PARK (P)
A 38-acre parcel is reserved for a proposed city park with future access from Santa Barbara Drive. The city is expected to acquire and develop all or portions of this park site in multiple phases to be determined in the future.

2.2.3 OPEN SPACE (OS)
Designated Open Space comprises two distinct areas. The city or other appropriate agency may acquire these lands in the future.
Steep terrain and native vegetation in the southwest is subject to an existing conservation easement.

No development is allowed except for emergency public services, trails and habitat restoration and enhancement.
The South Lake drainage and lands adjacent to future Santa Barbara Drive, and subject to grading, road crossings, trail crossings, flood control improvements, water quality basins, fuel modification and/or habitat restoration. Most of these lands are also part of a Wetlands Mitigation Plan. 694
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2.3 BUSINESS DISTRICTS

2.3.1 BUSINESS PARK (BP)
The business park designation comprises two large subareas located within the freeway corridor defined by Highway 78 on the north and new Barham Drive to the south. The business park designation is best described as forming the backbone of the project area. It represents an entirely new category of use with a potential for very high quality results previously unknown in San Marcos. It encompasses considerable acreage south of the freeway and will be very much in evidence from that route and all major surface streets in the area. Permitted uses within this designation reflect its orientation as something more than "industrial" and include high tech/research and industrial activities, corporate and regional headquarters, other office uses, support commercial (i.e., food) services and a range of accessory uses. In addition, this plan specifically calls for development of a high quality hotel with conference facilities within the business park subarea at the southwest corner of Highway 78 and Twin Oaks Valley Road. This facility is intended to serve in direct support of the state university and business park development.

A very high standard of development will be maintained within this designation, with fairly stringent limitations on the amount of street frontage devoted to parking, building layout and exterior treatment, etc.

A primary objective of the development guidelines/standards for these areas is to affect a consistently high design standard while permitting an appropriate measure of diversity. Buildings will be separated from adjoining streets by substantial landscaped setbacks, with additional open space, pedestrian plazas and the like interspersed throughout the remainder of each site. Parking and loading areas will be relegated to the least visible, non-street side of the building and heavily screened from surrounding view in every instance.

Outdoor storage within this designation will be prohibited entirely. Unimaginative building design, such as unarticulated four-sided boxes and rectangles are strongly discouraged and the use of glass is regulated to avoid the ultra high-tech "flashcube" architecture that is inappropriate to San Marcos and a campus environment. Instead, a balance of glazing, masonry and other materials lending a somewhat warmer feel is called for.

2.3.2 COMMERCIAL-MANUFACTURING (CM)
This district is limited to an existing office/commercial/light industrial center at the northwest corner of Rancheros Drive and Valpreda Road. It allows for a variety of manufacturing and heavy commercial activities and a limited amount of service commercial uses which are not typically permitted within the City's other industrial or retail zones.

2.3.3 NEIGHBORHOOD COMMERCIAL (NC)
This designation applies to two subareas at the southwest and northeast corners of Twin Oaks Valley Road and new Barham Drive. Development in these areas will be primarily campus-serving in nature and street- oriented to foster and serve pedestrian flows from the university. This designation would typically allow for smaller scale food/specialty commercial uses at the street level and office space in upper stories. To enhance this pedestrian orientation multi-tenant buildings offering a variety of lease space options are encouraged.

From a design standpoint, buildings will primarily be aligned along streetside property lines. Expansive, "regimented" landscape setbacks will be discouraged in favor of plazas and other pedestrian-oriented hardscape areas accented with plant materials. Parking areas will primarily be located to the back of buildings and heavily screened when permitted elsewhere. Vehicle access to new Barham Drive and Twin 695
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Oaks Valley Road will be closely controlled so as to improve street capacities and limit car/pedestrian conflicts.

2.3.4 COMMERCIAL (C)
This designation is assigned to a number of small subareas situated primarily north and west of the town center site. The commercial designation is structured mainly to allow for general commercial centers serving a wider range of retail needs (on a larger scale) than neighborhood commercial. In addition to typically permitted uses, flower stands, open cafes, food vendors and the like may be appropriate in certain of these commercial settings, subject to conditional use permit review.

The emphasis for commercial subareas north of the freeway will be on development which complements and is consistent from a design standpoint, with the nearby town center.

Commercial acreage adjoining the state university is of special concern and its design and use will vary somewhat from that encountered within other commercial subareas. Development here shall provide for public spaces, outdoor cafes, food establishments, bookstores and similar student serving uses. This area shall be connected to on campus housing with a pedestrian link, which conducts students and faculty to it as an end destination for shopping, dining and relaxation. The primary result of this should be to keep students and faculty on foot and out of their vehicles. To reinforce the pedestrian emphasis in this area, vehicular access to it shall be minimized. This acreage shall be designed with adjoining office professional and multi- family residential acreage to achieve a truly integrated multiple use area serving a variety of campus needs.

2.3.5 OFFICE-PROFESSIONAL (OP)
The office-professional designation consists of three subareas. One of these abuts the east side of Twin Oaks Valley Road just north of Mission Road. The remaining two are situated northwest and southeast of the main campus entry on Twin Oaks Valley Road. Due to their prominent location, these latter areas shall employ a street frontage treatment similar to that specified for neighborhood commercial development to the north.

This should ensure visual continuity along all of Twin Oaks Valley Road opposite the campus and encourage pedestrian traffic. Support commercial uses such as food establishments may be encouraged, on a very limited basis at ground floor levels to further enhance the pedestrian atmosphere.

Development of the office subarea contiguous to the state university should take the form of leasable "spec" buildings, which could serve as temporary office space for faculty and administration as the university grows. Such development shall be designed in conjunction with abutting commercial and multifamily uses to achieve the desired pedestrian and campus-oriented look/feel.

Parking for office-professional development south of the freeway shall be located at the rear of buildings.

When permitted elsewhere due to unusual site conditions or constraints, parking shall be completely screened from street view.

2.3.6 HOSPITAL COMPLEX (HC)
The hospital complex designation applies to one 36-acre subarea located at the northwest corner of Craven Road and Rush Drive. Permitted uses within this designation include medical and administrative offices, hospital facilities and accessory uses incidental to operation of the hospital complex.

Development within this designation shall utilize a campus-like arrangement with a secure outdoor environment, inviting public spaces, and well-defined points of entry. This designation will demonstrate a high quality of development. Project design shall include such elements as rooftop gardens, pedestrian 696
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bridges to connect structures, and substantial landscaping in setbacks. Open public spaces will incorporate outdoor dining, water features and elevated exterior walkways to orient visitors as they approach.

Parking structures will be designed and constructed to be an architecturally pleasing component of the overall development. Flat, blank walls, sometimes referred to as the utilitarian look, will be avoided and landscaping will be used to add interest to parking structure facades. Loading areas are to be below the first floor and between structures. Outdoor storage within this designation is discouraged; however, outdoor storage incidental to the practical medical use of the facility is permissible provided it is adequately screened from view.

2.4 SPECIFIC PLAN AREAS

2.4.1 UNIVERSITY DISTRICT (UD)
Notwithstanding its location in the Heart of the City, the University District is subject to its own stand-alone specific plan. (See Appendix A.)

2.4.2 RICHMAR (RM)
Notwithstanding its location in the Heart of the City, the Richmar District is subject to its own stand-alone specific plan. (See Appendix B.)

2.4.3 CAMPUS POINTE II (CP)
Notwithstanding its location in the Heart of the City, the Campus Pointe II District is subject to its own stand- alone specific plan. (See Appendix C.)

2.4.4 Mission 316 (M)
Notwithstanding its location in the Heart of the City, the Mission 316 is subject to its own stand-alone specific plan. (See Appendix F.)

2.5 URBAN DESIGN OVERLAY ZONE
The underlying land uses in the Urban Design Overlay Zone are subject to the additional requirements and guidelines of the Urban Design Program in Appendix D.

The special design area encompasses a band of properties designated for business use along the fringe of the state university). Given their proximity, these parcels have a very high potential for visually impacting the campus through inappropriate design in addition, many of them front directly on Twin Oaks Valley Road and new Barham Drive, each a high-volume arterial highway. Development of these properties is therefore of special concern to both the City and the State University.

The special design area functions as an overlay on underlying land use designations. Within this overlay, development will be held to the additional standards found in the Urban Design Program in Appendix D.

Examples of these higher standards include:
A more restrictive building height limit;
A requirement that all development proposals within the overlay area include a visual simulation/impact analysis to determine visual effect on the campus and means of minimizing that impact;
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Numerous design guidelines and development standards requiring human scale, pedestrian-oriented development that puts its best (building) face to the street and parking to the rear.

The special design area is aimed at encouraging a higher quality of development in the vicinity of the campus. It is not intended to limit the intensity of use ordinarily permitted by the underlying land use districts within the Special Design Area.
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3. DESIGN GUIDELINES
The design manual has been prepared to describe in general terms both textually and graphically the concepts contained within the urban Design Plan of the Heart of the City development in the City of San Marcos. The underlying intent is to allow each development area to establish an individual identity, yet blend with the overall community theme. Included are parameters for integrating site planning, architecture and landscape design. When implemented, the guidelines will have provided a means of creating a desirable living, working, and city center environment for the City of San Marcos.

Notwithstanding the provisions of this section, the design guidelines in the Rancho Coronado Residential Development and Design Standards (Appendix E & E1) replace this section in its entirety as pertaining to LDR and LMDR categories in Rancho Coronado.

3.1 URBAN DESIGN CONCEPT PLAN
The City of San Marcos envisions the Heart of the City as the Central Civic and Business center for all of San Marcos. A full range of land use elements have been designated to include civic buildings, commercial, business parks, office, residential and institutional uses, all of which when brought together, will form the fabric of an Urban Design Concept Plan (Figure 3).

There are nine design components that serve to create and unify the major land use elements and create a unique character for the Heart of the City. These include major and minor entries, activity centers, landmarks, neighborhoods, freeway park, special edge conditions, transit opportunities, major pedestrian corridor, and existing community edge. Sketch Details S1-S4 and Plan Details P1-P5 located on the Urban Design Concept Plan are shown on Figures 4 -9.

3.1.1 MAJOR AND MINOR ENTRIES
A major component of the new community will be major and minor entries. A clear hierarchy is proposed based upon land uses elements, design and magnitude of highway system and location within the project area. Entries will be highly visible elements, consisting of special paving, lighting, landscaping, and street furniture.

3.1.2 ACTIVITY CENTERS
The Civic Center Complex and the University are the main activity centers for the Heart of the City.

Collectively they create strong focal and destination points. Attention will be given to facilitating vehicle and pedestrian movement to and from these areas. Special design consideration should be given to site planning, architecture, landscape and public art to emphasize the importance each of these developments will have in creating a desirable image for the City of San Marcos.

3.1.3 LANDMARKS
A. University
To capitalize on the natural topography of the City of San Marcos, university buildings should be massed on hillside areas, with open space and recreation elements located on lower slopes. Emphasis is placed on the maintenance of strong view corridors to the university from the town center and other activity areas.

Pedestrian movement from the campus to commercial and other adjacent uses and access to the light rail station adjacent to the town center are encouraged.
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B. City Hall
Design Concepts for this unique area should emphasize civic and cultural activities. Special architectural opportunities should be utilized to capture the spirit and image of San Marcos. The "Art in Public Places" concept should be adopted city-wide and implemented within the town center development. Design elements to encourage pedestrian access and maximize views from the site are important components to create a user-friendly environment
C. Retail Center
The Retail Center located along Barham Drive and Twin Oaks Valley Road will provide services and goods to the community and especially the university. In addition, the building and pedestrian walkway/plaza areas will set an urban design theme for the Heart of the City. One and two-story buildings abutting the pedestrian sidewalk with highly articulating elevations are encouraged. Special paving and lighting fixtures with double rows of street trees will set the tone for the pedestrian as well as for shoppers.

3.1.4 NEIGHBORHOODS
The Heart of the City community has been organized into a neighborhood concept for development. The proposed concept plan elements will give special identity to each neighborhood and land use. This will be accomplished through setbacks, landscaping, controlled entry and architectural design.

3.1.5 FREEWAY PARK
Special emphasis will be given to the State Highway 78/Twin Oaks Valley Road interchange. It is a major point of entry to the city and should be developed accordingly.

3.1.6 SPECIAL EDGE CONDITIONS
It is proposed that a park setting be created consisting of a simple plant palette of low ground cover and very tall accent trees in random groupings. This treatment will produce the desired contrast with the urban street concept proposed for commercial/business park development.

The image for the Heart of the City will be created through the developed edge conditions. Therefore, special consideration has been given to all existing and proposed arterial highways, secondary streets and other edge conditions. (See also Figure 10: Landscape Concept Plan.) Special building setbacks, landscaping, pavement treatment, lighting and other street furniture are proposed to create the desired image.

3.1.7 TRANSIT OPPORTUNITIES
The light rail main station located along Mission Road will form the backbone system for transit ridership to the community and its activity centers. This system should be expanded to surface streets via rubber tire vehicle (shuttle) to connect to the university, town center, and elements of the University District. (See University District Specific Plan in Appendix A.) Special rights-of-way have been established in the heart of the business district to facilitate this objective.

3.1.8 MAJOR PEDESTRIAN CORRIDOR
Pedestrian movement into and through the community has been evaluated. Based upon anticipated movement patterns, major pedestrian walkways are proposed to connect the activity centers, university, downtown retail area, the town center complex and elements of the business park. Special walkway widths and a grade separated pedestrian bridge are part of the Heart of the City proposal. 700
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3.1.9 EXISTING COMMUNITY EDGE
The existing development that abuts the Heart of the City will be carefully considered and respected as redevelopment occurs. Special landscape buffers, grading and landscape elements will be used to accomplish a smooth transition.
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Figure 3. Urban Design Concept Plan
Specific Plans referenced above have independent landscape guidelines.A B C F 702
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Figure 4. Sketch Details S1 and S2
S1: Office Park Perspective
S2: Mixed Use Center Perspective
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Figure 5. Sketch Details S3 and S4
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Figure 6. Plan Detail P1
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Figure 7. Plan Detail P2
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Figure 8. Plan Detail P3
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Figure 9. Plan Details P4 and P5
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3.2 SITE PLANNING GUIDELINES

3.2.1 RESIDENTIAL
These Guidelines are intended to promote a community that will (1) have a clear identity and sense of place, (2) meet the needs of the residents, and (3) provide a harmonious and pleasing environment for all uses and activities. They provide direction to planners, architects, and landscape architects for key design components of the Community. They establish criteria to achieve and maintain a harmonious development identity and level of quality throughout the community, while providing the flexibility to maximize individual character.

These Guidelines are formulated to provide quantitative criteria on appropriate aspects of physical development, as well as qualitative guidance on aspects of how buildings, landscaping, hardscape and signing, may positively affect the land and residents.

A. General
All development styles should foster a custom impression and individual expression. The placement of structures within each development area should be considered with respect to prevalent environmental conditions -sun, wind, terrain, views, and existing drainage, trees, and other vegetation.
The siting and design of structures and landscaping should ensure that they blend into the terrain and do not dominate the landform as seen from lower elevations. Clustering of residential units is encouraged to promote "people scaled" neighborhoods. Variation and undulation of slopes to create natural character shall predominate. Residential structures should draw their character from surrounding natural and manmade features.

Forms should complement the natural environment through materials, textures, and colors. In areas of developed open space, outdoor lighting shall be energy-efficient, shielded and screened to prevent direct rays from reaching adjacent properties.
Development edges between natural open space and improved recreation areas should maximize view potential and access. Open space fingers should extend into residential areas where possible All pedestrian and vehicular circulation should be designed to create a consistent community image of landscaped corridors connecting recreation features and open spaces.

