San Marcos City Council
March 10, 2026

NOW, THEREFORE, the City Council does hereby resolve as follows:

A. The foregoing recitals are true and correct, and are hereby incorporated by reference into this Resolution.

B. The City Council hereby approves this Conditional Use Permit per the submitted plans date stamped December 8, 2025 (conversion of 13,500 square feet of commercial space within a 175, 911 square foot building on a 5.37 acres lot) except as modified herein, and subject to compliance with the con ditions of approval in Exhibit A attached hereto and incorporated by reference and made a part of this Resolution a s though fully set forth herein.

C. This Conditional Use Permit is approved in conjunction with the submitted Specific Plan Amendment (SP24 -0002) and all conditions of approval spe cified in Ordinance 2026- 1577, respectively, which documents are incorporated herein by this reference ; and the mitigation measures in previously adopted Mitigated Negative Declaration (MND13-003) are hereby incorporated by reference and made a part of this Resolution with the sam e force and effect as though fully set forth herein.

D. The City Council’s decision is based on the following findings and determinations:

1. Approval of the Conditional Use Permit would not result in detrimental impacts to adjacent properties or the character and function of the neighborhood, in that the proposed project will increase residential units within an existing mixed -use building that has been deemed compatible with the existing and future noise environment, access is controlled and staggered for residential traffic, parking demands for increased residential units will continue to be satisfied and controlled on-site through a lease agr eement and Parking Management Plan. The project continues to ensure sufficient open space, parking areas, and landscaping designed to enhance the visual and physical use of the property.

2. The design, development, and conditions associated with the Conditio nal Use Permit are consistent with the goals, policies, and intent of the General Plan, the purpose and intent of the applicable Zone and the character of any applicable Specific Plan, in that the proposed project in that the proposed project will continue to operate as a mixed-use development.

3. The land use allowed in conjunction with the Conditional Use Permit is compatible with the existing and future land uses of the applicable Zone, and the general area in which the proposed use is to be located, in that the proposed project will convert underutilized retail space to residential units within an existing mixed-use building, maintaining the overall balance of commercial and residential uses in the area while avoiding conflicts with surrounding properties and ensuring that on -site parking, access, and open space remain adequate.

4. The conditions imposed are necessary to protect the best interests of the surrounding property and neighborhood or to lessen or prevent any detrimental effect, in tha t the proposed project is located within a developed site which implements controlled residential access, on -site parking management, and 187
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maintenance of open space and landscaping, ensuring that the addition of residential units does not adversely affect adjacent proper ties or the character of the neighborhood.

5. All requirements of CEQA have been met , in that previously adopted Mitigated Negative Declaration (MND 13-003) addressed the environmental impacts of the existing mixed-use development, an Addendum was prepared to evaluate any changed conditions resulting from the conversion of commercial space for residential use. It has been determined that no substantial changes to the project, to the circumstances under which it is undertaken, or new information of substantia l importance will occur that would require preparation of a subsequent MND or EIR.

E. This Conditional Use Permit is within the scope of the Addendum to Mitigated Negative Declaration (ND 13 -003) (SCH No. 2013061059) and the mitigation monitoring and reporting program, and both are hereby recommended to the City Council for adoption pursuant to CEQA.

F. This Conditional Use Permit shall become null and void if not acted upon within twe lve (12) months of the adoption of this resolution, or the approved use ceases to operate at the subject property for a period more than twelve (12) months.

G. This Conditional Use Permit shall expire on March 10, 20 36. Any request for permit extension shall be applied for by the permittee no later than 120 days prior to the expiration date.

H. Any future expansion to the facility shall require a modification to this Conditional Use Permit. The Conditional Use Permit application must be submitted for review and approval by the Development Services Department prior to the issuance of any building permits.

I. The Planning Division may, but is not obligated to, inspect the premises annually to ensure compliance with all condit ions of the use permit approval. If the Planning Division determines that compliance is not being achieved after a cure period, then a public hearing must be scheduled for possible use permit modification and/or revocation, in accordance with Chapter 20.545 of the San Marcos Municipal Code (SMMC).

J. The applicant/developer shall comply with all provisions and requirements set forth in the San Marcos Municipal Code, and all City ordinances, resolutions, policies and procedures, and as authorized by the Davia Villag-MARC Specific Plan, and with all applicable state and federal regulations, as may be amended from time to time, whether or not such provisions or requirements have been specifically set forth in these conditions, all of which are now incorporated by reference and made a part of this Resolution with the same force and effect as though fully set forth herein.

K. To the extent feasible and as permitted by law, developers and contractors are requested to first consider the use of San Marcos businesses for any supplies, materials, services, or equipment needed, and the hiring of local residents to stimulate the San Marcos economy to the greatest extent possible.

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L. 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 fro m the City's approval of any and all entitlements or permits arising from the project as defined in the conditions of approval, or issuance of grading or building permits; (ii) any damages, liability and/or claim of any kind for any injury to or death of a ny 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.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of San Marcos, California, at a regular meeting thereof, held on this 10th day of March 2026, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

APPROVED:

Rebecca D. Jones, Mayor

ATTEST:

Phillip Scollick, City Clerk

ATTACHMENT(S):

EXHIBIT A – Conditions of Approval

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EXHIBIT A
RESOLUTION 2026-9549
CUP24-0001
Conditions of Approval

A. Reliance on this Conditional Use Permit shall comply with the following operational standards:

1. Operation of the facility is not allowed on site until occupancy has been approved by the Building Division.

2. The applicant/developer shall maintain a City Business License for the duration of the business operations.

3. Trash dumpsters shall be kept within the existing enclosure(s) on site, and gates shall be closed to screen the dumpsters from view. When not in use, dumpster lids shall remain closed in order to prevent rainfall from entering the dumpsters in compliance with the City’s Storm Water Management requirements.

4. The facility must comply with all applicable provisions of San Marcos Municipal Code (SMMC) Chapter 14.15 (Storm Water Management and Discharge Control) and other State and regional permits/standards for the protection of storm water quality.

5. Non-storm water discharge into the City’s storm drain conveyance system is considered an illicit discharge and is prohibited during construction, operation and maintenance of the business in accordance with SMMC Chapter 14.15.

6. The building address and suite number must be clearly labeled at the front and rear doors for day - and night-time emergency responses. In addition, adeq uate lighting must be provided to deter potential criminal activities (i.e.: vehicle burglaries, prowlers, loitering, etc.).

7. A separate permit will be required for any new signage, including temporary signs.

Signage must comply with the approved Marc San Marcos Comprehensive Sign Program. Portable signs (i.e.: A-frame, T-frame, etc.) are prohibited on or off site.

8. Use of the site must be conducted so as not to become obnoxious by reason of noise, odor, refuse, parking impacts, or maintenance of grounds and in such a manner as will not detrimentally affect adjoining properties and uses.

9. All trees and landscaping shall be maintained in a healthy, thriving manner. If any trees/landscaping shall die or become diseased, the trees/landscaping shall be replaced in numbers and quantity to provide the same landscaping and screening value.

10. All conditions as stated in the final Resolutions approving the Specific Plan (Ordinance 2014 -1387), Site Development Plan ( Resolution 2014 -7873) and Multifamily Site Developm ent Plan Modification ( Resolution 2019 -8610) are 190
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incorporated by reference and shall be complied with.

B. Any modifications, alterations, expansions or other changes must require the modification to this Conditional Use Permit and may necessitate the issuance of Building Permits and reissuance of a Certificate of Occupancy from the Building Division.

C. Prior to issuance of any building permit, the applicant/developer shall comply with the following conditions:

1. The applicant/developer must obtain writt en approval from the Planning Division that the modifications proposed under any Building Permit will be in substantial conformance with this adopted Conditional Use Permit.

2. Tenants are required to obtain written permission from the building owner, or owner’s agent, prior to obtaining a building permit from the city. Per SMMC Section

17.08.030 (Section 105.10), the tenant must obtain written permission from the building or property owner that the applicant/developer is authorized to proceed with the proposed construction.

3. All rooftop mechanical units, vents, ducts, etc. shall be screened by parapet walls or other architectural features from street grade view and adjacent properties as approved by the Planning Division Manager. A roof plan and cross section s showing lines of sight shall be submitted with construction drawings illustrating that roof equipment will be screened. Screening plan shall be approved by the Planning Division prior to issuance of a building permit.

4. The applicant/developer shall submit a parking management plan to the Planning Division for review and approval. The Parking Management Plan shall account for the applicable parking standards for the ten (10) new residential units created through the conversion of existing retail space and shall identify how existing on- site parking spaces, previously required for retail use, will be reassigned and managed to serve the new residential units without reducing overall parking availability. The plan must also continue to ensure sufficient fundin g and procedures to implement and administer parking controls, including, but not limited to: limited access to resident parking spaces located below buildings; vehicle registration for all residents; monitoring and enforcement of parking restrictions within the development; and active administration of parking policies. The plan shall include a parking sticker program limiting parking to a maximum of two (2) resident parking stickers per unit and regulating guest parking so that the total number of vehicles does not exceed available parking capacity. Strict enforcement measures shall be included, including towing vehicles without valid parking stickers and daily on -site security patrols. Storage of any items other than a registered vehicle shall be prohibit ed within garage areas. The Parking Management Plan shall be monitored and enforced by an on -site resident property manager, who shall be required to: maintain accurate records of all occupants and registered vehicles; designate and monitor all parking spa ce assignments for each tenant; and coordinate with local law enforcement for parking violations and towing as necessary.

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5. Remodeled structures and/or tenant improvements must be designed to conform to the latest design standards adopted by the State of Ca lifornia in the California Building Code, Part 2, Title 24, California Code of Regulations.

6. Building plans and instruments of service submitted with a building permit application shall be signed and sealed by a California licensed design professional as required by the State Business and Professions Code.

7. The City is located in Seismic Design Category “D.” Buildings and structures shall be designed to adequately transmit the dynamic lateral forces in accordance with the requirements of the latest adopted California Building Code.

8. The handling, storage, use and disposal of hazardous, toxic or flammable materials shall be clearly indicated on all floor plans submitted for a building permit and shall be in compliance with any and all Federal, State, County and City rules, regulations, and requirements for hazardous waste control, including but not limited to the Hazardous Waste Control Act of 1973 (HWCA) (Health & S C §25100 et seq.), as may be amended from time to time, whether or not such provisions or requirements have been specifically set forth in these conditions, all of which are now incorporated by reference and made a part hereof with the same force and effect as though fully set forth herein.

9. The project shall comply with the latest Federal Law, Americans with Disabilities Act, and State Law, California Code of Regulations, Title 24, for accessibility standards.

10. The project is subject to the approval of the applicable water/sewer district(s) for water and sewer services and all applicable fees and charges shall be paid to the satisfaction of the water/sewer district(s) prior to issuance of building permit.

11. The outer boundary of schools (grades K through 12) as listed in the current California Private School Directory shall comply with Education Code Section 33190 relating to the location of a school facility within 1,000 feet of businesses that are regulated for the storage, use and handling of hazardous materials as defined by the California Health and Safety Code.

12. The project shall include an automatic fire extinguishing system in accordance with the latest adopted California Building Code, California Residential Code and/or San Marcos Fire Code Ordinance. Fire suppression systems shall conform to the standards adopted by the National Fire Protection Association and the San Marcos Fire Marshal.

13. Applicant shall have an acoustical consultant generate a document to confirm that interior noise levels of new units do not exceed 45 dB(A). If deemed necessary, a noise analysis shall be done to verify units meet City standards for i ndoor areas and patios.

D. During the construction phase, the applicant/developer shall comply with the following 192
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conditions:

1. Dust and dust producing materials shall be controlled within the maximum acceptable concentrations for silica and silicates in accordance with the California Code of Regulations, Title 8, Section 5155. Water and dust palliative shall be used to prevent excessive dust during blasting, construction and grading operations.

Projects are required to comply with the Air Pollution Contro l District’s standards for mitigating fugitive dust during all phases of construction.

2. All construction operations authorized by building permits, including the delivery, setup and use of equipment must be conducted on premises during the hours of 7:00 AM and 6:00 PM on Monday through Friday, and on Saturday between 8:00 AM and 5:00 PM. No work shall be conducted on Sundays or Holidays observed by the City. Failure to comply will result in the issuance of STOP WORK NOTICES, REVOCATION OF PERMITS and the is suance of citations and fines as appropriate. Citation for hours of work violations re quires a mandatory court appearance in North County Superior Court.

3. During construction the applicant/developer shall implement and maintain the storm water pollution p revention measures as required on the approved plans.

Violations of the City’s Storm Water Management Ordinance will result in Stop Work Orders, Notices of Violation and citations with fines. Work on the project may be delayed until the City determines that the project is in compliance with the storm water requirements.

E. Prior to occupancy, the applicant/developer shall comply with the following conditions:

1. Prior to a final inspection or issuance of a Certificate of Occupancy, the proposed development must satisfy the conditions of approval prior to the occupancy. The applicant/developer must obtain approval from all City departments and other agencies before requesting a Certificate of Occupancy from the Development Services Department.

2. All rooftop mechanical units, vents, ducts, etc. shall be screened from view from street grade & adjacent properties. Said screening mechanism shall be inspected by the Planning Division, and if determined necessary, additional screening may be required, as determined acceptable by the Planning Division Manager.

F. All residential lease agreements for the ten (10) residential units created through the conversion of existing retail space shall be expressly conditioned to terminate upon expiration of the associated Conditional Use Permit and shall not extend beyond the ten (10)-year term of the permit. This condition shall apply to all initial and renewal leases, except where State or federal housing laws require a longer term or otherwise prohibit such limitation.

1. Upon expiration or revocation of this Conditional Use Permit, the residential use of the ten (10) converted units shall cease unless otherwise authorized by a new discretionary approval. The applicant/property owner shall comply with all City requirements in effect at that time regarding discontinuation or conversion of the 193
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use.

2. The property owner shall provide written disclosure to all tenants of the ten (10) converted residential units stating that the units are approved pursuant to a time - limited Conditional Use Permit scheduled to expire ten (10) years from the effective date of approval. Proof of such disclosure shall be provided to the Planning Division upon request.

3. Residential conversion under this Conditional Use Permit is limited to a maximum of ten (10) dwe lling units. Any increase in the number of residential units shall require approval of a modification to this Conditional Use Permit.

4. Short-term rentals, including rentals of fewer than thirty (30) consecutive days, are prohibited within the ten (10) converted residential units.

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ATTACHMENT C

SITE AND PROJECT CHARACTERISTICS

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City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
City of San Marcos, California 1 Civic Center Drive | San Marcos, CA 92069 | (760) 744-1050

SITE AND PROJECT CHARACTERISTICS

Existing General Plan
Property Land use Zoning Designation
Subject Developed – Mixed Use Specific Plan Area (SPA) SPA

North Mixed Use Specific Plan Area (SPA) SPA
Industrial Transitional (L-I/MU-1) MU-1
Industrial Industrial (I) Industrial

South Industrial Light Industrial (L-I) Light Industrial

East Industrial Light Industrial (L-I) Light Industrial

West Mixed Use Specific Plan Area (SPA) SPA

ITEM YES NO
Flood Hazard Zone X
Sewers X
Septic X
Water X
Gen. Plan Conformance X
Land Use Compatibility X

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ATTACHMENT D

ADDENDUM TO MITIGATED

NEGATIVE DECLARATION
197
The Marc Project
Addendum to Davia Village Specific Plan
Initial Study/Mitigated Negative Declaration

SP24-0002/ CUP24-0001

Prepared for:

MG Properties
10505 Sorrento Valley Road, Suite 300
San Diego, CA 92121

Prepared by:

Sophia Mitchell & Associates
P.O. Box 1700
Gualala, CA 95445
Contact: Sophia Habl Mitchell

December 2025
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Table of Contents
Table of Contents ................................ ................................ ................................ ................................ .... i Technical Appendices ............................................................................................................................. ii List of Tables ........................................................................................................................................... ii List of Figures .......................................................................................................................................... ii

1.0 Introduction and Project History ................................ ................................ ............................. 1-3

1.1 History of the Davia Village Specific Plan IS/MND ..................................................................1-3

2.0 Project Description................................ ................................ ................................ .................. 2-1

2.1 Project Overview ........................................................................................................................2-1

2.2 Project Location and Setting ....................................................................................................2-1

3.0 Supplemental Environmental Review Checklist Instructions ................................ ............. 2.2-1

3.1 Explanation of Checklist Evaluation Categories .................................................................. 3.1-1

3.1.1 Where Topic was Analyzed ....................................................................................................... 3.1-1

3.1.2 Do Proposed Changes Involve New Significant Impacts? ...................................................... 3.1-1

3.1.3 Any new Circumstances Involving New or Substantially More Severe Significant Impacts? ....... 3.1-1

3.1.4 Any New Information Requiring New Analysis or Verification? .............................................. 3.1-1

3.1.5 Do Prior Environmental Documents Mitigation Measures Address/Resolve Impacts? ....... 3.1-2

3.2 Discussion and Mitigation Sections ..................................................................................... 3.2-2

3.2.1 Discussion ................................................................................................................................. 3.2-2

3.2.2 Mitigation Measures ................................................................................................................. 3.2-2

3.2.3 Conclusions ............................................................................................................................... 3.2-2

4.0 Environmental Checklist ................................ ................................ ................................ ......... 4-1

4.1 Aesthetics ..................................................................................................................................4-1

4.1.1 Discussion .................................................................................................................................... 4-1

4.2 Agriculture and Forest Resources ............................................................................................4-2

4.2.1 Discussion .................................................................................................................................... 4-3

4.3 Air Quality ...................................................................................................................................4-4

4.3.1 Discussion .................................................................................................................................... 4-5

4.4 Biological Resources .................................................................................................................4-6

4.4.1 Discussion .................................................................................................................................... 4-7

4.5 Cultural Resources ....................................................................................................................4-8

4.5.1 Discussion .................................................................................................................................... 4-9

4.6 Geology and Soils ................................................................................................................... 4-12

4.6.1 Discussion .................................................................................................................................. 4-14

4.7 Greenhouse Gas Emissions ................................................................................................... 4-15

4.7.1 Discussion .................................................................................................................................. 4-15

4.8 Hazards and Hazardous Materials ........................................................................................ 4-17

4.8.1 Discussion .................................................................................................................................. 4-19

4.9 Hydrology and Water Quality .................................................................................................. 4-20

4.9.1 Discussion .................................................................................................................................. 4-24

4.10 Land Use and Planning .......................................................................................................... 4-26 199
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4.10.1 Discussion .................................................................................................................................. 4-26

4.11 Mineral Resources ................................................................................................................. 4-28

4.11.1 Discussion .................................................................................................................................. 4-28

4.12 Noise 4-29

4.12.1 Discussion .................................................................................................................................. 4-30

4.13 Population and Housing ......................................................................................................... 4-32

4.13.1 Discussion .................................................................................................................................. 4-33

4.14 Public Services ....................................................................................................................... 4-34

4.14.1 Discussion .................................................................................................................................. 4-35

4.15 Recreation............................................................................................................................... 4-37

4.15.1 Discussion .................................................................................................................................. 4-38

4.16 Transportation / Traffic .......................................................................................................... 4-39

4.16.1 Discussion .................................................................................................................................. 4-40

4.17 Utilities and Service Systems ................................................................................................ 4-46

4.17.1 Discussion .................................................................................................................................. 4-47

5.0 List of Preparers and Persons Consulted ................................ ................................ ............... 5-1

6.0 References ................................ ................................ ................................ .............................. 6-1

Technical Appendices
Appendix A Project Plans
Appendix B CAP Consistency Worksheet
Appendix C Noise Assessment

List of Tables
Table 1. Trip Generation for 2014 IS/MND Compared to Proposed Project

List of Figures
Figure 1. Project Vicinity Map
Figure 2. The Marc Apartments Building Elevations/ Perspectives Figure 3. SANDAG VMT Screening Map
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Background And Action Triggering The Addendum
This document serves as an Addendum to the Initial Study/Mitigated Negative Declaration ND 13-003 (IS/MND) (State Clearinghouse No. 2013061059) for the Davia Village Specific Plan (Specific Plan).

The Specific Plan area (SPA) is in the City of San Marcos in northern San Diego County, south of Mission Road and west of N. Las Posas Road. The Davia Village Specific Plan was approved for development by the San Marcos City Council on January 14, 2014. Davia Village was approved for the construction of 416 reside ntial units, approximately 15,000 square feet (s.f.) of retail space, a 60,000 s.f. neighborhood park, and approximately 170,000 s.f. of landscaping on 11.79 acres.

The Davia Village IS/MND evaluated the environmental impacts resulting from the construction and operation of a mixed -use development that included 416 residential units with 625 bedrooms. The IS/MND concluded that the construction of the Specific Plan’s p roposed 416 residential units would result in approximately 1,256 new residents, which is slightly below the City’s population estimates of

3.1 persons per household or 1,290 residents (SANDAG 2022). However, during the final hearings for the project, an o ccupancy limit was placed upon the project as a condition of development which established a limit of 885 residents (Condition "0”). In February 2018, Davia West Development, LLC and Davia East Development, LLC requested that the City remove Condition O fr om the project 's conditions of approval. An Addendum to the Davia Village IS/MND was prepared to evaluate removal of the occupancy limit and determined that the change would not result in any new or substantially more severe environmental impacts than were previously identified in the Davia Village Specific Plan IS/MND.

Since its approval, the Davia Village project has been constructed pursuant to 2014 approvals and renamed The Marc project The Applicant (MG Properties) is proposing a Specific Plan Amendment and Conditional Use Permit to convert the majority of the existing vacant retail space ( 13,500 s.f.) to 10 residential apartment flats to meet current market demand. The residential flats would range in size from 1,085 s.f. to 1,530 s.f. The existing 3,225 s.f. leasing center would remain. As the Lead Agency under the California Environmental Quality Act (CEQA), the City of San Marcos has determined that, in accordance with Section 15164 of the State CEQA Guidelines, the proposed changes to The Marc project warrant the preparation of an Addendum to the Davia Village IS/MND. Based upon the analysis and conclusions of this Addendum, none of the conditions in Section 15162 of the CEQA Guidelines calling for the preparation of a subsequent EIR or negative declaration have occurred and no new or substantially more severe e nvironmental impacts would result from the conversion of unoccupied retail uses to apartment uses.

PREVIOUS ENVIRONMENTAL ANALYSES
The environmental process for the Davia Village Specific Plan involved the preparation of the following documents that are relevant to the consideration of the project. • Davia Village Specific Plan IS/MND (Consultants Collaborative 2013) • The MARC Project Addendum to the Davia Village Specific Plan IS/MND (Ascent Environmental 2018).

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California Environmental Quality Act Guidelines Regarding an Addendum to an IS/MND
Altered conditions, changes, or additions to the description of a project that occur after certification of an IS/MND may require additional analysis under CEQA. The legal principles that guide decisions regarding whether additional environmental documentation is required are provided in the State CEQA Guidelines, which establish a mechanism to address this issue: an addendum to a negative declaration.

Section 15164(b) of the State CEQA Guidelines provides that:
“An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred".

With respect to the preparation of an addendum to an adopted mitigated negative declaration, Section 15162(a) provides that a Subsequent EIR shall be prepared only if the lead agency determines, on the basis of substantial evidence in the record, that one or more of the following conditions are present:

1. Substantial changes are proposed in the project which will require major revisions of the previous mitigated negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identi fied significant effects;

2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous mitigated negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or

3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous mitigated negative declaration was adopted, shows that, as applicable to a mitigated negative de claration, the project will result in significant new or substantially more severe environmental impacts.

Section 15164(c) of the CEQA Guidelines provides that an “addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration.” Section 15164(d) requires, in this case, that the City Council consider the addendum with the previously adopted IS/MND prior to making a decision on the Applicant’s request to convert 13,500 s.f. of retail to 10 residential apartment flats.

This addendum is intended to evaluate and confirm CEQA compliance for the proposed conversion of 13,500 s.f. of retail uses to 10 residential apartment flats. This addendum is organized as an environmental checklist. Initially, it will determine if either (i) substantial changes in the project description are proposed, (ii) substantial changes have occurred with respect to the circumstances under which the proje ct is undertaken, or (iii) new information of substantial importance which was not previously known (as described in Section 15162(a)(3)) is now available. This addendum will then evaluate all environmental topic areas for any substantial changes in circumstances or the project description, as compared to the adopted IS/MND, and determine whether such changes were or were not adequately covered in the certified IS/MND. This checklist is not the traditional CEQA Environmental Checklist, per Appendix G of the CEQA Guidelines. As explained below, the purpose of 202

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this checklist is to evaluate the checklist categories in terms of any “changed condition” (i.e., changed circumstances, project changes, or new information of substantial importance) that may result in a different environmental impact significance conclusion from the EIR. The column titles of the checklist have been modified from the Appendix G presentation to help answer the questions to be addressed pursuant to CEQA Section 21166 and State CEQA Guidelines Section 15162 and 15164.

1.0 Introduction and Project History

1.1 History of the Davia Village Specific Plan IS/MND
In approving the Davia Village Specific Plan project on January 14, 2014, the San Marcos City Council adopted Resolution Nos. 2014 -7871 (General Plan Amendment from MU -1 to SPA), 2014-7872 (Multifamily Site Development Plan for residential), and 2014- 7873 (Site Development Plan for commercial use) and introduced Ordinance Nos. 2014-1386 (Rezone from L-1/Mixed Use to SPA) and 2014-1387 (Specific Plan). The ordinances were subsequently adopted by the City Council on January 28, 2014, after a second reading. As approved, the Davia Village Specific Plan allowed development of up to 416 residential units including studios, one-bedroom, two-bedroom, and three -bedroom units, approximately 15,000 s.f. of retail space, a 60,000 s.f. neighborhood park, and approximat ely 170,000 s.f. of landscaping on 11.79 acres.

The Davia Village IS/MND (State Clearinghouse No. 2013061059) evaluated the environmental impacts resulting from the construction and operation of a mixed-use development that included 416 residential units with 625 bedrooms. The IS/MND concluded that the construction of the Specific Plan’s proposed 416 residential units would result in approximately 1,256 new residents, which is slightly below the City’s population estimates of 3.1 persons per household (1,290) (SANDAG 2022).

During the final hearings for the project, the project was conditioned to allow a maximum of 885 residents with a fee placed upon additional residents over the population cap. This condition was set forth in Condition O of Resolution No. 2014-7872 which reads as follows:

"Davia Village's total occupancy shall be capped at 885 residents. An annual notarized report shall be submitted to the City Manager or his designee by the project owner/operator no later than November 15th of each year and shall be based on data collected as of October 15th of the same year. Said report shall include copy of leases and any other documentation that supports the annual report's conclusions. The City has the right but not the obligation to audit all leases to verify data within the report. In any year that the number of residents exceeds 885 residents the project owner/operator shall pay the City $2,000 per resident over the 885 cap for said year. The applicant/developer shall record a deed restriction covering this requirement."
Since its approval, the Davia Village project has been constructed and renamed The Marc Project. In February 2018, the Applicant (Davia West Development , LLC and Davia East Development , LLC) requested that the City remove Condition O, which established a limit of 885 residents, from the project 's conditions of approval. The proposal to remove occupancy limits did not include any changes to the project footprint, dwelling unit count, or bedroom count. The proposed application was consistent with the existi ng land use designation (Davia Village SPA) and zoning designation (Davia Village SPA) that was approved during the entitlement of the project in 2014. The City prepared an Addendum to the IS/MND which evaluated the potential environmental impacts related to the removal 203

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of the occupancy limit and found the change would not result in any new or substantially more severe environmental impacts than were previously identified in the Davia Village Specific Plan IS/MND.

The Applicant (MG Properties) is proposing a Specific Plan Amendment and Conditional Use Permit to convert the majority of the existing retail space (13,500 s.f.), which has been constructed but is vacant, to 10 residential apartment flats to meet current market demand. The residential flats would range in size from 1,085 s.f. to 1,530 s.f. The 3,225 s.f. leasing center would remain. As the lead agency under the California Environmental Quality Act (CEQA), the City of San Marcos has determined that, in accordance with Section 15164 of the State CEQA Guidelines, the proposed changes to The Marc project warrant the preparation of an Addendum to the Davia Village IS/MND. Based upon the analysis and conclusions of this Addendum, none of the conditions in Section 15162 of the CEQA Guidelines calling for the preparation of a subsequent EIR or negative declaration have occurred and no new or substantially more severe environmental impacts would result from the conversion of unoccupied retail uses to apartment uses. This request requires the preparation and adoption of an environmental document that will examine and identify potential significant adverse environmental impacts, if any, that may result from implementation of the Applicant’s request.

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2.0 Project Description

2.1 Project Overview
The project applicant is proposing the conversion of approximately 13,500 s.f. of ground -floor commercial at the existing The Marc site into 10 residential flats. The residential flats would range in size from 1,085 s.f. to 1,530 s.f. The conversion includes the addition of expanded private patios along Armorlite Drive to meet the requirement of the Specific Plan. The existing leasing office would remain.

This conversion results in an increase in residential density (36.1 dwelling units/acre) over what was approved for the original project (35 dwelling units/acre). However, the overall floor area ratio (FAR) for the project would remain consistent with the overall project FAR of 1.16.

An amendment to the Davia Village Specific Plan and approval of a Conditional Use Permit would be required.

2.2 Project Location and Setting
The 11.79-acre project site for The Marc project (formerly Davia Village) is located in the City of San Marcos in northern San Diego County, generally south of Mission Road and west of N. Las Posas Road at 1045 Armorlite Drive (Figure 1). The project site is fully developed with The Marc project which includes 416 apartment units and ground-floor retail space along Armorlite Drive.

The project site is bounded on the north by Armorlite Drive, on the east by Bingham Drive, on the south by existing retail uses and on the west by the Palomar Station mixed use project. The site is near existing light industrial uses, the Palomar Station S PRINTER stop, Palomar Community College, and the Las Posas/SR- 78 ramps.

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Figure 1 Project Vicinity Map
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3.0 Supplemental Environmental Review Checklist Instructions

3.1 Explanation of Checklist Evaluation Categories
The purpose of this checklist is to evaluate the categories in terms of any "changed condition” (i.e., changed circumstances, project changes, or new information of substantial importance) that may result in environmental impact significance conclusions different from those found in the Davia Village IS/MND. The row titles of the checklist include the full range of environmental topics, as presented in Appendix G of the State CEQA Guidelines. The column titles of the checklist have been modified from the Appendix G presentation to help answer the questions to be addressed pursuant to State CEQA Guidelines Section 15164. A “no” answer does not necessarily mean that there are no potential impacts relative to the environmental category, but that there is no change in the condition or status of the impact because it was analyzed and addressed with mitigation measures in the Davia Village IS/MND. For instance, the environmental categories might be answered with a “no” in the checklist because the impacts associated with the project were adequately addressed in the Davia Village IS/MND, and the environmental impact significance conclusions of the Davia Village IS/MND remain applicable. The purpose of each column of the checklist is described below.

3.1.1 Where Topic was Analyzed
This column provides a cross -reference to the pages of the Davia Village IS/MND where information and analysis may be found relative to the environmental issue listed under each topic.

3.1.2 Do Proposed Changes Involve New Significant Impacts? The significance of the changes proposed to the approved Davia Village IS/MND, as it is described and thereafter amended in the certified Davia Village IS/MND, is indicated in the columns to the right of the environmental issues.

3.1.3 Any new Circumstances Involving New or Substantially More Severe Significant Impacts?
Pursuant to Sections 15162 and 15164 of the CEQA Guidelines, this column indicates whether there have been changes to the project site or the vicinity (circumstances under which the project is undertaken) that have occurred subsequent to the prior environmental documents, which would result in the current project having new significant environmental impacts that were not considered in the prior environmental documents or having substantial increases in the severity of previously identified significant impacts.

