C. Assessment of the estimated cost;
D. Diagram of the District.
is hereby approved on a preliminary basis, and is ordered to be filed in the City Clerk Department as a permanent record and to remain open to public inspection.
SECTION 3. That the City Clerk shall certify to the passage and adoption of this Resolution, and the minutes of this meeting shall so reflect the presentation of the Engineer's Report.
PASSED, APPROVED and ADOPTED, by the City Council of the City of San Marcos this 23rd day of June 2026, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
APPROVED:
Rebecca D. Jones, Mayor
City of San Marcos
ATTEST:
Phillip Scollick, City Clerk
City of San Marcos
298
RESOLUTION NO. 2026-XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN MARCOS
DECLARING ITS INTENTION TO PROVIDE FOR AN ANNUAL LEVY AND
COLLECTION OF ASSESSMENTS FOR STREET MAINTENANCE IN THE
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT, AND
SETTING A TIME AND PLACE FOR A PUBLIC HEARING THEREON
WHEREAS, the CITY COUNCIL of the CITY OF SAN MARCOS, CALIFORNIA, on October 12, 1999 by Resolution No. 99-5300, previously formed a street maintenance district pursuant to the terms and provisions of the "Landscaping and Lightin g Act of 1972," being Division 15, Part 2 of the Streets and Highways Code of the State of California, as amended by the City per Ordinance 99-1071, in what is known and designated as VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT (hereinafter referred to as the "District"); and WHEREAS, the annual assessments have been based on a method of spread approved yearly within the Engineer's Report; and
WHEREAS, at this time, the City Council is desirous of taking the necessary proceedings to provide for the annual levy of assessments for the next ensuing fiscal year, to provide for the costs and expenses necessary for continual maintenance, and traffic signals and energy costs within said District; and
WHEREAS, at this time there has been presented and appr oved by this City Council, the Preliminary Engineer's Report as required by law, and this City Council is desirous of proceeding with the proceedings for said annual levy.
NOW, THEREFORE, IT IS HEREBY RESOLVED AS FOLLOWS:
SECTION 1. That the above recitals are true and correct.
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Resolution No. 2026-XXXX
PUBLIC INTEREST
SECTION 2. That the public interest and convenience requires, and it is the intention of the City Council, to undertake proceedings for the annual levy and collection of special assessments for the Vallecitos Town Center continual street, and traffic signal maintenance, all to serve and benefit said District as said area is shown and delineated on an Assessment Diagram map as previously approved by this City Council and on file in the City Clerk Department, open to public inspection, and herein so referenced and made a part hereof, and proposed changes thereto are as set forth in the Preliminary Engineer's Report, incorporated herein as a part hereof.
REPORT
SECTION 3. That the Preliminary Engineer's Report re garding the annual levy for said District, which Report is for mai ntenance for the Fiscal Year 2026-27 is hereby approved and is directed to be filed in the City Clerk Department.
ASSESSMENT
SECTION 4. That the public interest and convenience requires, and it is the intention of this City Council to order the annual assessment levy for the District as set forth and described in said Engineer's Report, and further it is determined to be in the best public interest and convenience to levy and collect annual assessments to pay the costs and expenses of said maintenance and improvement as estimated in said Report. The Vallecitos Town Center Street Maintenance District is estimated to produce reve nues sufficient to cover all expected and eligible expenses with no funding from the General Fund (100) for the Fiscal Year of 2026-27. The renewal of district assessments will allow for the continued levy on annexed properties within the District.
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Resolution No. 2026-XXXX
DESCRIPTION OF MAINTENANCE
SECTION 5. The assessments levied and collected shall be for the maintenance of certain street and traffic signal areas, including but not limited to, pavement, curb and gutter, sidewalk, traffic signals and appurtenant facilit ies for residential, commercial and industrial development within the boundary. Reference is made to the Preliminary Engineer's Report, incorporated by reference, which contains a full and detailed description of the improvements, boundaries of the assessment district and any zones therein, and the proposed assessments upon assessable lots and parcels of land within the District.
FUTURE ASSESSMENTS
SECTION 6. That the public interest and convenience requires, and it is the intention of this City Council to consider and adopt an assessment formula for future assessments. Said future assessments shall not exceed the assessment formula so adopted.
COUNTY AUDITOR
SECTION 7. The County Auditor shall enter on the County Assessment Roll the amount of the assessments, and shall collect said assessments at the time and in the same manner as County taxes are collected. After collection by the County, the net amount of the assessments, after the deduction of any compensation due to the County for collection, shal l be paid to the treasurer for purposes of paying the costs and expenses of said District.