B. Estates
Estates should be sited to preserve natural landforms through custom grading/foundation design Buildings should step up or down slopes in split-level or terrace fashion. Varying grade level changes may be used, depending upon slope conditions.
Retaining walls are encouraged when they result in either a significant reduction in manufactured slope area and/or increase in the usable site area, and should be screened from view Screening (lattice-work, vegetation, etc.) shall be required on the exposed understory of any column supported or cantilever structure. Screening devices and architectural techniques shall blend with the architectural character of the building.
Curvilinear streets and cul-de-sacs should be utilized whenever possible for visual interest, privacy, and safety; straight street alignments should be avoided. High elevation estates bordering natural open space should be designed to maximize resident views and minimize public access traffic and fire hazards within natural space areas. Buildings shall be sited and designed to minimize disturbance to existing vegetation. 709
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The design of ancillary structures (guest-houses, cabanas, barns, storage sheds, etc.) shall be architecturally tied with the main structure through the use of building walls/ roofs/trellises, fence/wall connections, and/or landscaping.
Trash and storage areas, and propane tanks shall be screened and gated from frontage roads.

Dumpsters shall be enclosed and covered and shall regularly be emptied. Utility structures and facilities (including ground mounted solar collection devices), where permitted shall meet the following criteria:
All structures/facilities shall be shielded from view from any adjacent lot or road. Screening materials shall consist of fences, landscaping, and/or berming, and use the natural terrain where possible.
Screening materials shall be compatible with surrounding architecture and landscaping. No visible exterior radio, television, or other type of antenna (including satellite reception disks) shall be erected or maintained.
Tennis courts shall meet the following criteria:
Courts shall be situated so that fencing and lighting fixtures do not unreasonably impair views from adjacent dwellings. These shall also blend with the natural terrain to the extent possible.
Heights, materials, colors, and configurations
of fencing and lighting fixtures/standards
shall be selected to blend with the natural
backdrop to the extent practical.
Outdoor lighting shall be energy-efficient,
shielded and screened to prevent direct rays
from reaching adjacent properties.
All metal fencing around tennis courts shall
be a color-coated mesh and have a wood cap
treatment using material to visually reduce
the height as well as to maintain a consistent character.

C. Large-Lot Detached Homes
Curvilinear streets and cul-de-sacs should be utilized whenever possible for interest, privacy and safety.
Homes should be arranged whenever possible in a staggered and variable setback fashion, to provide visual interest and avoid repetitive appearance of arcades and yards. Driveways shall be of sufficient depth/width to reduce undue on-street curbside guest parking. Varying lot widths and configuration at cul-de-sacs and corners is encouraged to promote a custom housing feel.
Sidewalks shall be separated from the curb by a parkway of sufficient width to accommodate approved street tree growth.
Variable building/wall setbacks from back of walks shall predominate. As the vertical height of a home increases, it should step back from the street. Additional right-of-way is encouraged in cul-de-sac bulbs to allow for a significant median/planting island.
Increased side yard separation of homes at cul-de-sac bulbs is encouraged to allow pass-through views.
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D. Single Family Detached Homes
Knuckles are encouraged to slow traffic and relieve
rectilinear block configuration.
Curvilinear streets and cul-de-sacs shall predominate. Setback variety shall predominate.
Varied driveway locations are encouraged to break-
up repetitive curb cuts and yard patterns.
A combination of side-entering and front-entering
garages shall predominate.
Combinations of one, one and a half, and two story
units create yard variation and visual interest, and are encouraged. Blank facades on zero lot line units (especially two-story units) shall be architecturally relieved. Garages should not dominate street scenes in narrow lot tracts (e.g., consider common wall between units with vertical elements at unit entries).
Safe and convenient circulation connections shall be provided between housing areas and parks, activity center and the university.
Creativity in relating residential areas (e.g., yards, walkways, streets, and recreational amenities) to open space shall predominate.
Where possible, local streets should terminate in cul-de-sacs that actually touch the pedestrian corridor so residents on the street have both visual and physical access. Cul-de-sac streets are encouraged (not required) in single family areas with side yards facing public streets.
The offset staggering of cul-de-sacs along the pedestrian corridor shall predominate. Common area fencing, walls, gates, and other security features (where appropriate) should be designed to facilitate access to the pedestrian corridor. Rear or side elevations of residential units should be fully developed where visible from roadways.

E. Single Family Attached Homes
Single family attached products should be architecturally articulated to project an image of customized homes.
Adjacent units need to suitably vary, using complimentary forms, colors, textures and materials. Driveways should be grouped with a separating planting strip to provide maximum effective turf areas.
Walls or other features should be used to lengthen the horizontal elements of elevations and reduce the visual impact of garage doors.
Combinations of front and side entering garages shall predominate. Preferred configurations include architectural
treatment as traditional single-family units or
traditional row houses.
Garages shall be set back from the street sufficiently to allow driveway parking without overhanging the
sidewalk.
Garages may take access from an alleyway, if this
concurrently improves the quality of the "front yard"
streetscape by eliminating curb cuts and driveway
aprons.
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Garages should have a single-story mass at the front of the building to allow a stepped-back architectural transition into two story massing.
Curvilinear streets to reduce linear character shall predominate.

F. Multiple-Family Homes
Garages may be detached but should be clustered in parking courts removed from through traffic. Units within buildings shall be staggered to create architectural interest in facades, adjoining streetscape, and common open space areas.
Guest parking, where possible, should be located along through circulation drives and near unit entrances.
Materials, roof forms, and colors of detached garages should be consistent with design of adjacent residences.
Rear elevations facing parking courts shall be fully articulated. Variations of setbacks within buildings and their component volumes are encouraged to create visual texture and shadow patterns.
Multi-family units shall be limited to a maximum of sixteen units per structure. Angling of entries and attached garages is encouraged. Separation of pedestrian/vehicular traffic shall predominate Projects bordering natural open space areas should be designed to maximize views but discourage physical access and traffic.
Projects should progressively incorporate pedestrian corridor extensions, and provide appropriate walkway connections for all residents.
Project entries should be punctuated by a strong open view of significant green space, and preferably relate directly to a common recreation facility.
Accent paving to delineate project entrances and key pedestrian crossings shall predominate. Open parking and carports shall be clustered into parking courts. Aesthetic integration of carport structures with materials used in architectural patio, and theme walls shall predominate.
Orienting of units to streets or courtyards shall predominate. Stairways should be integrated into the architectural features of buildings. Exterior add-ons are discouraged unless they are coordinated with a master plan of construction approved during formal design review.
One-half story below grade (e.g., tuck-under or semi-subterranean) parking is encouraged Reversing floor plans to reduce repetition shall predominate. Full architectural articulation of highly visible rear and side elevations shall predominate. Individual multi-family buildings should be separated sufficiently to provide a green space image and accommodate walks and other circulation elements.
Parking areas shall be screened from functional green spaces (e.g., entries, walks, etc.).

3.2.2 BUSINESS/OFFICE/COMMERCIAL
A. Building/Parking Orientation
Parking shall be oriented to permit pedestrian flow to shops without having to cross numerous traffic aisles.
Separately paved and landscaped pedestrian walks from vehicle parking areas to building complex are encouraged.
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Bumpers or other tire stops shall be provided for all parking spaces abutting a sidewalk, planting area, street, or alley.
All parking spaces shall be clearly striped. Double striping is preferred. Entry identification through enriched paving of driveways shall predominate. The use of landscaped medians at major entries shall predominate. Customer access and circulation should be separated from service/truck areas. Service areas shall be screened from streets, pedestrian corridor, or adjoining land uses through location, elevation, landscape, and/or architectural means. The use of significant ground cover areas to separate vehicular traffic from structures shall predominate.
Pedestrian courts are encouraged, especially to accent a greenway access point or primary vehicular entry.
Parking shall be screened from streets through combined use of berming, low walls and landscape. Significant landscape/median separations between major parking areas shall predominate. Building massing, height, and bulk shall be comparable to that of nearby surrounding uses. Facades adjacent to differing land uses shall employ variable setbacks, stepping, angling, or architectural techniques to relieve expansive, unbroken wall planes.

B. Lighting Design Concept
As with landscaping and signs, lighting is an important element contributing to the identity and unity of commercial/business district. All on-site, exterior lighting is to be consistent in height, spacing, color and type of fixture throughout the area in conformance to the following lighting parameters:
On-site lighting includes lighting for parking areas, vehicular and pedestrian circulation, service areas, building exteriors, landscaping, security and special effects. All exterior lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine on to public streets or adjacent lots. Lighting fixtures are to be of contemporary design.
All exterior light sources shall be of a low-pressure sodium type. Security lighting is restricted to service areas and may not be substituted for parking lot or pedestrian circulation lighting.
Lighting must meet all requirements of the City of San Marcos.

C. Signing
Sign materials and colors shall complement the building Structural sign elements shall be faced with metal or masonry materials where appropriate Signs may be attached to a building wall, hung from an overhang, or be free standing if approved during design review. They may not be attached to a roof or extend above the eaveline.

3.2.3 HOSPITAL COMPLEX
A. Building/Parking Orientation
Parking shall be oriented to permit pedestrian flow to building entrances without having to cross numerous traffic aisles.
Separately paved and landscaped pedestrian walks from vehicle parking areas to building complex are encouraged.
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Bumpers or other tire stops shall be provided for all parking spaces abutting a sidewalk, planting area, street, or alley. Oversized sidewalks or planting areas appropriately planted may be substituted for tire stops.
All parking spaces shall be clearly striped. Double striping is preferred. Entry identification through enriched paving of driveways shall be predominate. The use of landscaped medians at major entries shall predominate. Customer access should be separated from service/truck areas. Service areas shall be screened from streets, pedestrian corridor, or adjoining land uses through location, elevation, landscape, and/or architectural means. The use of significant turf areas to separate vehicular traffic from structures shall predominate. Pedestrian courts are encouraged, especially to accent a greenway access point or primary vehicular entry.
Parking shall be screened from streets, through combined use of berming, low walls and landscape. Significant landscape/median separations between major parking areas shall predominate. The site shall be designed so as to be compatible with surrounding development. Facades adjacent to differing land uses shall employ variable setbacks, stepping, angling, or architectural techniques to relieve expansive, unbroken wall planes.

B. Lighting Design Concept
As with landscaping and signs, lighting is an important element contributing to the identity and unity of hospital complex district. Due to the expanse of the area to be lit and the diversity of uses on-site, variation in the height, spacing and fixture type for exterior on-site lighting may be permitted, provided the elements are integrated by project design. To ensure consistency throughout the development, on-site lighting must conform to the following lighting parameters:
On-site lighting includes lighting for parking areas, vehicular and pedestrian circulation, service areas, building exteriors, landscaping, security and special effects. All exterior lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine on to public streets or adjacent lots. Lighting fixtures are to be of contemporary design.
All exterior light sources shall be of a low-pressure sodium type. Unique accent lighting may be used to feature architectural elements, landscaping, entrances and pedestrian area so long as it is compatible with all other lighting. Security lighting is restricted to service area lots or pedestrian circulation lighting. Lighting must meet all requirements of the City of San Marcos.

C. Signing
Sign materials and colors shall complement the building. Structural sign elements shall be faced with metal or masonry materials where appropriate. Signs may be attached to a building wall, hung from an overhang, or be free standing if approved during design review. They may not be attached to a roof or extend above the eaveline. 714
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3.3 ARCHITECTURAL GUIDELINES

3.3.1 RESIDENTIAL
A. Architectural Character
The intent of these guidelines is to establish standards of high quality architecture in the Heart of the City.

The Plan and guidelines encourage creative design solutions to the objective of a central landmark neighborhood for San Marcos. The character of the Heart of the City residential areas shall favor architectural styles that fit the setting and life styles of the densities proposed which may include Mediterranean, Italian Hillside and Country French architecture ("multi-theme/Mediterranean") and Spanish.

The multi-theme/Mediterranean and Spanish style is encouraged in areas designated with residential densities over 1 dwelling unit per acre. Architectural styles of residential developments in areas designated with lower densities (.125 -1 du/ac) shall be subject to Planning Division approval. Residential architectural design within these lower density areas (.125 -1 du/ac) should be compatible with the hillside areas yet harmonious with the multi-theme Mediterranean and Spanish style for the remainder residential areas within the Heart of the City Plan. The multi-theme/Mediterranean and Spanish style architecture of the single family attached and detached areas (2-4 du/ac) located at the southern portion of the planning area on both sides of Twin Oaks Valley Road, shall be blended with elements that harmonize with the hillside character.

This section provides descriptions and illustrations of building materials and forms expressive of the multi- theme/Mediterranean and Spanish style. The exterior appearance of the Mediterranean and Spanish style architectural features should be of permanence through the use of masonry, stucco, and tile roofs. The residential designs shall use light or pastel color basics, tile accents, and simplified or molded projections.

Architectural components are defined in these guidelines as "required, discretionary (limited), and prohibited." These definitions are provided for future designers so the design solutions for various elements are focused on the priorities of the plan.

B. Building Massing and Scale
The Heart of the City architectural image will be perceived primarily from public spaces such as streets, parks and greenbelts. Therefore, building massing, scale and roof forms are the primary design components and require careful articulation. Emphasis shall be on horizontal forms.

Required:
Articulation of wall planes both vertically and horizontally. Projections and recesses to provide shadow, depth, and definition of the architectural styles. Simple, bold forms to balance the architectural styles. Combinations of one and two story forms conveying sense of human scale.

Prohibited:
Large expanses of flat wall planes vertically or horizontally. Repetitious forms.
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C. Roof Pitches and Materials
Principal roof forms shall be gable or hip with pitches from 4: 12 to 6: 12 for Mediterranean, 5: 12 to 12: 12 roof pitch for French Country, and 3 1/2 : 12 to 6: 12 roof pitch for Italian Hillside & Spanish. All pitched roof materials shall be clay or concrete tile for Mediterranean and French Country and s-shaped for Italian Hillside from the approved color and material board to ensure a continuity of textures and colors. Minimal flat roof areas shall have gravel surface with color to match roof tile. Short roof overhangs are encouraged with simple plaster fascia for Mediterranean with no exposed rafter tails. French Country shall include secondary rooflines with overhang from 12-18". Italian Hillside shall provide minimal intersecting roofs with 24" overhang.

Required:
Gable and hip roof forms.
Combining one and two story elements.
Creating jogs in ridgeline.
Varying plate heights and ridge heights.

Discretionary:
Small areas of flat and shed roofs (limited)
Prohibited:
Gambrel, mansard and "period" style roofs
D. Materials and Colors
Exterior plaster or stucco will be the primary wall surface material with a sand finish texture. Heavy textures such as Spanish Lace, swirl or heavy trowel are prohibited. Wall finish colors shall be off-white or light pastel selected from the approved color palette. Accent materials and colors used to complement the stucco are allowed and encouraged in moderation. Wood trim shall be stained with light-colored, semi-transparent stains or painted as accents. The crisp, clean and simple use of tile, brick, stone and masonry are permitted as design accents and trim if used in a contemporary expression.

Color is intended to act as a primary theme conveying element, and reflective of Southern California styles. In general, the values should remain light, although darker or lighter accents are encouraged to highlight the character of the building, especially on balcony rails and inlaid tile bands. However, use of materials such as vinyl or aluminum siding, wood or masonite siding, rustic materials (i.e., stone or brick) and dark earthtone colors as primary wall surfaces is prohibited.

E. Windows and Doors
Recessed door, window and wall openings are characteristic elements of the intended architectural style and convey the appearance of thick protective exterior walls. Fully recessed openings are encouraged, although plaster projections and projecting windows may be used to add articulation to wall surfaces.