3.1.4 Any New Information Requiring New Analysis or Verification? Pursuant to Sections 15162 and 15164 of the CEQA Guidelines, this column indicates whether new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the previous environmental documents were certified as complete and is now available, requiring an update to t he analysis of the previous environmental documents to verify that the environmental conclusions and mitigation measures remain valid. If the new information shows that: (A) the project will have one or more significant effects not discussed in the prior environmental documents; or (B) that significant effects previously examined will be 207

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substantially more severe than shown in the prior environmental documents; or (C) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) that mitigation measures or alternatives which are considerably different from those analyzed in the prior environmental documents would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative, the question would be answered “yes” requiring the preparation of a subsequent MND. However, if the additional analysis c ompleted as part of this Environmental Checklist Review finds that the conclusions of the prior environmental documents remain the same and no new significant impacts are identified, or identified significant environmental impacts are not found to be substantially more severe, the question would be answered “no” and no additional MND documentation would be required.

3.1.5 Do Prior Environmental Documents’ Mitigation Measures Address/Resolve Impacts?
This column indicates whether the prior environmental documents and adopted CEQA Findings provide mitigation measures to address impacts effects in the related environmental category. In some cases, the mitigation measures have already been implemented. A "yes" response will be provided in either instance. If "NA" is indicated, this Environmental Checklist Review concludes that as analyzed in the IS/MND there was no impact, or the impact was less -than-significant and, therefore with the current proposal, no additional mitigation measures are needed.

3.2 Discussion and Mitigation Sections

3.2.1 Discussion
A discussion of the elements of the checklist is provided under each environmental category to clarify the answers. The discussion provides information about the particular environmental issue, how the project relates to the issue, and the status of any mitigation that may be required or that has already been implemented.

3.2.2 Mitigation Measures
Applicable mitigation measures from the prior environmental review that would apply to the proposed amendment are listed under each environmental category. No new or changed mitigation measures are needed. This section also includes design features identified in the Davia Village IS/MND.

3.2.3 Conclusions
A discussion of the conclusion relating to the need for additional environmental documentation is contained in each section.

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4.0 Environmental Checklist

4.1 Aesthetics
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia
Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Aesthetics: Would the project:
a. Have a substantial
adverse effect on a
scenic vista?
IS/MND
Analysis:
pp.24
No Impact No No No Change
b. Substantially damage
scenic resources,
including but not
limited to, trees, rock
outcroppings, and
historic buildings within
a state scenic
highway?
IS/MND
Analysis:
pp.24
No Impact No No No Change
c. Substantially degrade
the existing visual
character or quality of
the site and its
surroundings?
IS/MND
Analysis:
pp.24
Less Than
Significant No No No Change
d. Create a new source of
substantial light or
glare which would
adversely affect day or
nighttime views in the
area?
IS/MND
Analysis:
pp.29
Less Than
Significant No No No Change

4.1.1 Discussion
The conversion of 13,500 s.f. of ground floor retail storefronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to aesthetics compared to what was previously evaluated in Chapter IV-I, Aesthetics of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. The Davia Village IS/MND evaluated full buildout of the project site, and the current proposal would not change the project footprint n or impact the requirements of 209

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-2
the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding aesthetics.

The project location remains the same and therefore does not change the constrained nature of access to scenic vistas or scenic resources because of a lower relative elevation and developed nature of adjacent properties. The project site is not located within the vicinity of a scenic highway. The proposed project would not involve substantial alteration of the appearance, location, scale or height of the buildings approved in the Davia Village IS/MND. The project would not introduce new sources of light or glare beyond what was previously evaluated. Under the proposed project, the existing store fronts would remain as shown in the project plans (Appendix A) and in Figure 2. The only visual change
would be expanded private patios including 48-inch-high metal fencing and landscaping features along Armorlite Drive . Therefore, the conversion of 13,500 s.f. of ground floor retail storefronts to 10 residential apartment flats would not change the visual character or quality of the site from what was previously evaluated. No new circumstances or project c hanges have occurred , nor has any new information been found requiring new analysis or verification.

Mitigation Measures
No mitigation measures are required.

The Davia Village IS/MND included the following design consideration for the project, which has already been implemented:
• Implementation of a Comprehensive Signage Program.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not i nvolve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the Davia Village IS/MND. Therefore, the “less-than-significant” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to aesthetics.

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Figure 2. The Marc Apartments Building Elevations/ Perspectives

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City of San Marcos Page 4-2

4.2 Agriculture and Forest Resources
Environmental Issue Area
Where
Topic Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Agriculture and Forestry Resources. Would the project:
a. Convert Prime
Farmland, Unique
Farmland, or Farmland
of Statewide
Importance
(Farmland), as shown
on the maps prepared
pursuant to the
Farmland Mapping
and Monitoring
Program of the
California Resources
Agency, to non-
agricultural use?
IS/MND
Analysis:
pp.29
No Impact No No No Change
b. Conflict with existing
zoning for agricultural
use, or a Williamson
Act contract?
IS/MND
Analysis:
pp.29
No Impact No No No Change
c. Conflict with existing
zoning for, or cause
rezoning of, forest land
(as defined in Public
Resources Code
section 12220(g)),
timberland (as defined
by Public Resources
Code section 4526), or
timberland zoned
Timberland Production
(as defined by
Government Code
section 51104(g))?
IS/MND
Analysis:
pp.29
No Impact No No No Change
d. Result in the loss of
forest land or
conversion of forest
IS/MND
Analysis:
pp.29
No Impact No No No Change
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Environmental Issue Area
Where
Topic Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
land to non-forest
land?
e. Involve other changes
in the existing
environment which,
due to their location or
nature, could result in
conversion of
Farmland, to non-
agricultural use or
conversion of forest
land to non-forest use?
IS/MND
Analysis:
pp.30
No Impact No No No Change

4.2.1 Discussion
The conversion of 13,500 s.f. of ground floor retail storefronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to agriculture and forestry compared to what was previously evaluated in Chapter IV-II, Agriculture and Forestry resources of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals . The IS/MND evaluated full buildout of the project site, and the current proposal would not change the project footprint n or impact the requirement s of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding agricultural and forestry resources.

As evaluated in the Davia Village IS/MND, the site does not contain Prime Farmland, Unique Farmland, or Farmland of Statewide Importance; therefore, the project would not convert designated farmland to a non-agricultural use. The project site is not under a Williamson Act contract and is not designated or zoned for agricultural uses. The site does not contain forest land or timberland. Therefore, the proposed project would not impact agriculture and forest resources. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Mitigation Measures
None required.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in 213

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the Davia Village IS/MND. Therefore, the “no-impact” conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to agricultural or forestry resources.

4.3 Air Quality
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Air Quality. Would the project:
a. Conflict with or obstruct
implementation of the
applicable air quality
plan?
IS/MND
Analysis:
pp.30
Less Than
Significant No No No Change
b. Violate any air quality
standard or contribute
substantially to an
existing or projected air
quality violation?
IS/MND
Analysis:
pp. 30 to 35
Less Than
Significant No No No Change
c. Result in a cumulatively
considerable net
increase of any criteria
pollutant for which the
project region is non-
attainment under an
applicable federal or
state ambient air
quality standard
(including releasing
emissions which
exceed quantitative
thresholds for ozone
precursors)?
IS/MND
Analysis: pp.
35 Less Than
Significant No No No Change
d. Expose sensitive
receptors to substantial
pollutant
concentrations?
IS/MND
Analysis: pp.
35 to 37
Less Than
Significant No No No Change
e. Create objectionable
odors affecting a
substantial number of
people?
IS/MND
Analysis: pp.
37 to 38
Less Than
Significant No No No Change
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4.3.1 Discussion
The conversion of 13,500 s.f. of ground floor retail storefronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to air quality compared to that was previously evaluated in Chapter IV-III, Air Quality, of the Davia Village IS/MND. Since certification of the Davia Village IS/MND, the San Diego County Air Basin (SDAB) Attainment Status has improved with respect to some criteria pollutants. At the time the IS/MND was written, SDAB was considered to be in extreme nonattainment with respect to the state standards (California Ambient Air Quality Standard ([CAAQS]) for Ozone (O 3) 1-hour. The SDAB is still in nonattainment but not extreme nonattainment and is in attainment with the federal O3-1-hour standards (National Ambient Air Quality Standards [NAAQS]). In 2014 the County was in nonattainment with the federal Fine Particulate Matter

2.5 microns or less ( PM2.5) standard but is now in attainment. Also, in 2014, the County was in nonattainment with the Nit rogen Dioxide (NO 2) state standards but is now in attainment (SDAPCD 2024). Additionally, the project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals . The improvement in regional air quality and development of the site would not constitute a substantial change in circumstance regarding air quality.

The project includes a Specific Plan Amendment and Conditional Use Permit to convert 13,500 s.f. of ground floor retail to 10 residential apartment flats. The project would still be consistent with the General Plan Land Use and Zoning (SPA) for the site. As discussed in more detail in Section 4.16, the proposed project would result in 2,608 average daily trips, which is 279 fewer trips than analyzed in the Davia Village IS/MND. Since the proposed project would be considered less intense than previously analyzed, it would be considered consistent with the Regional Air Quality Strategy (RAQS), which is based on City’s land use projections. Additionally, the almost 10 percent decrease in vehicle trips would result in a corresponding decrease in vehicle emiss ions. Construction activities would be minimal since the site has already been built out. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Mitigation Measures
None required.

The Davia Village IS/MND included the following design considerations , which were implemented during construction of T he Marc project. These measures may still be applicable to the minimal construction activities required for the proposed project:
• The project shall implement dust control measures. These measures include watering of active grading sites and unpaved roads a minimum of twice daily, replacement of ground cover as quickly as possible, reducing speeds on unpaved roads/ surfaces to 15 miles per hour or less, and reducing dust during unloading and loading operations. • Low- VOC coatings hall be used for all buildings, as required under SDAPC Rule 67.0 Conclusion
The proposed conversion of ground floor retail store fronts to residential flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the Davia Village IS/MND. 215

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Therefore, the “less -than-significant” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to air quality.

4.4 Biological Resources
Environmental Issue Area
Where
Topic Was
Analyzed
in the
Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project Result
in New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Biological Resources. Would the project:
a. Have a substantial
adverse effect, either
directly or through
habitat modifications,
on any species
identified as a
candidate, sensitive, or
special status species
in local or regional
plans, policies, or
regulations, or by the
California Department
of Fish and Wildlife or
U.S. Fish and Wildlife
Service?
IS/MND
Analysis:
pp. 38
No Impact No No No Change
b. Have a substantial
adverse effect on any
riparian habitat or
other sensitive natural
community identified in
local or regional plans,
policies, and
regulations or by the
California Department
of Fish and Wildlife or
US Fish and Wildlife
Service?
IS/MND
Analysis:
pp.38
No Impact No No No Change
c. Have a substantial
adverse effect on
federally protected
wetlands as defined by
Section 404 of the
Clean Water Act
(including, but not
limited to, marsh,
IS/MND
Analysis:
pp.38
No Impact No No No Change
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Environmental Issue Area
Where
Topic Was
Analyzed
in the
Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project Result
in New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
vernal pool, coastal,
etc.) through direct
removal, filling,
hydrological
interruption, or other
means?
d. Interfere substantially
with the movement of
any native resident or
migratory fish and
wildlife species or with
established native
resident or migratory
wildlife corridors, or
impede the use of
native wildlife nursery
sites?
IS/MND
Analysis:
pp. 38
No Impact No No No Change
e. Conflict with any local
policies or ordinances
protecting biological
resources, such as a
tree preservation policy
or ordinance.

IS/MND
Analysis:
pp. 39
No Impact No No No Change
f. Conflict with the
provisions of an
adopted Habitat
Conservation Plan,
Natural Community
Conservation Plan, or
other approved local,
regional, or state
habitat conservation
plan?
IS/MND
Analysis:
pp. 39
No Impact No No No Change

4.4.1 Discussion
The conversion of 13,500 s.f. of retail uses to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to biolog ical resources compared to what was previously evaluated in Chapter IV -IV, Biological Resources of the Davia Village IS/MND . The project site has been fully developed with The Marc multi-family apartments and ground floor retail 217

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store fronts pursuant to the 2014 project approvals . The IS/MND evaluated the full buildout of the project site, and the current proposal would not change the project footprint n or impact the requirements of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding biological resources.

As evaluated in the Davia Village IS/MND, the site did not support any habitat that supports species identified as candidate, sensitive or special status species identified in local or regional plans, policies or regulations by the California Department of Fish and Wildlife or the US Fish and Wildlife Services.

The site does not support riparian habitat nor contain federal wetlands. The project site and vicinity are not identified as being within a Wildlife Corridor per Figure 4 -2 of the City of San Marcos General Plan. There are no sensitive habitats or sensitive species on the project site. Thus, the project would not conflict with any local policies or ordinance that protects biological resources and would not impact biological resources. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Mitigation Measures
No mitigation measures required.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “ no-impact” conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to biological resources.

4.5 Cultural Resources
Environmental Issue Area
Where
Topic Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Cultural Resources. Would the project:
a. Cause a substantial
adverse change in the
significance of a
historical resource as
defined in §15064.5?
IS/MND
Analysis:
pp.39
Less Than
Significant No No No Change
b. Cause a substantial
adverse change in the
significance of an
IS/MND
Analysis:
pp.39 to 42
Less Than
Significant
with
No No No Change
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Environmental Issue Area
Where
Topic Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
archaeological resource
pursuant to §15064.5?
Mitigation
Incorporated
c. Directly or indirectly
destroy a unique
paleontological resource
or site or unique geologic
feature?
IS/MND
Analysis:
pp.42
Less Than
Significant No No No Change
d. Disturb any human
remains, including those
interred outside the
formal cemeteries?
IS/MND
Analysis:
pp.42
Less Than
Significant
with
Mitigation
Incorporated
No No No Change
e. Would the project cause
a substantial adverse
change in the
significance of a tribal
cultural resource,
defined in Public
Resources Code section
21074, per Assembly Bill
52 (AB 52) as either a
site, feature, place,
cultural landscape that is
geographically defined in
terms of the size and
scope of the landscape,
sacred place, or object
with cultural value to a
California Native
American tribe?
Not
Analyzed in
IS/MND
Not Analyzed
in IS/MND NA NA No Change

4.5.1 Discussion
The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to cultural resources compared to what was previously evaluated in Chapter IV-V, Cultural Resources of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals . T he Davia Village IS/MND evaluated the full buildout of the project site, and the current proposal would not change the project footprint nor impact 219

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-10
the requirements of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding cultural resources.

The Davia Village IS/MND concluded that there were no cultural resources or archaeological resources recorded within the project site, and no identified historical resources on the site. However, the project site is located within 100 -feet of a bedrock milling site identified as CA -SDI-5633, The City of San Marcos consulted with local tribes pursuant to Senate Bill 18, and the request to include an archaeological monitor and Native American monitor were satisfied by Mitigation Measures CR-1 and CR-2 (see below). Asse mbly Bill 52 which requires a sacred lands check with local tribes went into effect on January 1, 2016 (after certification of the IS/MND), however, the proposed project would not result in new or different ground disturbing impacts than were previously evaluated in the Davia Village IS/MND. Conclusions related to the presence of paleontological resources or human remains are unchanged by the proposed conversion of uses.

Mitigation Measures CR-1 through CR-8 were adopted as a condition of approval to reduce potential archaeological impacts and impacts to human remains. The project would be required to implement these adopted mitigation measures if any new ground disturbing or grading activities occurs. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Mitigation Measures
The previously adopted mitigation measures presented in the Davia Village IS/MND have been implemented to r educe potential impacts to below a level of significance. Those implemented mitigation measures are:
• Mitigation Measure CR-1: An archaeological monitor and a Native American monitor shall be present during the earth moving and grading activities to assure that any potential cultural resources, including tribal, found during project grading be protected. • Mitigation Measure CR-2: Prior to beginning project construction, the Project Applicant shall retain a San Diego County qualified archaeological monitor to monitor all ground -disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to cultural resources evaluation. • Mitigation Measure CR-3: At least 30 days prior to beginning project construction, the Project Applicant shall contact the Pechanga Tribe to notify the Tribe of grading, excavation, and the monitoring program and to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of professional Native American Tribal monitors during grading, excavation, and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on site. • Mitigation Measure CR -4: Prior to beginning project construction, the Project Archaeologist shall file a pre- grading report with the City to document the proposed methodology for grading activity observation, which will be determined in consultation with the Pechanga Tribe. Said methodology shall include the requirement for a qualified archaeological monitor to be present and to have the authority to stop and redirect grading activities. In accordance with the agreement required in MM -CR-3, the archaeological monitor’s authority to stop and redirect grading will be exercised in consultation with the Pechanga Tribe to evaluate the significance 220

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-11
of any archaeological resources discovered on the property. Tribal and archaeological monitors shall be allowed to monitor all grading, excavation, and groundbreaking activities, and shall also have the authority to stop and redirect grading activities. • Mitigation Measure CR-5: The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods, and all archaeological artifacts that are found on the project are to the appropriate Tribe for proper treatment and disposition. All cultural materials that are collected during the grading monitoring program and from any previous archaeological studies or excavations on the project site, with the exception of sacred items, burial goods, and human remains which will be addressed in the Treatment Agreement required in MM-CR- 3, shall be tribally curated according to the current professional repository standards by the Pechanga Tribe. The collections and associated records shall be transferred, including title, to the Pechanga Tribe’s curation facility which will meet the standards set forth in 35 CFR Part 79 for federal repositories.
• Mitigation Measure CR-6: All sacred sites, should they be encountered within the project area, shall be avoided and preserved as the preferred mitigation, if feasible. • Mitigation Measure CR -7: If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbances shall occur until the San Diego County Coroner has made the necessary findings as to origin. Further, pursuant t o California Public Resources Codes Section 5097.98(b) remains shall be left in place and free from disturbances until a final decision as to the treatment and disposition has been made. If the San Diego County Coroner determines the remains to be Native American, the Native American Heritage Commission (NAHC) must be contacted within 24 hours. The NAHC must then immediately notify the “most likely descendant(s)" of receiving notification of the discovery.

The most likely descendant(s) shall then make recommendations within 48 hours and engage in consultation concerning treatment of remains as provided in Public Resources Code 5097.98 and the Treatment Agreement described in MM-CR-3. • Mitigation Measure CR -8: If inadvertent discoveries of subsurface archaeological/cultural resources are discovered during grading, the Developer, the project archaeologist, and the Tribe shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the preferred method of preservation for archaeological resources. If the Developer, the project archaeologist, and the Tribe can not agree on the significance of mitigation for such resources, these issues will be presented to the Planning Director for decision. The Planning Director shall make a determination based upon the provisions of the California Environmental Quality Act wit h respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Tribe. Notwithstanding any other rights available under law, the decision of the Planning Director shall be appealable to the Planning Commission and/or City Council.

As described in the Davia Village IS/MND, with implementation of these measures, cultural resources impacts were reduced to a less-than-significant impact.

Senate Bill 18 (SB 18)
SB 18, approved in 2004, amends the California Civil Code and the California Government Code, requiring cities and counties to contact and consult with California Native American tribes prior to adopting or amending any general plan or specific plan, or designating land as open space in order to 221

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-12
preserve or mitigate impacts to specified Native American places, features and objects that are located within a city’s or county’s jurisdiction. SB 18 also requires cities and counties to hold in strict confidence any information about the specific identity, location, character, or use of these resources.

The NAHC maintains a list of California Native American Tribes with whom cities and counties must consult pursuant to SB 18.

Pursuant to Senate Bill 18 (SB 18), the City of San Marcos conducted consultation with California Native American tribes during preparation of the Davia Village IS/MND. That process resulted in adoption of mitigation measures (CR -1 through CR-8), including archaeological and Native American monitoring. The current project is a Specific Plan Amendment to allow conversion of existing, constructed retail space into residential units. No new grading or ground disturbance would occur.

Because the site has already been fully developed and SB 18 consultation was previously completed, no additional consultation is required for this Addendum.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the Davia Village IS/MND. Therefore, the “less -than-significant-with-mitigation-incorporated” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to cultural resources.

4.6 Geology and Soils
Environmental Issue Area
Where
Topic Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Geology and Soils. Would the project:
a. Expose people or
structures to potential
substantial adverse
effects, including the risk
of loss, injury or death
involving:
i. Rupture or a known
earthquake fault as
delineated on the
most recent Alquist-
Priolo Earthquake
Fault Zoning Map
issues by the State
Geologist for the area
IS/MND
Analysis:
pp.43
Less Than
Significant No No No Change
222

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-13
Environmental Issue Area
Where
Topic Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
or based on other
substantial evidence
of a known fault?
Rever to Division of
Mines and Geology
Special Publication

42. ii. Strong seismic
ground shaking?
iii. Seismic-related
ground failure,
including
liquefaction?

iv. Landslides
b. Result in substantial
soil erosion or the
loss of topsoil?
IS/MND
Analysis:
pp.44
No Impact No No No Change
c. Be located on a
geologic unit or soil
that is unstable, or
that would become
unstable as a result
of the project, and
potentially result in:
on-or off-site
landslide, lateral
spreading,
subsidence,
liquefaction, or
collapse?
IS/MND
Analysis:
pp.44
Less Than
Significant No No No Change
d. Be located on
expansive soil, as
defined in Table 18-
1-B of the Uniform
Building Code
(1994), creating
substantial risks to
life or property
IS/MND
Analysis:
pp.44
Less Than
Significant No No No Change
223

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-14
Environmental Issue Area
Where
Topic Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
e. Have soils incapable
of adequately
supporting the use of
septic tanks or
alternative waste
water disposal
systems where
sewers are not
available for the
disposal of waste
water?
IS/MND
Analysis:
pp.44
No Impact No No No Change

4.6.1 Discussion
The conversion of 13,500 s.f. of retail uses to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to geology and soils compared to what was previously evaluated in Chapter IV-VI, Geology and Soils of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals . The Davia Village IS/MND evaluated the full buildout of the project site, and the current proposal would not change the project footprint n or impact the requirements of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding geology and soils.

A project -specific geotechnical report was completed in 2012 and formed the basis for impact conclusions in the Davia Village IS/MND analysis. Converting existing ground floor retail store fronts to apartments would not require revisions to the 2012 Geolo gy and Soils report and the conclusions of the Davia Village IS/MND remain valid. Impacts related to earthquakes, seismicity, liquefaction, landslides, lateral spreading, soil erosion, and expansive soils would remain less than significant with implementation of the proposed project because the project would not result in any physical changes to the size or orientation of buildings, related infrastructure, or engineering methods as a result of converting ground floor retail to additional apartment units. The project would continue to be required to comply with all existing codes and regulations related to structural engineering and seismic safety.

No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Mitigation Measures
No mitigation measures required.
224

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-15
Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “less-than-significant-with-mitigation-incorporated” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to geology and soils.

4.7 Greenhouse Gas Emissions

Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Greenhouse Gas Emissions. Would the project:
a. Generate greenhouse
gas emissions, either
directly or indirectly, that
may have a significant
impact on the
environment?
IS/MND
Analysis:
pp.44 to 48
Less than
Significant No No No Change
b. Conflict with an
applicable plan, policy or
regulation adopted for
the purpose of reducing
the emissions of
greenhouse gases?
IS/MND
Analysis:
pp.48
Less than
Significant No No No Change

4.7.1 Discussion
Since the certification of the 2014 Davia Village IS/MND and the 2018 Addendum, new policies, laws, and regulations have been enacted with regard to the evaluation of project -related greenhouse gas (GHG) emissions. Regulations of GHGs as they relate to the contribution of global climate change are inherently dynamic and frequently changing. California continues to pass legislation (i.e., AB 32 and SB 32) to serve as legally binding targets for the state to achieve it s goals of reducing GHGs.

Regulations tar geted at increasing energy efficiency, renewable energy procurement, water conservation, solid waste reduction, and reduction in vehicle emissions, continue to evolve as well.

City of San Marcos Climate Action Plan and Consistency Review checklist 225

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-16
The most relevant change in the regulatory environment since certification of the Davia Village IS/MND relates to the City’s adoption of a Climate Action Plan (CAP) in 2013 as a long -range plan to reduce GHG emissions and mitigate climate change impacts associated with City government operations and with implementation of the City’s General Plan. An updated CAP was adopted on December 8, 2020.

The CAP outlines strategies and measures that the City will undertake to achieve its proportional share of State GHG emissions reduction targets. The CAP is a plan for the reduction of GHG emissions in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15183.5. Pursuant to CEQA Guidelines Sections 15064(h)(3), 15130(d), and 15183(b), a project’s incremental contribution to a cumulative GHG emissions effect may be determined not to be cumulatively considerable if it complies with the requirements of the CAP (City of San Marcos 2020a).

The CAP set the following citywide targets:
• 4% below 2012 levels (575,000 MT CO2e) by 2020.
• 42% below 2012 levels (347,000 MT CO2e) by 2030.

The City has also developed a Climate Action Plan Consistency Review Checklist (CAP Checklist), in conjunction with the CAP, to provide a streamlined review process for proposed new development projects that are subject to discretionary review and trigger environmental review pursuant to CEQA.

The CAP Consistency Guidance Memo dated July 15, 2020, summarizes the methodology and application of a GHG screening threshold which is set at 500 metric tons of carbon dioxide equivalent [MT CO
2e] per year as outlined in the CAP.

A project applicant can demonstrate compliance with the CAP by filling out the CAP Checklist.

Consistency with the CAP would allow the City to determine that GHG impacts would be less than significant. According to the CAP Checklist multi-family housing with less than 55 dwelling units would emit fewer than 500 MTCO2e per year. The proposed project includes the conversion of existing ground floor retail to 10 residential apartment flats , which is fewer than the 55 dwelling unit threshold . In accordance with the City’s CAP screening criteria, the project’s GHG impact is less than significant and is not subject to the measures of the CAP . The proposed project’s completed CAP Consistency Worksheet is included as Appendix B of this document.

Impact Summary
Although the regulatory environment has changed since the certification of the Davia Village IS/MND as identified above, the proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartments would result in less than significant GHG impacts according to the thresholds set forth in the City’s CAP checklist. Therefore, the proposed project would not result in a substantial change in the environmental or regulatory setting related to GHGs than was evaluated in Chapter IV - VII, Greenhouse Gas Emissions, of the Davia Village IS/MND.

The project site has been fully developed with The Marc apartments and ground floor retail store fronts pursuant to the 2014 project approvals. The Davia Village IS/MND evaluated full buildout of the project site and concluded less than significant impacts would occur. As discussed in more detail in Section

4.16, the proposed project would result in 2,608 average daily trips, which is 279 fewer trips than analyzed in the Davia Village IS/MND. Therefore, the conversion of retail store fronts to apartments would be considered less intense than previously analyzed. The almost 10 percent decrease in vehicle trips would result in a corresponding decrease in GHG mobile source emissions. Construction activities would be minimal since the site has already been built out. No new circumstances or project changes 226

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-17
have occurred, nor has any new information been found requiring new analysis or verification. The proposed project would continue to be required to implement the air quality design features that were approved with the certified Davia Village IS/MND.

Mitigation Measures
No mitigation measures required.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the Davia Village IS/MND. Therefore, the “less-than-significant-impact” conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to greenhouse gas emissions.

4.8 Hazards and Hazardous Materials
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Hazards and Hazardous Materials. Would the project:
a. Create a significant
hazard to the public or
the environment through
the routine transport,
use, or disposal of
hazardous materials?
IS/MND
Analysis: pp.
48 to 49
Less Than
Significant No No No Change
b. Create a significant
hazard to the public or
the environment through
reasonably foreseeable
upset and accident
conditions involving the
release of hazardous
materials into the
environment?
IS/MND
Analysis:
pp.49
Less Than
Significant
with
Mitigation
Incorporated
No No No Change
c. Emit hazardous
emissions or handle
hazardous or acutely
hazardous materials,
IS/MND
Analysis:
pp.49
Less Than
Significant No No No Change
227

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-18
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
substances, or waste
within one-quarter mile
of an existing or
proposed school?
d. Be located on a site
which is included on a
list of hazardous
materials sites compiled
pursuant to Government
Code Section 65962.5
and, as a result, would it
create a significant
hazard to the public or
the environment?
IS/MND
Analysis: pp.
49 to 52
Less Than
Significant
with
Mitigation
Incorporated
No No No Change
e. For a project located
within an airport land use
plan or, where such a
plan has not been
adopted, within two
miles of a public airport
or public use airport,
would the project result
in a safety hazard for
people residing or
working in the project
area?
IS/MND
Analysis:
pp.53
No Impact No No No Change
f. For a project within the
vicinity of a private
airstrip, would the project
result in a safety hazard
for people residing or
working on the project
area?
IS/MND
Analysis: pp.
53 No Impact No No No Change
g. Impair implementation of
or physically interfere
with an adopted
emergency response
plan or emergency
evacuation plan?
IS/MND
Analysis:
pp.53
Less Than
Significant No No No Change
228

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-19
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
h. Expose people or
structures to a significant
risk of loss, injury or
death involving wildland
fires, including where
wildlands are adjacent to
urbanized areas or where
residences are
intermixed with
wildlands?
IS/MND
Analysis:
pp.53
No Impact No No No Change

4.8.1 Discussion
The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to hazards and hazardous materials compared to what was previously evaluated in Chapter IV -VIII, Hazards and Hazardous Materials of the Davia Village IS/MND. The project site has been fully developed with The Marc multi- family apartments and ground floor retail store fronts pursuant to the 2014 project approvals . The IS/MND evaluated the full buildout of the project site, and the current proposal would not change the project footprint nor impact the requirements of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding hazards and hazardous materials.

The proposed project would not result in changes related to the transportation, use or disposal of hazardous materials, nor would it result in changes related to proximity to schools or airports. The project would also not change the configuration of the project, or ori ent buildings or infrastructure in such a way as to interfere with emergency response or evacuation plans. The project site is not located in a fire hazard severity zone per Figure 6-4, Fire Hazard Severity Zones of the City’s General Plan. The Davia Village IS/MND identified the potential for exposure to hazardous materials released into the air as a result of demolition of the previously existing light industrial structures on site. Since the certification of the IS/MND, the on -site structures have been demolished, and therefore Mitigation Measure HAZ -1 (see below) would no longer apply. The Davia Village IS/MND also identified the potential for exposure to historical subsurface soil and groundwater contamination during construction activities. The proposed project would continue to be required to comply with all existing local, State, and federal regulations regarding the use, transport, handling, and storage of hazardous materials.

Mitigation Measures HAZ -2 and HAZ-3 were adopted as a condition of approval to reduce potential hazards and hazardous materials impacts. The project would be required to implement these adopted mitigation measures if any new construction was proposed. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification. 229

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-20
Mitigation Measures
The following mitigation measures were referenced in the Davia Village IS/MND analysis and have been implemented during project construction:
• Mitigation Measure HAZ-1: Prior to any demolition of existing structures or improvements on the site, a hazardous building materials survey focusing on asbestos containing materials, lead-based paint, polychlorinated biphenyls, and other typical hazardous material shall be required. In the event that such hazardous materials are identified during the building material survey, proper abatement and disposal shall occur by a state-licensed abatement contractor. • Mitigation Measure HAZ-2: A Soil Management Plan shall be prepared and submitted to the SD-RWQCB for review and concurrence prior to the commencement of mass grading operations. The plan will describe contingency protocols in the event that significantly impacted soil requiring special handling, segregation and off-site disposal is discovered during future construction work.
• Mitigation Measure HAZ -3: A passive mitigation measure (i.e., vapor barrier) shall be incorporated in to the design and construction of future building slabs to ensure continuous protection of human health after the project site is redeveloped.

As described in the Davia Village IS/MND, with implementation of these measures, hazards and hazardous materials impacts were reduced to a less-than-significant impact.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “less-than-significant-with-mitigation-incorporated” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to hazards and hazardous materials.

4.9 Hydrology and Water Quality
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Hydrology and Water Quality. Would the project:
a. Violate any water quality
standards or waste
discharge requirements?
IS/MND
Analysis:
pp.53 to 54
Less than
Significant No No No Change
230

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Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
b. Have a potentially
significant adverse
impact on groundwater
quality or cause or
contribute to an
exceedance of
applicable groundwater
receiving water quality
objectives or degradation
of beneficial uses?
IS/MND
Analysis:
pp.54 to 55
Less Than
Significant No No No Change
c. Substantially deplete
groundwater supplies or
interfere substantially
with groundwater
recharge such that there
would be a net deficit in
aquifer volume or a
lowering of the local
groundwater table level
(e.g.„ the production rate
of preexisting nearby
wells would drop to a
level which would not
support existing land
uses or planned uses for
which permits have been
granted)?
IS/MND
Analysis:
pp.55
No Impact No No No Change
d. Substantially alter the
existing drainage pattern
of the site or area,
including through the
alteration of the course
of a stream or river, or in
a manner which would
result in substantial
erosion or siltation on-or
off-site (e.g.
downstream)?
IS/MND
Analysis:
pp.55
Less Than
Significant No No No Change
231

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-22
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
e. Create a significant
adverse environmental
impact to drainage
patterns due to changes
in runoff flow rates or
volumes?
IS/MND
Analysis:
pp.56
Less Than
Significant No No No Change
f. Substantially alter the
existing drainage pattern
of the site or area,
including through the
alternation of the course
of a stream or river, or
substantially increase the
rate or amount of surface
runoff in a manner, which
would result in flooding
on- or off-site?
IS/MND
Analysis:
pp.56
Less Than
Significant No No No Change
g. Create or contribute
runoff water which would
exceed the capacity of
existing or planned
storm water drainage
systems or provide
substantial additional
sources of polluted
runoff?
IS/MND
Analysis:
pp.56
Less Than
Significant No No No Change
h. Result in increased
impervious surfaces and
associated increased
runoff?
IS/MND
Analysis:
pp.56
Less Than
Significant No No No Change
i. Result in significant
alteration of receiving
water quality during or
following construction?
IS/MND
Analysis:
pp.57
Less Than
Significant No No No Change
j. Result in an increase in
pollutant discharges to
receiving waters?
Consider water quality
IS/MND
Analysis:
pp.57 to 58
Less Than
Significant No No No Change
232

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-23
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
parameters such as
temperature, dissolved
oxygen, turbidity, and
other typical storm water
pollutants (e.g. heavy
metals, pathogens,
petroleum derivatives,
synthetic organics,
sediment, nutrients,
oxygen-demanding
substances, and trash).

k. Be tributary to an
already impaired water
body as listed on the
Clean Water Act Section
303(d) list If so, can it
result in an increase in
any pollutant for which
the water body is
already impaired?
IS/MND
Analysis:
pp.58
Less Than
Significant No No No Change
l. Be tributary to
environmentally
sensitive areas (e.g.

MSCP, RARE, Areas of
Special Biological
Significance, etc.)? If
so, can it exacerbate
already existing
sensitive conditions ?
IS/MND
Analysis:
pp.58
Less Than
Significant No No No Change
m. Have a potentially
significant
environmental impact
on surface water
quality, to either
marine, fresh or
wetland waters?
IS/MND
Analysis:
pp.58 to 59
Less Than
Significant No No No Change
233

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-24
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
n. Otherwise substantially
degrade water quality?
IS/MND
Analysis:
pp.59
Less Than
Significant No No No Change
o. Place housing within a
100-year flood hazard
area as mapped on a
federal Flood Hazard
Boundary or Flood
Insurance Rate Map or
other flood hazard
delineation map?
IS/MND
Analysis:
pp.59
No Impact No No No Change
p. Place within a 100-year
flood hazard area
structures which would
impede or redirect flood
flows?
IS/MND
Analysis:
pp.59
No Impact No No No Change
q. Expose people or
structures to a
significant risk of loss,
injury or death involving
flooding including
flooding as a result of
the failure of a levee or
dam?
IS/MND
Analysis:
pp.59
No Impact No No No Change
r. Inundation by seiche,
tsunami, or mudflow?
IS/MND
Analysis:
pp. 59
No Impact No No No Change

4.9.1 Discussion
The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to hydrology and water quality compared to what was previously evaluated in Chapter IV-IX, Hydrology and Water Quality of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. The IS/MND evaluated the full buildout of the project site, and the current proposal would not change the project footprint nor impact 234

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-25
the requirements of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding hydrology and water quality. The proposed project would not lead to any changes related to water quality standards, waste discharge requirements, or groundwater quality. The project would continue to utilize municipal water sources provided by Vallecitos Water District and would not result in the use of groundwater. No substantial changes would occur related to site drainage, hydrology, or stormwater runoff as a result of the project. Any project site modification would be required to adhere to the City’s Best Management Practices (BMP) Design Manual (City of San Marcos 2023). Similarly, the project would not result in an increased impact related to nearby receiving waters or nearby environmentally sensitive areas. Finally, the project would not result in any new or substantially more significant flood hazards. The project would continue to be required to comply with all local, State, and federal regulations related to water quality standards . No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Mitigation Measures
No mitigation measures required.

The Davia Village IS/MND included the following design considerations , which were implemented during construction of The Marc project. These measures may still be applicable to the minimal construction activities required for the proposed project:
• The project will be required to provide a design to mitigate water quality and HMP under the land development requirements deemed to be in effect of either R9 2007-001 or R9 2013- 0001.
• Mark all inlets with the words “No Dumping! Drains to Waterways” and “ No Contamine” in Spanish.
• All parking garage floors drain to a clarifier and to the public sewer. • Landscaping has been designed to minimize irrigation and runoff and to minimize the use of fertilizers and pesticides that can contribute to storm water. • Roofing, gutters and trim will not be constructed of copper or other unprotected materials that may leach into runoff.
• Plazas, sidewalks and parking lots shall be swept regularly to prevent the accumulation of litter and debris. Debris from pressure washing will be collected to prevent entry into the storm drain system. Wash water containing any cleaning agents or degrease r shall be collected and discharged to the sanitary sewer and not discharged to a storm drain. ‘ • Implementation of all construction-related BMPs identified in the SWPPP.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “less-than-significant” impact conclusions of the Davia Village IS/MND 235

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-26
remain valid, and approval of the project would not result in new or substantially more severe impacts to hydrology and water quality.

4.10 Land Use and Planning
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Land use and Planning. Would the project:
c. Physically divide an
established community?
IS/MND
Analysis:
pp.59
No Impact No No No Change
d. Conflict with any
applicable land use plan,
policy, or regulation of an
agency with jurisdiction
over the project
(including, but not
limited to the general
plan, specific plan, local
coastal program, or
zoning ordinance)
adopted for the purpose
of avoiding or mitigating
an environmental effect?

IS/MND
Analysis:
pp.59-63
Less than
Significant
with
Mitigation
Incorporated
No No No Change
e. Conflict with any
applicable habitat
conservation plan or
natural community
conservation plan?
IS/MND
Analysis:
pp.63
No Impact No No No Change

4.10.1 Discussion
The conversion of 13,500s.f. of ground floor retail storefronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to land use and planning compared to what was previously evaluated in Chapter IV - X, Land Use and Planning of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. Additionally, as part of the 2014 project approvals, and as required in Mitigation Measure LU-1 and LU-2, the site’s land use and zoning designation was changed to Specific Plan Area. These changes do not constitute a change in circumstances regarding land use and planning.
236

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-27
The project site is already built out so the conversion of retail store fronts to apartments would not physically divide an established community, n or would it conflict with any applicable habitat conservation plan or natural community conservation plan. The project proposes a Specific Plan Amendment and Conditional Use Permit to allow for the conversion of ground floor retail to residential apartments, which would make the development less intense in terms of traffic, which results in a corresponding reduction of air quality and GHG emissions and vehicular noise. The project would not conflict with the project site’s current land use and zoning designation of Specific Plan Area, nor would it conflict with any land use policies adopted for the purpose of avoiding or mitigating an environmental effect.

The Mitigation Measures LU-1 and LU-2 that were included in the approved Davia Village IS/MND are no longer applicable because the land use designation and zoning have already been approved and amended. Therefore, those mitigation measures are no longer ap plicable. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Mitigation Measures
Previously imposed and implemented mitigation measures include:
• Mitigation Measure LU-1: Prior to project implementation, a General Plan Amendment shall be approved to change the project site from MU-1 to MU-2/Specific Plan Area. • Mitigation Measure LU-2: Prior to project implementation, the City Zoning Ordinance shall be amended to change the project site from a Transitional Zone of LU -l/MU-1to MU-2/Specific Plan Area.

As described in the Davia Village IS/MND, with implementation of these measures, land use and planning impacts were reduced to a less-than-significant impact.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “less-than-significant-with-mitigation-incorporated” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to land use and planning.

237

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4.11 Mineral Resources
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia
Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New Analysis
or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Mineral Resources. Would the project:
a. Result in the loss of
availability of a known
mineral resource that
would be of value to the
region and the
residents of the state?
IS/MND
Analysis:
pp.63
No Impact No No No Change
b. Result in the loss of
availability of a locally-
important mineral
resource discovery site
delineated on a local
general plan, specific
plan or other land use
plan?
IS/MND
Analysis:
pp.63
No Impact No No No Change

4.11.1 Discussion
The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to mineral resources compared to what was previously evaluated in Chapter IV-XI, Mineral Resources of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. The IS/MND evaluated the full buildout of the project site, and the current proposal would not change the project footprint nor impact the requirements of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding mineral resources.

As evaluated in the Davia Village IS/MND, the project site does not contain any known locally important mineral resources that would be considered to have local, regional, or statewide importance as delineated by either the City of San Marcos or San Diego County General Plans. There are no known mineral resources on the project site. Therefore, the proposed project would not impact mineral resources. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.
238

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-29
Mitigation Measures
None required.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the less-than -significant impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to mineral resources.

4.12 Noise
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstanc
es Involving
New or
Substantially
More Severe
Significant
Impacts?
Any
Substantiall
y Important
New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project Result
in New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Noise. Would the project result in:
a. Exposure of persons to or
generation of noise levels
in excess of standards
established in the local
general plan or noise
ordinance, or applicable
standards of other
agencies?
IS/MND
Analysis: pp.
64 to 69
Less Than
Significant No No No Change
b. Exposure of persons to or
generation of excessive
groundborne vibration or
groundborne noise
levels?
IS/MND
Analysis: pp.
69 to 70
Less Than
Significant No No No Change
c. A substantial permanent
increase in ambient noise
levels in the project
vicinity above levels
existing without the
project?
IS/MND
Analysis: pp.
70 to 73
Less Than
Significant No No No Change
d. A substantial temporary
or periodic increase in
ambient noise levels in
the project vicinity above
IS/MND
Analysis: pp.
73 to 75
Less Than
Significant No No No Change
239

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-30
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstanc
es Involving
New or
Substantially
More Severe
Significant
Impacts?
Any
Substantiall
y Important
New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project Result
in New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
levels existing without the
project?
e. For a project located
within an airport land use
plan or where such a
plan has not been
adopted, within two miles
of a public airport or
public use airport, would
the project expose people
residing or working in the
project area to excessive
noise levels?
IS/MND
Analysis:
pp.75
No Impact No No No Change
f. For a project within the
vicinity of a private
airstrip, would the project
expose people residing or
working in the project
area to excessive noise
levels?
IS/MND
Analysis:
pp.75
No Impact No No No Change

4.12.1 Discussion
The conversion of 13,500 s.f. of ground floor retail storefronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to noise compared to what was previously evaluated in Chapter IV -XII, Noise of the Davia Village IS/MND. T he project site has been fully developed with The Marc San Marcos multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. The IS/MND evaluated full buildout of the project site, and the current proposal would not change the project footprint nor impact the requirements of the Specific Plan or other project entitlements. This change does not constitute a change in circumstances regarding noise.

The project includes a Specific Plan Amendment and Conditional Use Permit to convert 13,500 s.f. of ground floor retail to 10 residential apartment flats. The project would still be consistent with the General Plan Land Use and Zoning (SPA) for the site. As discussed in more detail in Section 4.16, the proposed project would result in 2,608 average daily trips, which is 279 fewer trips than analyzed in the Davia Village IS/MND. Therefore, the conversion of retail store fronts to apartments would be considered less intense than previously analyzed. The almost 10 percent decrease in vehicle trips 240

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-31
would result in a corresponding decrease in vehicle noise. Construction activities would be minimal since the site has already been built out.

A noise impact analysis was prepared in March 2025 by LDN Consulting (Appendix C) to determine the estimated exterior and interior noise levels within the residential units. Per the Davia Village IS/MND, the primary source of noise impacts to the project is vehicular noise from Armorlite Drive and Bingham Drive . Based on future traffic projections along the roadways, portions of the site were projected to experience unmitigated exterior noise levels at the proposed exterior open space areas of 64 dBA CNEL. Since the 2013 noise analysis prepared for the Davia Village IS/MND, current traffic projections have been compared to the traffic volumes used in the 2013 noise assessment to determine If the anticipated noise levels at the project site have changed. According to the 2025 noise report, future year (2035) traffic along Armorlite Drive is expected to have 8,100 ADT and future year traffic along Bingham Drive is expected to have 1,000 ADT, which is lower than the traffic projections used in the 2013 noise assessment. Therefore, the anticipated noise levels would be less than 64 dBA CNEL at the proposed exterior open space areas . However, to be conservative, a worst-case building façade noise level of 64 dBA CNEL was utilized for all units to determine interior noise.

Interior Noise
The City of San Marcos as part of its noise guidelines states, consistent with Title 24 of the California Code of Regulations (CCR), a project is required to perform an interior assessment on the portions of a project site where building façade noise levels are above the normally compatible noise level in order to ensure that acceptable interior noise levels can be achieved. For noise sensitive residential land uses, the City has adopted an exterior noise level goal of 65 dBA CNEL for the outdoor living areas and requires an interior noise level of less than 45 dBA CNEL.

To meet the 45 dBA CNEL interior noise standard, an overall minimum interior noise level reduction of 19 dBA CNEL is needed for the proposed project buildings having a direct line of sight to the adjacent roadway. Therefore, a closed window and door condition is required to reduce interior noise levels to comply with CCR Title 24 and City of San Marcos requirements. The windows -closed condition does not require the windows to be non-operable but does require that mechanical ventilation be installed to move air within the structure and control temperatures when the windows are closed. The existing building already incorporates an HVAC system with mechanical ventilation.

In summary, the 2025 LDN noise report found that exterior noise levels would be less than 65 dBA CNEL and the interior noise levels will be at or below 45 dBA CNEL . No new exterior or interior noise impacts would occur as a result of the conversion of 13,500 s.f. of ground floor retail to 10 residential apartment flats. The project would continue to be required to comply with all applicable noise ordinance regulations.

Mitigation Measures
None required.

The Davia Village IS/MND included the following design considerations, which were implemented during construction of The Marc project. The required final noise assessment referenced below is included as Appendix C and is summarized in the analysis above. • All construction equipment shall be properly fitted with mufflers. 241

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-32
• A final noise assessment is required prior to the issuance of the first building permit for first, second and third floors of the lots along Armorlite Drive and Bingham Drive since the building facades are above 60 dBA CNEL. This final report would identify the interior noise requirements based upon architectural and building plans to meet the City’s established interior noise limit of 45 dBA CNEL.

Conclusion
The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “ less-than-significant” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to noise.

4.13 Population and Housing
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Population and Housing. Would the project:
a. Induce substantial
population growth in an
area, either directly (for
example, by proposing
new homes and
businesses) or
indirectly (for example,
through extension of
roads or other
infrastructure)?
IS/MND
Analysis: pp.
75 to 76
Less Than
Significant No No No Change
b. Displace substantial
numbers of existing
housing, necessitating
the construction of
replacement housing
elsewhere?
IS/MND
Analysis: PP-
76 No Impact No No No Change
c. Displace substantial
numbers of people,
necessitating the
construction of
IS/MND
Analysis:
pp.76
No Impact No No No Change
242

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-33
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
replacement housing
elsewhere?

4.13.1 Discussion
The conversion of 13,500 s.f. of ground floor retail storefronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to air quality compared to that was previously evaluated in in Chapter IV- XIII, Population and Housing, of the Davia Village IS/MND .

The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals . The Davia Village IS/MND estimated that the construction of 416 apartments would result in approximately 1,256 new residents. Additionally, the Davia Village IS/MND assumed the improvements necessary to support this amount of density, including necessary water/sewer lines, roadways, SR -78 ramps, and the SPRINTER rail station. The 2018 Addendum removed Condition O which placed an occupancy cap of 885 residents on the project.

The Addendum noted that the population estimates used in the IS/MND were low and based on a household size of 3.05 residents per household, the M arc project would more likely result in 1,269 residents (2018 Addendum pp 4 -29). These changes do not constitute a change in circumstances regarding population and housing.

The project proposes the conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats. The original 416 apartments and leasing office would remain. Using the current City of San Marcos’s population rate of 3.1 persons per household (SANDAG 2022), the conversion of retail store fronts to 10 residential flats would result in an additional 31 residents. This represents a 2.5 percent increase in population above what was evaluated in the IS/MND (2.4% increase compared to the population numbers estimated in the 2018 Addendum). The creation of 10 residential flats would not induce substantial population growth in the area nor would it require additional or expanded infrastructure to support the increase . The project would not displace existing housing or people.

Therefore, while a minor increase related to population and housing would occur, the increase would not result in a new or substantially more severe impacts to population and housing.

Mitigation Measures
None required.

Conclusion
As described above, the certified Davia Village IS/MND evaluated the environmental impacts associated with the construction of 416 dwelling units and the proposed project would add ten additional units yielding approximately 31 more residents. This nominal increase in population and 243

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-34
dwelling units resulting from the conversion of 13,500 s.f. of ground floor retail storefronts to 10 residential apartment flats would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “less-than-significant” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to population and housing.

4.14 Public Services
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Public Services.

Would the project result in
substantial adverse physical
impacts associated with the
provision of new or physically
altered governmental
facilities, need for new or
physically altered
governmental facilities, the
construction of which could
cause significant
environmental impacts, to
maintain acceptable service
ratios, response times or
other performance objectives
for any public services:

a. Fire protection?
IS/MND
Analysis: pp.
76 to 77
Less Than
Significant No Yes No Change
b. Police protection?
IS/MND
Analysis: PP-
77 Less Than
Significant No Yes No Change
c. Schools?
IS/MND
Analysis: pp.
77 to 78
Less Than
Significant No Yes No Change
d. Parks?
IS/MND
Analysis:
pp.78
Less Than
Significant No No No Change
244

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-35
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
e. Other public facilities?
IS/MND
Analysis:
pp.78
Less Than
Significant No No No Change

4.14.1 Discussion
The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to public services compared to what was previously evaluated in Chapter IV-XIV, Public Services of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. This change does not constitute a change in circumstances regarding public services.

As evaluated in the Davia Village IS/MND , development of The Marc project increase d demand for public services, including fire, police, schools, and parks, that was offset through the payment of development fees. The proposed conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartments would further incrementally increase demand on public services from the addition of 31 residents. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification.

Fire and Police
The San Marcos Fire Department has reviewed the proposed project and did not identify any significant impacts associated with servicing the additional 31 residents. Additionally, the project falls within the boundary of Community Facilities District (CFD) 2001-01 (Fire). Participation in CFD 2001-01 (Fire) would offset the project’s increase in demand for fire services as it contributes funds toward the enhancement of fire stations, training facilities, dispatch center, communication systems and equipment. Thus, while the additional residents would place an increased demand on fire protection, the proposed project would not result in the need for new or expanded fire facilities and would not result in a significant impact on the environment.

Police
The MARC site is already developed and is being served by the San Diego County Sheriff’s Department.

The conversion of uses from commercial to residential would not result in a significant increase in demand of Sheriff resources. The project falls within the boundary of CFD 98 -01 IA1 (Police).

Participation in CFD 98-01 IA1 (Police) would offset the project’s increase in demand for police services as it contributes funds towards police facilities, communication systems, equipment and 245

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-36
services. The proposed project would not result in the need for new or expanded fire or police facilities and would not have a significant impact on the environment.

Schools
As evaluated in the Davia Village IS/MND, development of the 416 apartments was estimated to result in 143 students (0.3433 students/unit). Using the same generation rate, the additional 10 apartments would generate 3 additional students. Based upon current SMUSD boundaries, students living in the Marc San Marcos development attend La Mirada Academy (TK -8) and San Marcos High School. The project applicant would be required to pay school mitigation fees pursuant to California Education Code Section 17620 et seq. and Government Code Sections 65995(h) and 65996(b) in effect at the time of building permit issuance. Current Level II school fees are $5.17/s.f. for residential development (SMUSD 2025). Payment of these fees would assist in funding SMUSD’s long -range plans. Senate Bill (SB) 50 states that the fees imposed by school districts shall constitute the exclusive method of considering and mitigating impacts on school facilities caused by a development project.

Such payment shall provide “full and complete m itigation of the impacts of any legislative or adjudicative act… on the provision of adequate school facilities” (Govern Code Section 65995(h)). As such, with contribution of required development fees, the proposed project’s impact to schools would be less than significant.

Parks
The Davia Village IS/MND identified less than significant impacts to parks due to the provision of both private amenities for future residents and public amenities available for use by future residents and the greater community. These amenities have alrea dy been constructed. The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would generate an additional 31 residents, which would increase demand on existing recreational facilities. The project includes private enlarged patio space for the 10 apartments. While there would be an incremental increase in demand for existing park facilities, this minor increase would not increase the use of existing recreational facilities such that substantial physical deteriorat ion would occur. No new recreational facilities would need to be constructed or expanded, which could have significant impacts on the environment.

Other Facilities
The Davia Village IS/MND concluded that the development would not have an impact on any other public facilities. While the proposed project’s increase in residents may increase demand on libraries, the incremental increase on library facilities would not result in the need for new or expanded library facilities, which could have a significant impact on the environment. Therefore, the proposed project would not have a significant impact to other facilities.

Mitigation Measures
No mitigation measures required.

The Davia Village IS/MND included the following design considerations, which were implemented during construction of The Marc project.
• Roadways servicing the project shall have a minimum improved paved width of 24 feet with an additional 8 feet to each side for parking. Any other roadway features such as cul -de-sacs and gates must meet the design criteria for the San Marcos Fire Department. 246

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-37
• Any automatic gates are required to have a Knox rapid entry system and emergency vehicle strobe detector.
• Fire hydrants with an adequate water supply must be installed at locations approved by the San Marcos Fire Department. Hydrant spacing shall be 300 feet part for multi -family areas.

For single-family areas, hydrants shall be spaced 600 feet apart. • Residential structures shall be outfitted with fire sprinklers per California Building Code 2010 edition and City Ordinance.

Conclusion
As described above, the proposed project would result in an incremental increase in demand for public services as a result of the conversion of 13,500s.f. of retail to 10 residential apartment flats. However, this nominal increase in demand would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the Davia Village IS/MND. Therefore, the “less-than-significant” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to public services.

4.15 Recreation
Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Recreation.
a. Would the project
increase the use of
existing neighborhood
and regional parks or
other recreational
facilities such that
substantial physical
deterioration of the
facility would occur or be
accelerated?
IS/MND
Analysis:
pp.79
Less Than
Significant No No No Change
b. Does the project include
recreational facilities or
require the construction
or expansion of
recreational facilities
which might have an
IS/MND
Analysis:
pp.79
Less Than
Significant No No No Change
247

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Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
adverse physical effect
on the environment?

4.15.1 Discussion
The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to recreation compared to what was previously evaluated in Chapter IV -XV, Recreation of the Davia Village IS/MND. The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals, including the 60,000 s.f. public recreational space (Innovation Park), with recreational amenities, passive green spaces, and private amenity space. Innovation Park is located at 1151 Armorlite Drive (northwest corner of The Marc project site) and includes a dog park, permanent restrooms, pickleball court, picnic tables and play equipment . This change does not constitute a change in circumstances regarding recreation.

The project proposes an additional 10 residential apartment flats which would yield an additional 31 residents and an incremental demand on recreational uses. However, this minor increase would not increase the use of existing recreational facilities such that substantial physical deteriorati on would occur. Beyond the expanded patio space along Armorlite Drive, the project would not require construction or expansion of recreational facilities. Therefore, while an incremental increase in demand for recreational facilities would occur, the increase would not result in a new or substantially more severe impacts to recreation. Additionally, the project applicant would be required to pay park fees as required by City Ordinance 88-799 (SMMC, Chapter 20.12, Growth Management) to offset any increase in demand on parks.

Mitigation Measures
None required.

Conclusion
As described above, the proposed project would result in an incremental increase in demand for recreational uses as a result of an additional 10 residential apartment flats. However, this nominal increase in demand would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the Davia Village IS/MND. Therefore, the “less-than-significant” impact conclusions of the Davia Village IS/MND remain valid and approval of the project would not result in new or substantially more severe impacts to recreation.
248

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4.16 Transportation / Traffic

Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Transportation/ Traffic. Would the project:
a. Cause an increase in
traffic, which is
substantial in relation to
the existing traffic load
and capacity of the
street system (i.e., result
in a substantial increase
in either the number of
vehicle trips, the volume
to capacity ration on
roads, or congestion at
intersection?
IS/MND
Analysis:
pp.80-92
Less than
Significant
with
Mitigation
Incorporated
No No No Change
b. Exceed, either
individually or
cumulatively, a level of
service standard
established by the
county congestion
management agency for
designated roads or
highways?
IS/MND
Analysis:
pp.92-101
Less than
Significant No No No Change
c. Result in a change in air
traffic patterns, including
either an increase in
traffic levels or a change
in location that results in
substantial safety risks?
IS/MND
Analysis:
pp.101
No Impact No No No Change
d. Substantially increase
hazards due to a design
feature (e.g., sharp
curves or dangerous
intersections) or
incompatible uses (e.g.,
farm equipment)?
IS/MND
Analysis:
pp.101
Less than
Significant No No No Change
249

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Environmental Issue Area
Where Topic
Was
Analyzed in
the Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstance
s Involving
New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification
?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
e. Result in inadequate
emergency access?
IS/MND
Analysis:
pp.101
Less than
Significant No No No Change
f. Result in inadequate
parking capacity?
IS/MND
Analysis:
pp.101 to
102
Less than
Significant N/A N/A No Change
g. Conflict with adopted
policies, plans or
programs supporting
alternative
transportation?
IS/MND
Analysis:
pp.101 to
103
No Impact No No No Change

4.16.1 Discussion
Since the certification of the 2014 Davia Village IS/MND and the 2018 Addendum, new policies, laws, and regulations have been enacted with regard to the evaluation of project -related transportation impacts. The following discussion provides a summary of the changes to the regulatory environment.

San Marcos Transportation Demand Management (TDM) Ordinance and Policy To implement the City’s Climate Action Plan measures and to reduce traffic impacts from development projects, the City of San Marcos adopted a TDM Ordinance and Policy in December 2023. The TDM Ordinance and Policy will be applicable to any development project that is not exempt from CEQA requirements and would result in emission of more than 500 metric tons of carbon dioxide (MTCO 2) per year. Projects that are subject to this Ordinance shall submit a project specific TDM Plan for the City’s review and approval with the entitlement application to show compliance with the TDM Policy and Ordinance. As discussed in more detail in Section 4.7 Greenhouse Gas Emissions, in accordance with the City’s CAP screening criteria, the proposed project would generate less than 500 MTCO2e per year, resulting in less than significant GHG impacts. Therefore, the TDM ordinance and policy would not apply to the proposed project.

SB 743, CEQA Guidelines Update
In December 2018, the California Natural Resources Agency certified and adopted the CEQA Guidelines update package, which included Guidelines for the Implementation of CEQA. As a result, the California Governor’s Office of Planning and Research (OPR) updated and released the Technical Advisory on Evaluating Transportation Impacts in CEQA (Technical Advisory) in December 2018. 250

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According to the updated guidelines, lead agencies had until July 1, 2020 to comply with the updated CEQA revision. The City of San Marcos has adopted Vehicle Miles Traveled (VMT) thresholds as part of their Transportation Impact Analysis Guidelines (City of San Marcos 2020).

While VMT is the preferred quantitative metric for assessing potentially significant transportation impacts under CEQA, it should be noted that SB 743 does not prevent a city or county from using metrics such as LOS as part of the application of local gene ral plan policies, municipal and zoning codes, conditions of approval, or any other planning requirements through a city’s planning approval process; cities can still ensure adequate operation of the transportation system in terms of transportation congestion measures related to vehicular delay and roadway capacity. As such, the City can continue to require congestion -related transportation analysis and mitigation projects through planning approval processes outside CEQA.

City of San Marcos Transportation Impact Analysis Guidelines The City of San Marcos approved Transportation Impact Analysis Guidelines (TIAG) on November 16, 2020 (City of San Marcos 2020b). The TIAG provide screening criteria for determining whether a land development project should conduct a VMT analysis. These thresholds are based on the project’s consistency with the General Plan, estimated daily trips, project location, and other project characteristics. A VMT analysis applies to all land development projects except for those that meet at least one of the screening criteria.

VMT
Section 15064.3(b) of the CEQA Guidelines provide criteria for analyzing transportation impacts. At the Time the 2014 Davia Village IS/MND was certified and 2018 Addendum adopted, CEQA Guidelines Section 15064.3 was not in effect. The TIAG (City of San Marcos 2020b) provides several screening approaches to identify when a project should be expected to cause a less -than-significant impact related to VMT. The City of San Marcos TIA G suggest that a detailed transportation VMT analysis applies to all land development projects, except those that meet at least one of the screening criteria.

The relevant screening criterion for the proposed project is described below:
• Map-Based Screening for (Projects Located in VMT Efficient Areas) – Residential and employment projects that are proposed in areas that generate VMT below adopted City thresholds can be presumed to have a less -than-significant transportation impact and would not require a detailed VMT analysis. This determination must be made using SANDAG’s online residential and employment VMT maps for existing year or model baseline year VMT (whichever is available at the time analysis is being conducted), which show census tracts in the city where the VMT is below the regional average.

Per the City ’s TIAG, a VMT analysis is not required as the project is located in a VMT efficient area (residential projects proposed in census tracts with residential VMT per capita below the City’s threshold of exceeding 85 percent of the SANDAG regional average) based on the applicable location- based screening map produced by SANDAG. Using the SANDAG screening map for residential projects under per capita measurements (Figure 3) the project is located in census tract 200.29 and would be expected to generate 1 1.7 VMT/capita. This equates to 66.1% of the regional average VMT/capita.

Therefore, based on the City’s TIAG, a VMT analysis is not required as the project is located in a VMT efficient area and VMT impacts are presumed to be less than significant. 251

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City of San Marcos Page 4-42
Figure 3. SANDAG VMT Screening Maps

252

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City of San Marcos Page 4-43
Parking
Since approval of the project, the CEQA Appendix G Checklist was modified to remove the consideration of parking impacts as an environmental impact. According to the project plans (Appendix A), the approved 2014 project required 671 parking spaces and converting 13,500s.f. of retail store fronts to 10 residential apartment flats reduces that requirement to 650 spaces. The developed project site already provides 723 parking spaces including a combination of garage spaces, open spaces, and street parking. Parking spaces serving the converted retail uses shall be reallocated to the additional residential units, in accordance with the bedroom parking ratios in Table 2-3 of the Specific Plan . No additional parking is required, as the existing retail parking supply exceeds the residential parking demand. Therefore, sufficient parking exists to accommodate the proposed project.