Particular attention must be given to the shading of windows with a western exposure. Interior and exterior shading devices are encouraged. Operable windows are encouraged to allow cross ventilation. High interior spaces should have operable windows or exhaust vents to release built-up heat.

Required:
Accent trim or tile.
Color accented window frames.
Rectangular and arched openings.
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Discretionary:
Use of canvas awnings (limited).
Use of wood lattice (limited).
Divided window lites (limited).

Prohibited:
Silver or gold window or door frames.
Reflective glass or metal awnings.

F. Garage Doors
Garage doors shall be simple in design. They are a major visual element in single family attached and detached housing. Accent colors are encouraged to complement the architecture and provide visual variety along streetscapes. Applied decoration is prohibited.

Required:
Minimum eight (8) inches recess from adjacent walls.
Staggered setbacks to adjacent doors in multifamily.
Garage door enhancement with architectural molding detail. Create variations in panel/window design for each architectural style.

Prohibited:
Metal Doors.
Bold trim and patterns.

G. Balconies
The incorporation of balconies into the building form is encouraged for both practical and aesthetic value.

Balconies should be integrated to break up large wall masses, offset floor setbacks, and add human scale to buildings.

Required (as per architectural style):
Sand finish stucco.
Simple, clean, bold projections.
Balconies which articulate wall surfaces.
Ceramic tile accent trim.
Painted wood trim.
Rough sawed wood discouraged.
Shutters.
Brackets and lookouts.
Tapered columns.
Tower elements.
Decorative wrought iron.
Accent molding.

Discretionary:
Use of single pipe rail above low stucco wall (limited). 717
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H. Exterior Stairs
Simple, clean bold projections of stairways are encouraged to complement the architectural massing and form of a building. Stairways shall be of float or sand finish stucco with accent trim of complementary colors.

Required:
Side walls of sand or float finish stucco.
Accent trim cap or banding of tile.
Stairway design and location to complement building form if possible, to blend in with elevation.

Prohibited:
Prefabricated metal stairs.
Open railings.

I. Columns and Archways
Columns incorporated as a structural or aesthetic design element shall convey a solid, durable image as expressed through bold forms. Columns may be used as a free-standing form or as support for porch roofs and balconies.

Required:
Square or cylindrical plaster columns.
Tile accent bands on plaster columns.
Free-standing plaster archways (flat and/or round) at entrance gates.

Prohibited:
Exposed pipe columns.
Applied rustic veneers on columns.
Thin posts, such as 4x4 wood or metal pipe column. Rough sawed wood discouraged.

J. Chimneys
As an architectural form, chimneys shall emphasize subtle detail in design to insure a consistency of character and style.

Required:
Simple or smooth plaster forms to represent that particular architectural style. Boldly projected from wall surfaces.
Design features adding articulation to walls such as additional molding or ornamentation. Provide enhanced chimney caps per architectural style.

Prohibited:
Exposed flues.
Rustic material veneers.
Extravagant metal fireplace caps.
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K. Project Walls and Fences
Private fences and walls are encouraged to provide security, privacy and landscape definition in both commercial and residential areas. Wall treatments, viewed from public spaces, shall be float or sand finish stucco consistent in treatment with the adjacent buildings. Plant material, particularly vines and espaliered trees, shall be used to visually soften garden walls. Refer to site furnishing section for additional design criteria.

Required:
Sand finish stucco forms.
Accent banding of tile or painted wood. Rough sawed wood discouraged. Adequate planting pockets between walls and walkways.
Stucco walls with wrought-iron grilles between pilasters.

Prohibited:
Wood fencing viewed from public spaces.

L. Building Details
Paving:

Textures, patterns and integral colors are encouraged in the design of paved areas in public places.

Modulation of surface should occur to define direction of walkways and location of major nodes such as recreation facilities, entries, etc. Large monolithic areas of single-color, untextured paving are discouraged.

Exterior Colors:

Exterior color accents shall be of permanent materials with the exception of canvas awnings Refer to the material and color board palette.

Mechanical Equipment:

All air conditioning/heating equipment, soft water tanks, gas meters, and electric meters must be ground mounted and screened from public view. Roof units shall be integrated into roof design and screened from view. Sound attenuation is encouraged.

M. Other Elements
Gutters and Downspouts:

Gutters and downspouts may be concealed or exposed if designed as a continuous architectural feature. Exposed gutters and downspouts shall be painted to match adjacent roof or wall material.

Antennas:

All antennas are restricted to the attic or interior of the residences.

Carport Structures:

Carports shall be of a compatible architectural style and constructed of wood or stucco, with finishes complying with the approved material and color palette. Carports integrated with patio walls and private fences are encouraged. Additionally, carports shall be screened from streets or adjoining land uses through location, elevations, landscape, and/or architectural means. Three-sided forms are encouraged and should incorporate architectural features. Rough sawed wood is discouraged. 719
Heart of the City Specific Plan 34
Flashing, Sheet Metal and Vents:

All flashing, sheet metal, vent stacks and pipes shall be painted to match adjacent building surfaces.

Skylights:

Skylights are to be designed as an integral part of the roof. Their form location, and color should relate to the building.

Solar Panels:

Solar panels are to be integrated into the roof design, flush with the roof slope. Frames must be colored to compliment roof. Natural (uncolored) aluminum frames are prohibited. Support solar equipment shall be enclosed and screened from view.

Awnings:

Canvas awnings of solid accent colors are permitted in moderation. Refer to material and color palette for criteria. Metal awnings are prohibited.

Accessory Structures:

Patio trellises, pergolas and other exterior structures may be of stucco or wood as permitted by governing codes, with finishes complying with the approved material and color palette. Trellises and patio covers of bold, clean forms are encouraged. Rough sawed wood is discouraged.

3.3.2 COMMERCIAL/OFFICE
A. Architectural Character
Architectural character should portray a contemporary image in a manner that is both progressive and timeless.

Architectural design should express the character of a high quality contemporary center in a manner that is both progressive and enduring. Individual creativity and identity are encouraged, but care must be taken to maintain design integrity and compatibility among all projects in order to establish a clear, unified image throughout the development area.

The following guidelines present parameters for architectural character, building form and massing, facades, fenestration, structure entries, materials, colors, details, service areas and mechanical equipment.

Required Characteristics:
Contemporary, classic, technical style.
Clean, smooth, efficient lines.
Distinctive, but compatible image.

Prohibited Characteristics:
Trendy, historical and residential styles.
Tricky, complicated, arbitrary forms.
Sharp contrast with surroundings.

B. Building Form and Massing
Building design should employ clean, simple, geometric forms and coordinated massing that produce overall unity, scale and interest.
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Required Treatment:
Straight-forward geometry.
Unified composition.
Expression or floor levels and structure.
Solid parapets.
Buildings should be staggered to create
architectural interest in facades.

Prohibited Treatment:
Complicated forms.
Arbitrary, inconsistent composition.
Monolithic blocks.
Glass box forms.

C. Structure
Structure should be expressed clearly and consistently.

Required Treatment:
Visible vertical support.
Visible structural base.
Functional, straight-forward columns.
Columns integrated into the façade.
Proper structural scale.

Prohibited Treatment:
Floating horizontal levels.
Glazing direct to ground (except at entries).
False, decorative structure.
Undersized or oversized structural components.

D. Roofs
Roof-lines should be horizontal.

Required Treatment:
Horizontal planes and parapets.
Varied parapet height.
Roofing materials hidden from off-site view.

Prohibited Treatment:
Gable, hip and mansard roof forms.
Metal, tile, shingle and shake roofing.
Arbitrary decoration.

E. Entrances
Entrances should be clearly defined and inviting.
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Required Treatment:
Articulation and color for identity and interest.
Light, open, inviting aspect.
Entry space sequence.
Recessed, protected doorway.
Integration with overall building form.
Coordinated landscaping.

Prohibited Treatment:
Exaggerated forms and color.
Dark, confined appearance.
Abrupt entry space.
Flush doorways.
Tacked-on entry alcove.

F. Materials
Exterior building materials should be textured and efficient, with an appearance that is contemporary and technical.

Required Materials:
Smooth masonry.
Brick.
Tile.
Textured, pre-cast or tilt-up concrete.
Ribbed concrete.
Tinted or lightly reflective glass, (30% max.) not to
exceed 50% of wall surface.
Other materials such as metal will be considered.

Prohibited Materials:
Wood beams and siding.
Corrugated metal.
Highly reflective and dark glass.
Fabric (exception: awnings).

G. Colors
Exterior colors should be predominantly light in value, with limited use of accents.

Required Treatment:
Light, natural concrete or stone finish.
One wall color only.
One accent color only.
Accent only on special features, reveals and mullions. Service door colors the same as adjacent wall.

Prohibited Treatment:
Dark natural finishes.
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Dark wall finishes.
Multiple colors, stripes.
Accent applied to wall surface.

H. Screening Equipment
All exterior mechanical equipment, including HVAC, electrical equipment storage tanks and satellite dishes, must be screened from on-site and off-site view.

Required Treatment:
Rooftop equipment hidden by building parapet or mechanical screen from off-site view. Mechanical screen fully integrated into architectural design. Ground equipment hidden by screen walls or landscaping. Screen walls of same material as adjacent building walls.

Prohibited Treatment:
Rooftop equipment extending above parapet or screen.
Screening material contrasting with adjacent building materials. Rooftop screen "hat".

I. Public Facilities
The architectural character for Public Facilities presents a very important opportunity to the City of San Marcos. The Civic Center complex as well as other individual buildings should have special meaning within the context of other architectural expressions i.e., business park, commercial, etc. They should stand out in the community and be unique.

Building forms might be very sculptural as contrasted to architectural expression permitted in other areas of the Heart of the City. By all means, avoid trendy and arbitrary forms of architecture.

A design competition could be undertaken by the city with carefully selected design firms. Each firm would be given the opportunity to explore architectural concepts that would focus and guide the community in capturing and selecting a design theme appropriate to the San Marcos lifestyle and image.

3.3.3 BUSINESS PARK
A. Architectural Character
Architectural character should portray a contemporary image in a manner that is both progressive and timeless. Design elements will be the same as for commercial/office in Section 3.3.2 except for materials as set forth below.

B. Materials
Exterior building materials should be smooth, clean and efficient with an appearance that is contemporary and technical.

Required Materials:
Smooth masonry.
Brick.
Tile.
Tinted or lightly reflective glass (30% max.) shall not exceed 50% of the wall surface. 723
Heart of the City Specific Plan 38
Permitted Materials:
Textured (i.e., ribbed, fluted or plank finish) concrete, not to exceed 50 % of the wall surface.

Prohibited Materials:
Wood beam and siding.
Rough masonry.
Stucco.
Corrugated metal.
Highly reflective dark glass.
Fabric.

3.3.4 HOSPITAL COMPLEX
A. Architectural Character
Architectural character should portray a contemporary image in a manner that is both progressive and timeless. Design elements will be the same as for Commercial/Office in Section 3.3.2 except as set forth below.

B. Roofs
Roof lines shall be predominantly horizontal, with some variation permitted in special elements such as penthouses and stairways.

C. Entrances
Buildings should have a sense of entry through building design to help pedestrians easily identify the main entrance to large or linear buildings.

D. Color
Exterior colors should be predominantly light in value, with limited use of accents. The architectural layering of detail may necessitate more than one color; however, multiple colors shall not display a high contrast in value.

E. Materials
Exterior building materials should be smooth, clean and efficient with an appearance that is contemporary and technical. Building materials shall be selected from the following preferred and permitted materials.

Preferred Materials:
Smooth masonry.
Brick.
Tile.
Tinted or lightly reflective glass (30 % reflex max.) shall not exceed 50% of the wall surface.

Permitted Materials:
Textured (i.e., ribbed, fluted or plank finish) concrete, not to exceed 50% of the wall surface. Smooth plaster, drive-it like material.

Prohibited Materials:
Wood beam and siding.
Rough masonry.
Stucco.
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Corrugated metal.
Highly reflective dark glass.
Fabric (exception: awnings).

F. Screening Equipment
Rooftop mechanical equipment shall be completely screened from view with exception to some equipment being seen from upper building floors. Screen walls of same materials as adjacent building walls is encouraged; Screens should be integrated into project design regardless of material. 725
Heart of the City Specific Plan 40

3.4 LANDSCAPING CONCEPT PLAN
Landscaping is an important element contributing to the identity and unity of the Heart of the City in the City of San Marcos. Carefully selected trees will serve as the theme trees within the project limits. Care and consideration have been given to develop Design Guidelines that will ensure the creation and enhancement of an aesthetically pleasing community environment. The Landscape Concepts in the Richmar and University District Specific Plans supersede this section and Figure 10 where it pertains to their respective planning areas.

Establishing a community atmosphere for the Heart of the City requires more than the simple identification of preferred architectural styles; plant materials and setback requirements. It will be the cumulative effect of quality design and construction, and a controlled landscape hierarchy that includes the following objectives. Promote a pleasant, distinctive, contemporary environment. Reinforce linkages that create a recognizable community character. Clarifies circulation hierarchy.
Provides visual cues
Frames and emphasizes vistas.
Compliments the variety of architectural style and themes. Provides a clean, contemporary visual appearance.

The landscape design guidelines are intended to establish and direct a readily identifiable unique landscape character. The contemporary quality of the setting will be carried throughout the Heart of the City as indicated on the Landscape Concept Plan (Figure 10). Typical Streetscape Sections A-G illustrated on Figures 11 and 12.

A. Major Streets
Major streets are primary visual elements of the urban plan. Median planting shall include large evergreen canopy trees with low level shrubs and groundcover below. Parkway planting shall contain two rows of tall, canopy deciduous trees with paved surfaced and low-level shrubs and groundcover (Figure 11, Section A).

B. Secondary Streets
Median planting shall include large evergreen canopy tree (same as major streets). Parkways shall include small to medium round head trees spaced to provide visual access (Figure 11, Sections B and D).

C. Community Entry
Entry statements (monuments and walls) are designed to create strong visual statements based upon an urban plaza theme. Formalized planting with tall vertical elements is recommended.

D. Minor Entry Street
Entry landscape to complement adjacent development and extend urban street concept. Setback zone will have two rows of tall deciduous canopy trees (same as major streets) with manicured ground covers. 726
Heart of the City Specific Plan 41
E. Town Center
A rich colorful palette of landscape materials is encouraged to resolve specific design issues onsite and to create a user-friendly environment. The concept should include tall vertical skyline elements consistent with the activity center concept.

F. California State University
It is anticipated that the university will have a variety of planting to include a rich assortment of accent planting with tall vertical accent elements. Playing field and parking area to contain low profile landscaping to preserve views to and from the site.

G. Freeway Commercial
A low canopy, planting concept is required to maintain unobstructed view corridors to the major activity centers, business park, and distant hillsides.

H. Freeway Park
Low ground plane planting with tall vertical tree accents to denote entry to San Marcos.

I. Freeway Planting
Low profile shrubs and ground cover to retain views to city and hillsides. Low to medium canopy trees with accent shrub and ground covers to accent and complement hillside development.

J. Hillside Knoll
Low to medium canopy trees with accent shrub and ground covers to complement hillside development.

K. Buffer Planting
Screen planting that separates university and other users from existing and future development to maintain views. Massing of trees in groupings that are tall and open in character is recommended.

L. University/Park Paseo
An extended edge is recommended to buffer development from the university. Edge to contain meandering walkway and evergreen trees and shrubs planting (Figure 12, Section G).

M. Hillside Park
Natural and native planting concepts will enhance views to and from the park. Walkways and a limited amount of turf play area are encouraged.

N. Screen Planting
The purpose of this planting is to screen out existing development. It will consist of tall dense groups of trees and shrubs that will naturalize over time.