Trip Generation
The proposed conversion of approximately 12,000 s.f. of retail store fronts to 10 residential apartment flats would not result in an increase to trip generation beyond that which was evaluated in the IS/MND as shown below in Table 1, This is because retail uses generate higher average daily trips than apartment uses do. T he IS/MND assumed 2,887 trips for buildout of the approved project in 2014 (including 416 apartments and 15,000 s.f. of retail). The proposed project’s conversion of retail store fronts to apartments (resulting in a total of 426 apartments and approximately 3,000 s.f. of retail) would yield 2,608 trips, which is 279 trips less than what was analyzed in the IS/MND.

Impact Summary
Although the regulatory environment has changed since the certification of the Davia Village IS/MND as identified above, the TDM Ordinance and Policy would not apply to the proposed project and due to the project’s location within a VMT efficient area, the proposed project would have less than significant VMT impacts. The project site also provides sufficient parking to accommodate the proposed project.

Therefore, the conversion of 13,500 s.f. of retail uses to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to transportation/traffic compared to what was previously evaluated in Chapter IV- XVI, Transportation/Traffic of the Davia Village IS/MND.

The project site has been fully developed with The Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. The conversion of 13,500s.f. of ground floor retail store fronts to 10 residential apartment flats w ould not substantially alter the project’s existing site design and circulation network resulting in an increase in hazards, nor would it impede emergency access or access to public transportation, pedestrian and bicycle paths. The proposed project would decrease the number of trips generated by the project site and the trip distribution and assignment would remain consistent with the analysis in the Davia Village IS/MND. No new circumstances or project changes have occurred, nor has any new information been found requiring new analysis or verification Thus, the proposed project would not result in any new or more severe traffic impacts than were previously evaluated in Chapter IV- XVI, Transportation/Traffic of the Davia Village IS/MND.

Mitigation Measures TR-1 through TR-3 (see below) were included as part of the certified Davia Village IS/MND and were implemented during construction of The Marc project.

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Table 1. Trip Generation for 2014 IS/MND Compared to Proposed Project Land Use Unit Daily (Per unit) AM Peak PM Peak
Total In Out Total In Out
Apartment DU 6 8% 20% 80% 9% 70% 30%
Specialty Retail TSF 40 3% 60% 40% 9% 50% 50%
Active Park Acre 50 13% 50% 50% 9% 50% 50%
Forecast Project Generated Trips from 2014 IS/MND
Land Use Size Unit Daily Trips AM Peak PM Peak
Total In Out Total In Out
Apartment 416 DU 2,496 200 40 160 225 157 67
Specialty Retail 15 TSF 600 18 11 7 54 27 27
Active Park 1.38 Acre 69 9 5 4 6 3 3
Subtotal 3,165 227 56 171 285 187 97
10% Mixed-Use Reduction -120 -4 -2 -1 -11 -5 -5
5% Transit Reduction -158 -11 -3 -9 -14 -9 -5
Net Project Trips (2014 IS/MND) 2,887 212 51 161 260 173 87 Proposed Project (Conversion of 13,500s.f. of Retail to 10 Apartments) Land Use Size Unit Daily Trips
AM Peak PM Peak
Total In Out Total In Out
Apartment 426 DU 2,556 205 41 164 230 161 69
Specialty Retail 3 TSF 120 4 2 2 11 6 5
Active Park 1.38 Acre 69 9 5 4 6 3 3
Subtotal 2,745 218 48 170 247 170 78
5% Transit Reduction -137 -11 -2 -9 -12 -8 -4
Net Project Trips (Proposed
Project) 2,608 207 46 162 235 161 74
Change in trips from 2014
IS/MND to Proposed Project -279 -5 -5 +1 -25 -12 -13
Source: SANDAG (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (April 2002); Davia Village Specific Plan IS/MND (2014, pp 81).
254

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Mitigation Measures
The following mitigation measures were referenced in the IS/MND analysis and were implemented with the construction of the previously approved The Marc project:
• Mitigation Measure TR-1: For the cumulative impact in Existing Plus Cumulative Condition at Grand Avenue/ SR-78 EB Ramps - Via Vera Cruz the following improvements are required:
o Construct a dedicated right -turn lane at the southbound (off -ramp) approach of the intersection.
o Convert existing shared through/right-turn lane to a shared left turn/ through lane. o Modify signal phasing to install a right-turn overlap phase at the southbound approach of intersection.

The project's fair share contribution to Mitigation Measure TR-1 is 10.8 percent. • Mitigation Measure TR-2: For the cumulative impact in the 2035 Horizon Year Condition at Los Posas Road/SR-78 WB ramps the following improvement is required:
o Construct a dedicated right -turn lane at the westbound (off -ramp) approach of the intersection. This improvement can be constructed within the Caltrans right-of-way.

The project's fair share contribution to Mitigation Measure TR-2 is 12.1 percent. • Mitigation Measure TR -3: For the cumulative impact in the 2035 Horizon Year at Grand Avenue/ SR-78 Eastbound Ramps-Via Vera Cruz the following improvements are required:
o Construct a dedicated right -turn lane at the southbound (off -ramp) approach of the intersection.
o Convert existing shared through/right-turn lane to a shared left turn/ through lane. o Modify signal phasing to install a right-turn overlap phase at the southbound approach of intersection.

The project's fair share contribution to Mitigation Measure TR-3 is 10.8 percent.

The Davia Village IS/MND included the following design considerations, which were implemented with the construction of the previously approved Marc project. • Access to the northerly project driveway on Bingham Drive will be restricted to right -turn in/right-turn out only.
• Implementation of a Parking Management Plan.

The Davia Village Specific Plan IS/MND concluded that impacts to level of service on all facilities would be reduced to a less than significant with implementation of the recommended mitigation.

Conclusion
As described above, the proposed project would result in a reduction in total vehicle trips as a result of the conversion of 13,500 s.f. of retail store fronts to 10 residential apartment flats. No new impacts related to site design, VMT or parking would occur. Therefore, the proposed project would not involve 255

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new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. Therefore, the “less-than-significant” impact conclusions of the Davia Village IS/MND remain valid and approval of the project would not result in new or substantially more severe impacts to transportation.

4.17 Utilities and Service Systems
Environmental Issue Area
Where
Topic Was
Analyzed
in the
Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
Utilities and Service Systems. Would the project:
a. Exceed wastewater
treatment requirements of
the applicable Regional
Water Quality Control
Board?
IS/MND
Analysis:
pp. 103
Less Than
Significant No No No Change
b. Require or result in the
construction of new water
or wastewater treatment
facilities or expansion of
existing facilities, the
construction of which
could cause significant
environmental effects?
IS/MND
Analysis:
pp. 103 to
105
Less Than
Significant No No No Change
c. Require or result in the
construction of new storm
water drainage facilities or
expansion of existing
facilities, the construction
of which could cause
significant environmental
effects?
IS/MND
Analysis:
pp. 105
Less Than
Significant No No No Change
d. Have sufficient water
supplies available to serve
the project from existing
entitlements and
resources, or are new or
expanded entitlements
needed?
IS/MND
Analysis:
pp. 105
Less Than
Significant No No No Change
e. Result in a determination
by the wastewater
IS/MND
Analysis:

Less Than
Significant No No No Change
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Environmental Issue Area
Where
Topic Was
Analyzed
in the
Davia
Village
IS/MND
Davia Village
IS/MND
Impact
Conclusion
Any New
Circumstances
Involving New
Significant
Impacts or
Substantially
More Severe
Impacts?
Any New
Information
Requiring
New
Analysis or
Verification?
Would the
Project
Result in
New
Significant
Impacts or
Changes to
Previous
Impact
Conclusion?
treatment provider which
serves or may serve the
project that has adequate
capacity to serve the
project’s projected
demand in addition to the
provider’s existing
commitments?
pp. 106
f. Be served by a landfill
with sufficient permitted
capacity to accommodate
the project’s solid waste
disposal needs?
IS/ND
Analysis:
pp. 106
Less Than
Significant No No No Change
g. Comply with federal, state,
and local statutes and
regulations related to
solid waste?
IS/MND
Analysis:
pp. 106 to
107
Less Than
Significant No No No Change
h. Create demand for natural
gas, electricity, telephone,
and other utility services
that cannot be met?
Not
analyzed
in IS/MND
Less Than
Significant NA NA No Change
i. Result in inefficient
wasteful, and
unnecessary consumption
of energy?
Not
analyzed
in IS/MND
No Impact NA NA No Change

4.17.1 Discussion
The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not result in a change in the environmental or regulatory setting related to utilities and service systems compared to what was previously evaluated in Chapter IV -XVI, Utilities and Service Systems of the Davia Village IS/MND. Since certification of the 2014 Davia Village IS/MND and 2018 Addendum, there have been additional regulatory requirements related to increasing energy efficiency, water conservation, and recycling and landfill diversion. The project site has been fully developed with T he Marc multi-family apartments and ground floor retail store fronts pursuant to the 2014 project approvals. The improvement in regulatory standards and development of the site would not constitute a change in circumstances regarding utilities and service systems. 257

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Water and Wastewater
The Vallecitos Water District (VWD) provides the water and sewer service for the project site and confirmed it has adequate capacity to continue to serve the site with the conversion of store fronts into apartments. VWD conducted a Water and Sewer Study in 2013 for buildout of the project site.

The water demand for the approved project analyzed in the Davia Village IS/MND was projected to be 80,211 gallons-per-day (gpd), which was based upon the acreages of individual land uses proposed for the site. Using the same generation rates, the conversion of 13,500 s.f. of ground floor retail to 10 residential apartment flats would result in a 2 percent increase in water demand (1,580 gpd), because residential uses have a higher water demand than retail uses. The project applicant would pay applicable Water Capital Facility Fees to VWD per Water Capital Facility Ordinance #175. These fees would be used toward future capital improvements identified in VWD’s master plan and would offset the incremental increase in water demand. The proposed project would not require the construction of new or expanded water facilities, the construction of which could cause significant environmental effects.

Similarly, the Davia Village IS/MND projected wastewater flows of 70,353 gpd based upon the acreages of individual land uses proposed for the site Using the same generation rates, the conversion of 13,500 s.f. of ground floor retail to 10 residential apartment flats would result in a 2 percent increase in wastewater flows (1,464 gpd) because residential uses have a higher sewer demand than retail uses. The project applicant would pay applicable Wastewater Capi tal Facility Fees to VWD per Wastewater Capita l Facility Ordinance #176. These fees would be used toward future capital improvements identified in VWD’s master plan and would offset the incremental increase in water demand. The proposed project would not require the construction of new or expanded wastewater facilities, the construction of which could cause significant environmental effects.

Solid Waste
The Davia Village IS/MND analyzed solid waste impacts related to the previously approved project and determined project demand (without considering any waste diversion through recycling) would be 219 tons per year based on the total number of residential dwelling units and commercial retail space that was proposed. Using the same generation rates, the conversion of 13,500 s.f. of ground floor retail to 10 residential apartment flats would result in an 11 percent decrease in solid waste generation (24 tons). There have been additional regulatory requirements related to increasing recycling and landfill diversion; thus, the actual amount of solid waste to be generated by the project would be less.

Therefore, there would be sufficient permitted landfill capacity to accommodate the proposed project.

Additionally, the project would comply with current federal, state, and local statutes and regulations related to solid waste, including proper handling of construction and demolition debris.

Storm Drainage
As discussed in more detail in Section 4.9 Hydrology and Water Quality, no substantial changes would occur related to site drainage, hydrology, or stormwater runoff as a result of the proposed project. Any project site modification would be required to adhere to the City’s Best Management Practices (BMP) Design Manual (City of San Marcos 2023). The proposed project would not exceed wastewater treatment requirements, or require the construction of new or expanded storm water drainage facilities, the construction of which could cause significant environmental effects? 258

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Other Services
The 2018 Addendum briefly addressed the project effects on other utility services and concluded there would be no impact. The Marc San Marcos development is already being served electricity, natural gas, telecommunications and other utility services by San Diego Gas & Electric (SDG&E) and local providers. The conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats would not significantly increase demand for these services or require construction or expansion of infra structure currently serving the site. There would be minimal construction needed for the conversion of store fronts to apartments and the project’s adherence to the most recent building code and green building standards would ensure the proposed project w ould not result in inefficient, wasteful, and unnecessary consumption of energy.

Mitigation Measures
No mitigation measures required.

The Davia Village IS/MND included the following design considerations, which have already been implemented.
• Payment of Water Capital Facility Fees per Vallecitos Water District Ordinance no. 175. • Payment of Wastewater Capital Facility Fees per Vallecitos Water District Ordinance no. 176. • Payment of Wastewater Density Impact Fees per Vallecitos Water District Ordinance No. 177. • Upsize 1,195 feet of wastewater pipeline from 8-inch to 10 -inch diameter within Armorlite Drive and Bingham Drive.
• Upsize 652 feet of wastewater pipeline from 8-inch to 12-inch diameter within Bingham Drive.

Conclusion
As described above, the proposed project would result in an incremental increase in demand for water and wastewater services as a result of the conversion of 13,500 s.f. of retail to 10 residential apartment flats. However, this nominal increase in demand would be offset through the payment of Water and Wastewater Capital Facility Fees. Solid waste generation would decrease, and the project would not significantly impact storm drainage facilities or increase demand for other services systems.

Therefore, the pro posed project would not involve new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified signifi cant effects which were evaluated in the Davia Village IS/MND. Therefore, the “less-than-significant” impact conclusions of the Davia Village IS/MND remain valid, and approval of the project would not result in new or substantially more severe impacts to utilities and service systems.

CUMULATIVE IMPACTS DISCUSSION
The Davia Village Specific Plan IS/MND was completed in 2014 and evaluated potential cumulative impacts related to traffic, air quality, greenhouse gas emissions, and noise. The IS/MND determined the project would not have any cumulative impacts related to air quality, greenhouse gas emissions, and noise. The project contributed to a cumulative traffic impact in the Existing Plus Project and 2035 time frame. Mitigation measures MM-TR-1, MM-TR-2 and MM-TR-3, now implemented, were identified 259

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 4-50
to reduce the impact to below a level of significance. The project was required to pay a fair share for improvements to reduce the impacts to below a level of significance.

All other impacts were determined to be site-specific (e.g., cultural resources and hazards/hazardous materials) and not cumulatively significant. Therefore, th e project was determined not to meet this Mandatory Finding of Significance and impacts are less than significant with the incorporation of mitigation.

As discussed throughout this document, the conversion of 13,500 s.f. of ground floor retail store fronts to 10 residential apartment flats conversion of store fronts to apartments is considered to be less intensive in terms of air quality, GHGs, and traffic compared to what was previously analyzed in the Davia Village IS/MND. Therefore, the proposed project would not result in new circumstances, new information, significant environmental effects, or a substantial increase in the severity of previously identified significant effects which were evaluated in the IS/MND. 260

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 5-1

5.0 List of Preparers and Persons Consulted
City of San Marcos
Corina Flores, Associate Planner
Sophia Mitchell & Associates
Sophia Habl Mitchell, LEED AP, Project Manger
Melyssa Sheeran, Senior Environmental Consultant
LDN Consulting
Jeremy Louden, Principal

261

The Marc (Addendum to the Davia Village IS/MND) December 2025 City of San Marcos Page 6-1

6.0 References
Ascent Environmental. 2018. The MARC Project- San Marcos Addendum to the Davia Village Specific Plan Initial Study/ Mitigated Negative Declaration. February.

City of San Marcos. 2012. City of San Marcos General Plan . Adopted February 14. https://www.san- marcos.net/work/economic-development/general-plan Accessed March 15, 2025.

City of San Marcos. 2020 a. Final Climate Action Plan and Appendix D Guidance to Demonstrating Consistency with the City of San Marcos Climate Action Plan for Discretionary Projects Subject to CEQA and City of San Marcos Climate Action Plan Consistency Review Checklist. https://www.san - marcos.net/departments/development-services/planning/climate-action-plan. Accessed March 1 5, 2025.

City of San Marcos. 2020 b. Transportation Impact Analysis Guidelines. November. https://www.san- marcos.net/home/showpublisheddocument?id=25036. Accessed March 15, 2025.

City of San Marcos. 2023. City of San Marcos BMP Design Manual. February. https://www.san - marcos.net/home/showpublisheddocument/27192/638114580843700000. Accessed March 15, 2025.

Consultants Collaborative. 2013. Davia Village Specific Plan, Specific Plan No. 12-55. November.

LDN Consulting. 2025. The Marc Apartments Residential Development Noise Assessment, City of San Marcos, CA. March 18.

San Diego Air Pollution Control District (SDAPCD). 2024. Attainment Status. https://www. sdapcd.org/content/sdapcd/planning/attainment-status.html. Accessed March 15, 2025.

San Diego Association of Governments (SANDAG). 2002. SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region. April. https://www.sandiegocounty .gov/content/dam/sdc/pds/ceqa/LehmanTPM/38%20Appendix%20T9_SANDAG%20Trip%20Gener ation%20Rates.pdf. Accessed May 9, 2024.

San Diego Association of Governments (SANDAG). 2022. Series 14 Regional Growth Forecast for City of San Marcos and the San Diego Region. August 11. https://datasurfer.sandag.org/ . Accessed January 9, 2023.

San Diego Association of Governments (SANDAG). 202 5. San Diego Region SB 743 VMT Maps. https://www.arcgis.com/apps/webappviewer/index.html?id=bb8f938b625c40cea14c825835519a 2b Accessed Marched 17, 2025.

San Marcos Unified School District (SMUSD). 202 5. Residential and Commercial Developer Fees. https://www.smusd.org/departments/facilities_planning_and_development/residential_and_comm ercial_developer_fee_summary Accessed March 15, 2025.

Vallecitos Water District (VWD). 2013. Davia Village Water and Sewer Study Draft Technical Memorandum. June 4. Appendix J of the Davia Village Specific Plan Initial Study/ Mitigated Negative Declaration (2013).

262

ATTACHMENT G

RETAIL CONVERSION LAND USE

MARKET ANALYSIS
263

PREPPARED BY: CCI | 160 INDUSTRIAL ST. STE 200 SAN MARCOS, CA 92078 Retail Conversion Land Use and Market Analysis

THE MARC
MARCH 2025

264
The MARC Retail Conversion
City of San Marcos
1 The MARC retail conversion Land Use Analysis and Market Analysis

Project Description
The Marc project, APN 219-163-48 is a proposed conversion of exiting vacant retail space to residential apartments within the Davia Village Specific Plan area , which is fully built out. The project is Located north of Highway 78 on Armorlite Drive. The project is within the Davia Village Specific Plan Area which is situated in north San Marcos and close to a major transit hub in San Marcos . It is also located on a segment of Armorlite Drive already developed with complete street improvements that include a protected bicycle lane and pedestrian walkway on Armorlite Drive , which provides a safe and easy connection to high quality transit. The site also provides freeway access and is close to major San Marcos thoroughfares. The site is close to educational, office, retail, residential and industrial uses, making it an ideal location for infill development. The conversion would allow the Marc management team to convert approximately 10,000 square feet of vacant commercial/retail space to residential apartments with approval of a Conditional Use Permit (CUP). The CUP allows the residential use to occupy the retail space on a “temporary” basis until a time when the retail space is viable which could then be converted back to retail. Ten new dwelling units may range in size from a minimum of approximately 1,085 square feet to up to 1, 530 square feet. There will be a mix of 1BR/1BA units and 2BR/2BA units with a loft, which equates to approximately 13,540 square feet of residential living space . Each dwelling unit will include private open space in the form of an outdoor patio.

Regional Connectivity
The Marc retail conversion project is in the Davia Village Specific Plan Area which is situated in the north central portion of the City of San Marcos, in an area defined as the Business/Industrial District by the City’s General Plan. Regionally, the Specific Plan area is located approximately 1,000 feet north of Highway 78 and approximately 5 miles from Interstate 15.

Other uses near the Specific Plan area include retail and P -I uses to the west, Palomar College resides north of the project site, and mixed-uses are located immediately adjacent to the project’s east and south boundary.

The Specific Plan Area is considered a Transit Oriented District because it’s located within a half mile of a major transit station, provides pedestrian connectivity to sidewalks and bicycle facilities, and reduces parking and reliance on vehicle trips and promotes alternative modes of transportation. The Palomar College Transit Center is located approximately 400 feet from the Specific Plan area and consists of a bus depot on the north side of West Mission Road, near the main entrance to Palomar College, and a SPRINTER rail station on the south side of West Mission Road. Rail service and bus transit service offered at the Transit Center provide local and regional connections to schools, employment centers, shopping, and entertainment options within the City of San Marcos, as well as San Diego and Riverside Counties. The Inland Rail Trail, a 21-mile Class I bikeway, runs along the south side of West Mission Road and connects 265
The MARC Retail Conversion
City of San Marcos
2 the Cities of Oceanside, Vista, San Marcos, and Escondido as well as areas of unincorporated San Diego County.

This Specific Plan area design and location reflects SANDAG’s long-term transit development strategy. The Specific Plan area’s density, product type, and most importantly the project’s location, are consistent with several strategies outlined in SANDAG’s Regional Transit Oriented Development (TOD) Strategy as well as SANDAG’s TOD growth models for 2035 and 2050, which encourage denser development along future expanded transit corridors.

Land Use and Zoning Analysis
The mixed residential/retail uses proposed in the Davia Village Specific Plan represent compatible land uses with the existing surrounding development along Armorlite Drive. The Specific Plan Area is comprised of high-density mixed-use residential apartments and commercial-retail development. The added density from the Armorlite Lofts project should help contribute to the eventual sustainability of retail uses in the corridor, however, until such time as retail uses can sustain themselves, the project proposes amending the Specific Plan to allow for temporary residential use of the retail space s via a Conditional Use Permit (CUP). The proposed CUP for conversion to residential units at the Marc will only help to increase the area’s density in a way that could support retail use. W ithout additional residential units to increase density, there will not be enough foot traffic in the area to support commercial business and retail shopping now or in the future. The flexibility of the Specific Plan accounts for the necessity of these sit e adjustments to address current conditions. The temporary nature of the CUP allows for conversion back to retail if demand requires it. Lastly, the proximity to a major transit hub makes the location ideal for an increased residential density reducing reliance on single-use vehicle trips by promoting use of the Sprinter rail line and Breeze bus service located immediately north of the project area.

Taking into consideration the elements mentioned earlier in this paragraph, the project is better suited as residential use until densities in the area can sustain enough foot traffic to make retail viable . The proposed project area is a compatible land use for the site and is consistent with the Goals and Policies of the City of San Marcos General Plan Land Use Element also noted in the Land Use Compliance Table in this document as well as SANDAG’s long-term transit development strategy, SANDAG’s Regional Transit Oriented Development (TOD) Strategy, and SANDAG’s TOD growth models for 2035 and 2050 encouraging dense development along future transit corridors.

Surrounding Land Uses and Site Characteristics
The Marc is a 416-unit, multi-family-retail, mixed-use development within the Davia Village Specific Plan Area and includes a total density of 35.8 du/acre. and includes six (6) buildings with site parking, landscaping, retail square footage, and a public park. There is currently a similar mix of fully developed residential/mixed uses, or development plans for future residential/mixed use projects in the immediate vicinity of the project site, which will help facilitate future retail viability in the community. T wo other neighboring developments, the Palomar Station Specific Plan Area, which is fully built out and the Armorlite Lofts Specific Plan Area, which is currently in the entitlement process, are similarly situated. 266
The MARC Retail Conversion
City of San Marcos
3 Palomar Station is a 370 -unit, multi-family development at 25.8 du/ac. Like The Marc, Palomar Station previously intended to use 13 ground -level units as retail on site. The development has since converted those 13 retail units into residential dwelling units or common area recreational amenity space . Th at conversion to residential use increased the number of dwelling units to 383 with an approximate density of 26.7 du/ac. And the still in-development Armorlite Lofts project will be a 165-unit multifamily complex at 67.6 du/ac, 7 of which are affordable units. The conversion of retail to residential units has been successfully demonstrated by the Palomar Station Specific Plan . Other existing uses located to the east along Armorlite Drive include light industrial suites, warehouse space, and institutional uses. It is possible many of these properties will redevelop to higher density residential or mixed -use projects in the future due to the proximity and access to the Palomar College Transit station, which includes a large bus depot as well as a Sprinter light rail stop.

Viability of Site as Commercial Retail
Development of the site as a commercial development remains unviable and presents certain economic and land use challenges. Property ownership has been unable to secure representation from various commercial brokerage firms because of the leasing challenges they see which are discussed below .

Brokers identified two key factors necessary for the retail component to function. To support retail along Armorlite Drive the single biggest factor would be to significantly increase density which generates more foot traffic, and/or significantly increase parking in and around the retail spaces along Armorlite Drive. A study produced by the Local Government Commission (Preuss, 2003) cited higher density neighborhoods and developments are better able to sustain a larger range of commercial uses and conversely, lower density neighborhoods could only support limited retail uses at much lower square footage totals. These factors are important, because many of the mixed-use developments along Armorlite Drive are within a half mile of the Palomar Station transit center. The transit center is considered a major transit hub within San Marcos and a core feature of transit-oriented multi-family or mixed-use developments like the Marc, in which the development included implementation of a Climate Action Plan (CAP). Project design measure #4 of the CAP requires d evelopment within that half mile zone to reduce the total required parking spaces by 27%, thereby reducing reliance on vehicle trips by promoting transit use. Although the development of the Marc predated the update to the City’s Transit Demand Management Plan and predates implementation of the CAP, the overall retail parking for the site was reduced based on the provision of on street parking on Armorlite Drive. Unfortunately, the results of the implementation of that measure have resulted in a lack of public parking that is critical to the support of successful retail developments. As noted in the Land Use and Zoning Analysis section of this document, the added density from the Armorlite Lofts project may help contribute to the eventual sustainability of retail uses in the corridor, but it will likely take more of the older parcels along Armorlite Drive converting to mixed use or multi-family developments to truly sustain a viable retail component along the corridor. As discussed previously, the neighboring development Palomar Station had to convert their ground-level retail units to residential units because they could not attract retail tenants due to the lack of parking afforded to customers and the lack of density and foot traffic driving customers to shopping . Potential tenants are not interested in submitting letters of intent for leasing the vacant retail space as it is clear there will not 267
The MARC Retail Conversion
City of San Marcos
4 be enough parking to accommodate both residents and commercial visitors to the site. On average, approximately one letter of intent is received by ownership from potential tenants per year. There has consistently been 10,000 SF of unused retail space on site over the past seven years. Another example of this is the Karl Strauss lot on Las Posas Road. The lot was originally owned and developed by Palomar Station. The City of San Marcos gave the developers a window of time in which they were required to obtain a commercial user for the site as part of Palomar Station’s mixed -use development plans. If t hey could not obtain a commercial user, ownership of the lot would be transferred to the City of San Marcos.

The developers were never able to attract a commercial user, and ownership was lost to the City. The City sold the lot for a small fee to a commercial user, Karl Strauss. Karl Strauss was never able to drive enough commercial traffic to the lot, despite ample parking. Thus, the venture was not a success, and lot ownership has been returned to the City to ultimately be developed into a fire station – a non-commercial use. Commercial use has consistently failed in this area. And, demand for additional housing will only increase as more people work and shop from home. Conversion of this space to residential dwelling units will better serve current and future residents of the City of San Marcos now and in the years to come.

Housing
Many cities across California are facing critical shortages in housing inventory for current and future residents, including the City of San Marcos. The City of San Marcos General Plan Housing Element’s goals and policies reflect a desire by the city to facilitate housing development to address the challenges of low inventory. The proposed CUP to accommodate additional housing on site will help support the city’s goals.

Increasing this sought-after housing product is in line with housing directives promoted by the State as well as the City of San Marcos. The conversion from retail/mixed use to residential through the conditional use permit process will allow the city to support a future conversion back to retail if community demand for such uses increases, while allowing the city to support the community’s current needs related to critical housing deficits across our state. The CUP facilitates a temporary use of the space as residential apartments, which could be reverted in the future if residential densities increase in the area which may lead to market conditions capable of supporting retail space in the immediate area.

Public Benefits
A total of seven public benefits have been identified and included in the following discussion:

1. Creation of 10 additional workforce housing units to San Marcos.

2. Activates the vacant storefronts and improves the street scene along Armorlite Drive.

3. Inclusion of transit-oriented design elements. The project is located within a half mile of a major transit station and would allow new residents to utilize pedestrian connectivity to sidewalks , bicycle facilities, and bike infrastructure, which would reduce the need for additional parking and reliance on vehicle trips and promote alternative modes of transportation thereby reducing the project’s GHG emissions.
268
The MARC Retail Conversion
City of San Marcos
5 4. The project area is located within the SM -3 Mixed Use Transit Corridor as identified in the San Diego Association of Government’s (SANDAG) Smart Growth Concept Map for North County. That SANDAG designation along with the proposed location and type of development would make the project a transit-oriented development. The project area is located within half a mile of a major transit station, provides pedestrian connectivity to sidewalks, bicycle facilities, and reduces parking and reliance on vehicle trips and promotes alternative modes of transportation. The proximity to transit and bicycle/pedestrian facili ties also makes this a rare low Vehicle Miles Traveled (VMT) area within the City of San Marcos. These factors result in a unique project that is less reliant on vehicle transportation by promoting alternative transportation, which is a regional SANDAG goal, a goal for the City of San Marcos and an extremely rare project that can claim compliance with almost all state, regional, and local transit-oriented development goals.

5. Provides improved compatibility with the adjacent land uses. The conversion to residential use is similar to the existing developments in the immediate vicinity of the project.

6. Provides desperately needed housing for current and future residents of San Marcos.

Infrastructure and Community Services
The project is a conversion in use of existing square footage currently part of the Davia Village Specific Plan Area, and has already either constructed or contributed the required infrastructure funds to offset potential impacts to the City of San Marcos facilities and services . The project paid the following fees to the city to offset impacts to infrastructure and community services:
• Schools within San Marcos Unified School District where school age children will attend. • Parks, recreation, and open space impacts.
• Library services.
• Fire services.
• Police protection, and
• Solid waste disposal.

In the case of Parks, recreation, open space, police, and fire services, the project has previously paid its share of Public Facility Fees at the time of building permit issuance, to offset any potential project impacts.

The project will pay the in-lieu affordable housing fee.

Infrastructure to the site is fully constructed and includes water and sewer services, gas and electric service, stormwater facilities, and telecommunications services. Other than interior building and construction improvements, no additional infrastructure improvements are anticipated to convert the units to residential use.

Conclusions
Considering the factors analyzed herein, the proposed project would be a superior alternative to allowing the 10,000 SF of retail space included in the Davia Village Specific Plan Area to remain vacant . Approval of a Conditional Use Permit would allow for residential users to occupy the vacant space on a temporary 269
The MARC Retail Conversion
City of San Marcos
6 basis while also increasing the workforce housing within the Davia Village Specific Plan Area. Additionally, the site’s proximity to transit and transportation opportunities lends it self to residential uses, transit- oriented development, and is well -suited to provide the type of residential development identified in SANDAG’s Regional Transit Oriented Development Strategy by facilitating residential growth near employment and transit opportunities. The project is a viable alternative to the existing zoning and will also immediately contribute valuable workforce housing units to the housing stock of San Marcos, whereas leaving the spaces as vacant retail may yield little prospects for growth due to market conditions.

Residential use of the site provides consistent style development with other existing developments along Armorlite Drive , thereby contributing to the residential density which , if residential development continues along Armorlite Drive, may later produce enough foot traffic to sustain commercial retail uses along the corridor. Therefore, processing a Conditional Use Permit to temporarily allow a retail to residential conversion would be an appropriate transition of uses as well as the best transition of land use for the prospective project site.
270
Armorlite Lofts Specific Plan Area
City of San Marcos

i

Appendix A General Plan Land Use Consistency Table
Goal Goal Description Hallmark Barham Specific Plan Consistency Land Use Element
LU-1
Achieve a balanced and
compatible mix of land uses.

Achieve a balanced distribution and compatible mix
of land uses to meet the present and future needs of
all residents and the business community.