O. Transit Corridor
In keeping with the objective of promoting a contemporary park-like atmosphere for the Heart of the City, a substantial open space corridor has been provided along the AT&SF Railway right-of-way (Figure 12, Section E). The landscape design for this important open space corridor and pedestrian easement is intended to provide relief from the built environment, non-vehicular access through the town center urban activity area and serve as a buffer to the surrounding land uses. The primary purpose of planting in the one hundred (100) foot right-of-way is to buffer and screen the railroad line. Massing of low mounding trees, shrubs, and ground cover is recommended.
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Heart of the City Specific Plan 42
P. Fuel Modification Zone
Low mounded form of trees and shrubs to preserve view corridors. Naturalized planting to meet San Marcos Fire Protection District hazard requirements
Q. Rural Transitional Planting
Median planting will consist of large evergreen canopy trees with informal native ground cover. Parkway to be tall evergreen and deciduous trees that are mass planted in groves. 728
Heart of the City Specific Plan 43
Figure 10. Landscape Concept Plan
The (A) University District Specific Plan, (B) Richmar Specific Plan, (C) Campus Point II & (F) Mission 316 Specific Plan have independent landscape criteria and are not required to comply with this figure. 729
Heart of the City Specific Plan 44
Figure 11. Streetscape Sections A-C
Residential
(LMDR)
730
Heart of the City Specific Plan 45
Figure 12. Streetscape Sections D-G
731
Heart of the City Specific Plan 46
732
Heart of the City Specific Plan 47

3.5 LANDSCAPING GUIDELINES

3.5.1 PUBLIC STREETSCAPE
Landscaping along public streets is designed to provide a unified appearance along street frontages, to reinforce the street hierarchy, and to establish identities of place, particularly at intersections and entrances.

To meet these objectives, landscaping along street frontages and next to intersections and entrances must address the following parameters:
On-site landscaping adjacent to intersections is to be compatible and complementary to the specific landscaping treatment provided at the intersection.
Accent trees and shrubs may be used to identify entrance drives. Include informal shrub masses near parkway edge for screening and softening of wall treatments.

3.5.2 SCENIC HIGHWAY
Landscaping along scenic highways is designed to preserve and enhance unique or special aesthetic and visual resources through sensitive highway design and regulations of development along these special roadways.
Where feasible, through the design and alignment studies, develop the scenic highway in a manner which takes into the account the cone of vision of the motorist. Consideration should be given to both short and long-range views available along the way while enhancing them with foreground framing. Design the roadway to have a visual quality and riding comfort resulting from its horizontal and vertical design. Introduce curves where feasible to take advantage of natural or man-made scenic features.
Where feasible, utilize contour grading and slope rounding to gradually transition graded road slopes into the natural configuration consistent with the topography of the area. The emphasis of these corridors is scenic vistas and natural view shed.
Landscaping should serve to complement the scenic highway and provide a pleasant driving environment as well as community

3.5.3 RESIDENTIAL
A. General
Ground planes will be manicured
Street widths should be dimensioned to allow a tree canopy effect. Slopes shall be planted with shrubs and/or appropriate groundcovers. Shrub screens at top of slope are encouraged.
View corridors are to be defined by plant material to protect views. The extension of roadway planting into residential areas is encouraged. Flowering trees at project entries for accent shall predominate. Well defined and lighted monument signs at entries are encouraged. Well defined entrances to the pedestrian walkway system shall be included.

B. Detached Single-Family
All streets and/or driveway scenes shall include landscaping features appropriate to each project's residential environment and pedestrian scale.
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Heart of the City Specific Plan 48
Slope area landscape materials shall be selected and located to protect views and complement the surrounding hillsides and back drop.
Landscaping shall be installed to mitigate solar heat and reflection from paved surfaces (e.g. shade patterns, spacing of tree canopies, effect on prevailing breezes, etc.).

C. Attached Single-Family
Smaller open space areas shall be combined where possible to generate larger, more usable, spaces. Trash receptacles shall be screened from roadways with plant material and enclosures compatible with adjacent structures and landscaping.
Landscaped berms shall be used where feasible to reduce the scale of residential structures as viewed from below or from other neighborhoods, and also to screen garage and parking areas. Specimen trees (24 in. box or larger) shall be used where residential buildings exceed twenty-five (25) feet in height to reduce visual massing of structures as viewed from roadways and adjacent uses.
Landscaping shall be installed to mitigate solar heat and reflection impacts from paved surfaces.

D. Multi-Family
Parking areas shall be clustered to open up and enhance the quantity and value of the available landscaping open space.
Parking areas shall be well-screened from roadways and adjacent uses. Open spaces shall, where possible, be large, usable areas for the active/passive enjoyment of residents.
Landscaping shall be installed to mitigate solar heat and reflection impacts from paved surfaces. Specimen trees shall be used where buildings exceed twenty-five (25) feet in height to reduce the visual impact to roadways and adjacent uses.

3.5.4 COMMERCIAL/OFFICE/BUSINESS-PARK/HOSPITAL COMPLEX
Landscaping shall be sufficient in size and quantity to effectively screen or reduce the scale of large building masses.
Extensive berming and/or grade change to accentuate screening is encouraged. Evergreen shrubs and trees shall be used in screening trash containers, loading and similar utilitarian areas.
Shrubs shall be introduced to soften the intersection of building walls and ground planes. Turf shall be used in large areas to the extent feasible. Parking lots shall be sufficiently landscaped to reduce solar heat gain and reflected light in paved areas.
Parking shall be screened from arterial roadways and adjacent uses. Business Park uses shall be buffered from commercial uses and streets by landscaping. Special accent planting is encouraged to denote project entrances.

3.5.5 RECREATION/OPEN SPACE GUIDELINES
Plant materials shall be organized to provide buffering, transition, and slope stabilization between land uses and streets, and between development and open space areas. Private recreation centers should supplement, not duplicate, public open space. Public and private recreational uses should be considered for flood plain areas. 734
Heart of the City Specific Plan 49
Public open space and recreational facilities should be distributed and located among residential areas on the basis of population density and availability of alternative private open space amenities.

Specific plant selections should consider:
oscale and character.
otemperature range suitability.
otolerance to wind.
ofire susceptibility.

Plant material should be massed to:
oemphasize natural landforms.
odistinguish neighborhood entries.
odefine circulation patterns.
ohelp unify the overall community.

3.5.6 WALLS
Walls are a critical element in achieving an overall community theme. They may be freestanding or integrated into the adjacent project. Whatever the case, the appearance should have a strong cohesiveness.

This quality of cohesiveness should be derived by three means: a single finish, a distinctive range of colors; and a similar architectural treatment.
Plant crib walls and architecturally treated retaining walls are encouraged where they result in either a significant reduction in manufactured slope area and/or increased usable site area. Walls should be used to lengthen the horizontal elements of elevations and reduce visual impacts where possible.
Walls shall be split face, slump block, clay, masonry units, or natural stone. The principal architectural treatment of the theme walls will be broad planes of slurry coat float finish stucco divided by a system of pilasters. These pilasters will be a minimum 24” and be located every 50’ on center in site perimeter locations to reinforce the hierarchy of entries and passageways. Wall sections shall be horizontally offset at regular intervals to provide visual relief and landscape opportunities.
Where walls are to be installed adjacent to sidewalks or other hardscape, intervening landscaping shall be provided to the extent possible. If site conditions do not permit intervening landscaping, vine pocket cut outs (2’ x 2’) shall be provided at an on center spacing of 15’ along the wall.

Prohibited Materials:
Wood beam and Siding.
Rough masonry.
Stucco.
Corrugated metal.
Highly reflective dark glass.
Fabric.
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Heart of the City Specific Plan 50

3.6 GRADING AND DRAINAGE GUIDELINES
Grading guidelines are applied on a "per site" basis, so that each unique set of conditions may be analyzed and the most sensitive techniques may be applied. The following guidelines provide general directions regarding grading design. The primary focus of these guidelines is on easing the visual impact of grading by molding the graded landform to reflect the natural topography.

These guidelines are intended to foster approaches to landform alteration that minimize the amount· of area affected and sensitively blend graded areas with the existing topographic conditions. It is important to maintain the natural character of the hillside environment wherever possible and that the visual impact of development be minimized.

Landform alteration proposed as a part of construction anywhere within the Heart of the City is subject to review and approval by the City of San Marcos as part of the review procedures set forth in this plan. Such review shall include, but not be limited to, the following guidelines:
Manufactured slopes associated with residential construction and in excess of fifteen (15) feet in vertical height, shall be screened from view to the extent feasible by the residential building, accessory structure or vegetation.
As an alternative to constant 2: 1 slope banks, manufactured slopes shall be varied in cross section and along the slope length, with variable gradients of 4:1, 3:1 and 1-1/2:1 slope ratios, resulting in an approximate average 2: 1 slope.
Manufactured landforms at development edges shall be contoured to approximate their original form, and initiate a natural appearance.
Manufactured slopes shall be curved in a contiguous, undulating fashion to reflect a more natural condition.
Naturalized landscaping shall be utilized in manufactured slope areas. The toe and crest of any manufactured slope in excess of ten (l0) feet vertical height shall be rounded with vertical curves to blend to the natural topography, and shall be designed in proportion to the total height of the slope.
All graded slopes shall be re-vegetated and irrigated in a manner conforming to the intent of this plan and standards of the San Marcos City Code.
Drainage courses shall be maintained in their natural state where possible. In areas where site development requires drainage course modification, the disturbed area shall be restored with native plant material and natural rock replacement, as practical. Surface drainage shall be generally designed to conduct runoff into the streets, and not across adjacent lots. Adding water to natural drainage courses by landscape irrigation is discouraged. Where residential access across drainage courses occurs, it shall be accomplished by a bridge or aesthetically enhanced culvert accommodating only the residential access. Where these improvements occur, natural materials shall be used for slope bank protection. 736
Heart of the City Specific Plan 51

3.7 ART IN PUBLIC PLACES
The City of San Marcos has adopted an art in public places goal for promoting visual arts in the community according to the following criteria:
Art/sculpture shall be easily visible to the public.
Art/sculpture shall be located in an area that is specifically designed for that purpose. Installation of the works of art shall be planned and implemented to enhance the work and allow for unobstructed public viewing from as many angles as possible.
Developers are encouraged to develop a complete site plan with landscaping, lighting and other appropriate accessories to complement the artwork.
The composition of the art/sculpture shall be permanent-type materials and require a low level of maintenance.
Any lettering or signing on a sculpture or its foundation must be approved by the City of San Marcos prior to installation. (project identification is allowed; however, product advertising is not.) The art/sculpture shall be constructed proportional to its site location. No expressions of obvious bad taste or profanity that would likely be offensive to the general public are allowed.
Art/sculpture work shall consist of a quality type of art/design. Developers shall be encouraged to provide a wide range of art/sculptural styles, materials and types when selecting an art work for the program.

Implementation of the Art in Public Places Program is addressed in Section 5.12 of this plan. 737
Heart of the City Specific Plan 52

3.8 FUEL MODIFICATION PLAN
It is the objective of the City of San Marcos to create and subsequently maintain an acceptable level of fire protection along the interface between development and natural open space edges and estate lots. The following minimum standards for fuel modification are set forth for these areas that are applicable. Each builder shall design a specific Fuel Modification Program for the project that provides an "acceptable" level of risk as outlined and approved by the City of San Marcos The Fuel Modification Program shall be consistent with other Resource Management policies, as well as design guidelines for achieving the desired character of the Heart of the City. Development shall be approved by the City of San Marcos as part of the Project Approval Process. Fuel modification shall be achieved through a graduated transition from native vegetation into the irrigated landscape/building areas of the Community
The Fuel Modification Program shall establish parameters for the percent, age, extent, and nature of native plant removal necessary to achieve the City-accepted fire prevention standard to protect human lives and property, while preserving as much natural habitat as practicable. The City's fuel modification criteria represent accepted requirements to ensure the safety of future residents. Landscaping and modification measures above this minimum may be permitted, subject to City approval.
Each builder/owner shall be responsible for the completion and assignment of on-going maintenance of fuel modification zones within the bounds of the project area according to the criteria described herein. All work related thereto shall be approved by the City of San Marcos Fire Protection District prior to final project approval.
738
Heart of the City Specific Plan 53

4. DEVELOPMENT STANDARDS

4.1 PURPOSE
The following development standards are intended to help implement the planning and design concepts for the Heart of the City Specific Plan and to address certain aspects of development not covered elsewhere in the plan. These standards are regulatory in nature and will govern all development within the project area.

In most cases the standards set forth here establish minimum criteria; actual development may be expected in many cases to exceed these criteria.

The development standards shall be used in combination with the community design guidelines, which, although somewhat more flexible than these strict regulations, are also intended to shape development within the specific plan.

4.2 RESIDENTIAL DISTRICTS
Whenever the regulations in this specific plan differ from the regulations of the City of San Marcos Zoning Ordinance, the regulations contained herein supersede those of the Zoning Ordinance. Where an issue is not addressed by the regulations in this Community Plan, the regulations of the Zoning Ordinance shall govern.

In order to establish development standards, the following residential districts are established. District Uses are listed in Table 2.

VLDR Very Low Density Residential District for residential development in the 0.125-1 dwellings per acre range.

EREstate Residential District for residential development in the 1-2 dwellings per acre range.

SFDRSingle Family Detached Residential District in the 2-4 dwellings per acre range.

SFARSingle Family Attached Residential District in the 2-4 dwellings per unit range.

LDRLow Density Residential District for residential development in the 4-8 dwellings per acre range.

LMDRLow Medium Density Residential District for residential development in the 8-12 dwellings per acre range.

MDMFR Medium Density Multi-Family Residential District for residential development in the 12-15 dwellings per acre range.

HDMFR High Density Multi-Family Residential District for residential development in the 15- 20 dwellings per acre range.
739
Heart of the City Specific Plan 54
Table 2
Residential Districts: Permitted, Conditional and Prohibited Uses

VLDR ER SFDR/
SFAR

LDR LMDR MDMFR HDMFR
Single Family Dwellings P P P P P P P
Duplexes - - P - P P P
Triplexes & Fourplexes - - - - - P P
Multiple Family Dwellings - - - - P** P P
Cluster Housing P(i) P(i) P(i) P P P P
Temporary Subdivision Sales Office Per
Development Code

P P P P P P P
Group Care Facilities (more than 7 persons) - - - - - - P Nursery Schools - - C - - C C
Churches C C C C C C C
Clinics, Hospitals, Sanitariums, and Nursing
Homes
- - - - - - -
Perennial and Private Schools - C C - - C C
Private, Nonprofit Libraries, Art Galleries, and
Museums
- - - - - - C
Private, Noncommercial Clubs and Lodges
(fraternity, sorority homes, service clubs and
similar uses)
- - - - - C C
Public Utility and Public Service Structures and
Installations

C C C C C C C
Home Occupations (Office Use Only) P P P P P P P
Family Care Facilities for Six Persons or Less P P P P P P P Small Child Care Facilities (eight (8) or fewer
children)

P P P P P P P
Large Family Child Care Homes (9-14 children) DP DP DP DP DP DP DP Incidental and Accessory Structures and Uses for
the Exclusive Use of Residents and their Guests

P P P - - P P
Keeping of Horses for Personal Use on Lots of ½
acre or more, Farm Animals on Lots of ½ acre or
more
P* P* - - - - -
P Permitted Uses
- Prohibited Uses
C Conditionally Permitted Uses
DP Directors Permit
(i) Within the VLDR, ER, & SFR districts, a cluster design development concept is encouraged in order to promote residential amenities beyond those expected under a conventional development to achieve greater flexibility in design, to encourage well-planned neighborhoods through creative and imaginative planned unit development (PUD), and to provide for appropriate use of land which is sufficiently unique in its physical characteristics or other circumstances to warrant special methods of development. The purpose of implementing the cluster concept is to reduce development problems in hillside areas and to preserve areas of natural scenic beauty through the encouragement of integrated planning, integrated design and unified control of development. * Except within "clustered" subdivision, where much smaller lot sizes make the keeping of such animals unacceptable.
** Multiple Family Residential development shall only be permitted in Residential Planning Areas E & F of the Low Medium Residential Zone.
740
Heart of the City Specific Plan 55

4.3 RESIDENTIAL DEVELOPMENT STANDARDS

4.3.1 GENERAL
Tables 3, 4 and 5 establish minimum development standards for residential development within the Heart of the City. Given their very different development characteristics, separate standards are specified for "traditional" subdivisions (includes individual lot housing and apartments); "clustered" or planned unit tracts; and Rancho Coronado residential lots

4.3.2 SETBACK FROM TWIN OAKS VALLEY ROAD
Residential buildings shall maintain an average forty-five foot (45') setback from the Twin Oaks Valley Road with a minimum landscaped setback of thirty-five feet (35') adjacent to the right-of-way. Access rights to Twin Oaks Valley Road shall be waived. See Table 5A and 5B for setback exception, relating to Rancho Coronado residential setback standards.