The Marc retail conversion project is consistent with Goal LU-1. The Marc retail conversion project proposes to convert approximately 10,000 sf of existing long- term vacant retail space to residential uses via a CUP. This change meets the present need for housing units during the ongoing housing crisis, while still allowing flexibility for future conversion back to retail square footage should market forces strengthen retail viability in the area. That conversion can happen if residential densities develop to a point where retail spaces become self- sustaining
LU-2
High quality and sustainable
development.

Promote development standards and land use
patterns that encourage long-term environmental
sustainability.

The Marc retail conversion project is consistent with Goal LU-2. The Marc retail conversion project respects the long-term environmental sustainability goals of state, local, and city planning guidelines and standards. The project is less than a half mile from a Breeze bus station and Sprinter train station as well as the Inland Rail Trail, making it a walkable community. The project location near transit and transportation is consistent with SANDAG goals for Regional Transit Oriented Development. The project will incorporate all the current required California sustainability requirements.

LU-3
Community Connections.

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

The Marc retail conversion project is consistent with Goal LU-3. The Marc retail conversion project contributes to this goal by providing a transit, pedestrian and bike friendly project less than half mile from a Breeze bus station and Sprinter trains station. Additionally, the Inland Rail Trail promotes alternative transportation to the site. The project location near transit and transportation is consistent with SANDAG goals for Regional Transit Oriented Development.

LU-4
Education Hub.

Promote San Marcos as the educational center of
North County while creating a greater synergy
between the business community and its academic
institutions.

The Marc retail conversion project is consistent with Goal LU-4. Implementation of the Marc retail conversion project would complement the LU-4 Goal by creating a development with easy access and close to Palomar Community College and transit accessible to California State University San Marcos.

LU-5
A city of distinct and memorable
places.

Promote community design that produces a
distinctive, high- quality built environment with
forms and character that create memorable places
and enrich community life.

The Marc retail conversion project is consistent with Goal LU-5. The Marc retail conversion project will provide architecture, design, and built forms consistent with the existing building design and will retain the commercial/retail building elements to allow the building to be easily converted back to retail should future conditions allow for sustainable retail markets. Therefore, the Project is consistent with LU-5.
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City of San Marcos
ii
LU-6
Economic Strength and Stability
Maintain a supportive business climate and a
healthy, sustainable economy to retain and attract
high quality businesses and create additional
employment opportunities.

The Marc retail conversion project is consistent with Goal LU-6. The project proposes temporarily converting approximately 10,000 sf of existing retail space into 10 residential dwelling units. Retail space in the building has bene chronically unused and underutilized at the property which is surrounded by other mixed-use developments facing the same commercial retail market constraints. Conversion of the retail is consistent with other developments nearby which have undergone similar conversions. Additional residential units along the corridor will help contribute to retail economic sustainability.

LU-7
Growth Management and
Adequate Provision of Urban
Services.

Direct and sustain growth and expansion in areas of
San Marcos that can support a concentration of a
variety of uses and are particularly suitable for
multimodal transportation and infrastructure
expansion and improvements.

The Marc retail conversion project is consistent with Goal LU-7.

The project is situated less than half a mile from a Breeze Bus terminal and Sprinter transit station. The project location near transit and transportation closely mimics SANDAG goals for Regional Transit Oriented Development and would embody the intent of those goals providing an ideal location for a residential project to facilitate alternative modes of transportation.

LU-8
Growth Management and
Adequate Provision of Urban
Services.

Ensure that existing and future development is
adequately serviced by infrastructure and public
services.

The Marc retail conversion project is consistent with Goal LU-8. The project is located on Armorlite Drive which is a fully constructed complete street inclusive of existing water, sewer, and stormwater facilities as well as electrical infrastructure. The project only requires internal building permits to modify or connect to existing utilities and services.

LU-11
Growth Management and
Adequate Provision of Urban
Services.

Ensure all residents have access to high-quality
education.

The Marc retail conversion project is consistent with Goal LU-11.

The Project is an existing building which paid Public Facility Fees and school fees prior to issuance of building permits.
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Armorlite Lofts Specific Plan Area
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iii

References
Preuss, A. K. (2003). Creating Great Neighborhoods: Density In Your Community. Local Government Commission in Cooperation with the Environmental Protection Agency.

273

ATTACHMENT E

PROJECT PLANS
274
5256 S. Mission Road, Ste 404
Bonsall, CA 92003
760.724.1198

ARCHITECTURE
SCALE:

JULY 25, 2025

SAN MARCOS, CAMARC APARTMENTSCOVER SHEET

SHEET INDEX
A-0 COVER SHEET
A-01.1 SITE PLAN
A-1 BUILDING PLAN
A-2 ROW PLAN
A-3 LANDSCAPE PLAN
A-4 ELEVATIONS / PERSPECTIVES
A-5 UNIT PLANS
A-6 UNIT PLANS
A-7 UNIT PLANS
A-0
275
ii
L

PROJECT SUMMARY
. ,. '
PROJECT A�EA , I ,
THE EXISTING DAVIA VILLAGE 11.79 ACRE SITE IS A MIXED USE DEVELOPMENT COMPRISED OF A MIX OF RETAIL AND RESIDENTIAL UNITS.

Ii I'
.. . '. """ "" "" --.,,
i'
THE EXISTING APARTMENT PROJECT CONSISTS OF 416 RESIDENTIAL UNITS TO RElv1AIN THE EXISTING RETAIL SPACE WILL BE CONVERTED TO (10) RESIDENTIAL UNITS.

UNIT SUMMARY

EXISTING
51 UNIT A 1B0l1BA
39 UNIT AL 2B0.'2.58A
152 UNIT B 1BDl1BA
6 UNIT C 1B0.'1BA
0 UNIT CL-L 2.BDl2BA
12 UNIT CI.OA 2B0.'2BA
90 UNIT D 2B0.'2BA
31 UNIT E 20D.'2ElA
5 UNIT EL 2B0,'2BA
12 UNIT F 3B0.'2BA
2 UNITG 1BDl1BA
2 UNIT GL 28D LOFT
416 TOTAL UNITS

PROPOSW
PLAN 1
1 PLAN 2
2 PLAN 3
PLAN 4
PLANS
2 PL1\N 6
PLAN?
1 PL1\N 8
10 TOTAL UNITS
426 TOTAL UNITS
1BD+LOFT/1BA
2BD.'2BA
1BD+LOFTl1BA
1BD+LOF1"11BA
1BD+LOFTl1BA
1BD+LOFT11BA
1BD+LOFTl1BA
2B0.'213/\
650SF
1155SF
749SF
924SF
1412 SF
1357 SF
974SF
1053 sr-
1320 SF
1250 SF
805SF
1110 SF
1085 SF
1230 SF
1330 SF
1335 SF
1355 SF
1425 SF
1455 SF
1530 SF

APPROVED PARKING SUMMARY

REQUIRED PARKING
RESIDENTIAi.

EXISTING
211 1BOX 1.25 254
1932BDX 1.75 338
12 3BO X 2.0 24
TOTAL RES 626
RETAIL

15.229 SI" (3/1.000 SI")

TOTAL REQUIRED

PROVIDED PARKING

RESIDENTIAL
GARAGE
OPEN

TOTAL RES
RETAIL
STREET
OPEN

TOTAL PROVIDED
45 671
417
227
643
88 11
723

PROPOSED PARKING SUMMARY

REQUIRED PARKING
RESIOCNTIAI.

EXISTING
211 180 X 1.25 254
1932.BD X1 .75 338
12 3BO X 2.D 24
SUBTOTAL 626

PROPOSED
81BOX 1.25
2 2.BD X 1.75

SUBTOTAL

TOTAL RES
RETAIL
3,225 SI" (3/1.000 SI")

TOTAL REQUIRED

PROVIDED PARKING

RESIDENTIAL
GARAGE
OPEN

TOTAL RES
RETAIL
STREET
OPEN

TOTAL PROVIDED
10 4
14 64,J
10 650
417
227
.. ,
68 11
723
LEGEND
* LOCATION OF PROPOSED 14 SPACES
SITE INFORMATION:

SITE AREA: 11.70 ACRE
ZONE: DAVIA VILLAGE SPECIFIC PLAN AREA-SPA
DENSITY: 35.2 DU/ACRE
FAR· 1 .49
GENERAL NOTES:
:j
.L.

1. FOR RESIDENCE COUNT ft.ND MIX REFERENCE SEE SHEET GEN-3

2. FOR PARKING COUNT AND PARKING RATIOS REFERENCE SEE SHEET GEN-3

3. THE SITE PLAN IS PREPARED USING INFORMATION PROVIDED 6YTHE CIVIL ENGINEER AND LANDSCAPE ARCHITECT. THIS DRAWING IS INTENDED TO ONLY PROVIDE INFORtlliATION REGARDING

ARCHITECTURAL ELEMENTS OF THE BUILDINGS

4. REFER TO CIVIL ENGINEERING AND LANDSCAPE ARCHITECTURAL DRA'NINGS FOR INFORMATION

PERTAINING TO THE DEVELOPMENT OF THE SITE WORK SURROUNDING THE BUILDINGS THIS WOULD

INCLUDE HORIZONTAL AND
1 /ERTICAL DIMENSION CONTROL, SETBACKS. GRADING AND EXCAVATION, LANDSCI\PING AT GRADE AND THE PODIUM, SITE ACCESSIBILITY AND OTHER SITE DEVELOPMENT INFORMATION.

5. SETBACK At�D GENERAL. DIMENSIONS INDICATED ARE FOR REFERENCE ONLY. REFER ro CIVIL PLANS FOR PRECISE HORIZONTAL CONTROL INFORMATION.

6. f'IRE DEPARTMENT POINTS OF CONNECTION ARE SHOWN FOR REFERENCE ONLY REFER TO APPROVED FIRE PROTECTION

FLANS (DEFERRED SUBMITTAL) FOR DETAILS AND FINAL LOCATIONS

7. FOR ACOUSTICAL REQUIREMENTS REFER TO SHEET GEN-3 AND ACOUSTICAL REPORT.

8. REFER TO THE PROJECT GEOTECHN!CAL REPORT FOR SITE GEOLOGICAL INl"ORMATION AND REQUIREMENTS.

9. REFER TO DRY UTILITY CONSULTANT DOCUMENTS FOR SD G&E SITE WORK.

10. CIVIL & LANDSCAPE PLANS ARE SUBMITTED UNDER SEPARATE PERMIT.

11. REFER TO EXTERIOR ELEVATION FOR SIGNATE LIGATIONS.

SITE PLAN NOTES
" .
!!= �--' ,� ,_,Li
NOTE:

DENOTES EXTENT OF UNITS REQUIRING WINDOW I DOOR UPGRADES PER ACQIJSTICAL REPORT, TYPICAL ALL FLOORS. REFER TO ACOUSTIC REPORT ON SHEET GEN-3.

DISABLED ACCESSIBLE ENTRY ROUTE -ACCESSIBLE PATH PROVIDED

FROM PUBLIC WAY TO BUILDING ENTRY
1": 12" MAX. RAMP SLOPE OR ELEVP,TOR ACCESS PROVIDED.

ACCESSIBLE PATH FROM BUILDING TO PUBLIC WAY
THE MEANS OF EGRESS. INCLUDING THE EX!T DISCHARGE, WILL BE ILLUMINATED TO A LEVEL OF NOT LESS THAN ONE FOOT-CANDLE AT THE WALKING SURF/\CE /\T All TIMES THE BUILDING SPACE SERVED BY THEMEANS PF EGRESS IS OCCUPIED.

SITIE PLAN LEGEND
201
202
203
219
220
221
222
223
224
225
1310
/
w > -
C
2:
<C :I:
(!)
z -m
(
,_ --
_/
I
SITE PLAN 1" = 30'"0" 1

CONCRETE WHEEL STOP, TYPICAL AT ALL COVERED PARKING

SPACES AND WHERE OTHERWISE INDICATED ON PLANS, REFER
TO DETAIL 16/A-62.21

CUSTOM STEEL FENCE, SEE LANDSCAPE DWG
CUSTOM STEEL GATE.SEE LANDSCAPE DWG

IN-LINE REDUCED PRESSURE DETECTOR ASSEMBLY, SEE CIVIL
DWG.

WATER METER AND BACKFLOW PREVENTER ESSEMBLY, SEE

CIVIL DWG,

FIRE HYDRANT, SEE CIVIL DWG

FIRE DEPARTMENT CONNECTION, SEE CIVIL AND FIRE
PROTECTION DR.A.WINGS

GAS METER, SEE PLUMBING DRAININGS

CLASS-I WET STANDPIPE, SEE FIRE PROTECTION DRAWINGS
(DEFERRED SUBMITTAL)

FIRE HOSE VALVE, SEE FIRE PROTECTION DRAWINGS
(DEFERRED SUBMITTAL)

SIGNAGE PER SIGNAGE CONSUL TANT DRAWINGS

KEYNOTES
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276

EXISITNGLEASING
UNIT #12BD/2BA1230 SFUNIT #22BD/2BA1530 SFUNIT #41BD/1BA1330 SFUNIT #51BD/1BA1330 SFUNIT #61BD/1BA1425 SFUNIT #71BD/1BA1425 SFUNIT #81BD/1BA1335 SF UNIT #31BD/1BA1455 SFUNIT #91BD/1BA1355 SFUNIT #101BD/1BA1085 SF

STAIRSTRASH EXISTINGRESIDENTIAL
PL

ARMORLITE DRIVE

ARMORLITE DRIVE

BINGHAM DRIVE
5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198 ARCHITECTURESCALE:JULY 25, 2025 SAN MARCOS, CAMARC APARTMENTS0 8 16 24 BUILDING COMPOSITEKEY MAPNTS UNIT SUMMARYUNIT #1PLAN 2FLAT2BD/2BA1230 SFUNIT #2PLAN 8FLAT+LOFT2BD/2BA1530 SFUNIT #3PLAN 7FLAT+LOFT1BD+LOFT/1BA1455 SFUNIT #4PLAN 3FLAT+LOFT1BD+LOFT/1BA1330 SFUNIT #5PLAN 3FLAT+LOFT1BD+LOFT/1BA1330 SFUNIT #6PLAN 6FLAT+LOFT1BD+LOFT/1BA1425 SFUNIT #7PLAN 6FLAT+LOFT1BD+LOFT/1BA1425 SFUNIT #8PLAN 4FLAT+LOFT1BD+LOFT/1BA1335 SFUNIT #9PLAN 5FLAT+LOFT1BD+LOFT/1BA1355 SFUNIT #10PLAN 1FLAT+LOFT1BD+LOFT/1BA1085 SF A-1
277

EXISITNGLEASING
UNIT #12BD/2BA1230 SFUNIT #22BD/2BA1530 SFUNIT #41BD/1BA1330 SFUNIT #51BD/1BA1330 SFUNIT #61BD/1BA1425 SFUNIT #71BD/1BA1425 SFUNIT #81BD/1BA1335 SF UNIT #31BD/1BA1455 SFUNIT #91BD/1BA1355 SFUNIT #101BD/1BA1085 SF

STAIRSTRASH EXISTINGRESIDENTIAL
PL

ARMORLITE DRIVE

ARMORLITE DRIVE

BINGHAM DRIVE
5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198 ARCHITECTURESCALE:JULY 25, 2025 SAN MARCOS, CAMARC APARTMENTS0 8 16 24 ROW PLANKEY MAPNTSA-2

PUBLIC PARK
PL PL

ROW ROW
PL
PL

BUILDING FOOTPRINT
ROW
278

ARMORLITE DRIVE

BINGHAM DRIVE
21'-3"20'-0"20'-0"21'-0" 22'-0"
4'-6"
7'-0"
7'-0"
7'-0"
5'-6"
8'-0"
8'-0"
PL
4'-6"16'-8"
7'-812"16'-11"
6'-212" 19'-512"20'-0"20'-0"
4'-6"
4'-6"
5'-6"
LEGEND48" TALL METAL GATE1.5" SQ. TUBE STEEL1.5" SQ. PICKET1" SQ TUBE STEELCMU PLANTERFINISH GRADE123456 12 46 53
48"

EXISITNGLEASING
UNIT #12BD/2BA1230 SFUNIT #22BD/2BA1530 SFUNIT #41BD/1BA1330 SFUNIT #51BD/1BA1330 SFUNIT #61BD/1BA1425 SFUNIT #71BD/1BA1425 SFUNIT #81BD/1BA1335 SF UNIT #31BD/1BA1455 SFUNIT #91BD/1BA1355 SFUNIT #101BD/1BA1085 SF PL
1 52 213 5 43 2 523

ARMORLITE DRIVE
66 37
5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198 ARCHITECTURESCALE:JULY 25, 2025 SAN MARCOS, CAMARC APARTMENTS0 8 16 24 LANDSCAPE PLANKEY MAPNTS KEYNOTES1PROPERTY LINE2EXISTING TREE GRATES TO REMAIN, TYPICAL3EXISTING PLANTING TO REMAIN, TYPICAL4EXISTING BENCHES TO REMAIN, TYPICAL5PRIVATE PATIOS, TYPICAL - 48" HIGHMETAL FENCING648" HIGH PLANTER PATIO SEPARATION7PROPOSED WALKWAY A-3

ENLARGED PATIO PLAN EAST

ENLARGED PATIO PLAN WEST

ENLARGED PATIO PLAN WESTENLARGED PATIO PLAN EAST
SCALE: 1/4" = 1'
SCALE: 1/4" = 1'

METAL FENCE AND GATE DETAIL
279
2112 33
5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198 ARCHITECTURESCALE:JULY 25, 2025 SAN MARCOS, CAMARC APARTMENTS0 8 16 24 BUILDING ELEVATIONS / PERSPECTIVES FRONT ELEVATION - ARMORLITE DRIVEELEVATION KEYNOTES1EXISTING STOREFRONTS TO REMAIN2PRIVATE PATIOS, TYPICAL - 48" HIGH METAL FENCING3CMU PLANTER A-4
280

OPEN TO BELOW
PLAN 1: 1BD+LOFT/1BAFIRST FLOOR 865 S.F.LOFT 220 S.F.TOTAL 1085 S.F.

W/D
15'-0" x 15'-0"KITCHEN
BA
11'-6" x 20'-0"LIVING
16'-614"
55'-0"
33'-212"
15'-434"
11'-0" x 12'-0"BEDROOM
17'-0" x 12'-6"LOFT
6'-212" 13'-11"PRIVATE PATIO - 48" HIGH METAL FENCING7'-212"15'-434" PLAN 2: 2BD/2BATOTAL 1230 S.F.

BAW/D BA
15'-0" x 12'-4"BEDROOM11'-0" x 12'-0"BEDROOM
18'-9" x 11'-0"DINING
18'-9" x 11'-0"KITCHEN
16'-0" x 12'-0"LIVING
4'-6"18'-0"PRIVATE PATIO - 48" HIGH METAL FENCING5'-6"
19'-612"
57'-5"15'-6" x 10'-6"KITCHEN
15'-6" x 10'-0"DINING
15'-9" x 16'-4"LIVING
14'-0" x 12'-0"BEDROOMBAW/D
PRIVATE PATIO - 48" HIGH METAL FENCING
7'-0"18'-0"8'-0"
28'-712"
19'-612"

OPEN TO BELOW
PLAN 3: 1BD+LOFT/1BAFIRST FLOOR1095 S.F.LOFT 235 S.F.TOTAL 1330 S.F. 19'-6" x 12'-0"LOFT
5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198 ARCHITECTURESCALE:JULY 25, 2025 SAN MARCOS, CAMARC APARTMENTS0 4 8 12 UNIT PLANS LOFT

FIRST FLOOR
LOFT

FIRST FLOOR
A-5
281
10'-0" x 14'-6"BEDROOMPLAN 4: 1BD+LOFT/1BAFIRST FLOOR1085 S.F.LOFT 250 S.F.TOTAL 1335 S.F.

BA
10'-0" x 19'-0"KITCHEN
9'-6" x 17'-0"DINING
15'-9" x 21'-0"LIVING
W/D
19'-934"
59'-11"
33'-812"
19'-934"

OPEN TO BELOW
19'-6" x 14'-6"LOFT
4'-6"18'-0"PRIVATE PATIO - 48" HIGH METAL FENCING5'-6"
14'-0" x 12'-0"BEDROOM

OPEN TO BELOW
PLAN 6: 1BD+LOFT/1BAFIRST FLOOR1135 S.F.LOFT 290 S.F.TOTAL 1425 S.F.

BA W/D
15'-9" x 11'-6"KITCHEN
15'-9" x 9'-0"DINING
15'-9" x 19'-0"LIVING
19'-612"
59'-11"
33'-812"
19'-612"
19'-6" x 14'-6"LOFT
4'-6"16'-512" PRIVATE PATIO - 48" HIGH METAL FENCING5'-6" 15'-0" x 12'-0"BEDROOM

OPEN TO BELOW
PLAN 5: 1BD+LOFT/1BAFIRST FLOOR1125 S.F.LOFT 230 S.F.TOTAL 1355 S.F. 16'-0" x 11'-6"DINING
12'-0" x 19'-0"LIVING
12'-0" x 14'-6"KITCHEN
BAW/D
67'-412"
33'-212"
15'-1114"
16'-0" x 14'-0"LOFT
6'-812" 14'-8"PRIVATE PATIO - 48" HIGH METAL FENCING
7'-812" 15'-1134"
5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198 ARCHITECTURESCALE:JULY 25, 2025 SAN MARCOS, CAMARC APARTMENTS0 4 8 12 UNIT PLANSFIRST FLOOR LOFT

FIRST FLOOR
LOFT

FIRST FLOOR
LOFT
A-6
282
28'-712"
19'-612"

OPEN TO BELOW
15'-6" x 10'-6"KITCHEN
15'-6" x 10'-0"DINING
15'-9" x 16'-4"LIVING
BA
LAUN PLAN 7: 1BD+LOFT/1BAFIRST FLOOR1220 S.F.LOFT 235 S.F.TOTAL 1455 S.F. 19'-612"
68'-2"
19'-6" x 12'-0"LOFT
15'-0" x 12'-0"BEDROOM
7'-0"18'-0"PRIVATE PATIO - 48" HIGH METAL FENCING
8'-0"
13'-0" x 12'-0"BEDROOM

OPEN TO BELOW
19'-6" x 12'-0"DINING
16'-9" x 13'-0"KITCHEN
STOR.STOR.
15'-0" x 18'-0"BEDROOMBA
BALAUN
15'-9" x 16'-4"LIVING
PLAN 8: 2BD/2BAFIRST FLOOR1300 S.F.LOFT 230 S.F.TOTAL 1530 S.F. 19'-234"
28'-712"
68'-2" 7'-0"18'-3"PRIVATE PATIO - 48" HIGH METAL FENCING19'-234"8'-0" 5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198 ARCHITECTURESCALE:JULY 25, 2025 SAN MARCOS, CAMARC APARTMENTS0 4 8 12 UNIT PLANSFIRST FLOOR LOFT

FIRST FLOOR
LOFT
A-7
283

ATTACHMENT F

DAVIA VILLAGE-MARC SPECIFIC PLAN

REDLINE COPY
284

DAVIA VILLAGE-MARC

SPECIFIC PLAN
Specific Plan No. 24-0002 (Formerly SP12-55/P13-0028)

● Prepared by: Consultants Collaborative ● Developed By: Intracorp ● Architecture by: MVE Partners ● Civil Engineering by: Excel Engineering

January 13th, 2014
Amended September, 2015: Month, 20265
285
1 1.0 INTRODUCTION

1.1. OVERVIEW OF THE SPECIFIC PLAN
The Davia Village-MARC Specific Plan provides the City of San Marcos with a comprehensive planning document to direct the orderly development of 11.79 acres in the City of San Marcos in North San Diego County (Figures 1-1 and 1-2).

The Specific Plan area is located generally south of Mission Road and west of Las Posas Road and is currently developed as the former Signet Armorlite manufacturing facility, which is now closed and all buildings are vacant.

The Specific Plan area is bounded on the north by Armorlite Drive, on the east by Bingham Drive, on the south by existing retail uses and on the west by the future Palomar Station mixed-use project that was completed in 2015. The site is near the Palomar Station SPRINTER stop, the San Marcos Transit Center, Palomar Community College and the Las Posas/SR-78 ramps (Figure 1-1 Regional Map).

The Davia Village-MARC Specific Plan establishes a framework for development of the area including:
• Proposed land uses, development regulations and design standards (Chapter 2);
• A vehicular, pedestrian, bicycle and public transit circulation plan (Chapter 3);
• A public services, facilities, and utilities plan, including financing and phasing, to support Plan development (Chapters 4, 5 and 6); and • Implementation and administrative processes needed to approve specific development projects in the Plan Area (Chapter 7).

The Davia Village-MARC Specific Plan proposes a mixed use development consisting of 416 multi-family residential units, 15,229 square feet (sf) of retail, a

1.157 acre City Neighborhood Park and approximately 193,000 sf of Open Space (Figure 1-3, Site Plan).

The 416 residential units include a mix of studio, one, two and three-bedroom units. The specific breakdown includes 12 three-bedroom units, 129 two- bedroom flat units, 158 one-bedroom units, 51 studio units, and 66 townhomes.

The development is a maximum of four stories with two or three stories of residential above one story of parking and retail uses. A total of 722 parking spaces are provided including 416 onsite, covered spaces, 238 onsite uncovered spaces and 68 street parking spaces. The buildings are arranged into two quads each with its own private amenity space consisting of a swimming pool, lounge area, BBQ area, and outdoor spaces. The public 286
2 amenity space consists of a fenced sport court with four pickle ball courts, passive green space, Dog Park, plaza area, and tot lots.

287
3 Figure 1-1. Regional Map

288
4 Figure 1-2. Vicinity Map

289
5 Figure 1-3. Site Plan

290
6 1.2. PLANNING OBJECTIVES
A Specific Plan allows a developer to comprehensively plan the land uses and public facilities of a contiguous land area while maintaining a degree of design flexibility to respond to future conditions.

The following planning objectives have been established to guide the development of the Davia Village-MARC Specific Plan Area:
• Utilizing Smart Growth concepts by incorporating for the development of a vertically integrated mix of multi-family residential units, retail, and park space;
• Provide a variety of housing opportunities through a range of unit sizes (Studio-, one-, two-, and three-bedroom units) to accommodate the growing housing needs of the region;
• Create a synergy with the adjacent Palomar Station mixed-use project by providing a mix of residential, retail, and park space; • Provide a visually pleasing high-density development through architectural design, unified landscape theme, and recreational areas; • Redevelop an industrial area with low to no impact to natural resources and improve water quality through a comprehensive water quality management approach;
• Provide a community park and recreation feature in the northwest portion of the Specific Plan area to serve the recreation needs of the future Plan area residents;
• Design a safe and efficient circulation system that adequately supports the anticipated level of traffic in and around the Plan area that is pedestrian safe; and
• Develop a financing plan that provides for the efficient and timely provision of infrastructure and public services as development occurs.

1.3. SPECIFIC PLAN PURPOSE AND SCOPE
The Davia Village-MARC Specific Plan serves as the primary land use, policy and regulatory document for the Plan area by providing for an efficient development planning and review process. The planning and review process emphasizes the direct and comprehensive correlation between land use, public services and infrastructure necessary to support those land uses. When implemented together, the elements of the Davia Village-MARC Specific Plan support the anticipated mixed-use development of the Plan area by 291
7 establishing a comprehensive planning program that is responsive to the opportunities and constraints of the area.

The Davia Village-MARC Specific Plan is both a policy and a regulatory document. As a policy document, the Plan applies the broader goals and policies of the City of San Marcos’s General Plan by establishing specific objectives for the Plan area. As a regulatory document, the Plan specifies the land uses and associated development, as well as design and infrastructure standards that must be met to successfully implement the Plan. Through inclusion of development, design and infrastructure standards, this Plan creates standards specifically applicable to the Plan area. As a regulatory document, all subsequent design documents and development activities in the Davia Village-MARC Specific Plan area are required to be consistent with this Plan.

1.4. SPECIFIC PLAN AUTHORITY/CONTENTS OF THE SPECIFIC PLAN California Government Code Section 65450 gives a legislative body the authority to prepare a Specific Plan for the systematic implementation of a General Plan for all or part of the area covered by a General Plan. Per Sections 65451 and 65452, a specific plan shall contain the following information:
• A statement of the relationship of the Specific Plan to the General Plan; • The distribution, location and extent of land uses;
• The distribution, location and extent of major infrastructure needed to support the land uses described in the plan;
• Development standards and criteria; and
• A program of phasing and implementation measures.

1.5 PLAN AREA SETTING

1.5.1 REGIONAL AND LOCAL SETTING

The Davia Village-MARC Specific Plan area is located in Northern San Diego County within the city limits of San Marcos, as shown in Figure 1-1. The Plan area is located in close proximity to State Route (SR) 78, a major transportation corridor, and falls under the “San Marcos Armorlite Drive Complete Street Corridor.”

Davia Village-MARC is located adjacent to Palomar Station and in close proximity to major transportation, retail, industrial and recreational centers. The Specific Plan includes the public right of way of Armorlite Drive between North Las Posas Road and Bingham Drive and then on Bingham Drive between Armorlite Drive to the entrance of Mission Sports Park, inclusive of Bailey Court. 292
8 The smart growth components of the Specific Plan including pedestrian connectivity, public spaces and park facilities, are located on each side of Armorlite Drive, extending as far north as West Mission Road. Davia Village- MARC is situated adjacent to Palomar Station, a similar and complimentary development, which is currently under construction.

The Plan area exists within the Mission Road Focus Area 1 [MRFA] as designated by the City of San Marcos General Plan. The MRFA builds on the existing industrial and commercial character of this area, while fostering a land use mix that better responds to the area’s proximity to Palomar Community College, North County Transit District [NCTD] Palomar College Bus Transit Center, and the Sprinter Rail Station at Palomar Community College.

Land uses near the Specific Plan area include a mix of industrial uses, retail uses and planned residential projects. The site is near to Palomar Community College and will eventually be connected to the Sprinter and NCTD bus transit stations through a proposed bridge spanning the Sprinter rail line at Palomar Station. The Plan area’s location near these transportation and service resources make Davia Village-MARC an anticipated location for smart growth infill development.

Several easements surround and traverse the Plan area. These easements are primarily for utility providers, such as San Diego Gas & Electric and the Vallecitos Water District. The easements and their associated facilities will be retained, vacated, or realigned as appropriate.

1.5.2. PLAN AREA PHYSICAL CHARACTERISTICS

The Davia Village-MARC Specific Plan covers 11.79 acres on 1 parcel, APN 219- 163-48. The site is currently developed with the former Signet Armorlite manufacturing facility, which is now closed. The current development of the site exist as level topography as shown in Figures 1-4 through 1-8.

293
9 Figure 1-4. Existing Site Conditions Photo Locations

294
10 Figure 1-5. Existing Site location Photo 1

Looking at existing site from corner of Armorlite Drive and Bingham Drive

Figure 1-6. Existing Site Location Photo 2

Looking East at existing site from Armorlite Drive

295
11 Figure 1-7. Existing Site Location Photo 3

Looking at the existing site from Southwest corner

Figure 1-8. Existing Site Photo 4

Looking at the existing site from the Southeast corner
296
12 1.5.3. FACTORS THAT INFLUENCE THE SPECIFIC PLAN

The opportunities and constraints described below are the key factors influencing the design of the Davia Village-MARC Specific Plan. In addition to these factors, the Specific Plan incorporates input from City of San Marcos staff and neighbors to the Plan area.

General Location
The Plan’s location is in a transitional area that is already developed with industrial uses (Signet Armorlite building). The Palomar Station mixed-use residential project is under construction adjacent to the Specific Plan area. Other uses in the Plan vicinity include industrial, distribution and retail. The Specific Plan area is located in the vicinity of the Palomar Station SPRINTER light rail station and Palomar Community College. Access to SR-78 is nearby at the Las Posas/SR-78 ramps. Therefore, the Plan area is near regional transportation, employment, services and shopping. Proposing infill smart growth residential uses would be consistent with the newer existing adjacent uses and would provide additional homes near established infrastructure, services and employment centers.

Proposing residential uses near regional transportation, employment, services and shopping promotes the interregional relationship between housing and employment. Additionally, placing infill smart growth residential uses near employment and services helps minimize vehicles miles traveled and reduces the emission of greenhouse gases which is consistent with the goals of Senate Bill 375 (SB 375) (Sustainable Communities and Climate Protection Act of 2008).

Land Use and Zoning
The Specific Plan area is designated MU-1 (Mixed Use) in the City’s General Plan.

The MU-1 designation allows for a maximum floor area ratio (FAR) of 1.75 or 20 to 30 du per acre. Per the General Plan, this designation is appropriate for a wide variety of commercial, office, civic, and residential uses integrated as a cohesive development. These uses may be mixed “vertically” (on separate floors of a building) or “horizontally” (in separate buildings) on a single site or on adjacent parcels. Structured parking would be necessary to accommodate maximum allowable densities, and shared parking arrangements may be allowed consistent with the nature of the mixed uses. To maintain a pedestrian scale and orientation, retail and other active uses are encouraged at street level.

The zoning for the Specific Plan area is characterized as a Transitional Zone of LU/MU-1. Transitional zones are intended to be consistent with the intent of the General Plan and designed to promote the transition of existing developed industrial uses to future planned uses. In the case of the LU/MU-1, the goal is to provide a transition from light industrial to mixed use. 297
13 The Specific Plan implements the goals and vision of the General Plan and Zoning Code through creation of mixed uses, maintaining a pedestrian scale and orientation with street level retail, and aids in the transition of the area from existing developed industrial uses to future planned uses. Because Davia Village-MARC includes a residential density of 35.2 du/acre, higher than would be allowed under the current General Plan and Zoning Ordinance but well under the allowable FAR requirements, preparation of this Specific Plan is required along with a General Plan Amendment and Zone Change.

Adjacency to Palomar Station Specific Plan
The western portion of the Davia Village-MARC Specific Plan area is adjacent to the Palomar Station Specific Plan, which is currently under construction. The Davia Village-MARC project will add amenities, which complement, but also add distinction from Palomar Station. Davia Village-MARC provides more open space, 1 acre of which is Public Park. Within the open space, Davia Village-MARC will add various active sporting opportunities to the public park such as a, a pickle ball court as well as a plaza area, tot lots, picnic area, and passive play areas.

Hazardous Materials/ Water Quality
The Specific Plan Area has been historically operated by Signet Armorlite for the manufacturing of ophthalmic lenses. Historical operations conducted by Signet Armorlite resulted in releases of various volatile organic compounds (VOCs) to soil and groundwater beneath the Plan Area and as a result, Investigative Order Number R9-2009-0015 was issued by the San Diego Regional Water Quality Control Board (SD-RWQCB) for the Signet industrial facility on January 23, 2009.

Environmental studies were performed at the Plan area including a subsurface investigation and human health risk evaluation for potential soil gas exposures and vapor intrusion. The studies concluded that VOCs were not detected in the soil samples at or above laboratory reporting limits in the landscaped (grass covered) areas and VOC concentrations were well below regulatory exposure limits for residential properties. Groundwater beneath the Specific Plan area is not used for drinking purposes and there are no water supply wells present on- site or on nearby properties. To further minimize any risk, the Specific Plan has been designed to include large structures constructed over new slab-on-grade foundation systems, landscaped areas and new paved parking, rendering exposure to soil as negligible. Additionally, prior to development, a Soil Management Plan will be prepared and submitted to the San Diego Regional Water Quality Control Board for review and concurrence prior to the commencement of mass grading operations. Finally, although the health risk assessment concluded that the Specific Plan area is suitable for development for mixed use purposes (including residential) without any active mitigation measures incorporated into site development plans, the Specific Plan 298
14 incorporates a passive mitigation measure (i.e. vapor barrier) into the design and construction of future building slabs to ensure continuous protection of human health after the Specific Plan area is redeveloped.

Circulation Network
The Specific Plan provides access from one driveway on Armorlite Drive and two driveways on Bingham Drive. There is a potential for congestion at these access points due to the proximity of the UPS Distribution and Customer Center driveway for delivery trucks located across the street from the Plan area on Bingham Drive. To reduce this impact, access to the northerly Specific Plan area driveway on Bingham Drive will be restricted to right-turn in/right-turn out only.

Under current conditions, bicycle facilities, or sidewalks do not currently exist adjacent to the Specific Plan area.

The City is planning to improve Armorlite Drive from Las Posas Road to Bingham Drive to a Complete Street, which will include a raised landscaped center median, angled parking stalls along the south side of the street, new sidewalks on both sides of the street, and a Class I bicycle path along the north side of Armorlite Drive. The Armorlite Drive Complete Street concept plan is illustrated on Figure 1-9.

Pedestrian access will be significantly enhanced along Armorlite Drive with the implementation of the Complete Street concept that is planned by the City.

Widened sidewalks will be provided along both sides of Armorlite Drive between Las Posas Road and Bingham Drive. Three mid-block crosswalks will also be provided along Armorlite Drive, which will improve pedestrian access between the Davia Village-MARC Specific Plan area, the adjacent Palomar Station development, and the north-south pedestrian connection to the SPRINTER station and Palomar Community College to the north of Armorlite Drive.

The City’s planned Class I two-directional bicycle path will provide continuous bicycle access from Davia Village-MARC to the existing Class II bike lanes on Las Posas Road and on Mission Road. To accommodate the anticipated increase in bicyclists along Armorlite Drive, the Specific Plan encourages bike racks within the park at a location adjacent to the street.

The Specific Plan area is located within walking distance of the Palomar College SPRINTER Transit Station. The parking lot for the Palomar Community College SPRINTER Station is located across the street from the Specific Plan area, and a pedestrian crossing is currently provided across the SPRINTER tracks to access Mission Road and Palomar Community College. No new transit facilities or services are proposed as part of the Specific Plan or as part of the planned 299
15 Complete Street concept for Armorlite Drive. However, the planned pedestrian and bicycle facilities associated with the Complete Street concept will enhance the multi-modal connection between pedestrian, bicycle and transit access in the vicinity of the Specific Plan area.

Pedestrian circulation to Palomar Community College will be further improved by the installation of a pedestrian bridge over Mission Road. 300
16 301
17 1.6. RELATIONSHIP TO EXISTING PLANS AND REGULATIONS

The Davia Village-MARC Specific Plan is closely related to several documents that will also have a bearing on development within the Plan area. Those documents include a General Plan Amendment, Rezone, Multi-Family Site Development Plan and Site Development Plan. This section describes the relationship between this Plan and applicable regulatory documents mentioned above.

The Plan area is within the jurisdiction of San Marcos. The San Marcos General Plan serves as the blueprint for future growth and development and establishes policies for lands located within the City.

1.6.1. CITY OF SAN MARCOS GENERAL PLAN

Table 1-1, located at the end of this section, contains a listing of the goals of the General Plan and the Davia Village-MARC Specific Plan’s consistency with those goals. As detailed in Table 1-1, the Davia Village-MARC Specific Plan is consistent with the overall goals and intent of the General Plan.

Specific Plans - The Zoning Administration Element of the San Marcos Zoning Ordinance describes Specific Plans as tools for the systematic implementation of the San Marcos General Plan that provide a framework for the distribution of land uses, infrastructure, development standards, and implementation measures necessary to implement the General Plan for a specific area of the City, while taking into consideration the unique physical characteristics and resources of a particular area. The Davia Village-MARC Specific Plan implements the goals and policies of the San Marcos General Plan by providing development guidelines that reflect the unique opportunities and constraints of the Plan area.

According to Government Code Section 65454, a Specific Plan must be consistent with the adopted General Plan. The Specific Plan’s consistency with the General Plan and the proposed General Plan Amendment is described in general, below, in relation to each individual General Plan Element.

Land Use and Community Design Element –The Specific Plan area is designated MU-1 (Mixed Use) in the City’s General Plan. Through a General Plan Amendment and a Rezone the area’s MU-1 designation including a maximum floor area ratio (FAR) of 1.75 or 20 to 30 du per acre, changed to Specific Plan Area. Per the General Plan, this designation is appropriate for a wide variety of commercial, office, civic, and residential uses integrated as a cohesive development. These uses may be mixed “vertically” (on separate floors of a building) or “horizontally” (in separate buildings) on a single site or on adjacent parcels. Structured parking may be necessary to accommodate maximum allowable densities, and shared parking arrangements may be allowed consistent with the nature of the mixed 302
18 uses. To maintain a pedestrian scale and orientation, retail and other active uses are encouraged at street level.

The zoning for the Specific Plan area is characterized as a Transitional Zone of LU/MU-1. Transitional zones are intended to be consistent with the intent of the General Plan and designed to promote the transition of existing developed industrial uses to future planned uses. In the case of the LU/MU-1, the goal is to provide a transition from light industrial to a mixed use. Transitional Zones can be found on the City of San Marcos Zoning Map (Figure 1-10). Through a General Plan Amendment the underlying zoning of the site shall be changed from LU/MU1 to Specific Plan Area.

The Specific Plan implements the goals and vision of the General Plan and Zoning Code through creation of mixed uses, maintaining a pedestrian scale and orientation with street level retail, and aids in the transition of the area from existing developed industrial uses to future planned uses. Because Davia Village-MARC includes a residential density of 35.2 du/acre, higher than would be allowed under the current General Plan and Zoning Ordinance but well under the allowable FAR requirements, adoption of this Specific Plan requires adoption of a General Plan Amendment and Zone Change. The General Plan Amendment would change the land use designation from MU-1 to Specific Plan. The Zone Change modifies the zoning from LU/MU-1 to Specific Plan. With adoption of the General Plan Amendment and Zone Change (20-30n du/ac) to MU-2 30-45 du/ac, the Davia Village-MARC Specific Plan is consistent with the General Plan.

The Specific Plan area is located within the SM-3 Mixed Use Transit Corridor and is within a 1/4 mile of the SM-4 Special Use Center. Development according to the Davia Village-MARC Specific Plan will help define the transportation corridor by providing a mix of retail, commercial, and residential uses along Armorlite Drive.

Mobility Element – San Marcos strives to create a multi-modal transportation network, incorporating sidewalks and crosswalks, bikeways, roadways, pathways, and public transit routes. This Specific Plan also strives to create a balanced approach to transportation, recognizing the health benefits to increased physical activity through walking and biking and the decrease in pollution from reduced vehicular traffic and shared public transportation like the Sprinter trains and bus routes. The Specific Plan incorporates higher intensity residential and retail land uses and provides for pedestrian friendly amenities.

Armorlite Drive is a key street within this mixed-use area that connects North Las Posas Road to Bingham Drive. The Armorlite Drive Complete Street Corridor will tie together proposed development projects along North Las Posas Road as well as the Palomar Station project and Davia Village-MARC. Armorlite Drive will act 303
19 as a new multi-modal corridor that will also provide enhanced access to the proposed pedestrian bridge that will span over West Mission Road from Palomar Community College to the entirety of the MRFA. The current setting consists mostly of industrial business parks. The recently upgraded Mission Sports Park sits at the end of several streets (Bingham Drive, Bailey Court, and Armorlite) and is isolated both visually and physically. Access to the Park by bike or by walking is very limited but will be improved by the Armorlite Drive Complete Street Plan.

The Complete Street Plan calls for the installation of a cycle track. The cycle track is a Class 1 paved bike trail, which includes an exclusive right of way physically separated from the vehicular roadway, along the northern side of Armorlite Drive from Las Posas Road to Bingham Drive. The cycle track will not only benefit cyclists, but will also provide a buffer between pedestrians and vehicular traffic.

The land uses proposed along Armorlite Drive will provide goods and services within walking distance of all local residents, college students and transit users.

The adjacent Sprinter and bus transit center along with the Inland Rail Trail, further these opportunities. Existing services within walking distance include George’s Burgers located on Armorlite Drive, Mission Sports Park, several religious facilities, Palomar Community College, as well as furniture and design outlets located to the south. The completion of the mixed use development projects on Armorlite will supplement these existing destinations supporting those who live, work and go to school within the immediate area, the option of walking or riding to these local services.

As presented in Table 1-1, the Plan is consistent with the goals of the City’s Mobility Element.

Conservation and Open Space Element – The purpose of the Conservation and Open Space Element is to “identify natural, cultural, historical, and open space resources” within the City The Element also addresses “climate change and practices related to water conservation, energy conservation, air quality, and protection of watersheds and water quality.” The Davia Village-MARC Specific Plan will combine public open space areas into the private development, providing a usable space greatly benefiting residents as well as the public by increasing the quality of life along the Armorlite Drive corridor. A 1.157-acre park in the Davia Village-MARC development, as well as other landscape improvements and open spaces, will accommodate active as well as passive recreation. Both planned developments have large inviting entries from Armorlite Drive into courtyard areas that are characterized by walking paths and shade trees. Pedestrian and bike facility improvements will promote users to continue on from this neighborhood park to regional destinations such as the 304
20 Mission Sports Park, Palomar Community College, the abundance of transit facilities and the Inland Rail Trail.

To achieve San Marcos’ water quality goals, Davia Village-MARC will incorporate an array of best management practices for low impact development. Low impact development will be achieved through the use of narrowed travel and parking lanes, Silva cell (or equivalent device), stormwater management systems, permeable pavements, shade trees, and bio-swales.

Narrowed travel and parking lanes will minimize paved areas, slow traffic, and facilitate pedestrian movements. The volume of on-site stormwater created will be reduced below current conditions. To reduce stormwater runoff, porous pavements will be incorporated as permeable concrete near Silva cells (or other similar device). Decorative un-grouted pavers will be used at and near pedestrian crossings and around tree wells at the sidewalk level. Silva cells (or equivalent device) will promote evapo-transporation with subsurface storage capacity, and promote shade tree growth by providing root aeration and supplemental water. As these trees grow larger they will reduce heat gain upon adjacent paved areas and buildings and lower the drying effect of other plant material covered in the tree’s shade. Bio-swales, bio-retention basins and bio- infiltration trenches will be used in the median and bulb-out planter areas as well as along the parkway strips. The utilization of drought tolerant species will further promote efficient and sustainable landscapes. Cobble and boulders (or other rock) will be used to enhance the aesthetics of planted areas while decreasing water use. Several varieties of bark mulching will be used to lower maintenance and water use. As presented in Table 1-1, the Plan is consistent with the goals of the City’s Conservation and Open Space Element.

Parks, Recreation, and Community Health Element - The City aims to maintain and increase access to parks, trails, recreational facilities, and community service programs. In addition, it aims to provide a healthy and safe community by taking into consideration community health and family enrichment needs of community members, including older adults, children, persons with special needs, and residents of all ages. Parks and recreation amenities can increase the health and livability of a community, and connect people with places within the City by providing gathering spaces and promoting civic pride.

To meet the goals of the Parks, Recreation, and Community Health Element, the Davia Village-MARC Specific Plan has created a community and health oriented mixed-use development, aimed at facilitating outdoor activity, pedestrian access to amenities, recreation and open space, access to transit, and access to the vast San Marcos trail system. The project will provide 1-acre of Public Park and open space, with a wide array of amenities to attract residents and the public to outdoor activities and to cultivate a feeling of 305
21 community. The mixed-use development centered near transit, pedestrian and bicycle access, will offer a residential community, retail and commercial space.

Davia Village-MARC was designed with the intention to facilitate easy access to, and within the Plan area and will allow disabled citizens with mobility problems, as well as those without, a healthy alternative to enjoy Davia Village- MARC. As presented in Table 1-1, the Plan is consistent with the goals of this Element.

Safety Element – The Safety Element of the San Marcos General Plan addresses the public health, safety, and welfare of their residents and their property from natural hazards and human activities. As presented in Table 1-1, the Plan is consistent with the goals of the City’s Safety Element.

Noise Element - The purpose of the Noise Element is to identify problems and noise sources threatening community safety and comfort and to establish policies and programs that will limit the community’s exposure to excessive noise levels. It addresses both existing and foreseeable future noise abatement issues.

The Davia Village-MARC Specific Plan has been designed as a mixed-use retail and residential development, which when built will create an appropriate transitional use of the area. The development will separate, reduce, or control noise actively though engineered street design and site design, and mitigate for noise externally by site design and zoning, which by nature of the project is intrinsic of passive noise reduction mitigation. As presented in Table 1-1, the Plan is consistent with the goals of the City’s Noise Element.

Housing Element – The City of San Marcos adopted a Housing Element to set goals for the housing and growth of the community. The goal is to provide decent and safe housing to all current and future residents with the following sub-goals:

• Encourage the development of a variety of housing opportunities with emphasis on providing housing which meets the special needs of the community;

• Protect, encourage and provide housing opportunities for persons of low and moderate income;

• Encourage the preservation of existing housing stock to ensure that all residents live in neighborhoods free from blight and deterioration;

• Promote equal opportunity for all residents to reside in the housing of their choice.
306
22 Davia Village-MARC will provide quality housing for the community of San Marcos. The approved Davia Village-MARC Specific Plan has 416 residential units (635 bedrooms). The specific breakdown includes 12 three-bedroom units, 129 two-bedroom flat units, 158 one-bedroom units, 51 studio units, and 64 2- bedroom townhomes. These critical housing additions allow Davia Village- MARC to provide additional housing opportunities although not restricted to affordability requirements due to the project being a rental. 307
23 Figure 1-10. San Marcos Zoning Map

308
24 Table 1-1. Consistency of Davia Village-MARC Specific Plan with Goals of the City of San Marcos General Plan
Goal Goal Description Davia Village-MARC Specific Plan
Consistency
Land Use Element
LU-1
Achieve a
balanced and
compatible mix
of land uses.

Achieve a balanced distribution
and compatible mix of land uses
to meet the present and future
needs of all residents and the
business community.

The Davia Village-MARC Specific Plan is
consistent with Goal LU-1. The Davia
Village-MARC Specific Plan provides a
logical transition between the industrial
businesses of San Marcos and
commercial and residential zones.

LU-2
High quality and
sustainable
development.

Promote development standards
and land use patterns that
encourage long-term
environmental sustainability.

The Davia Village-MARC Specific Plan is
consistent with Goal LU-2. The Davia
Village-MARC Specific Plan respects the
long-term environmental sustainability by
creating a walkable, transit friendly
community and implementing drought
resistant landscaping.

LU-3
Community
Connections.

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

The Davia Village-MARC Specific Plan is
consistent with Goal LU-3. The Davia
Village-MARC Specific Plan conforms to
this goal by developing a transit,
pedestrian and bike friendly, mixed-use
development that promotes alternative
transportation to the site.

LU-4
Education Hub.

Promote San Marcos as the
educational center of North
County while creating a greater
synergy between the business
community and its academic
institutions.

The Davia Village-MARC Specific Plan is
consistent with Goal LU-4.

Implementation of the Davia Village-
MARC Specific plan would enhance the
LU-4 Goal by creating a development
with easy access to Palomar Community
College.

LU-5
A city of distinct
and memorable
places.

Promote community design that
produces a distinctive, high-
quality built environment with
forms and character that create
memorable places and enrich
community life.

The Davia Village-MARC Specific Plan is
consistent with Goal LU-5. Davia Village-
MARC will provide a 1.157 acre park,
which includes a portion for sculptures to
enhance the visual environment of San
Marcos and increase intellectual
curiosity.

309
25 Goal Goal Description Davia Village-MARC Specific Plan Consistency
Mobility Element
M-1
Efficient local
and regional
circulation
system.

Provide a comprehensive
multimodal circulation system that
serves the City land uses and
provides for the safe and effective
movement of people and goods.

The Davia Village-MARC Specific Plan is
consistent with Goal M-1. The Davia
Village-MARC Specific Plan improves the
Armorlite Drive Corridor and provides
access to transit solutions.

M-2
Traffic calming
and safety.

Protect neighborhoods by
improving safety for all modes of
travel and calming traffic where
appropriate.

The Davia Village-MARC Specific Plan is
consistent with Goal M-2. The Davia
Village-MARC Specific Plan encourages
and respects traffic-calming measures
and provides a variety of calming
measures to promote safe streets and
neighborhoods. Thus, the Davia Village-
MARC Specific Plan is consistent with
Goal M-2.

M-3
Alternative
modes of travel.

Promote and encourage use of
alternative transportation modes,
including transit, bicycles,
neighborhood electric vehicles
(NEVs), and walking, within the
City.

The Davia Village-MARC Specific Plan is
consistent with Goal M-3. The Davia
Village-MARC Specific Plan conforms to
this goal by developing a transit,
pedestrian and bike friendly, mixed-use
development that promotes alternative
transportation to the site.

M-4
Parking.

Provide efficient parking within the
City.

The Davia Village-MARC Specific Plan is
consistent with Goal M-4.

Implementation of the Davia Village-
MARC Specific plan would enhance the
LU-4 goal by implementing creative
parking solutions for residents and
providing access to parking for the
public to enjoy the retail and park space
the project provides.

M-5
Movement of
Goods.

Provide for the safe and efficient
movement of goods throughout
the City.

The Davia Village-MARC Specific Plan is
consistent with Goal M-5. Davia Village-
MARC will improve the Armorlite Drive
Corridor, allowing for the safe, efficient,
and expeditious movement of goods.

310
26 Goal Goal Description Davia Village-MARC Specific Plan Consistency
Conservation and Open Space Element
COS-1
Sustaining our
ecological and
biological
resources.

Identify, protect, and enhance
significant ecological and
biological resources within San
Marcos and its adaptive Sphere
of Influence.

The Davia Village-MARC Specific Plan
is consistent with Goal COS-1. The
Davia Village-MARC Specific Plan
provides for infill development on a
currently developed site with no
significant ecological and biological
resources.

COS-2
Open spaces
and limited
resources.

The City is committed to
conserving, protecting, and
maintaining open space,
agricultural, and limited
resources for future generations.

By working with property owners,
local organizations, and state
and federal agencies, the City
can limit the conversion of
resource lands to urban uses.

The Davia Village-MARC Specific Plan
is consistent with Goal COS-2. The
Davia Village-MARC Specific Plan
provides for infill development on a
currently developed site with no
significant open space or agriculture.

The Plan provides for the provision of
landscaping and recreational
amenities.

COS-3
Preserving
scenic
resources and
landform
features.

Protect natural topography to
preserve and enhance the
natural beauty of San Marcos.

The Davia Village-MARC Specific Plan
is consistent with Goal COS-3. The
DaviaVillage Specific Plan area is flat
and developed with industrial uses.

Redevelopment of the site will improve
the aesthetic quality of the area and
will not impede on any scenic views or
disrupt the views of any ridges, hills, or
mountains.

COS-4
Air quality,
climate
change, and
energy.

Improve regional air quality and
reduce greenhouse gas
emissions that contribute to
climate change.

The Davia Village-MARC Specific Plan
is consistent with Goal COS-4. The
Davia Village-MARC Specific Plan
incorporates the core values of COS-4
by facilitating the use of transit,
pedestrian and bicycle transportation,
thereby cutting emissions.

Development according to the
Specific Plan will use the latest building
materials and comply with the latest
State standards for energy efficiency.

COS-5
Water supply
and
conservation.

Reduce water consumption and
ensure reliable water supply
through water efficiency,
conservation, capture, and
reuse.

The Davia Village-MARC Specific Plan
is consistent with Goal LU-5. The Davia
Village-MARC Specific Plan complies
with COS-5 by conforming to the
current agency standards for water
conservation for landscaping including
the use of draught resistant plant
palettes.

311
27 Goal Goal Description Davia Village-MARC Specific Plan Consistency
Conservation and Open Space Element (continued)
COS-6
Watershed and
water quality
protection
Protect and restore appropriate
surface water and groundwater
beneficial uses through prioritizing
the improvement of locally
impaired water bodies within the
City of San Marcos subwater-
sheds.

The Davia Village-MARC Specific Plan is
consistent with Goal COS-6.

Development according to the Davia
Village-MARC Specific Plan will adhere
to all water quality best management
practices as outlined within the Plan’s
Water Quality Management Plan and
Stormwater Pollution Prevention Plan.

COS-7
Watershed and
water quality
protection
Achieve sustainable watershed
protection for surface and
ground water quality that
balances social, economic, and
environmental needs.

The Davia Village-MARC Specific Plan is
consistent with Goal COS-7.

Development according to the Davia
Village-MARC Specific Plan will adhere
to all water quality best management
practices as outlined within the Plan’s
Water Quality Management Plan and
Stormwater Pollution Prevention Plan.

COS-8
Watershed and
water quality
protection
Focus watershed protection,
surface and groundwater quality
management on sources.

The Davia Village-MARC Specific Plan is
consistent with Goal COS-8.

Development according to the Davia
Village-MARC Specific Plan will adhere
to all water quality best management
practices as outlined within the Plan’s
Water Quality Management Plan and
Stormwater Pollution Prevention Plan.

COS-9
Watershed and
water quality
protection
Support the development of a
regulatory framework and
organizational structure that
facilitates the implementation of
the most effective and efficient
watershed protection programs
for surface water and
groundwater quality and
beneficial use programs.

The Davia Village-MARC Specific Plan is
consistent with Goal COS-9.

Development according to the Davia
Village-MARC Specific Plan will adhere
to all water quality best management
practices as outlined within the Plan’s
Water Quality Management Plan and
Stormwater Pollution Prevention Plan.

COS-10
Recycling and
solid waste.

Establish and maintain an
innovative, sustainable solid
waste collection, recycling, and
disposal delivery system for
present and future generations.

The Davia Village-MARC Specific Plan is
consistent with Goal COS-10. The Davia
Village-MARC Specific Plan complies
with COS-10, by using the current waste
and recycling programs available to the
project.
312
28 Goal Goal Description Davia Village-MARC Specific Plan Consistency
COS-11
Preserve
cultural and
historical
resources.

Continue to identify and evaluate
cultural, historic, archeological,
paleontological, and
architectural resources for
protection from demolition and
inappropriate actions.

The Davia Village-MARC Specific Plan is
consistent with Goal COS-11. The Davia
Village-MARC Specific Plan area is
currently developed and will have low
impact on cultural, historic,
archaeological, paleontological, and
architectural resources. A qualified
archaeological monitor will be present
during construction to further ensure
that development will not significantly
impact cultural resources.

Goal Goal Description Davia Village-MARC Specific Plan
Consistency
Parks, Recreation, and Community Health Element
PR-1
Responsive
system of local
parks, trails, and
recreational
facilities.

Plan for, acquire, develop, and
maintain a system of local parks
connected through an
integrated network of trails and
high quality recreational
facilities.

The Davia Village-MARC Specific Plan
is consistent with Goal PR-1. The Davia
Village-MARC Specific Plan provides
60,000 sf of park and open space and
is intimately connected with the San
Marcos Trail system by providing quick
and easy access to the trails.

PR-2
Community
health and family
enrichment.

Become a leader in building
healthy communities by
supporting recreation and
community service programs
that promote well- ness, fun,
lifelong learning, skill
development, personal
enrichment, and positive
relationships.

The Davia Village-MARC Specific Plan
is consistent with Goal PR-2. Davia
Village-MARC’s park and open space
as well as the orientation around
pedestrian and bicycle activity allow
the Specific Plan to comply with goal
PR-2.

313
29 Goal Goal Description Davia Village-MARC Specific Plan Consistency
Safety Element
S-1
Natural
geologic
hazards.

Reduce risks to the community
from earthquakes by regulating
new development and
redevelopment to prevent the
creation of new geologic and
seismic hazards.

The Davia Village-MARC Specific Plan is
consistent with Goal S-1. The Davia
Village-MARC Specific Plan is not
located on a fault, as delineated by the
most recent Alquist-Priolo Earthquake
Fault Zoning Map. The closest fault lines
are located 11 miles away from the
area. Further, all structures on the site
will be designed in accordance with
seismic parameters of the California
Building Code.

S-2
Flooding
hazards.

Minimize the risk to people,
property and the environment
due to flooding hazards.

The Davia Village-MARC Specific Plan is
consistent with Goal S-2. The Davia
Village-MARC Specific Plan is not
located within a 100-year flood hazards
area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazards
delineation map. Further, development
of the Specific Plan area will not result in
a significant increase in impervious
surface or increased runoff nor will the
site alter the existing drainage pattern of
the site or area.

S-3
Fire hazards.

Minimize injury, loss of life, and
damage to property resulting
from structural or wildland fire
hazards.

The Davia Village-MARC Specific Plan is
consistent with Goal S-3. The Davia
Village-MARC Specific Plan is not
located in an area susceptible to
wildland fire. Further, the Plan has been
reviewed and approved by San Marcos
Fire Department.

S-4
Hazardous
materials
Protect life, structures, and the
environment from the harmful
effects of hazardous materials
and waste.

The Davia Village-MARC Specific Plan is
consistent with Goal S-4. All hazardous
materials used during construction will
be handled properly and waste will be
properly disposed.

S-5
Emergency
Preparedness/
Neighborhood
Safety.

Establish and maintain an
effective emergency response
program to respond to disasters
and maintain continuity-of-life
support functions during an
emergency.

The Davia Village-MARC Specific Plan is
consistent with Goal S-5. The Plan has
been reviewed and approved by the
San Marcos Fire Department. The
development will implement design
features per fire department
314
30 Goal Goal Description Davia Village-MARC Specific Plan Consistency
requirements that will help maintain
adequate emergency response to the
community including, wide roadways,
automatic gates with a Knox rapid entry
system and emergency vehicle strobe
detector, appropriately spaced fire
hydrants with adequate water supply,
and fire sprinklers within residential
structures per California Building Code.

S-6
Emergency
Preparedness/
Neighborhood
Safety.

Provide neighborhood safety
through effective law
enforcement.

The Davia Village-MARC Specific Plan is
consistent with Goal S-6. The Davia
Village-MARC Specific Plan has been
reviewed and approved by the San
Diego County Sheriff’s Department.

Furthermore, the project applicant is
required to pay fees to a preexisting
Community Facilities District for police
protection.

Goal Goal Description Davia Village-MARC Specific Plan
Consistency
Noise Element
N-1
Noise and Land
Use
Compatibility.

Promote a pattern of land uses
compatible with current and
future noise levels.

The Davia Village-MARC Specific Plan is
consistent with Goal N-1. The Davia
Village-MARC Specific Plan is a mixed-
use project designed to organically
integrate the Goals of N-2.

N-2
Transportation
Related Noise.

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

The Davia Village -MARC Specific
Plan is consistent with Goal N -2. A
noise study was prepared to analyze
the potential for noise impacts
related to vehicular and rail traffic to
proposed residential units. The
Specific Plan includes a design
feature of a minimum two -foot high
landscape mound to be located
along the greenbelt of Armorlite
Drive. As discussed in the Mitigated
Negative Declaration prepared for
this Specific Plan, with incorporation
of this design feature, traffic noise will
be less than the City’s standard of 65
dBA at the ground floor outdoor areas
of the multi -family residences.
315
31 Goal Goal Description Davia Village-MARC Specific Plan Consistency
Additionally, the Specific Plan area is
located over 600 feet from the
adjacent NCTD Sprinter rail line. Due
to the topography (SPRINTER line is
depressed) and location of several
structures blocking the line of sight to
the rail line, the rail line noise levels will
not exceed the City thresholds.

Cumulatively, the daily rail line
activities are well below the roadway
noise levels and would not add to the
overall transportation related findings.