4.3.3 FRONT YARD SETBACK
To provide higher interest street frontages, a minimum of 10% of the lots within a tract shall observe a front yard setback 5 feet greater than the minimum requirement specified in Table 3 (if a traditional subdivision) or Table 4 (if a clustered development). In addition, 10% of the lots shall observe a front yard setback 5 feet less than the minimum specified in Table 3 or 4 (whichever applies). These setback variations may be applied to either the building setback or the garage setback as they pertain to Table 4. To achieve the desired effect, lots having front yards above or below the minimum requirement shall be interspersed at random throughout the development. (This section does not apply to Rancho Coronado setbacks.)

4.3.4 LANDSCAPING
The developer shall provide a below ground automatic irrigation system for all common landscape areas.

Street trees shall be provided at a ratio of one tree per lot. In addition, the developer shall provide landscaping for major streets in accordance with the landscape architecture concept of this plan.

4.3.5 PROVISION OF OPEN SPACE
Open space and recreational facilities shall be provided as required by the Conservation and Open Space Element of the San Marcos General Plan (See Table 6).
741
Heart of the City Specific Plan 56
Table 3
Traditional Subdivision/Custom Lot/ Apartment Development Standards

VLDR ER SFDR/SFAR MDMFR HDMFR
Minimum lot area
Single Family
Dwellings
1 acre ** *** 1 acre 1 acre
Setback from Property Line
Front 40’ 30’ 25’ 30’ 35’
Side 25’ 25’ 15’ 15’ 25’
Rear 40’ 30’ 25’ 20’ 25’
Side street 25’ 25’ 20’ 20’ 30’
Twin Oaks Valley Rd. N/A N/A 70’ N/A 70’
Craven Road N/A N/A **** N/A ****
Maximum lot coverage N/A N/A N/A 45% 45%
Height limit 35’ 35’ 35’ 45’ 45’
Off-Street parking Single family residences shall
provide, at a minimum, one 20' x 20'
two car garage per unit.

Multi-family development shall
provide a minimum of 2 parking
spaces per unit (one covered plus
one additional guest space for
every 3 units).
*Increases with increasing slope, subject to Slope Density Ordinance requirements. For purposes of establishing minimum lot sizes said ordinance shall be applied as follows:
a) VLDR development shall comply with lot size requirements of the AG (Agricultural) Zone. b) ER development shall comply with lot size requirements of the RR (Rural Residential) Zone. c) SFR development shall comply with lot size requirements of the VLDR Zone. ** Minimum lot area = 20,000 sq. ft.
*** Minimum lot area = 10,000 sq. ft.
**** Building and parking areas along Craven Road shall be no closer than twenty (20') from public right-of- way. Enhanced landscaping will be required to screen and buffer all buildings and parking along Craven Road.
742
Heart of the City Specific Plan 57
Table 4
Clustered/Planned Unit Development Standards

VLDR ER
SFDR/SFAR Village B1
221-091-17
Village B2

MDMFR/HD
MFR
221-091-17
Village H1
220-341-01
Village H2
220-341-01
Minimum lot
area 28,000 10,000 6,000 6,000 4,000 4,000 4,000
Average lot
area 40,000 5,000 6,000 4,950 4,400
Setback from
Property Line
Front 25’ 20’ 20’ 10’1 10’2 16’3 12’4
Side
20’/10’ 15’/10’
SFDR:
10’/5’
SFAR:
15’/0’
SFDR:
5’/5’
SFAR:
15’/0’
3’5 5’6 4.5’7
Rear 25’ 20’ 20’ 10’8 15’9 10’ 10’
Side street 10’ 10’ 10’ 8’
Twin Oaks
Valley Rd. N/A N/A 70’ 45’10 45’11 N/A N/A
Craven Rd. N/A N/A 20’ N/A 20’12 N/A N/A
Minimum open
space required 80% 65% 40% 40% 15% 15% 4-15%
Height limit 35’ 35’ 35’ 35’ 35’ 35’ 35’
Note: Within clustered planned unit developments, the Slope Density Ordinance shall apply only for the purpose of determining yield. The minimum lot size provision of the Slope Density Ordinance shall not apply. 1 Garage setbacks shall vary with 20’ minimum for front-loaded and 10’ minimum for side loaded garages from property line.
2 Garage setbacks shall vary with 16’ minimum for front-loaded and 10’ minimum for side loaded garages from property line. All garages with 16' minimum shall be designed with a roll-up door to avoid vehicles extending into the right-of-way.
3 Garage setbacks shall vary with 16' minimum for front-loaded and 6' feet minimum for side loaded garages from property lines. All garages with 16' minimum shall be designed with a roll-up door to avoid vehicles extending into the right-of-way.
4 Garage setbacks shall vary with 12' minimum for front-loaded and 6' minimum for side loaded garages from property lines. All garages with 12' minimum shall be designed with a roll-up door to avoid vehicles extending into the right-of-way.
5 An additional 3’ exclusive use easement shall be provided on an adjoining lot for a total of 6’ between structures.
6 An exclusive use easement shall be provided on an adjoining lot to create a minimum 6’ actual side yard setback. Garages can be located on the side yard property line. 7 An exclusive use easement shall be provided on an adjoining lot to create a minimum 6’ actual side yard setback. Garages can be located on the side yard property line. 8 Rear yard setback may be reduced to 10’ for those lots with rear yard garages, 15' for all others. 9 To create varied setbacks, up to 50% of the residential unit can be located within 10 feet of the rear property line.
10 45’ average required with 35-foot minimum landscaped 11 45’ average required with 35’ minimum landscaped.
12 20' minimum required setback from Craven Road measured from right-of-way to building. 743
Heart of the City Specific Plan 58
Table 5A
Rancho Coronado Residential Development Standards
L0W DENSITY LOW-MEDIUM DENSITY
Residential Planning Areas A B C D
Configuration Front-Loaded
SFDR
Front-Loaded
SFD
Front-Loaded
SFD Court
Front-Loaded
SFD Court
Max. Dwelling Units 71 56 102 117
Min. Lot Area1 3915 SF 3,290 SF 3,150 SF 3 15,803 SF 6
Min. Lot Width 45’ 47’ 50’ 3 94’ 6
Min. Lot Depth 87’ 70’ 63’ 3 150’ 6
Min. Front Setback from
Sidewalk or Property Line 10’ 10’ 10’ 10’
Min. Architectural
Projection from ROW or
Adjacent Structure 4

7.5’ 7.5’ 7.5’ 7.5’
Min. Side Setback from
Sidewalk 10’ 10’ 10’ 10’
Min. Side Setback from
Property Line 5’ 5’ 5’ 5’ 5
Min. Front Garage Setback
from Sidewalk 16’/18’2 16’/18’ 16’/18’ N/A
Min. Rear Setback from
Property Line 10’ 10’ 5’ 5’
Min. Front Setback from
Back of Court Curb N/A N/A 3’ 3’
Height Limit 35’ 35’ 35’ 35’
Min. Common Open Space 2,500 SF 2,500 SF 2,500 SF 2,500 SF NOTES:
1 The Lot Area is measured from back of sidewalk.
2 The front yard setback is 16’ from the back of sidewalk for garage facade and 18’ from back of sidewalk for the garage door. These setbacks shall not impede ADA access.
3 Cluster configuration may contain, 2, 4, 6, or 7-units, however in some cases where a 1 unit conventionally loaded configuration may occur, areas and dimensions will vary.
4 Projections may include: roof line, chimney, bay window, and other general architectural pop-outs, etc. 5 Building setback shall maintain an average of 30’ from Twin Oaks Valley Road. 6 Smallest lot size contains 3 residential units, larger lot sizes may contain 6, 7, or 8 units. 744
Heart of the City Specific Plan 59
Table 5B
Rancho Coronado Residential Development Standards

LOW-MEDIUM DENSITY
Residential Planning Areas E F
Configuration Court-Loaded Court-Loaded
Max. Dwelling Units 1001 1202
Building Height Limit 28’ (2-Story) 38’ (3-Story)
Max. Floor Area Ratio (FAR) 1.0 1.25
Max. Site Building Coverage 65% 65%
Min. Setback from Public ROW3 20’ 20’
Min. Setback from Back of Private
Street Sidewalk 5’ 3’
Min. Setback from Interior Property Line 10’ 10’
Min. Setback from Face of Curb4 3’ 3’
Min. Building-to-Building Separation4 20’ 20’
Min. Private Open Space Per Unit
80 SF5 (ground floor)
50 SF (upper floor)
N/A (ground floor)
50 SF (upper floor)
Common Open Space
Area equal to 30% of livable ground floor area
of all units
NOTES:
1 Area “E” buildings may have a maximum of 16 units per building. 2 Area “F” buildings may have a maximum of 10 units per building. 3 Building setback shall maintain an average of 70’ from Twin Oaks Valley Road. 4 Encroachments are allowed on upper floors, and can encroach into the setback. Encroachments may include: roof line, chimney, deck, bay window, and other general architectural pop-outs, etc.
5 Minimum ground floor patio is 80 SF, maximum patio size is 485 SF, average patio size is 243 SF. Ground floor private open space below 250 SF per unit to be offset by additional common open space at a 2:1 ratio. 745
Heart of the City Specific Plan 60
Table 6
Standards for Private Recreation Areas
Type of Area*
Acres per 1,000
pop
Lot Size (square
feet)
Service Radius
(feet) Service Area
Play lots * 2,500 500-2,500 Sub-neighborhood
Pocket Parks * 2,500 Sub-neighborhood
*Detailed descriptions of the use and design of open space and recreational facilities shall be included as part of individual master plans for each area.

4.4 BUSINESS DISTRICTS
This section establishes the business-oriented land uses listed below. For a complete description of each land use designation refer to Section 2.3. Uses for each land use designation are listed in Table 7.

C Commercial
NC Neighborhood Commercial
TC Town Center
OP Office Professional
CM Commercial-Manufacturing
BP Business Park
HC Hospital Complex
746
Heart of the City Specific Plan 61

4.5 BUSINESS DEVELOPMENT STANDARDS

4.5.1 BUSINESS PARK BUILDING DENSITY REQUIREMENTS
Within the Business Park designation, the following building densities shall apply:
Where a two-acre minimum lot size applies pursuant to Table 8, the maximum permissible density shall be one building per two acres.
Where a one-acre minimum lot size applies pursuant to Table 8, the maximum permissible density shall be one building per acre.
Where application of the appropriate density factor yields a fraction, the allowable number of buildings shall be determined by rounding either up or down to the nearest whole number at the discretion of the City Manager or his/her designee based upon the extent of the project implementing the design objectives and criteria set forth in the Heart of the City Specific Plan. 747
Heart of the City Specific Plan 62
Table 7
Business Districts Permitted, Conditional and Prohibited Use C C(1)1 NC TC BP OP CM HC
Administrative and Headquarters
Offices of Firms engaged in Research
and Development and Manufacturing
- - - - P - - -
Administrative, Business and
Professional Offices - - - P P P P P
Ambulance Services C - - - - - C P
Antique Shops P - - - - - - -
Amusement Enterprises such as Fairs,
Merry-Go-Rounds, Ferris Wheels or
Carousels, and similar uses operated on
a temporary basis
- - - - - - - -
Apparel Stores P P P P - - - -
Arcades C C C - - - - -
Art and Artist's Supply Stores P P P - P - P -
Art Galleries and Stores Selling Objects
of Art P P P P - - P -
Assisted Living Facilities:

Continuing Care Retirement
Community, Extended Care Facility,
and Residential Care Facility

C - - - - - - -
Automobile Rental Agencies C - - - - - C -
Automobile Repairing, Overhauling,
Rebuilding and Painting, including
Body and Fender Shops
- - - - - - - -
Automobile Dealership and Service
(New Cars Only) C - - - - - - -
Automobile Supply Stores P - P - - - - -
Automobile Upholstery and Top Shops - - - - - - - -
Automobile Washing, Including Use of
Mechanical Conveyors, Blowers, and
Steam Cleaners
- - - - - - - -
Automobile Washing, Self-service - - - - - - - -
Bakeries, Baking of Items for sale on
only P P P P C - P -
Banks, Finance Services and
Institutions
(without Drive-thru) P P2 P P P P P P
(with Drive-thru) C - - - - - - -
Barber Shops and Beauty Shops P P P P - - - -
Bed and Breakfast - - - - - - - -
Bicycle Shops P P P - - - P -
Blueprint and Photography Services P P P - P P P -
Book, Gift and Stationery Stores (other
than adult related material P P P P - P P P3
Business and Office Services - - - P P P P -
Camera and Photography Shops and
Studios P P P - - - P -
748
Heart of the City Specific Plan 63
Table 7 (cont.)
C C(1)1 NC TC BP OP CM HC
Candy Stores and Confectioneries P P P P - C - P3
Carpet and Rug Sales and Installation P - - - - - P -
Catering Establishments - - - - - - P -
China and Glassware Stores P - P P - C P -
Christmas Tree/Pumpkin Sales Lots
Operated on a Temporary Basis C - - - - - - -
Churches C - - C C - C P3
Cigar Stores and Smoke Chops P P P P - - P -
Cleaning Establishments and Laundries
Self-Service or Coin-Operated P P P - - - - -
Cleaning and Laundering Services and
Pickup Agencies without Bulk Cleaning P - P - - - P -
Commercial Recreation (Indoor Only) P - C - - - - -
Concierge Services - - - P P P - -
Conference and/or Convention Centers - - - P P - -
Corporate Headquarter Offices - - - P P - C
Convalescent Facilities and Hospitals C - - - - - - P
Cultural Artist Exhibits:

Indoor gallery P P P P P P - P
Outdoor art exhibits (temporary
only) C C C C C C - C
Curtain and Drapery Shops P - P - - - P -
Data/Information, Telecommunications
and Centers and Services (no call
center)
- - - - P - P -
Day Care Centers C - C P2 C - - P3
Delicatessens P P P P P P P P3
Department Stores P - P C - - - -
Discotheques C C C C C - - -
Drug Stores and Pharmacies P P P - - - - P3
Electrical Equipment Sales and Repair
Shops C - - - - - P -
Equipment Rental Agencies with No
Outside Storage - - - - - - P -
Farmers Markets (max. 12,000 sq. ft.) C C C C - - - -
Financial Institutions, Including Banks,
and Loan Associations, Finance
Companies and Credit Unions
(Headquarters/Administrative Offices
only)
- - - P P P - -
Floor Coverings Shops P - C - - - P -
Florists P P P P P P P P3
Food Stores:

Supermarkets P - P - - - - -
Specialty Food P P P P - - - -
749
Heart of the City Specific Plan 64
Table 7 (cont.)
C C(1)1 NC TC BP OP CM HC
Convenience (within multi-tenant
building), P P P - - - - -
Furniture Repair and Upholstery Shops - - - - - - P -
Furniture Stores P - - - - - P -
Glass Replacement and Repair Shops P -
Heating and Ventilating Shops, not
Including Sheet metal Fabrication - - - - - - P -
Health and Athletic Gyms and Weight
Reduction Clinics - Accessory
Health/Athletic
C - - P P3 P3 C P3
Hobby Shops P P P - - - P -
Hotels C - - C C - - -
Household Appliance Sales and Repair
Shops P - P - - - P -
Ice Cream Stores and Soda Fountains P P P P - - - -
Interior Decorating Firms P - P P - P P -
Janitorial Services and Supplies - - - - - - P -
Jewelry Stores P - P P - - - -
Leather Goods and Luggage Stores P P P P P - P -
Linen Supply Services - - - - - P P3
Liquor Stores C - C - - - - -
Locksmiths P - P - - - P -
Manufacturing of Prototype Products
and Fabrication of Experimental
Products Which Neither Constitute nor
Cause a Public Health Risk to
Employees and/or to Surrounding
Properties
- - - - P - P -
Manufacturing of Products Requiring
Technology such as Instruments, and
Electronic Equipment, Office and
Computing Equipment
- - - - P - P -
Medical and Dental Offices P P P P P P P P
Non-profit Health Clinics - - - P - - - -
Medical Emergency Care Facilities - - - - P - - P
Messenger and Wire Services P - P P P P P -
Mortuaries - - - - - - - -
Motels - - - - - - - -
Motorcycle Sales - - - - - - P -
Music Stores P P P P - - - -
Music, Dance, and Martial Arts Studios C C C C - - C -
Musical Instrument Repair Shops - P - - - - P -
Nurseries and Garden Supply Stores in a
Building or Fully Screened Enclosure with
no Fertilizer Products in Bulk Form

P - P - - - - -
Newspaper and Magazine Stores P P P P P P P P3
750
Heart of the City Specific Plan 65
Table 7 (cont.)
C C(1)1 NC TC BP OP CM HC
Office, Business Machine and Computer
Component Stores P P P - - - P -
Optician and Optometric Shops P P P P P P P P3
Paint, Glass, and Wallpaper Stores P - P - P - - -
Pet and Bird Stores P - P - - - - -
Photocopy P P P P P P P -
Photographic Developing and Printing P P P P - - P -
Pinball and Electronic Games Arcades C C C - - - - -
Printing, Publishing, Lithography and
Engraving P - - - - - P -
Private Recreation Buildings or
Facilities C - - - P - P -
Public Utility or Public Service
Structures and Installations C C C C C C C -
Record and Tape Stores P P P P P - - -
Radio, Stereo, and Television Sales and
Repair P - P - - - P -
Realtors and Real Estate Offices P - P P - P P -
Research Activities, Laboratories, and
Facilities for Scientific Research - - - - P - - P3
Restaurant (sit down):

With entertainment C C C C C C - -
Serving of alcoholic beverages P P P P P P - -
Incidental serving of beer and
wine (without a cocktail lounge,
bar, or dancing)

P P P P P P - -
Without sales of alcoholic
beverages P P P P P P P P3
Cafe, limited to 20 seats (including
outdoor seating) P P P P P P P P3
Fast food (without drive-thru) C C C - - - - -
Fast Food (with drive-thru) - - - - - - - -
Café limited to 200 seats (including
outdoor seating) - - - - - - - P3
Secretarial Services - - - P P P P -
Service Clubs and non-profit
organizations - - - - - - C -
Service Stations - - - - - - - -
Shoe Stores and Shoe Repair Shops P P P - - - P -
Specialty Retail P P P P P - P C
Sporting Goods Stores:

Specialty; backpacking, tennis,
skiing, mountaineering, fishing, etc. P P P P - - P -
General encompassing a variety of
sports equipment P P P P - - P -
751
Heart of the City Specific Plan 66
Table 7 (cont.)
C C(1)1 NC TC BP OP CM HC
Swimming Pool Service and Sales - - - - - - P -
Tailor Shops P - P - - - P -
Television, Radio, and Stereo sales P P P P - - P -
Theaters:

Dinner Theater P P P P P C P -
Movie (multiplex) P C P P C - - -
Toy Stores P - P - - - P -
Travel Agencies and Bureaus P P P P P P P -
Service Establishments P P P - - - P -
Vendors (food and outdoor carts) C C C C C C C -
Veterinary (domestic):

Non-boarding P - P - - - P -
Boarding - - - - - - - -
Watch and Clock Repair Shops P - P - - - P -
Wholesale Business Establishments
Without Warehousing or Distribution - - - - - - P -
Yardage Goods Services P - P - - - P -
NOTES:

P Permitted
C Conditional Use Permit
D Administrative or Director’s Permit
- Prohibited
1Sub-designation applying only to commercial area south of Barham Drive and east of Twin Oaks Valley Road, adjoining the California State University campus. 2Automatic Tellers Only
3Only within 292 Myrtle, 255 Redel Road, 261 Redel Road, 256 Myrtle, 105 S. Twin Oaks Valley Road, 199 S.

Twin Oaks Valley Road, and 225 S. Twin Oaks Valley Road. 4 As part of City Hall complex.
5On same premises as business or office use and serving employees/guests only. 752
Heart of the City Specific Plan 67
Table 8
Business Development Standards Unless Otherwise Set Forth in a Specific Plan or Design Guidelines

C TC BP OP CM HC
Minimum Lot Area (acres) 21 21 1or22 2 2 20
Height Limit3
Within 80” of a major arterial 35’ 35’ 55’ 35’ 35’ 35’
Within 100’ of a residential district 35’ 35’ 35’ 35’ 35’ 35’ Other locations 70’ 70’ 70’4 70’ 50’ 125’
Towers, campaniles, rotunda 75’ 75’ 75’ 75’ 55’ 125’
Within 25’ of all other streets 35’ 35’ 35’ 35’ 35’ 35’ Maximum Building Site Coverage 35% 45% 45% 40% 40% 45%
Minimum On-Site Landscaping (excluding
landscaped street-side setbacks)5
15% 15% 15% 15% 15% 15%
Building Setbacks (measured from ultimate
property line)6
Freeway ROW 60’ 60’ 60’ NA 60’ NA
Freeway off-ramp ROW 20’ 20’ 20’ NA 20’ NA
Major arterial7 NA NA 20’ 20’ NA 8
Prime arterial 50’ 50’ 50’ 50’ 50’ 8
Other streets 20’ 20’ 20’ 20’ 20’ 8
Interior side adjacent to residential 25’ 25’ 25’ 25’ 25’ 8 Interior side adjacent to commercial9 15’ 15’ 15’ 15’ 15’ 8 Rear adjacent to residential 25’ 25’ 25’ 25’ 25’ 8
Rear adjacent to commercial 15’ 15’ 15’ 15’ 15’ 8
Parking Setbacks10
Major Arterial11 NA NA 20’ 20’ NA 20’
Prime Arterial 50’ 50’ 50’ 50’ 50’ 50’
Interior Streets12 25’ 25’ 25’ 25’ 25’ 25’
Interior side property line 10’ 10’ 10’ 10’ 10’ 10’
Rear property line 10’ 10’ 10’ 10’ 10’ 10’
Freeway off-ramp 15’ 15’ 15’ 15’ 15’ 15’
All areas not occupied by building(s), for circulation or parking shall be fully landscaped subject to a landscape plan approved by the Planning Director. Parking requirements areas specified in the Parking Ordinance, except as stipulated below.
1 Exempting sit down restaurants where one-acre minimum lot size shall apply providing it was part of a larger master plan.
2 A 2-acre minimum lot size shall apply to Business Park development within the special design area, fronting the freeway, and/or fronting arterial highways. A 1-acre minimum lot size shall apply elsewhere. 3 Height limits within the special design area shall not exceed fifty-five (55) feet maximum to the highest portion of any part of the building or structure, including, but not limited to, architectural features and towers. Height bonuses to projects qualifying under the lot consolidation incentives program shall be permitted in addition to this limit.
4 120’ overall height with the approval of a major conditional use permit 753
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5 Lots with multiple frontages shall only have front landscape street-side setbacks excluded. 6 Average Setback Requirements: Building setbacks from street shall be allowed a variation of +/- 10’ provided the average is maintained.
7 Buildings along Craven Road shall be no closer than twenty (20) feet from the public right-of-way. Buildings adjacent to deceleration/acceleration lanes may be as close as twelve (12) feet, provided that the average distance from the building to public right-of-way is twenty (20) feet. 8 Building setbacks in the HC designation are as follows: For every one (1) foot of building height, the setback shall be one (1) foot; except along Craven Road where the hospital building may be constructed to the maximum height allowed by the Specific Plan with a 105 foot setback from Craven Road. 9 Planning Director shall determine applicability of this requirement to commercial and office-professional projects fronting Twin Oaks Valley Road and Barham Drive on a case-by-case basis, so as not to preclude the integrated frontage treatments encouraged by this plan. 10 A portion of the on-site parking requirement may be accommodated off-site, providing the following criteria can be demonstrated to the satisfaction of the City Manager:
The off-site parking spaces are located within a parking structure with excess parking capacity beyond the intended uses it was built for.
The distance between buildings and parking structure is no greater than 1,200 feet and is accessible by pedestrian traffic.
The required parking exceeds the demonstrated parking demand for a particular use by virtue of walk-in traffic, reliance on mass transit, and reduced peak hour utilization numbers. 11 Within the Town Center and Commercial Manufacturing area of the Heart of the City Specific Plan area there shall be the ability to have shared parking between compatible land uses as long as there is a parking demand analysis and the uses are under the control of a single master developer/owner with CC&R’s that links the uses through a recorded reciprocal parking.
12 Parking areas along Craven Road shall be no closer than twenty (20) feet from the public right-of-way.

Enhanced landscaping will be required to screen and buffer parking area. 13 Pedestrian access will be required. Minimum setbacks for irregularly shaped lots shall constitute an average required width of 12 feet. Plans must be reviewed and approved by the Planning Director. 754
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4.5.2 BUSINESS PARK BUILDING FOOTPRINT REQUIREMENT
The minimum required ground floor “footprint” for all buildings within the Business Park designation shall be 13,000 square feet.

4.5.3 PARKING LOT LANDSCAPING
To ensure adequate screening and shading of parking lot areas, all such areas shall be planted with trees at the following rates:
A minimum of one 15-gallon tree per 5 parking spaces 1, plus; One 24-inch (or larger) box specimen per 20 parking spaces

4.5.4 BUSINESS PARK/SPECIAL DESIGN AREA SIGNAGE
Projects falling within the Special Design Area or within any Business Park area shall comply with the following:

A. General Signage

1. No sign shall be closer than ten (10) feet to the front or exterior side property line.

2. No sign shall encroach into the public right-of-way.

3. No sign shall be roof-mounted.

4. No sign is to be directly painted onto any wall, building or structure.

5. No pole signs shall be permitted.

6. Fast-food and restaurant's signs shall be subject to special review. Square logo signs shall have a maximum diagonal dimension of 3 feet. Fast food outlets and freestanding restaurants are not considered individual centers for the purpose of signage.

7. In general, backlighted or externally illuminated metal or plastic faced letters or signs will not be allowed.

8. No off-site signs shall be allowed.

9. Only monument signs as described below are allowed within the setback areas.

10. No banners or other forms of temporary signage shall be permitted.

B. Monument type (freestanding) signs shall conform to the following:

1. Maximum Number: one (1) per development.

2. Maximum Sign Area (lettering): 40 square feet per each side of sign.

3. Maximum Height: 3 feet.

C The following standards shall apply to single-tenant or single-parcel businesses:

1. Wall signs shall be limited to identification of business name or identifying logo.

2. Street addresses shall be incorporated into the face or structure of all freestanding signs.

3. Wall signs shall be limited as follows:
One (1) per street frontage, not to exceed two (2) per business; Wall signs shall be limited to a maximum of 50 square feet in sign area; 755
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Wall signs shall not exceed a height of 20 feet or project above the roofing mounted on any building face measured from the finished grade on the exterior of the building. The overall vertical dimension of a wall sign shall not exceed 20 feet for corporate headquarters.

4. Ancillary signage such as:
Directional signs (loading areas, shipping and receiving, building identification, etc.); stop signs must be specified as a part of a master sign program for the entire project and approved by the City.

D. The following standards shall apply to multi-tenant or multiple-use businesses:

1. General sign requirements:
Wall signs shall identify the individual business, use, or identifying logo. All projects with more than two tenants shall develop a comprehensive sign program. Street addresses shall be incorporated into the face or structure of the free-standing sign.

2. Wall signs shall conform to the following standards:
Maximum Number: one (1) per street or parking area frontage, not to exceed two (2) per business.
Maximum Sign Area: four (4) percent of the building face, not to exceed 20 square feet. Maximum Height: not to project above the roofline. The overall vertical dimension of a wall sign shall not exceed 1 foot for individual tenants.

E. Temporary Real Estate Signs

1. Real estate signs shall be limited to 1½ x 3 foot signs with a maximum height of 3 feet.

2. Said sign shall be placed out of the right-of-way.

3. Only one real estate sign per frontage
F. The landlord shall be responsible for maintaining the standards established in this section.

4.5.5 HOSPITAL COMPLEX SIGNAGE
For safety purposes, signage within the hospital complex designation should facilitate the quick identification of medical services and the efficient circulation of traffic on-site.

Safety concerns dictate that individuals with emergencies, whether in an ambulance or a private vehicle, be able to easily locate the emergency entrance. Signage should enable all visitors to find their way with ease, both for the convenience of those in ill-health and so that circulation to emergency entrances is not congested with traffic in search of other destinations.

A. Comprehensive Sign Program

1. All signage must be submitted as part of a comprehensive sign program for approval by the Planning Director except for those exceptions listed below.

2. Signs not requiring Planning approval:
Signs mandated by federal, state, or other governmental requirements. Signs which cannot be viewed from any street or highway and which are designed to direct and guide pedestrian and vehicular traffic while such traffic is on the parcel or real property on which such signs are located.
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Once a comprehensive sign program has been approved for a site, revision to lettering and/or wording on the sign face(s) may be made without additional Planning approval provided changes conform to the approved comprehensive sign program.

B. General Signage

1. No sign shall be closer than ten feet to the front or exterior side property line.

2. No sign shall encroach into the public right of way.

3. No sign is to be directly painted onto any wall, building, or structure.

4. No pole signs shall be permitted.

5. No off-site signs shall be allowed.

6. No sign shall be roof mounted.

7. If signs are to be illuminated, they shall utilize internally illuminated channel letters.

8. Only monument signs as described below are allowed within the setback areas.

9. No banners or other forms of temporary signage shall be permitted.

10. Street addresses shall be incorporated into the face of structure of all freestanding signs.

C. Freestanding Signs

1. Hospital Identification Signs
One hospital identification sign may be placed at each street intersection. Maximum number of hospital identification signs: 2
Maximum sign area (lettering): 60 square feet per each side of sign. Maximum height: 8 feet

2. Main Entrance Signs
One monument sign may be permitted per street frontage and shall be located at a major drive approach. Maximum number of entrance signs: 2.
Maximum sign area (lettering): 60 square feet per each side of sign. Maximum height: 8 feet.