Additionally, a final noise assessment is
required prior to t he issuance of the
first building permit for first, second
and third floors of the lots along
Armorlite Drive and Bingham Drive
since the building facades are above
60 dBA CNEL. This final report would
identify the interior noise requirements
based upon ar chitectural and
building plans to meet the City’s
established interior noise limit of 45
dBA CNEL. It should be noted; interior
noise levels of 45 dbl CNEL can easily
be obtained with conventional
building construction methods and
providing a closed window condition
requiring a means of mechanical
ventilation (e.g. air conditioning) for
each building and upgraded
windows for all sensitive rooms (e.g.
bedrooms and living spaces).

N-3
Non-
Transportation
Related Noise.

Control non-transportation-
related noise from commercial,
industrial, construction, and other
sources on noise sensitive land
uses.

The Davia Village-MARC Specific Plan is
consistent with Goal N-3. Davia Village-
MARC will comply with City and other
agency regulations on construction
noise and eliminates noise-producing
uses on the site.

316
32 Goal Goal Description Davia Village-MARC Specific Plan Consistency
Housing Element
Goal-1

Encourage the development of a
variety of housing opportunities
with emphasis on providing
housing, which meets the special
needs of the community.

The Davia Village-MARC Specific Plan is
consistent with Goal-1. Davia Village-
MARC provides a range of units and
multi-bedroom units. These units are
badly needed in San Marcos and will
meet Goal-1 of the housing element.

Goal-2 Protect, encourage and provide
housing opportunities for persons
of low and moderate income.

The Davia Village-MARC Specific Plan is
consistent with Goal-2. The rents
associated with the project are at a
price range considered obtainable by
a broad socio-economic range of the
public although not deed restricted to
low or moderate income rates.

Goal-3

Encourage the preservation of
the existing housing stock to
ensure that all residents live in
neighborhoods free from blight
and deterioration.

The Davia Village-MARC Specific Plan is
consistent with Goal N-3. Davia Village-
MARC will increase the much needed
housing stock in San Marcos and create
a new and visually enhanced
neighborhood that was once an
industrial area, therefore the project is
consistent with Goal-3 of the Housing
Element.

317
33 1.6.2. CITY OF SAN MARCOS ZONING ORDINANCE

The City of San Marcos Zoning Ordinance serves as the implementation tool for the Land Use Element of the General Plan. The Zoning Ordinance identifies specific types of land use, intensity of land use, and development performance standards applicable to specific areas and parcels of land within the City of San Marcos. The land use type, use regulations, and development design standards within this Plan supersede the standards contained within the Zoning Ordinance.

The zoning for the Specific Plan area is characterized as a Transitional Zone of LU/MU-1. Transitional zones are intended to be consistent with the intent of the General Plan and designed to promote the transition of existing developed industrial uses to future planned uses. In the case of the LU-1/MU-1, the goal is to provide a transition from light industrial to a mixed use.

The Specific Plan implements the goals and vision of the General Plan and Zoning Code through creation of mixed uses, maintaining a pedestrian scale and orientation with street level retail, and aids in the transition of the area from existing developed industrial uses to future planned uses, because Davia Village-MARC includes a residential density of 35.2 du/acre, 5.2 du/acre higher than previous zoning allowed prior to Specific Plan adoption. Adoption of this Specific Plan requires adoption of a General Plan and Zoning Ordinance Amendment. The General Plan Amendment would change the land use designation from MU-1 to Specific Plan. The Zoning Ordinance Amendment modifies the zoning from LU/MU-1 to Specific Plan. With adoption of the General Plan Amendment and Zoning Ordinance Amendment, the Davia Village-MARC Specific Plan is consistent with the General Plan.

1.7 COMPLIANCE WITH CEQA

A Mitigated Negative Declaration for the Davia Village-MARC Specific Plan has been prepared by the City of San Marcos. The MND, prepared in accordance with the California Environmental Quality Act (CEQA) examines the potential environmental impacts of the implementation of the Specific Plan and identifies mitigation to reduce impacts to below a level of significance. It serves as the base environmental document for the purpose of evaluation of subsequent entitlements associated with the Plan. The MND is to be certified concurrently with the adoption of the Specific Plan.

A mitigation monitoring and reporting program (MMRP) is adopted in accordance with Public Resources Code Section 21081.6 to ensure implementation of the MND mitigation measures. As applicable, future 318
34 development within the Plan area is required to implement the mitigation measures specified in the MMRP.

In accordance with California Government Code Section 65457, subsequent development proposals within the Plan area, if consistent with this Plan and the impact analysis and mitigation measures in the certified MND, may be approved and implemented in accordance with and based upon the certified MND without further environmental review. City of San Marcos staff will determine if further environmental analysis is required for any proposed Amendment to the Specific Plan.

319
35 2.0 LAND USE AND DESIGN

2.1. DESIGN VISION

The Davia Village-MARC community is a unique addition to the City of San Marcos. The area is currently an industrial complex of buildings undergoing a transition of use. The future development of Palomar Station and Davia Village- MARC will complete an aesthetically urban feel along Las Posas Road and Armorlite Drive. The proposed building frontages related to Palomar Station and Davia Village-MARC are vibrant and have setback variations for varied sight lines and aesthetic appeal as viewed on Table 2-1. However, even with this variation, there is also consistency of street walls, creating an enclosed and defined urban aesthetic. The facades of the buildings will retain visual interest through the use of different materials (table 2-5), which will also break up the bulk and scale of the building. Surface parking has been limited with much of the parking incorporated under the podium style building of the structures or along the public streets.

This new development will harmonize with the surrounding aesthetic of the previous land use while adding an urban feel to the city. These design details will create visually stunning additions to the community. Another unique feature of the Davia Village-MARC Specific Plan is the proximity to Palomar Community College and the transit station connectivity through a pedestrian bridge located at Palomar Station. The Plan design allows for the easy commute to the surrounding employment centers, recreation, and shopping, reducing the need for vehicular traffic and increasing the public’s access to walk or bike to these amenities. This location along with the walkability of the Plan will add a vibrant and active feature to the site, attracting the public to enjoy the San Marcos system of trails and pedestrian connections.

The design addresses basic community planning goals and concepts as well as community wide issues of transitioning industrial to mixed uses, conservation and design. The basic goals of the Specific Plan are met through thoughtful design and careful layout of bike paths and roadways. These goals include:

• Design the major roadway as a “complete street”, which will become a unique feature and centerpiece of the community.

• Create neighborhoods that are linked by the community roadway with a series of interconnected trails, sidewalks and open space. A network of trails provides opportunities for physical activity to improve fitness. These 320
36 will connect the residents to the regional trail system and community center. Neighboring residents will also be connected to the trail system.

• Create an urban character to the community by designing and integrating public and private amenities and creating a unique architectural identity.

• Create a series of built features or icons that are found throughout the community that bring together architecture and landscape and establish a distinct identity.

• Create open space for a variety of informal outdoor experiences where regular pedestrian use is encouraged through careful placement and attractive design.

• Provide for the efficient use of water through the use of natural drainage systems and drought tolerant landscaping and use of pervious surfaces.

321
37 Figure 2-1. 3-D Renderings.

(Davia West) View looking South from Armorlite Drive at the Retail/Park Area

(Davia East) View looking South from Armorlite Drive along Bingham Drive frontage

322
38 2.1.1 LAND USE PLAN

The Davia Village-MARC 11.79-acre site is a mixed-use development comprised of a mix of retail, and residential units. The Plan is composed of two primary components: (1) the mixed-use retail, commercial, and residential component; and, (2) the open space, park and recreational areas component.

2.1.2 MIXED-USE DEVELOPMENT

The Davia Village-MARC Specific Plan project proposes a mixed-use development consisting of 416 residential units, 15,229 square feet of retail, a

1.157 acre City Neighborhood Park, landscape and private amenities in the interior courtyard area.

The buildings are arranged into two quads each with its own private amenity space consisting of swimming pool, lounge area, BBQ area, and tot lots. The public park space consists of a pickle ball courts, passive green space, Dog Park, plaza, and tot lots.

323
39 Figure 2-2. Land Use Plan

324
40 Parking Management Plan

The development is a maximum of three stories with some units having interior living areas extending to a 4th level. Units are accessed from common corridors with stairs and elevators from the ground level. A total of 722 parking spaces are proposed including 416 onsite-covered spaces, 227 onsite uncovered residential spaces, 11 onsite and uncovered commercial/public park spaces, and 68 street parking spaces. A Parking Management Plan will be provided to the City of San Marcos prior to approval of Final Map.

Density

The 416 residential units will be a mix of one, two and three-bedroom units as well as studio units. The specific breakdown includes 12 three-bedroom units, 129 two-bedroom flat units, 158 one-bedroom units, 51 studio units, and 66 2- bedroom townhomes. Net of ROW dedications, the project includes a total of

11.6 acres, for a density of 35.8 units/acre. Approval of a Conditional Use Permit for the retail conversion to 10 residential units would increase the residential density to 36.1 du/ac, however the overall FAR for the project would remain consistent with the overall project FAR of 1.16.

Setbacks

Setbacks are varied throughout the Specific Plan Area and are measured to the face of the closest curb. Average setbacks along Armorlite Drive shall be 27.9’ from the back of the curb. Average setbacks on Bingham Drive shall be 12.9’ from back of the curb. The furthest projecting building façade along Bingham Drive shall be located no closer than 10’ measured from the face of curb.

Additionally, the furthest projection of apartment and/or covered parking structure shall be no closer than 10’ from back of curb for street parking along both Bingham Drive and Armorlite Drive, per ultimate street and Compete Street design.

Building heights

The Davia Village-MARC Specific Plan area has a maximum allowable height limit of 65’ or four stories. Typical heights for the Davia Village-MARC Specific Plan area include the following:

325
41 Table 2-1. Setbacks

Setback Location Setback Distance
Minimum Setback (Bingham Drive) 10.8’ to curb
Maximum Setback (Bingham Drive) 15.1’ to curb
Average Setback (Bingham Drive) 12.9’ to curb
Minimum Setback (Armorlite Drive) 12.8’’ to curb
Maximum Setback (Armorlite Drive) 37’ to curb
Average Setback (Armorlite Drive) 27.9’ to curb

Table 2-2. Building Heights

Top of the Tower 55’ 65’
Top of Parapet 50’ 6” 50’ 6”
Top of Roof 47’ 47’
Level 4 34’ 36’
Level 3 24’ 25’
Level 2 14’ 14’

Table 2-3. Land Use Matrix

Lot Coverage Area %
Building Area 212,038 sf 40.1%
Parking
Area/Drive
isles
98,019 sf 18.5%
Common
Area
172,323 sf 32.6%
Public Open
Space
46,060 sf 8.8%

Total* 528,440 sf 100%

FAR 1.16

Residential Units 416

Parking % Per Unit Required Provided
Covered 1.0 416 416
Open 0.33 208 238
Street 0.16 104 68
Residential
Total

1.49 728 722
326
42 Retail (3/1000) Shared 15,000 sf 46 +79
Total Parking Spaces 774 722

Parking Breakdown by Unit Type # Per Unit Units Reqd Provided 3 Bedroom 2 12 24 24
2 Bedroom 1.75 195 341 341
1 BR/Studio 1.25 209 261 261
Additional 0 0 0 17
Residential Total 416 626 643
Retail (3/1000) 15,229 sf 45 79
Total 664 722

Table 2-4. Residential Unit area breakdown

Retail and Commercial Space

The Davia Village-MARC Specific Plan will include retail leasable areas, with a gross square footage of 15,229. A variety of retail mixed uses will be permitted onsite either by right or with conditional use permits or administrative permits. All retail uses would be subject to all applicable laws, regulations, codes and enforcement from the City of San Marcos. Additionally any business would be required to possess a valid business license from the city of San Marcos and will be required to secure the proper permits from the City prior to operation.

Non-functional/artificial balconies shall be proposed on the exterior of apartment units located above the retail frontage for final City approval. All residential units built above the commercial/retail space will feature balconies on the interior of the building.

In the event the ground floor commercial/retail space included in this plan is unable to be leased, that space shall be allowed to convert to residential use (not Building Area
Building Building Area
GFA Parking
Garage
Core Residential Retail/Leasing
Building 1 (East) 191,070 sf 51,312 sf 26,637 sf 109,461 sf 3,660 sf Building 2 (East) 67,.325 sf 20,500 sf 9,525 sf 37,300 sf NA Building 3 (East) 94,643 sf 27,185 sf 12,861 sf 52,803 sf 1,794 sf Building 4 (West) 84,261 sf 22,868 sf 10,831 sf 49,327 sf 1,235 sf Building 5 (West) 65,163 sf 20,379 sf 9,311 sf 35,473 sf NA Building 6 (West) 175,911 sf 40,409 sf 28,023 sf 91,504 sf 15,975 sf Total 678,373 sf 182,653 sf 97,188 sf 375,868 sf 22,664 sf 327
43 exceeding 10 apartment units). Prior to conversion of the commercial/retail space to residential use, the applicant shall obtain approval by the city of a Conditional Use Permit (CUP) which shall stipulate the entitlement requirements and time frame for the residential use. The applicant shall prepare a market analysis to verify economic conditions support the transition from commercial to residential use.

CUP renewal shall be determined by the Planning Division Director. Parking spaces serving the converted uses shall be reallocated to the apartment units, in accordance with the bedroom parking ratios in Table 2-3. No additional parking is required, as the existing commercial parking supply exceeds the residential parking demand.

Building Materials

The Davia Village-MARC Specific Plan Area will include building materials that complement the surrounding industrial uses. These materials will give the Davia Village-MARC Specific Plan area a modern industrial look. Developer will be obligated to provide a material board sample for final review and approval prior to approval of building plans.

Table 2-5. Typical Building Materials

Flat Built-Up Roofs T-24 Compliant Glazing
Vinyl Windows Aluminum Storefronts
Architectural Painted Metal Gutters Metal Awnings and decorative features
Semi-Smooth Stucco with Fiber
additive Finish
Painted Metal siding finishes
Fiber Board Veneer Finish Painted metal louvers at garage ventilation
Metal Handrails Built-In Balcony Decks

Sign Program

A comprehensive sign program shall be included as an attachment to this Specific Plan and prepared by a sign consultant. The Comprehensive Sign Program shall include the design, placement, standard sign guidelines, monuments, and dimensions of all signs within the Davia Village-MARC Specific Plan Area.

328
44 Commercial Mixed-uses

Land Use Ground Floor Use

Business Support Service P
Financial Institution P

Medical, Urgent Care DP

Office; Administrative, Business, Corporate P

Office; Medical, Dental and Holistic P

Service Uses
Animal Sales and Services (No kennel or dog care) P
Dry Cleaning, Agency P
Personal Services, Fitness / Health Facility DP

General Retail Uses
Personal Services, General & Instructional DP
ATM, interior to building / vestibule P

ATM, walk-up, freestanding exterior / exterior wall P

**Catering DP
Commercial Entertainment P
Commercial Recreation, Indoor P
Kiosk (stand-alone) (Walk up only) DP
Market; specialty (no convenience stores) P
Merchandise Sales, New Retail P
Outdoor Dining* P

Restaurant, Sit-Down P
Restaurant, Take-Out P

Residential Uses
Apartments (max. 10 units) CUP

P = Permitted
DP = Directors Permit
… = Not allowed
CUP = Conditional Use Permit

Formatted: Font: Bold
Formatted: Font: Not Bold
Formatted: Font: Not Bold
Formatted: Font: Not Bold
329
45 Any use not identified above will not be allowed unless approved by the Director of Development Services of Development Services.

* Outdoor seating plan must be submitted to the Director of Development Services for review and approval (Figure 2-22).

An easement (Figure 2-22) will be located along the retail frontage to provide retail tenants an area for outdoor seating.

A. Personal Services shall consist of “office only” professional services limited to attorneys, architects, accountants, financial planning, insurance, real estate, travel agency, or comparable as approved by the City of San Marcos.

B. Commercial Entertainment shall be limited to comedy acts, music, or comparable as approved by the City of Sam Marcos. Applicant shall prove there is sufficient parking. If substantiated, shall be approved under a Director’s Permit (DP).

C. **Catering Businesses. Catering operation shall be restricted to food preparation only. Catering trucks shall not be stored or parked on site with the exception of limited time restriction for loading/unloading of food pending approval of a Director’s Permit.
330
46 Figure 2-3. 1st Floor Plan and Unit Mix

331
47 Figure 2-3a. Unit Plans

332
48 Figure 2-3b. Unit Plans

333
49 Figure 2-4. 2nd Floor Plan and Unit Mix

334
50 Figure 2-5. 3rd floor Plan and Unit Mix

335
51 Figure 2-6. Loft Floor Plan

336
52 Figure 2-7. Davia East -Armorlite & Bingham Elevations

337
53 Figure 2-8. Davia East – Internal Elevations

338
54 Figure 2-9. Davia East - Building 1 Courtyard Elevations

339
55 Figure 2-10. Davia East - Building 1 Courtyard Elevations

340
56 Figure 2-11. Davia East - Building 2 & 3 Courtyard Elevations

341
57 Figure 2-12. Davia East - Building 3 Courtyard Elevations

342
58 Figure 2-13. Davia West – Armorlite Drive Street Elevations

343
59 Figure 2-14. Davia West – Internal Street Elevations

344
60 Figure 2-15. Davia West – Internal Street Parcel West Elevations

345
61 Figure 2-16. Davia West – Courtyard Elevations

346
62 Figure 2-17. Davia West – Building 5 & 6 Courtyard Elevations

347
63 Figure 2-18. Davia West – Building 6 Courtyard Elevations

348
64 Figure 2-19. Davia West – Building 6 Courtyard Elevations 349
65 2.1.3 PARKS AND RECREATION AND OPEN SPACE

Parks, recreation, and open space form a critical part of a healthy community.

By creating these spaces, the public is invited outdoors and into their community, where they become active and engaged with their neighbors.

Davia Village-MARC offers public open space through active recreation facilities to passive parks, as well as a large private common open space.

The Davia Village-MARC Specific Plan will blend the public open space with private retail and residential by creating 1.157 acre of public recreational amenities in the northwest portion of the Plan area. These amenities include a dog park, picnic area, tot lots, pickle ball court, plaza area (intended for retail use) and passive green spaces, and will form a portion of the San Marcos trail system. These open space and park additions add to the urban feel of the project and increase the quality of life for residents and the larger public. As the centered focal point of this new mixed use neighborhood the park and open space also complements the San Marcos Parks, Recreation, and Community Health Element by providing a wide array of outdoor activities open to the public. Additionally, Davia Village-MARC offers 3.96 acres of private amenity space consisting of swimming pool, lounge area, BBQ area, and tot lot are proposed for each of the building quads.

Trails and Bike Paths - The City is planning to improve Armorlite Drive from Las Posas Road to Bingham Drive to a multi-modal Complete Street, which will include a raised landscaped center median, angled parking stalls along the south side of the street, new sidewalks on both sides of the street (refer to Figure 1-9). Other public improvements include enhanced walkways, bike racks, street furnishings, pedestrian lighting, mid-block crossings and a Class 1 bike path located on the north side of the street. The Armorlite Drive Complete Street Plan includes the extension of bike facilities to Mission Sports Park by way of Class 2 or Class 3 facilities along Bingham Drive and Bailey Court and construction of sidewalks along the Plan’s frontage on both Armorlite Drive and Bingham Drive.

The bike trail is intended to beautify the travel experience and encourage a healthy lifestyle. The Specific Plan also includes easements and improvements related to a public park and a pedestrian promenade and bridge connection to Palomar Community College and adjacent bus and light rail stations. These improvements to the roadway and the addition of bike lanes highlight Davia Village-MARC’s unique open space and transportation features.

350
66 2.2 LANDSCAPE DESIGN CONCEPT

Landscape is one of the most important components of the Davia Village-MARC community experience. As an ever-present visual element along the streets and along open space, Davia Village-MARC’s landscape plays an important role in creating an environment that is both attractive and meaningful. The landscape design is intended to blend mobility and recreation along Armorlite Drive and draw residents into the open spaces of the Plan area. The landscape will improve the views along Armorlite Drive by giving the street a more urban feel and creating a shaded open pedestrian promenade along the Armorlite corridor. If a commercial-residential conversion is processed, the temporary residential units shall include private patio space for each unit utilizing opaque materials as a partition between the public space and private patio space, such as CMU planter box partitions between units and tubular steel fencing along the frontage. The Davia Village-MARC Specific Plan, along with the adjacent Palomar Station project will create a pedestrian friendly, attractive, community oriented landscape experience, to be enjoyed along Armorlite Drive. The Davia Village-MARC Landscape plan will conform to the City of San Marcos’ Water Efficient Landscape Standards.

2.2.1 LANDSCAPE ZONES

The landscape zones are based upon topography, landform and natural systems. Within these zones a layer of unique landscape features are proposed to add interest and diversity within the community. The major landscape zones are the Armorlite Drive Complete Street Landscape, the Public Park and Open Space Landscape, and the Site landscape. The final approved landscape design shall provide hydrozones that do not mix drought tolerant species with water user species.

Complete Street Landscape - The Armorlite Drive Complete Street planned improvements are key elements to the overall landscape concept of Davia Village-MARC. These improvements will link residents to amenities throughout San Marcos, allowing for a pleasant walking and biking experience. It is important to create a meaningful landscape rhythm throughout the complete street design to maintain the integrity of the concept.

Park and Open Space Landscape

Davia Village-MARC will provide 1.157 acres of public open and passive park area. This area will include a tot lot, pickle ball court and passive park area, picnic areas, a dog park, and a plaza area. The bulk of the park space is located in the Northwest corner Davia Village-MARC, with a linear strip of green 351
67 open space running along the Northern property line to Bingham Drive. In addition to the public open space Davia Village-MARC will offer 3.96 acres of private common area. Included in the private common area, are active and passive play areas, open lawn, and pool area, for the residents to enjoy. These amenities, both private and public make Davia Village-MARC an attractive addition to the community.

Davia Village-MARC Landscape Design

The landscape design of Davia Village-MARC will combine hardscape design, park space, and open space to add an attractive park-like element for residents and the public to enjoy. Meandering pathways lead visitors and residents throughout Davia Village-MARC and the surrounding park and into relaxing spaces that promote a feeling of open enjoyment. Included in the landscape design will be features designed to inspire the residents into venturing outdoors and forming a sense of community. These features include complimentary hardscaping, designed to enhance park and open space and meld natural environment and to compliment the two separate building structures. The Davia Village-MARC landscape design will transform Armorlite Drive into an enjoyable and accessible community asset. Davia Village-MARC will provide one tree for every 5 parking spaces.
352
68 Figure 2-20. Landscape Plan

353
69 Figure 2-21. Hardscape Plan

354
70 Figure 2-22. Public Park & Dedication Exhibit

355
71 2.2.2 COMMUNITY DESIGN ELEMENTS

The strength of the open space and street landscape should have an overwhelming effect on the shape, form, and style of the identifying features for Davia Village-MARC. While there will be no public buildings, there is an opportunity to create a distinctive architectural vocabulary through the landscape.

A series of landscape architectural features shall be placed at key points in the community. These elements complement the landscape and include shade structures, recreational amenities, documentation, signage, walls and fences.

Park structures are proposed to be located at the Northwest area of the development. These community features will provide neighborhood focus and places for the as well as private residents to meet and gather.

Comprehensive Sign Program/MonumnetationMonumentation - Consistent with the existing character of the surrounding neighborhood, Davia Village-MARC will create a sign program to complement the design of the project. A Comprehensive Sign program shall be submitted to the City of San Marcos, by a qualified sign company, for review prior to approval.

Monument structures shall be placed in two entryway’s to Davia Village-MARC to build upon the projects identity. The main entrance to Davia along Armorlite Drive will feature a decorative concrete and steel entry monument. A smaller secondary monument will be placed at the Southern entryway along Bingham Drive. The secondary monument shall be constructed from decorative concrete and steel. Both monuments’ dimensions and details shall be featured in the Comprehensive Sign Program as an attachment to this Specific Plan.

Community Structures - The identity of the community is enhanced with a series of landmark that can be discovered in the park and open space areas of the Plan area. These structures will be typically found in parks and open space areas and can be shade structures, tot lots, pickle ball court and other recreational and passive amenities that will enhance the project feel.

2.2.3 FUEL MODIFICATION
All area surrounding the Specific Plan area is currently fully developed. There is no natural habitat existing within the immediate vicinity that could be considered fuel. All plants used in the landscaping of Davia Village-MARC will conform to the City of San Marcos code for fire resistant plant palettes. Figure

4.1 shows development that currently occupies the zone surrounding Davia Village-MARC that would be considered a fire buffer zone when undeveloped. 356
72 2.2.4 LANDSCAPE PALETTE
The plant material listed below is not intended to be a complete list, but rather offer a representation of the plants suitable for Davia Village-MARC. Plant material shall conform to the City’s code for fire resistant plants.

Table 2-6. Landscape Palette
Parkway Trees. 100% 24” box minimum
Lophostemon conferta. “Brisbane Box,” evergreen 25-35’ tall.

Parking Lot Trees. 100% - 24” box minimum
Geijera Parviflora. “Austrailian Willow,” evergreen, 25’ tall by 20’ wide.

Accent Trees/Palms. 100% - 24” box minimum
Archontophoenix cunninghamiana. “King Palm,” 50’ tall by 10’ wide.

Phoenix dactylifera. “Date Palm,” 80’ tall by 30’ wide.

Syagrus romanzoffiana. “Queen Palm,” 50’ tall by 20-25’ wide Speciman Canopy Trees. 100% - 60” & 72” box
Jacaranda mimosifolia. “Jacaranda,” deciduous, 35’ tall by 25’ wide.

Ornamental Grasses. 70% - 1 gal. minimum. 30% - 5 gal. minimum.

Carex Species. “Sedge”
Muhlenbergia Species. “Muhly”
Screen Shrubs. 100% - 5 gal. minimum
Calliandra haematocephala. “Pink Powder Puff”
Photinia fraseri ‘Red Robin.’ “Red-tipped Photinia
Rhaphiolepis indica varieties. “Indian Hawthorn”
Shrub Massing. 100% - 5 gal. minimum.

Agave Species. “Agave”
357
73 Juniperus chinensis ‘Sea Green.’ “Sea Green Juniper” Nandina domestica ‘Compacta.’ “Heavenly Bamboo”
Phormium Tenax ‘Yellow Wave.’ “New Zealand Flax”
Rhaphiolepis indica varieties. “Indian Hawthorn”
Groundcover. 100% - 5 gal. minimum.

Lantana camara. “Lantana”
Trachelospermum jasminoides. ”Star Jasmine”
Turf Grass
Dwarf Tall Fescue Sod
Parkway Trees. 100% 24” box minimum
Lophostemon conferta. “Brisbane Box,” evergreen 25-35’ tall.

Parking Lot Trees. 100% - 24” box minimum
Geijera Parviflora. “Austrailian Willow,” evergreen, 25’ tall by 20’ wide.

358
74 3.0 CIRCULATION PLAN

3.1. OVERVIEW OF CIRCULATION PLAN
The Davia Village-MARC Circulation Plan complements the Land Use Plan and creates a safe and interconnected system for vehicles, bicycles, and pedestrian uses. The Circulation Plan also provides the community with the convenient access to the regional arterial and highway network, and to the NCTD Sprinter and Breeze systems connect through a pedestrian bridge to the Palomar Community College transit station. The Circulation Plan connects to existing roadways in the vicinity, including Las Posas Road and Bingham Drive.

The Davia Village-MARC Specific Plan provides access from one driveway on Armorlite Drive and one driveway on Bingham Drive. Each driveway intersection will be controlled by stop signs at the minor street (driveway) approaches. The proposed driveway on Armorlite Drive is located approximately 450 feet west of Bingham Drive. The driveway along Bingham Drive is located approximately 500 feet south of Armorlite Drive.
359
75 360
76 3.2. PROPOSED ROADWAYS/ ROAD IMPROVEMENTS

The Davia Village-MARC Specific Plan does not propose any new roadways.

Please see Figure 3-1 for a map of the existing roadways within the Plan area and its vicinity.

Improvements to Armorlite Drive
The City is planning to improve Armorlite Drive from Las Posas Road to Bingham Drive to a Complete Street, which will include a raised landscaped center median, angled parking stalls along the south side of the street, new sidewalks on both sides of the street. Developers of Davia will contribute funds to help the City construction and improvements to the roadway to a multi-modal street.

The improvements will add enhanced walkways through the project, bike racks, street furnishings, pedestrian lighting, mid-block pedestrian crossings and a Class 1 bike path located on the north side of the street. The Specific Plan also includes the extension of bike facilities to Mission Sports Park by way of Class 2 or Class 3 facilities along Bingham Drive and Bailey Court. The Specific Plan calls for the construction of sidewalks and landscaping along the project frontage on both Armorlite Drive and Bingham Drive.

Improvements to Bingham Drive
The Specific Plan also implements parking improvements along Bingham Drive.

The Specific Plan area is located within the “San Marcos Armorlite Drive Complete Street Corridor” and MRFA 1, as designated by the City of San Marcos General Plan. The MRFA 1 builds on the existing industrial and commercial character of this area, while fostering a land use mix that better responds to the area’s proximity to Palomar Community College, North County Transit District [NCTD] Palomar College Bus Transit Center, and the Sprinter Rail Station at Palomar Community College. The San Marcos General Plan Update and Implementing Zoning Elements designates this Smart Growth area to include mixed uses including housing to help provide students a choice of close access to the campus and to provide a choice to residents in the area to utilize the substantial transit options available near the Specific Plan area or to circulate more efficiently and safely along new pedestrian walks and bike facilities. 361
77 362
78 Figure 3-3. Existing Site Conditions Map

363
79 3.2.1 TRAFFIC CALMING MEASURES

Local streets are environments that are shared by pedestrians, bicyclists, parked vehicles, and people socializing. In addition to traditional controls for moving traffic, the street system also needs features that “calm” traffic and help create a safe and enjoyable community environment.

Traffic control elements typically include items such as stop signs, posted speed limits, crosswalks, and directional signage. The Armorlite Drive Complete Street Corridor project will provide effective calming measures throughout the corridor through the use of wider sidewalks, enhanced crosswalk striping, mid-block pedestrian crossings and new curb ramps bulb-outs at intersections to improve pedestrian visibility, reduce pedestrian crossing distances, calm traffic, and improve pedestrian universal access and safety. The City of San Marcos through private fund contributions and a SANDAG grant awarded to The City of San Marcos will lead the installation of three mid-block crossings with associated technology including in pavement flashers, sign flashers, sensors that activate and deactivate the flashers, ladder style crosswalks, raised speed table, advance stop bar with “stop here when flashing” signage, median refuges and improved pedestrian lighting, will help calm traffic on Armorlite Drive.

Additionally the Complete Streets project will provide enhanced lighting, furnishings, paving and landscaping, and improved universal access and connectivity to the sidewalk. The Armorlite Drive Complete Street Project will install a cycle track along the northern side of Armorlite Drive from Las Posas Road to Bingham Drive. The cycle track will not only benefit cyclists, but will also provide a buffer between pedestrians and traffic. The use of offset buffers, painted Cycle Track lanes across driveways, the installation of warning signs will increase the safety of this type of bike facility

3.2.2 STREET LANDSCAPING
Landscaping is proposed along the streets to provide a pleasant driving experience and to also separate vehicular traffic from adjacent trails and pathways. The landscape plan is discussed in detail in Section 2.2 of this Specific Plan. Shade trees, wide sidewalks and a separated cycle track will provide a comfortable walking environment. Decorative un-grouted pavers will be used at and near pedestrian crossings and around tree wells at the sidewalk level noted in Figure 2-17. Enhanced driveway entrances materials will be selected by the City of San Marcos.

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80 3.3 TRAIL NETWORK
A goal of the Davia Village-MARC Specific Plan is to provide community accessibility to the system of trails and open space that the City of San Marcos provides, to improve health and increase the quality of life for all residents of the City. This goal will be met by combining the Armorlite Drive Complete Street with the proximity to transportation and the vast system of trails that characterize San Marcos.

The Rail Trail – Davia Village-MARC’s location near the rail trail makes this development an ideal location for residents who want to experience the convenience of San Marcos’s many urban trails. Residents can easily access the trail by the pedestrian bridge located at Palomar Station.

Mission Sports Park – The Davia Village-MARC Specific Plan will connect to the Mission Sports Park through a proposed class II or class III bike path shown as a portion of the “Complete Street” (Exhibit 1-9 on pg. 20). This opportunity will allow residents another outlet to San Marcos’s open spaces and recreation facilities.

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81 366
82 367
83 Figure 3-6. City of San Marcos Recreational Trails (Bicycle and Pedestrian) Map

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84 3.4 PUBLIC TRANSIT
The Davia Village-MARC Specific Plan’s goal is to provide a transit, pedestrian and bike friendly community. The North County Transit District (NCTD) provides public transit for North San Diego County, including the BREEZE bus system, COASTER commuter rail service, SPRINTER light rail service. The Armorlite Drive Complete Street project will support the use of public transit by improving access to the Palomar Community College Sprinter Station and regional bus lines located on the Palomar campus. Not only will the physical connections be made by the Palomar Station development project, these connections will be well designed, safe and activated through high quality design. Residents can access the Palomar Community College Transit Station through the pedestrian bridge at the Palomar Station project.

Figure 3-7. Existing Public Transportation

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85 4.0 PUBLIC SERVICES AND FACILITIES PLAN

4.1. OVERVIEW OF PUBLIC SERVICES AND FACILITIES PLAN
The Davia Village-MARC Public Services and Facilities Plan addresses the public facilities and services necessary to provide the Plan area with a full range of public services while minimizing the impact on existing service providers and resources. Options for the financing, phasing and maintenance of public services and facilities are addressed in Section 6.0. Figure 3-3 depicts the location of public facilities in the vicinity of the Plan area. The San Diego Association of Governments (SANDAG) publishes information on the average number of people per household in various areas of San Diego County. The City of San Marcos had an average of 3.08 persons per household. With up to 416 residential units proposed in the Plan area, this translates to a population increase of 1,282 residents or approximately 1.5% of the total existing population of San Marcos.

4.2. SCHOOLS
The Plan area is served by the San Marcos Unified School District (SMUSD) for K-12 education. SMUSD serves approximately 19,500 students across 11 elementary schools, 3 middle schools, 2 comprehensive high schools, 1 continuation high school, 1 independent study high school, and 1 charter school. . The following schools would service the Davia Village-MARC Specific Plan:
• Alvin Dunn Elementary, 3697 La Mirada, (Grades K-5)
• San Marcos Middle School, 650 W. Mission Road. (Grades 6-8) • San Marcos High School, 1615 W. San Marcos Blvd.(Grades 9-12) The current enrollment and planned capacity of each of these schools is presented below.

Table 4-1. School Coverage Table

School Enrollment Permanent Capacity
Alvin Dunn 613 1,100
San Marcos Middle School 1,353 1,450
San Marcos High School 2,355 2,775(1)
(1) Capacity upon completion of reconstruction project, to be finished in 2014

Based upon correspondence from SMUSD, a student generation rate of 0.3433 students/unit is appropriate for the type of residential development proposed by 370
86 the project. Applying this generation rate to 416 multi-family residential units, development of the Specific Plan area will generate approximately 143 students (K-12).

There is current capacity for these students in the schools that would serve the Specific Plan Area. Additionally, school mitigation fees will be paid by future developer(s) pursuant to California Education Code Section 17620 and Government Code Section 65995 to assist in funding the SMUSD’s long-rage plans. Please see the Davia Village-MARC Mitigated Negative Declaration for more detailed information regarding current enrollment and planned capacity for each of the referenced schools.

4.3. COMMUNITY FACILITIES

4.3.1. PARKS AND RECREATION SPACE
The Davia Village-MARC Specific Plan incorporates parks and recreation space as an overall land use concept. A public Park is proposed on the Northerly and Westerly corner of the Plan area. The public park encompasses 1.157 acres and offers a variety of active recreational facilities as well as passive park space.

These amenities include a dog park, picnic area, tot lot, pickle ball court, plaza area for retail shops and passive green spaces. Additionally, private amenity space consisting of swimming pool, lounge area, BBQ area, and tot lot are proposed for each of the building quads.

Existing park and recreation facilities in the vicinity of the Plan area include the Mission Sports Complex, located at 931 Bailey Court. Additionally, the Plan area is located near the Palomar Community College Fitness Center, a joint venture between the City of San Marcos, Palomar-Pomerado Health System and Palomar Community College.

4.3.2. LIBRARY SERVICES
The Plan area is served by the San Diego County Library system. The closest facility is the San Marcos branch, located at 2 Civic Center Drive, approximately two miles east of the Plan area. Additional library resources are available to the community through two colleges located in San Marcos. A community member may purchase an annual Community Borrower card for $30.00 to obtain borrowing privileges at the California State University San Marcos campus library.

Palomar Community College offers free access to materials by using a valid picture ID and proof of current mailing address.

4.4. FIRE PROTECTION
371
87 The Davia Village-MARC Specific Plan is within the San Marcos City Fire Department. The Plan area is closest to Station 1 and Station 2. Fire Station 1 is located at 180 West Mission and is staffed with one paramedic Engine Company (3 personnel), one paramedic truck company (3 personnel) and one paramedic ambulance (2 personnel). Fire Station 2 is located at 1250 South Rancho Santa Fe Road and is staffed with one paramedic Engine Company (3 personnel) and one paramedic ambulance (2 personnel). Average response times to the Specific Plan area from either Station 1 or 2 are approximately four minutes. The Specific Plan Area currently is developed and was the previous site for the Armorlite manufacturing plant. The development and surrounding developed lands preclude the necessity of a fire buffer. Figure 4-1 shows the City of San Marcos standard 150 foot fire buffer, and provides proof the site has adequate fire protection by including existing development, therefore there is no wild land fire danger.

A comprehensive approach to fire safety is proposed for the Plan area. The following design features will be incorporated within the development, per fire department requirements:

• Roadways serving the Specific Plan will have a minimum improved paved width of 24 feet with an additional 8 feet to each side for parking.

Any other roadway features such as gates will meet the design criteria of the San Marcos Fire Department.
• Any automatic gates are required to have a Knox rapid entry system and emergency vehicle strobe detector.
• Fire hydrants with an adequate water supply must be installed at locations approved by the San Marcos Fire Department. Hydrant spacing will be 300 feet apart for multi -family areas. For single -family areas, hydrants will be spaced 600 feet apart.
• Residential structures will have incorporate fire sprinklers per California Building Code 2010 edition and City ordinance.

Figure 4-1. Fire Buffer exhibit
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88 4.5. POLICE PROTECTION

Police protection services for the Davia Specific Plan area will be provided through the San Diego County Sheriff’s Department, under contract with the City of San Marcos. Specifically, the existing San Marcos Sheriff’s Station located at 182 Santar Place, approximately 1.5 miles northwest of the Plan area, will serve the project.

Services are available 24 hours a day, seven days a week and include general patrol, traffic enforcement, criminal investigation, crime prevention, juvenile services, communication and dispatch and various management support services. Law enforcement services include Community Oriented Police and Problem Solving (COPPS) Teams, traffic enforcement, criminal investigation, canine handlers, juvenile diversion, narcotics and gang investigations and crime prevention.
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89 4.6. SOLID WASTE DISPOSAL

Waste collection and recycling services in the vicinity of the Plan area are currently provided under contract by EDCO Waste & Recycling Services. Waste collected by EDCO is hauled to the Escondido Resources Recovery Transfer Station, which accepts mixed municipal waste, green materials and construction/demolition materials. After the transfer station, waste is then transported to the Sycamore Sanitary Landfill in Santee.

Prior to the issuance of building permits, each development project within the Plan area will be required to provide adequate areas for collecting and loading of recyclable materials, as well as solid waste storage. Community drop off locations are available for proper disposal of universal waste and household hazardous waste.

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90 5.0 UTILITIES PLAN

5.1. OVERVIEW OF UTILITIES PLAN
This section of the Davia Village-MARC Specific Plan addresses the utility systems required to serve the Plan area. Each component of the utility system is designed to ensure adequate infrastructure capacity to serve demand from all land uses at buildout of the Davia Village-MARC Specific Plan. All utilities are to be located within utility closets next to parking areas, within the buildings, or out of public view. The following Plan area utilities are discussed in detail below:
water, wastewater, stormwater drainage and detention, electricity and natural gas. Table 5-1 identifies the utility providers for the Plan area.

Table 5-1 Utility Providers
Utility Provider
Water Vallecitos Water District
Sewer Vallecitos Water District
Storm Drainage Project Owner
Natural Gas San Diego Gas & Electric
Electricity San Diego Gas & Electric

5.2. WATER SUPPLY
Water service for fire protection and residential use will be provided by Vallecitos Water District. The property is currently served by public water lines located within Amorlite Drive and Bingham Drive. According to the Vallecitos Water District (VWD, Davia Village-MARC water and sewer study, Davia Village- MARC will increase the density of the use, therefore triggering mitigation measures. The developer will be responsible for the increase in density, therefore requiring mitigation to satisfy VWD’s need for increased storage capacity.

5.3. WASTEWATER
Sewer service for the Specific Plan development will be provided by Vallecitos Water District. The property is currently served by public sewer lines located within Amorlite Drive and Bingham Drive. According to the Vallecitos Water District, Davia Village-MARC Water and Sewer Study Davia Village-MARC construction will create areas that will require mitigation to satisfy VWD. The 375
91 increased densification will create wastewater flows requiring the upsizing approximately 1,195 feet of 8-inch wastewater collection pipe in Armorlite Drive and Bingham Drive to 10-inch diameter pipe and 652 feet of 8-inch wastewater collection pipe in Bingham Drive to 12-inch diameter pipe. The development of Davia Village-MARC will create an increase of 52,668 gpd in the parallel land outfall’s capacity. Davia Village-MARC will be financially responsible to pay their fair share for its portion of the parallel land outfall capacity that it utilizes.

Additionally Davia Village-MARC will be responsible for their impacts of an additional 52,668 gpd in solids handling, liquid handling and ocean disposal capacity at the Encina Water Pollution Control Facility.

5.4. STORMWATER MANAGEMENT
The Specific Plan area is currently developed with industrial buildings with asphalt parking areas and a paved storage or outdoor work area. Stormwater runoff drains to the street by private storm drain or overland to a public storm drain system located in both public streets. Stormwater runoff drains south under Bingham Drive into a soft bottom channel east of Bingham Drive and just north of Furniture Road. Runoff drains south then southwest under I-78 to San Marcos Creek and into Lake San Marcos. Lake San Marcos drains south and west to Batiquitos Lagoon.

Development of the Specific Plan with mixed use development and recreational areas will yield less impervious area then the existing land use and is therefore exempt from hydro-modification, in accordance with HMP Applicability Determination of the County of San Diego SUSMP.

Because of proposed land use and impairments in receiving waters, storm water treatment is proposed to treat approximately 100% of the developed area to the Maximum Extent Practical (MEP). The project also proposes to widen Armorlite Drive and Bingham Drive to accommodate additional parking. BMPS will treat the additional impervious public portion of this project. For preliminary design purposes, sand filters and bio-retention basins are sized to treat 4% of the proposed impervious area, in accordance with Table 4-6 of the county SUSMP.

The preliminary hydrology study for Davia Village-MARC, dated March 15, 2012, indicates a proposed impervious area comprising 71.3% of the site or 36,615 square feet. The amount of filter area proposed is 14,645 square feet. A comprehensive design will be completed with construction documents.

Water Quality Improvement Plans (WQIP) have been prepared as part of the Preliminary Grading Plan set Figure 5-1. The plans show size and location proposed drainage and water quality facilities.
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92 377
93 5.5 DRY UTILITIES

Existing electric, gas, telephone, and cable TV are available for use by the Specific Plan development within Armorlite Drive or Bingham Drive. All existing utilities are currently underground. Telephone services will be provided Pacific Bell. Cable TV will be provided by Cox Cable.

Final plans showing service points, transformers, and any relocation will be prepared with construction documents. Service letters will be obtained from service providers prior to project approval.

5.5.1. ELECTRICITY

San Diego Gas and Electric, SDG&E, will provide electric service. Easements, in favor of SDG&E, will be provided onsite to allow for the installation and maintenance for all electric facilities.

5.5.2. GAS

San Diego Gas and Electric, SDG&E, will provide gas service. Easements, in favor of SDG&E, will be provided onsite to allow for the installation and maintenance for all gas facilities.

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94 6.0 PUBLIC FACILITY AND FINANCING PLAN

6.1. OVERVIEW

This section of the Davia Village-MARC Specific Plan provides the general framework for the financing and phasing of public improvements in the Plan area including: the proposed mechanisms for financing the cost of construction together with the operation and maintenance of those facilities; and the phasing of construction.

6.2. FINANCING OF PUBLIC IMPROVEMENTS

Public improvements shall be financed using a variety of methods including Community Facility District Fee’s (CFD’s), CALTRANS grants, and SANDAG grants within the Davia Village-MARC Specific Plan area as well as the Armorlite Drive Complete Street Plan Area. The developer will finance, at their own expense, the construction of the private project and public infrastructure to develop the site.

Davia Village-MARC will contribute to the future CFD, in combination with a CALTRANS grant to pay for their portion of the construction of the pedestrian bridge.

A SANDAG grant will contribute to the construction of public improvements to the Armorlite Drive. The SANDAG grant, in conjunction with private funds from Davia Village-MARC and contributed to the City of San Marcos, will be used by the City of San Marcos to complete the construction of the Armorlite Drive Complete Street Plan.

6.3. PHASING

Davia Village-MARC will be constructed as a single-phase development. The public park space and buildings shall be constructed concurrently therefore meeting the definition of single phase construction.

6.4. OPERATION AND MAINTENANCE OF PUBLIC IMPROVEMENTS AND PRIVATE FACILITIES

Davia Village-MARC development owners will pay for all impacts and infrastructure necessary for the project to be developed, including the maintenance of private interior driveways, Public Parks, landscaping and common areas within the project area. Davia Village-MARC’s public maintenance responsibilities include annual payment of the future Community Facility District (CFD) for the construction and maintenance of the pedestrian bridge, and Public Park. Annual contributions to CFD’s 98-01-1A1, CFD 98-02, 379
95 CFD-2011-01, CFD 2001-01 will help fund city maintenance and public services to the project area and other City facilities.

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96 7.0 IMPLEMENTATION

7.1. OVERVIEW

This section of the Davia Village-MARC Specific Plan describes the mechanisms for implementing the Plan and is to be consulted whenever there is a question concerning the Plan implementation in relation to the subsequent projects that may be developed within the Plan area boundaries. As the City of San Marcos is the public agency responsible for the administration of the Davia Village- MARC Specific Plan, the tools and procedures described in this section are to be implemented consistent with all City rules, regulations and policies.

7.2. PROJECT REVIEW PROCEDURES AND FUTURE ENTITLEMENTS

All development proposals within Davia Village-MARC shall be subject to the development and design review process outlined herein. The intent of the development and design review process is to ensure that development proposals within Davia Village-MARC are consistent with the provisions of the Davia Village-MARC Specific Plan and to ensure compatibility with adjacent land uses. The development and design review process may include but is not limited to the review of subdivision maps, plot/site plans, architectural building plans, landscape plans, and materials boards.

Permitted by right - Prior to the issuance of grading and/or building permits, land uses designated of this specific plan shall require the approval of a Site Development Plan by the City of San Marcos. The applicant shall pay any and all applicable City development fees adopted at the time of submittal of a development plan. The development plan shall require an administrative-level review by the Director of Development Services Director of Development Services or his/her designee. The Director of Development Services shall have the authority to approve, amend or deny development plans within the intent of the Davia Village-MARC Specific Plan. The Director of Development Services shall have the authority to refer development plans to the Planning Commission in lieu of making a decision. In the event that the applicant is not satisfied with the action of the Director of Development Services, upon posting the City’s fee for appeals adopted at the time of the appeal, appeal in writing to the Planning Commission. The Planning Commission, upon receiving said appeal shall affirm, reverse or modify the decision of the Director of Development Services. The Planning Commission decision may be appealed to the City Council following the same procedure for appeal to the Planning Commission. The decision of the City Council in the case of any such appeal shall be final. (City of San Marcos Ordinance No. 80-525, Sec 1, 81-2-80)

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97 Use Permit - Prior to the issuance of grading and/or building permits, land uses designated as requiring a use permit shall be processed in accordance with the use permit procedures outlined in Chapter 20.520 of the San Marcos Zoning Ordinance. Development proposals approved through the Use Permit process shall meet the intent and be consistent with the provisions of the Davia Village- MARC Specific Plan. In the event that the applicant is not satisfied with the action of the Planning Commission, upon posting the City’s fee for appeals adopted at the time of the appeal, appeal in writing to the City Council. The City Council, upon receiving said appeal shall affirm, reverse or modify the decision of the Planning Commission. The decision of the City Council in the case of any such appeal shall be final. (City of San Marcos Ordinance No. 80- 525, Sec 1, 81-2-80).

7.3. PROJECT PROCESSING

Individual development projects within the Plan area are subject to review and may require subsequent permits from the City of San Marcos. Application, fee and processing requirements shall be in accordance with the City’s regulations, unless modified by this Plan. The City of San Marcos Planning & Development Services Division will conduct an initial review of a subsequent application for completeness and consistency with the adopted Plan. Applicants will be advised by City staff of any application deficiencies that must be rectified in order for the application to be deemed complete.

Project applications will be reviewed for consistency with all pertinent development standards, design standards, mitigation measures identified during the environmental review process, and other applicable conditions of approval adopted as part of the Plan. Application will be reviewed by the Planning & Development Services Department using established procedures. All subsequent development projects, public improvements and other activities shall be consistent with this Plan. In acting to approve a subsequent project or permit, the City may impose conditions as are reasonably necessary to ensure the project is in compliance with the Plan and all application plans/regulations.

If the applicant or City staff believes that an amendment to the Plan is warranted, an amendment to the Davia Village-MARC Specific Plan may be prepared. Amendment procedures are detailed in Section 7.4, below.

The project processing requirements described within this Plan apply to all development proposed within the Plan area. The following items will need to be processed with the City of San Marcos to complete the development of the Davia Village-MARC Specific Plan area. This description addresses only entitlements that the City of San Marcos has authority to grant, such as:

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98 • Tentative Maps
• Final Maps
• Grading Permits
• Building Permits
• Multi-family Site Development Plans
• General Plan Amendments
• Rezones
• Specific Plans
Permits from other governmental agencies may be required prior to project implementation and the City assumes no responsibility for identifying or pursuing these permits on behalf of any applicant. As appropriate, State, federal and other local agency approvals are required prior to any development activity within the Plan area.

7.4. MODIFICATIONS AND SPECIFIC PLAN AMENDMENTS

Approval of this specific plan indicates acceptance by the City of San Marcos of a framework for community development within Davia Village-MARC. Part of that framework establishes specific development standards that constitute the zoning regulations for the Davia Village-MARC Specific Plan. It is anticipated that certain modifications to the specific plan text, exhibits, and or project may be necessary during the development of the project. Any modifications to this specific plan shall occur in accordance with the amendment process described herein. These amendments, should they occur, are divided into two categories.

The first category, “Minor Modifications,” is defined in further detail below. All other proposed changes are considered specific plan amendments and are required to be reviewed for approval by the Planning Commission and the City Council. In all cases, amendments must be found to be in substantial conformance with the objectives and development standards of the Davia Village-MARC Specific Plan. Amendments may be requested at any time pursuant to Section 65453(a) of the California Government Code. If the amendment is deemed major by the Director of Development Services, it will be processed in the same manner as the original specific plan. Proposed amendments deemed to be minor modifications by the Director of Development Services, as defined herein, will be processed administratively in accordance with the City’s administrative review process. Depending upon the nature of a proposed specific plan amendment, a supplemental environmental analysis may be required, pursuant to Section 15162 of the California Environmental Quality Act (CEQA).

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99 Minor Modifications

Upon determination by the Director of Development Services, certain modifications to the specific plan text, graphics, and/or project design may not require specific plan amendments (e.g., review and approval through a public hearing). The following minor modifications to the specific plan do not require a specific plan amendment, and subject to review and approval by the Director of Development Services, are considered to be in substantial conformance with the intent of the provisions of this specific plan. The Director of Development Services, however, shall have the discretion to refer any such request for modification to the Planning Commission.

• Expansions or reductions of the net acreage covered by any given planning area by 15 percent or less.

• Any decrease in project density.

• Any modifications or realignment of any street serving the project, if also reviewed and approved by the City Engineer.

• Any modifications or realignment of any lot lines, easement locations, or any grading adjustments, if also reviewed and approved by the City Engineer.

• Any collector or public road alignment revisions, when reviewed and approved by the City Engineer.

• Any changes made to any utility facilities or the location of any utility facilities such as water, sewer, storm drainage improvements, gas, electricity, cable television or any other utilities required to serve the project when requested or directed by the applicable serving agency.

• Any changes made by any utility provider or public agency providing any utility services to the project.

• Any modifications or changes to any design criteria such as paving treatments, architectural details, landscape treatments, sidewalks, fencing, lighting, entry treatments, or any other changes in any design criteria prescribed in the specific plan, determined to be in substantial conformance with the Davia Village-MARC Specific Plan by the Director of Development Services.

• Modifications to any landscape, wall material, wall designs, wall 384
100

alignment, or streetscape designs, as determined by the Director of Development Services.

• Any changes to recreational facilities or ancillary recreational amenities so long as the Director of Development Services determines they are consistent with the intent of the specific plan.

• Modifications to any of the architectural design guidelines such as variations of material within the particular architectural style and any variations in colors, as determined by the Director of Development Services.

• Any revisions to the specific plan graphics that would be consistent with the overall intent of the specific plan, as determined by the Director of Development Services.

• Any modifications to architecture, plotting, or unit size determined consistent with the overall intent of the specific plan by the Director of Development Services.

• Any other modifications, name changes to the Specific Plan, or requested changes to any part of the specific plan or any design details of the specific plan that are deemed minor by the Director of Development Services.

SPECIFIC PLAN AMENDMENTS

All specific plan modifications that do not meet the criteria of a minor modification as defined above or as determined by the Director of Development Services, shall be deemed major and require approval of a specific plan amendment by the Planning Commission and City Council of the City of San Marcos. In the event that the proposed specific plan amendment requires supplemental environmental analysis pursuant to Section 15162 of CEQA.

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MINUTES
Regular Meeting of the Planning Commission

MONDAY, FEBRUARY 02, 2026
City Council Chambers
1 Civic Center Drive, San Marcos, CA 92069

CALL TO ORDER
At 6:30 p.m. Planning Commission Chair Guerrero called the meeting to order.

PLEDGE OF ALLEGIANCE
Commissioner Cavanaugh led the Pledge of Allegiance to the Flag.

ROLL CALL
The Secretary called the roll:

PRESENT: COMMISSIONERS: BARNETT, CAVANAUGH, SAULSBERRY, GUERRERO, CARROLL, KILDOO, NORRIS

ALTERNATE COMMISSIONERS IN AUDIENCE: MARCINKO, SMITH

ABSENT COMMISSIONERS: NONE

Also present were: Planning Division Director Joe Farace; Deputy City Attorney Punam Prahalad ; Senior Management Analyst Song LeBaron ; Principal Planner/Sustainability Program Manager Sean del Solar; Associate Planner Corina Flores; Principal Civil Engineer Kyrenne Chua; and Project Coordinator Diana Rodriguez.

ORAL AND WRITTEN COMMUNICATIONS
None

SEATING NEW COMMISSIONERS
Planning Director Joe Farace reported that City Council reappointed Commissioners Guerrero, Norris, Saulsbury, and Barnett, along with Commissioner Marcinko as an alternate, and appointed Lindsey Smith as a new alternate. The reappointed and newly appointed commissioners were welcomed.

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Regular Planning Commission
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2 ELECTION OF CHAIRPERSON

Action:

COMMISSIONER CARROLL MADE A MOTION TO NOMINATE COMMISSIONER SAULSBERRY; SECONDED BY COMMISSIONER KILDOO. MOTION CARRIED BY THE FOLLOWING VOTE:

AYES: COMMISSIONERS: BARNETT, CAVANAUGH, GUERRERO, KILDOO, CARROLL, NORRIS
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: SAULSBERRY

ELECTION OF VICE CHAIRPERSON

Action:

COMMISSIONER GUERERRO MADE A MOTION TO NOMINATE COMMISSIONER KILDOO; SECONDED BY COMMISSIONER CARROL. MOTION CARRIED BY THE FOLLOWING VOTE:

AYES: COMMISSIONERS: BARNETT, CAVANAUGH, SAULSBERRY, GUERRERO, KILDOO, CARROLL, NORRIS
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

CONSENT CALENDAR

1. APPROVAL OF MINUTES, 10/20/2025

Action:

COMMISSIONER CARROLL MOVED TO APPROVE CONSENT CALENDAR ITEM #1 AS PRESENTED; SECONDED BY COMMISSIONER KILDOO. MOTION CARRIED BY THE FOLLOWING VOTE.

AYES: COMMISSIONERS: BARNETT, CAVANAUGH, SAULSBERRY, GUERRERO, CARROLL, KILDOO, NORRIS
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

2. Project No: VAC25-0001 Summary Vacation
Applicant: City of San Marcos
Request: A summary vacation and abandonment of public right -of-way for a portion of Cox Road 387
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3 within the boundary of Tentative Subdivision Map TSM21-0004 for Summer Ranch Estates Project.

Recommendation: Staff recommends approval to City Council

Action:

COMMISSIONER BARNETT MOTIONED TO RECOMMEND APPROVAL TO CITY COUNCIL PC25-5187 FOR VAC25-0001 AND SECONDED BY COMMISSIONER CAVANAUGH. MOTION CARRIED BY THE FOLLOWING VOTE.

AYES: COMMISSIONERS: BARNETT, CAVANAUGH, SAULSBERRY, GUERRERO, KILDOO, CARROLL, NORRIS
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

PUBLIC HEARING

3. Project No: SP24-0002 and CUP24-0001
Applicant: MG Properties
Request: A Specific Plan Amendment and Conditional Use Permit to allow the temporary conversion of 15,000 square feet of ground floor commercial area into up to 10 residential apartments in an existing mixed-use building in the Davia Village-Marc Specific Plan Area.

Recommendation: Staff recommends approval to City Council

Associate Planner Corina Flores: gave staff presentation.

Jason Greminger with CCI, applicant representative gave the applicant presentation.

OPEN PUBLIC COMMENTS: None

Planning Commissioner discussions: The Commissioners discussed the project’s implications from both site specific and broader policy perspectives. Questions were raised regarding ADA accessibility, parking configuration, pedestrian circulation, and how the conversion from retail to resident ial would work operationally within the existing development. Several Commissioners focused on the realities of the market, acknowledging the challenges in leasing commercial space and considering whether the original mixed-use component was economically viable. Concerns were also expressed about setting a precedent for other mixed-use properties and the long-term impact on the City’s mixed-use goals. Overall, the discussion reflected balancing and maintaining policy consistency, community needs, and recognizing the current economic conditions affecting retail viability.

Applicant representative response: The applicant representative explained that the request to convert the ground floor commercial space to residential use was driven by sustained market challenges, including unsuccessful leasing efforts despite incentives such as free rent and reduced rates that were marketed. He stated that the site lacks sufficient foot traffic and visibility to support viable retail activity and noted there 388
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4 are similar struggles at nearby developments. In response to Commissioner questions, he clarified that ADA- accessible units and parking are provided within the larger development, that parking would be reallocated appropriately for residential use, and that no additional EV spaces would be required. He emphasized that the Conditional Use Permit would be limited to a 10 -year term, allowing the City to reevaluate the market conditions at renewal, and stated that lease terms would align with the CUP term. He also indicated that, should the space revert to retail in the future, the property owner would attempt to relocate the affected tenants within the development.

Action:

COMMISSIONER BARNETT MOTIONED TO APPROVE RESOLUTION PC25 -5183 FOR SP24 -0002, RESOLUTION PC25-5186 FOR CUP24-0001, AND ADOPT ND13-003, AND SECONDED BY COMMISSIONER KILDOO. MOTION CARRIED BY THE FOLLOWING VOTE.

AYES: COMMISSIONERS: BARNETT, CAVANAUGH, SAULSBERRY, GUERRERO, KILDOO, NORRIS
NOES: COMMISSIONERS: CARROLL
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE

CLOSED PUBLIC COMMENTS

DISCUSSION ITEM: CREEK PLAN: FINANCIAL FEASIBILITY ANALYSIS Sean del Solar, Sustainability Program Manager, presented a summary of the financial feasibility analysis prepared for the Creek District Specific Plan update. The analysis evaluated various residential and mixed- use prototypes to determine economic viability under current the market conditions, using residual land value to measure feasibility. The f indings indicated that lower density for sale housing projects were the most financially feasible, while higher density rental projects requiring structured parking were less viable without additional policy flexibility or incentives. Commercial and mixed-use components were found to be moderately feasible but subject to market absorption risks. The study also showed that the 15% inclusionary housing requirement significantly reduced residual land values, with for sale projects better able to absorb the impacts than rental developments. Subcommittee member, Vice Chair Kildoo, provided comments. Which discussed the importance of balancing economic realities with the goals of the community, including the desire for commercial and entertainment amenities, and emphasized the importance of creating a plan that is both attractive to developers and beneficial to the community.

PLANNING DIVISION DIRECTOR COMMENTS: Planning Director Joe Farace reported at the December 9th City Council meeting, the City Council approved the University District Specific Plan changes that were previously reviewed by the Planning Commission, including the CubeSmart relocation and hotel property addition, and announced the retirement of the Planning Commission Secretary Gina Jackson, noting interim staffing support for the Planning Commission.

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5 PLANNING COMMISSIONERS COMMENTS: Commissioner inquired about the status of the proposed Scripps Hospital project, asking whether it is moving forward and requesting clarification on what is currently being proposed. Commissioners welcomed the new alternate commissioners.

ADJOURNMENT

At 7:34 p.m. Chair Saulsberry adjourned the meeting.

______________________________________________

LIONEL SAULSBERRY , CHAIRPERSON

CITY OF SAN MARCOS PLANNING COMMISSION

ATTEST:

_____________________________________________________
SONG LEBARON, SR. MANAGEMENT ANALYST

CITY OF SAN MARCOS PLANNING COMMISSION
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City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2818
MEETING DATE:

MARCH 2026
SUBJECT:

SAN DIEGO ASSOCIATION OF GOVERNMENTS REPORT (MAYOR JONES) Recommendation
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City of San Marcos
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File #:26-2819
MEETING DATE:

MARCH 2026
SUBJECT:

LEAGUE OF CALIFORNIA CITIES REPORT (COUNCILMEMBER MUSGROVE) Recommendation
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City of San Marcos
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1 Civic Center Drive
San Marcos, CA 92069
File #:26-2820
MEETING DATE:

MARCH 2026
SUBJECT:

NORTH COUNTY TRANSIT DISTRICT REPORT (DEPUTY MAYOR SANNELLA) Recommendation
Note and File.

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City of San Marcos
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File #:26-2821
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MARCH 2026
SUBJECT:

NORTH COUNTY DISPATCH JOINT POWERS AUTHORITY REPORT (COUNCILMEMBER LEBLANG) Recommendation
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City of San Marcos
Staff Report
1 Civic Center Drive
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File #:26-2822
MEETING DATE:

MARCH 2026
SUBJECT:

CLEAN ENERGY ALLIANCE REPORT (COUNCILMEMBER NUÑEZ)
Recommendation
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City of San Marcos
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File #:26-2823
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MARCH 2026
SUBJECT:

CITY COUNCIL BUSINESS VISITS
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