3. Drive Identification Signs
One driveway identification sign may be permitted at each minor drive approach at which a hospital identification or entrance sign is not located. Maximum sign area (lettering): 40 square feet per side of sign. Maximum height: 8 feet.

D. Wall Signs

1. Building identification
Maximum number: One wall sign for building identification per building per street frontage. Maximum sign area (lettering): 100 square feet in sign area. Maximum vertical dimension: 2 feet.
Wall signs shall not exceed a height of 20 feet.

2. Site identification
Maximum number: One wall sign per site per street frontage identifying the hospital and/or medical center complex.
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Through the sign program it is permissible to have more than one site wall sign facing a single street provided the maximum number of permitted signs is not exceeded (one per street frontage).
Maximum sign area (lettering): 300 square feet.
Maximum vertical height: 12 feet.
Wall signs shall be located no closer than 5 feet from the top of the building.

E. Ancillary Signage
One unlighted sign per entrance/exit not to exceed four square feet may be placed on the rear or internal side of the building for parking, service, and delivery purposes.

F. The tenant shall be responsible for maintaining the standards established in this section.

4.5.6 NEIGHBORHOOD COMMERCIAL SHOPPING CENTER
A. General signage

1. Developer shall develop and submit to the City a comprehensive sign program for approval.

2. No sign shall be closer than ten (10) feet to the front or exterior side property line and shall not impact line of sight so as to create a potential safety hazard.

3. No sign shall encroach into the public right-of-way.

4. No sign shall be roof-mounted.

5. No sign is to be directly painted onto any wall, building or structure.

6. Freestanding signs shall consist of monument signs only. Pole signs shall not be permitted.

7. No off-site signs shall be allowed.

8. Square or rectangular logos shall be discouraged unless logo is a registered trademark.

B. Monument signs shall conform to the following:

1. Maximum number: two (2) per street frontage for entire shopping center development with a minimum spacing between signs of 100 feet.

2. Maximum sign area for primary monument sign (sign panels not including support structure): 150 square feet for each side of sign.

3. Maximum height: 20 feet.

4. If a second monument sign is used on the same street frontage, it shall be considered the secondary monument sign and will be limited to a maximum sign of 120 square feet for each side of sign.

5. Maximum height: 15 feet.

C. Building Signs -Major tenants (anchor tenants)

1. Major tenants (Anchor Tenants) maximum number: one per street or parking area frontage not to exceed two per business.

2. Maximum sign area: ten (10) percent of the building face, not to exceed 200 square feet.

3. Maximum height: not to project over the roofline.

4. Maximum dimensions: letters shall not exceed 71" in vertical height nor 70% of tenants lease frontage in width.

D. Building signs -Shop tenants and pad tenants
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1. Maximum number: One (1) per street or parking area frontage not to exceed two (2) per business.

2. Maximum sign area: ten (10) percent of the building face, not to exceed 100 square feet.

3. Maximum height: not to project over the roofline.

4. Maximum dimensions: letters shall not exceed 24" in vertical height nor 70% of tenants lease frontage in width. Logos shall not exceed 36" in vertical height.

5. Building signs must be located visually centered vertically and horizontally within the designated sign area.

6. Blade signs shall not exceed four square feet in area and must maintain a minimum vertical clearance of 9 feet from the bottom of the sign panel to grade.
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5: IMPLEMENTATION

5.1 EXPIRATION OF PLAN APPROVAL
The Heart of the City Plan has been adopted to ensure development of the City's core area as a diverse, education-oriented community having a state university campus as its primary focus. Given that intent, the City Council recognizes the difficulties inherent in implementing this plan so long as the State of California has not acquired the proposed campus site. Accordingly, should the California State University fail to obtain title to the Bieri-Avis property for which it is currently negotiating, by June 30, 1988, this specific plan shall automatically expire and be of no further force and effect and the City of San Marcos may entertain other specific plan proposals to implement the project area's current general plan and zoning of "SPA."

5.2 SPECIFIC PLAN APPROVAL REQUIREMENTS DEEMED MET
Upon adoption of this document, specific plan approval requirement for properties comprising the Heart of the City shall be deemed satisfied pursuant to Title 20 of the Zoning Ordinance. There shall be no further requirement for the subsequent approval of individual specific plans for projects found to conform to the provision of this plan.

5.3 PLAN AMENDMENT
Amendment to the text of this plan or to the boundaries of the project area shall occur only in the manner provided by Section 20.535.080 of the Zoning Ordinance and subject to the same findings prescribed for initial enactment of a specific plan. Pursuant to Section 20.535.080, plan amendments may be initiated by either private parties or the City Council.

5.4 EFFECT ON ZONING ORDINANCE/MAP
Upon adoption of this Specific Plan Amendment (SP 15-007), all land use/development regulations and standards set forth in this Plan shall supersede those contained within the Zoning Ordinance with respect to properties and development within the project area. Where no comparable or conflicting development standards or criterion is found herein, Zoning Ordinance provisions shall apply. The City Zoning Map shall be changed to delineate the boundaries of the project area and all acreage falling therein shall be clearly labeled "SPA".

5.5 INTERPRETATION OF PLAN
The City Manager or his/her designee shall have the responsibility of interpreting the provisions of this specific plan. Such interpretations shall be made in writing and permanently maintained on file with the Planning Division for future reference. Any person aggrieved by the City Manager's interpretation may appeal it to the Planning Commission, under established appeal procedures.

5.6 AMBIGUITIES
Unless otherwise provided, any ambiguity concerning the content or appropriate application of the Heart of the City Specific Plan shall be clarified by the City Manager or his/her designee. 760
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5.7 REGULATORY PROCEDURES

5.7.1 DEVELOPMENT REVIEW PROCESS
The processing and review of development proposals in the Heart of the City shall be subject to established procedures in effect for the entire City, including Site Development and Subdivision Map review. However, the criteria used in the evaluation of each development proposal within the Heart of the City shall be based upon the objectives, policies, guidelines and specific development standards specified herein.

5.7.2 MASTER DEVELOPMENT PLAN
It is the intent of this plan to provide for integrated development at the earliest possible point in the development review process and to discourage piecemeal or strip development by coordinating the efforts of individual or multiple property owners through the master plan process. To implement this intent, the following requirements shall apply to all properties and projects and shall not be limited to parcel lines or site boundaries:

1. A master plan shall be required by the City Manager or his/her designee when it is evident in his or her opinion that piecemeal development will prevent or preclude future development of adjacent properties in a manner consistent with this specific plan.

2. A master plan shall, at a minimum, cover all of that land use subarea of which the subject property is a part. This is provided however, that where a public street or streets within the subarea form a logical alternate boundary, the master plan may, at the discretion of the City Manager or his/her designee, extend to that alternate limit instead.

3. Applications for master plan approval shall be made on a form prescribed by the City Manager or his/her designee and shall conform to Site Development Review submittal requirements (see Section

5.7.3). A master plan shall be processed concurrently with any development proposal applicable to the subject property, pursuant to established Site Development Review procedures.

4. Master plans shall, at a minimum, adhere to the requirements set forth in the Development Standards and Community design sections of this plan.

5.7.3 SITE DEVELOPMENT REVIEW
All development proposals within the boundaries of this specific plan shall submit for Site Development Review, as set forth in Chapter 20.515 of the Zoning Ordinance. Each project shall be evaluated administratively by the City's Site Development Review Committee for compliance with the terms and intent of this plan, both expressed and implied. All applications for Site Development Review shall, at a minimum, be accompanied by the following materials (in such numbers as the City Manager or his/her designee may specify):

1. A site plan drawn to appropriate scale;

2. Architectural floor plans and elevations;

3. A preliminary grading and drainage plan;

4. A landscape plan;

5. A building materials board and color photo of that board no larger than 11" x 17";

6. A completed Site Development Review Application accompanied by the appropriate processing fee;

7. A written description of proposed uses;

8. A preliminary title report or policy for all property involved; 761
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9. A visual simulation/impact analysis (mandatory for projects within the Special Design Area; optional, at the discretion of the City Manager or his/her designee, for projects outside of the design area). The objectives of this requirement shall be to:
a) minimize the visual impact of adjacent development on the proposed university campus; b) identify/explore various development alternatives to determine which plan layout and building forms would best achieve this;
c) demonstrate how the selected alternative minimizes visual impact on the campus

10. Such other information or materials as the City Manager or his/her designee may specify.

Upon completion of Site Development Review, the City Manager or his/her designee shall have the power to approve an application with conditions or revisions, as necessary, or to deny it subject to the applicant's right of appeal. No site development plan shall be deemed approved until all required revisions have been made and the modified plans submitted, as a set of original mylars, for Planning Department files.

If, in the opinion of the City Manager or his/her designee an application for Site Development Review involves unusual site development conditions or requirements or unique operating circumstances and raises questions of development policy substantially more significant than is generally encountered during such review, the Director may refer the application to the Planning Commission for its action in a public hearing.

All such hearings shall be subject to notice requirement specified by law.

5.7.4 PRE-APPLICATION REVIEW
Prior to any Site Development Review, Tentative Map, or Conditional Use Permit submittal, applicants shall meet with the City Manager or his/her designee for informal review and comments regarding the development policies, standards and intent of this plan. Such meetings can serve to reduce expenditures of time and money.

5.7.5 CONDITIONAL USE PERMIT
Certain uses, because of their unusual site development requirements or unique operating characteristics, are subject to the granting of a Conditional Use Permit by the Planning Commission and, on appeal, the City Council. Uses subject to this requirement are shown in Tables 2 and 7 of this plan. The purpose of a Conditional Use Permit is to afford an opportunity, in public hearing, to review and evaluate use requirements and characteristics, to ensure adequate mitigation of any potentially adverse impacts on adjoining properties or uses, and to provide for adjustment of certain site development regulations and standards contained in this plan. The Planning Commission is empowered to hold a public hearing to review use permit applications and may grant approval, approval with reasonable conditions, or denial of any such application subject to right of appeal.

5.7.6 VARIANCE
Variances from the terms of this plan may be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location or surrounding, the strict application of the regulations of this plan deprives such property of privileges enjoyed by other property in the vicinity under an identical land use classification. Any Variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and land use classifications where the property is situated.

The granting of a Variance is subject to the terms and procedures as set forth in the Zoning Ordinance, Chapter 20.525.
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5.8 NONCONFORMING USES AND STRUCTURES
Legally nonconforming uses of land or buildings within the Heart of the City may be continued provided there is no increase in the space devoted to the use and subject to the provision of Zoning Ordinance, Chapter

20.345.

5.9 LIMITATION ON INTERIM USES
Commencing with the effective date of this plan it shall be the policy of the City to deny applications for the extension or renewal of conditional use permits for contractor's storage yards and other interim or transitional uses within the Heart of the City, except when such uses can be shown to further the objectives of this plan. Where it can be demonstrated that such uses further the objectives herein, it shall be the City's policy to grant time extensions/renewals for a period of up to two (2) years or to January 1, 1990, whichever is the lesser. This provision shall have no effect on the term of conditional use permits previously approved for such uses or upon the conduct of those uses.

5.10 DENSITY RANGE CONCEPT

5.10.1 INTENT
It is the express intent of this plan to use the density range concept built into its residential land use districts as an incentive to encourage thoughtful residential design implementing the following objectives:
Preserve or provide substantial amounts of open space, both active and passive, through the clustering of dwellings and the consolidation of smaller open spaces; Provide for the preservation/replacement of existing on-site windows; Provide for the development of interconnected trails and greenways; Provide for the protection of natural features and mature vegetation; Enhance the character of the community through integrated landscape, streetscape and overall project design

5.10.2 APPLICATION OF THE DENSITY RANGE CONCEPT
Each residential land use designation of this plan defines a permitted density range. The specific density permitted within each range will be determined on a project-by-project basis during the development review process, subject to the following general provisions:
Projects which meet the minimum development standards and design guidelines set forth in this plan shall generally be limited to the lower end of the density range specified for the property involved.
Projects exceeding the minimum development standards and design guidelines of this plan may be permitted to develop at the higher end of the density range specified for the property. The precise density allowed shall depend upon the degree to which minimum development standards/design guidelines have been exceeded and the extent to which the above-listed objectives are attained.
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5.11 LOT CONSOLIDATION INCENTIVES PROGRAM

5.11.1 PURPOSE
It is the intent of this program to actively encourage the consolidation of small lots and comprehensively planned development resulting in greater land use efficiencies, improved design and reduced incremental costs typically associated with larger scale projects. For purposes of this program, the term "lot consolidation" shall mean the legal/physical combination of parcels through the tentative map or boundary adjustment process, and the concurrent submittal of a master site plan reflecting integrated development of the acreage consolidated.

5.11.2 APPLICABILITY
When, in the opinion of the Planning Director, the consolidation of lots designated for business use only would result in a desirable master development plan benefitting the community and furthering the objectives of this specific plan, the Planning Director shall consider granting development incentives under the following circumstances:
Four or more legal parcels are involved in the consolidation; The total area of the lots involved equals or exceeds five (5) acres; The resulting development exceeds the combined valuation of the affected parcels and any improvements existing thereon prior to consolidation;
The master development plan submitted pursuant to Section 5.7.2 is creative in its design, taking into consideration the overall circulation, parking, landscaping and architectural design of the affected acreage so as to avoid any negative impacts to itself and the surrounding area.

5.11.3 CONSOLIDATION INCENTIVES
For lot consolidation qualifying under Section 5.11.2, the Planning Director may, at his/her sole discretion, grant up to three (3) of the following development incentives:* Incentive Category Incentive
Required # Parking Spaces 5 % Reduction
Landscape Area Requirement 2 % Reduction
Interior Side Yard Setback** 5' Reduction
Rear Yard Setback** 5' Reduction
Building Height Limitation 15 % bonus
Redevelopment Assistance*** Varies
*The combining of very small lots is especially desirable to ensure development on a scale consistent with the intent of this plan. Accordingly, for lot consolidations involving two or more parcels of less than one (1) acre each, the Planning Director may consider granting a fourth incentive from among those listed above. **Yards adjoining properties designated for business use only. ***Redevelopment assistance is at the discretion of the San Marcos Redevelopment Agency.

5.12 ART IN PUBLIC PLACES

5.12.1 PURPOSE
The Heart of the City is a unique area of the community and as such a unique program needs to be established which projects an image more than just its layout and the physical characteristics of its streets 764
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and buildings. One major element of this area's image can be its art. Art can make a statement to all about who and what this area represents, how it views itself, and how it is viewed by others.

Public art can also serve as a business trademark, conveying growth and prosperity to the private and public sector alike. Art sculptures can range in subject and style from free-flowing abstract design to detailed realistic figures. The mediums represented include steel, bronze, concrete, wood, plastic and stone.

5.12.2 PROGRAM REQUIREMENTS
All new residential and commercial development projects are required to acquire and install an art sculpture when the development project has a building valuation above $250,000. The amount identified as the minimum allocation for the acquisition of an art sculpture is based upon the total building(s) valuation as computed using the latest Building Valuation Data as set forth by the International Conference of Building Officials (ICBO). A building valuation of up to $500,000 requires no art piece. A valuation of $500,001 up to $999,999 shall require that 1% of the total valuation be allocated for an art sculpture. A building valuation of $1,000,000 and above would require an art allocation of $10,000 plus $2,000 for each million dollars of building valuation (including the first million dollars of valuation). Examples of the art allocation formulas are as follows:

Building Valuation Minimum Art
Allocation
$ <250,000 $0
$ 250,000 $2,500
$ 500,000 $5,000
$ 750,000 $7,500
$ 1,000,000 $12,000
$ 5,000,000 $20,000
$ 10,000,000 $30,000
$ 15,000,000 $40,000
$ 25,000,000 $60,000
$ 50,000,000 $110,000
$ 75,000,000 $160,000
$100,000,000 $210,000
The Planning Director shall have the option to permit a donation in lieu of an art sculpture in the amount identified pursuant to the above art allocation formula to the City for cultural enrichment. The provision for an exception by the Planning Director shall be based upon a lack of public accessibility to an art piece or the scope of the development project being such that the art piece will not meet the intent and guidelines of the program.
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5.12.3 GUIDELINES FOR ART SCULPTURE
Requirements for the selection, acquisition, placement, identification, and maintenance of art sculptures are as follows:
The art sculpture shall be easily visible to the public street. The art sculpture shall be located in an area specifically designated for such purpose. Installation of the art piece shall be planned and implemented to enhance the work and allow for unobstructed public viewing from as many angles as possible.
The art sculpture submittal shall include a complete site plan with landscaping, lighting and other appropriate accessories to complement and protect the art work. The art sculpture shall be comprised of permanent-type materials and require a low level of maintenance. Durable and weather-resistant materials are recommended. Lettering or signing is not permitted upon the art sculpture or its foundation. The art sculpture shall be constructed at a size that is proportional to the size of the adjacent building(s) and other improvements.
Expressions of obvious bad taste or profanity, which would likely be offensive to the general public, are impermissible.
The art sculpture shall be designed by persons with experience and knowledge of monumental scale sculpture and shall provide the City with background information verifying these capabilities. Developers shall be encouraged to provide a wide range of sculptural styles, materials and types when selecting an art work for the program.
Water sculptures are encouraged.
In order to provide diversity and opportunity, not more than five pieces by the same artist is encouraged.
Each piece shall be identified by a plaque measuring approximately 10" x 10". The plaque shall be made of cast metal and shall be placed in an appropriate location near the art piece and shall list only the date, title and the artist.
The art sculpture shall be maintained by the property owner in a neat and orderly manner acceptable to the City.
The art sculpture shall be a permanent, fixed asset to the property upon which it is located. The art sculpture shall be placed in a landscape or plaza area that is complementary to the development and designed as part of the integrated landscape/open space plan.

5.12.4 PROCESSING
Processing for an art sculpture shall begin with the City Planning Division apprising each developer of the requirements for an outdoor sculpture as an element of the development project. The City Planning Division will advise the developer of the program and give further direction and program clarification pertaining to artistic options.

When a development project requires the approval of a variance, conditional use permit, site development or related City approval, it shall be conditioned upon the development that the building project shall not be occupied until such time as the art sculpture is in place.

The applicant shall submit to the City Planning Division a completed Art in Public Places application and the proposed art piece in one or more of the following formats:
Photographs or slides of the subject art sculpture depicting several views. 766
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A model of the art sculpture
A graphic illustration or artist's rendering of the art sculpture depicting several views.

The subject art piece shall be an integral part of the landscaping and/or architecture of the building. Details as to specific landscaping and architectural treatment integrating the piece into an overall project design and maintenance factors required to ensure its permanence shall be included.

Upon receipt of the subject art piece and application, the City Planning Division shall schedule a meeting with the "Art in Public Places Advisory Committee." The Art Advisory Committee will serve to review proposed art for public areas within the project area. Committee appointees shall have an art orientation and/or be qualified by education and/or experience in the field of art and/or development. The Committee is comprised of the Planning Director or designee, the Director of Community Services, or designee, a member of the Planning Commission as appointed by the Chair and a member of the City Council as appointed by the Mayor.

A recommendation to the Director of Development Services concerning findings and/or recommendations on the proposed art piece will be submitted within thirty (30) days from the date of submittal. Upon approval the Planning Division shall notify the project developer in writing as to the acceptance of the proposal and any conditions which will apply.

Should the Planning Director determine that the art piece is not consistent with these policies and guidelines, a letter shall be sent to the developer outlining the objections and/or concerns. A meeting will then be arranged between all parties involved to determine whether or not an alternative art piece should be proposed and/or discuss whether modifications should be made to the proposed art piece.

The decision of the Planning Director shall be final and shall become effective 10 days after notification, provided, however, that if within such 10 day period an appeal of the decision is filed by an aggrieved person, the filing of such appeal shall suspend the decision of the Planning Director until the determination of the appeal by the City Councilor its dismissal by the appellant. Such appeal shall be filed in writing with the City Clerk and shall be processed as follows:
Upon the filing of an appeal to the City Council the hearing date for the appeal shall be set by the City Clerk.
The City Clerk shall transmit to the City Council the original application, records, written reports and appeal disclosing in what respect the application and facts offered in support thereof met or failed to meet the requirements of the Art in Public Places Program. The City Council may affirm, reverse, or modify in whole or in part any appealed decision, determination or requirement of the Planning Director, but before granting any appealed petition which was denied by the Planning Director, the City Council shall indicate where the sculpture involved meets or does not meet the requirements set forth herein. The City Council's decision shall be final.

5.13 PUBLIC SERVICES
The status of public services and utilities in San Marcos and the project area in particular is given on pages 100-103 of Final Environmental Impact Report (FEIR) 06-87. The expected impact of this specific plan on such services is discussed on pages 104-106 of FEIR and required mitigation measures are identified on pages 106-110 of that same document. Those discussions are incorporated herein by this reference. The current lack of information regarding project-specific service requirements of the future development within 767
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the Heart of the City precludes further elaboration at this time. However, facilities-related mitigation identified in the FEIR shall, to the extent appropriate, be addressed in detail (along with viable implementing measures) in the City's upcoming revision to the Public Facilities Element of the General Plan.

5.14 FINANCING SOURCES
The following sections discuss a number of financing mechanisms, other than developer exactions currently authorized by local ordinance, which could be employed alone or in combination for the implementation of public improvements within the project area.

5.14.1 STATE COMMUNITY REDEVELOPMENT LAW
This act allows communities to utilize tax increment financing to carry out redevelopment activities, by applying tax increments generated within a redevelopment project area to finance planning, administrative, acquisition, and improvement activities. The act permits a redevelopment agency to finance land acquisition for public purposes, construction of public facilities, such as roads, parks, and sewers, and administrative, legal, planning, and engineering costs related to the project. The agency is then empowered to issue bonds to finance project area improvements and administrative costs, and to apply the tax increments derived in the project area to pay the debt service on those bonds. The San Marcos Redevelopment Agency has established two redevelopment project areas and the majority of the Heart of the City falls within one or the other of these. Current and projected development within the redevelopment areas could generate substantial tax increment revenue to assist in the financing of necessary infrastructure within the Heart of the City.

5.14.2 REIMBURSEMENT DISTRICT
Under Articles 5 and 6 of the California Subdivision Map Act (as amended in January 1977), Cities are authorized to collect to cover the costs of public improvements including roads, bridges, drainage and sanitary fewer facilities. Under these provisions, the City could enter into an agreement with a developer to reimburse he or she for that portion of improvement costs equal to the difference between the amount it would have cost the developer to install improvements to serve his or her property only and the actual cost of such improvements. The City would then reimburse the developer by levying a charge on any real property similarly benefited or by establishing and maintaining a local benefit district to levy and collect charges or costs from other benefited properties. It is possible, under this approach, to defer payment of charges or costs by other benefited properties until such property is developed.

5.14.3 ASSESSING TAXING DISTRICT
California law authorizes a variety of assessment procedures that could be employed to finance public improvements within the project area. These procedures potentially can be applied to finance construction of roads, bridges or grade-separated crossings, flood protection or storm drainage facilities, and open space.

They can also be used to provide maintenance service or other specialized services, such as transit.

Assessment district procedures provide an equitable way of assigning costs because they operate directly on benefited properties and area based on assessed valuation. With the passage of Proposition 13, the use of assessment procedures has special relevance in an industrial and commercial area since many recent fiscal analyses have concluded that residential properties are, or will be, paying an increasing portion of the tax burden.

The procedures for establishing assessment districts, however, vary substantially depending on pertinent enabling legislation. In some instances, the legislative body can establish the district, in other instances approval by registered voters in the area is needed, while in still other instances approval by a majority of property owners is mandated. Thus the potential application of assessment procedures depends on the 768
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initiation and formulation procedures required, and by attitudes toward mandatory participation. A summation is provided below of the more relevant assessment procedures. These are discussed by the type of improvement or service financed by the procedures.

5.14.4 DRAINAGE AND SEWER FACILITIES
Section 66410-66499.30 of the Government Code and the Subdivision Map Act of Government Code Sections 66483-66484.5 authorize payment of fees to defer the costs of drainage facilities for the removal of surface and storm waters from local and neighborhood drainage areas. To enact fees, an ordinance requiring payment of fees must be in effect for a period of 30 days prior to the filing of a tentative map (or parcel map if no tentative map is required). The ordinance refers to a drainage or sanitary sewer area, which contains an estimate of the total costs of constructing the local drainage or sanitary sewer facilities required in the plan.

The governing body is the legislative body that has adopted the drainage or sanitary sewer plan.

The fee to be imposed, whether actual or estimated is based upon the findings of the legislative body, that subdivision and development of property within the planned drainage or local sanitary sewer area will require construction of the facilities described in the plan.

5.14.5 BRIDGES AND MAJOR THOROUGHFARES
Section 66484 of the Government Code authorizes the design, acquisition of rights-of-way, administration of construction contracts and actual construction of bridges and major thoroughfares. Local ordinance must refer to the circulation element of the General Plan and to the provisions of such element which identify those major thoroughfares whose primary purpose is to carry through-traffic and to provide a network connecting to the state highway system. If one-half of the owners within the area of benefit protest the improvement, then proceedings are abandoned. Local ordinance may require the payment of a fee as a condition of approval of a final map or as a condition of building permit issuance. An ordinance adopted pursuant to this section may provide for the acceptance of consideration in lieu of payment of fees. The agency imposing fees may incur an interest-bearing indebtedness for the construction of bridge facilities or major thoroughfares.

5.14.6 STREETS AND HIGHWAYS
Section 22585-22594 of the Streets and Highways Code allows the legislative body to construct or install improvements and to provide for the maintenance or servicing of those improvements. The assessment district is initiated by the legislative resolution. Proceedings for the assessment may be abandoned if there is a majority protest representing property owners owning more than 50 percent of the area of assessable lands within the proposed district. A four-fifths vote of all legislative body members can overrule the protest.

5.14.7 OTHER IMPROVEMENTS
Special Municipal Tax Districts are authorized under Section 60000-60160 of the Government Code. Such districts can maintain and operate any public improvement or utility of local necessity or convenience, furnish or perform any special local service including music, recreation, or advertising. The governing body may appoint officers and employees for the district, as it deems necessary. Officers and employees serve at the pleasure of the legislative body and are not subject to civil service provisions. Formulation is initiated by a petition of residents living within the proposed district. Ten percent of the registered voters within the proposed district must sign the petition.

The legislative body adopts a resolution of intention and, if no objections are sustained, submits the questions of district formation and tax levy to residents of the district. A majority vote in favor of the district 769
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allows the legislative body to declare the district formed and levy the special tax. The district has the authority to levy taxes upon taxable property not to exceed $1 per year on each $100 of assessed valuation.

5.14.8 OTHER SPECIAL ASSESSMENT AND BONDING ACTS
A host of other assessment district acts exist in California, many of which could be used within the Heart of the City Specific Plan area. These include: The Improvement Act of 1911; the Municipal Improvement Act of 1913; the Parking District Law of 1951; and the Pedestrian Mall Law of 1960. All of these allow for the issuance of bonds to represent unpaid assessments. This in turn allows the owner to pay lien to installments over the period of years the particular bond act and proceeding use provides. The bonds themselves can be issued against single owners or against a group of owners.

Various other state and federal programs, such as the Urban Development Action Grant Program, are focused largely on declining communities and are likely to have limited potential for the Heart of the City.

5.15 CITY-INITIATED MARKETING PROGRAM
To further the objectives of this plan, and to ensure the capture of a proportionate share of corporate and other desirable users in a competitive market, the City should formulate a comprehensive marketing program for the project area. The principal targets of this program should be regionally or nationally established firms closely identified with development of the highest quality and having the means to fully implement the objectives of this plan.

5.16 PEAK HOUR MANAGEMENT PROGRAM
In order to mitigate increased traffic volumes caused by the Heart of the City Plan all development within the planning area shall be subject to the Peak Hour Traffic Management Ordinance.

5.17 SEVERABILITY
If any regulation, condition, program or portion thereof of this plan is for any reason held invalid or unconstitutional by a court of competent jurisdiction, each such portion shall be deemed a separate, distinct provision and the invalidity of such provision shall not affect the validity of the remaining provisions. 770
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APPENDIX A: UNIVERSITY DISTRICT SPECIFIC PLAN
(Copy available through the City’s web page)
771
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APPENDIX B: RICHMAR SPECIFIC PLAN
(Area will consist of individual Specific Plans as they are approved.) 772
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APPENDIX C: CAMPUS POINTE II SPECIFIC PLAN
(Copy available through the City’s web page)
773
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APPENDIX D: URBAN DESIGN PROGRAM & PRECISE PLAN
774
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APPENDIX E: RANCHO CORONADO RESIDENTIAL DEVELOPMENT &
DESIGN STANDARDS (AREAS: A, B, C, & D)
775
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APPENDIX E1: RANCHO CORONADO RESIDENTIAL DEVELOPMENT & DESIGN STANDARDS (SOUTHERN PARCEL- AREAS: E & F)
776
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APPENDIX F: MISSION 316 SPECIFIC PLAN
(Copy available through the City’s web page)
777
ORDINANCE NO. 2025-1574

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN
MARCOS APPROVING AN ORDINANCE AMENDING TITLE 20

OF THE SAN MARCOS MUNICIPAL CODE ASSOCIATED WITH
SECTION 20.400.180, SELF-STORAGE REQUIREMENTS

TA24-0004
Urban Villages San Marcos, LLC

WHEREAS, on November 7, 2024, the City received an application from Urban Villages San Marcos, LLC requesting an amendment o f Title 20 of the San Marcos Municipal Code to clarify that the self-storage requirements listed do not apply to the Self-Storage Overlay Zone of the University District Specific Plan; and

WHEREAS, Chapter 20.400 of the San Marcos Municipal Code (SMMC), referred to as the City’s Specific Use Standards, establishes requirements for a variety of land uses in addition to the requirements of the applicable Zone; and

WHEREAS, SMMC Section 20. 400.180 provides specific criteria and minimum requirements for self -storage facilities within the City’s jurisdiction, including but not limited to demand analysis, location, access, setbacks, screening, economic impact mitigation, and loading areas; and

WHEREAS, the Text Amendment will result in an update to Section 20.400.180 which will state that the self -storage criteria and minimum requirements do not apply to the Self -Storage Overlay zone of the University District Specific Plan; and

WHEREAS, the Text Amendment is being requested in conjunction with an amendment to the University District Specific Plan (SP24-0003) to make various changes to the Specific Plan including the addition of a Self -Storage Overlay Zone and expansion of the Specific Plan boundary, amendment to the Heart of the City Specific Plan (SP 25-0001) to adjust the Specific Plan boundary, General Plan Amendment (GPA25-0002) to amend maps related to Specific Plan changes in the Land Use Element , and Conditional Use Permit ( CUP24-0005) for a new self - storage facility within the University District Specific Plan; and

WHEREAS, the Text Amendment will result in an update to Section 20.400.180 which will state that the self -storage criteria and minimum requirements do not apply to the Self -Storage Overlay zone of 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

NOW, THEREFORE, the City Council does hereby order as follows:
778
Ordinance No. 2025-1574
TA24-0004
December 9, 2025