SPECIAL FUND
SECTION 8. That all monies collected shall be deposited in a SPECIAL FUND designated by the name of this District. Payment shall be made out of said Fund only for the purpose provided for in the Resolution. In order to expedite the making of this maintenance and improvement, the City Council may transfer into said Special Fund, from any available source, such funds as it may 301
Resolution No. 2026-XXXX
deem necessary to expedite the proceedings. Any funds so transferred shall be repaid out of the proceeds of the assessments provided for in this Resolution.
BOUNDARIES OF DISTRICT
SECTION 9. Said contemplated maintenance work is, in the opinion of this City Council, of direct be nefit to the properties within the boundaries of the District, and this City Council makes the costs and expenses of said maintenance chargeable upon a district, which district said City Council hereby declares to be the district benefited by said improvement and maintenance, and to be further assessed to pay the costs and expenses thereof. Said District shall include each and every parcel of land within the boundaries of said District, as said District is shown on an Assessment Diagram as approved by this City Council and on file in the City Clerk Department, and so designated by the name of the District.
PUBLIC PROPERTY
SECTION 10. Any lots or parcels of land known as public property, as the same are defined in Section 22663 of Division 15, Part 2 of the Streets and Highways Code of the State of California, which are included within the boundaries of the District, shall be omitted and exempt from any assessment to be made under these proceedings to cover any of the costs and expenses of said improvement and maintenance work.
PUBLIC HEARING
SECTION 11. NOTICE IS HEREBY GIVEN THAT TUESDAY, THE 28TH DAY OF JULY, 2026, AT THE HOUR OF 6:00 O'CLOCK P.M., IN THE REGULAR MEETING OF THE CITY COUNCIL, BEING THE
COUNCIL CHAMBERS, IS THE TIME AND PLACE FIXED BY THI S CITY COUNCIL FOR THE HEARING
OF PROTESTS OR OBJECTIONS IN REFERENCE TO THE ANNUAL LEVY OF ASSESSMENTS, TO THE EXTENT OF THE MAINTENANCE, AND ANY OTHER MATTERS CONTAINED IN THIS RESOLUTION. 302
Resolution No. 2026-XXXX
ANY PERSONS WHO WISH TO OBJECT TO THE PROCEEDINGS FOR THE ANNUAL LEVY SHOULD FILE
A WRITTEN PROTEST WITH THE CITY CLERK PRIOR TO THE TIME SET AND SCHEDULED FOR SAID PUBLIC HEARING.
NOTICE
SECTION 12. That the City Clerk is hereby authorized and directed to publish a copy of this Resolution in The Coast News , a newspa per of general circulation within said City, said publication to be not less than ten (10) days before the date set for the Public Hearing described above.
EFFECTIVE DATE
SECTION 13. That this Resolution shall take effect immediately upon its adoption.
PROCEEDING INQUIRIES
SECTION 14. For any and all information relating to the proceedings, protest procedure, any documentation and/or information of a procedural or technical nature, your attention is directed to the person designated below:
PROCEDURAL INQUIRIES: TECHNICAL INQUIRIES:
Phillip Scollick, City Clerk Isaac Etchamendy, City Engineer City of San Marcos City of San Marcos
1 Civic Center Drive 1 Civic Center Drive
San Marcos, CA 92069 San Marcos, CA 92069
Telephone: 760-744-1050 Telephone: 760-744-1050, x3273
303
Resolution No. 2026-XXXX
PASSED, APPROVED, and ADOPTED by the City Council of the City San Marcos this 23rd day of June 2026, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
APPROVED:
Rebecca D. Jones, Mayor
City of San Marcos
ATTEST:
Phillip Scollick, City Clerk
City of San Marcos
304
ENGINEER’S REPORT
FOR
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT
FISCAL YEAR 2026/2027
PREPARED: JUNE 10, 2026
INTENT MEETING: JUNE 23, 2026
PUBLIC HEARING: JULY 28, 2026
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CITY OF SAN MARCOS
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT
ENGINEER’S REPORT CERTIFICATE
This Report describes the Vallecitos Town Center St reet Maintenance District (“District”) including the improvements, budgets, parcels and assessments to be levied for fiscal year 2026/27, as they existed at the time of the passage of the Resolution of Intention. Reference is hereby made to the San Diego County Assessor maps for a detailed description of the lines and dimensions of parcels within the District.
The undersigned respectfully submit the enclosed report as directed by the City Council. The undersigned certifies that he is a Professional Engineer, registered in the State of California.
DATED:
B Y :
Isaac Etchamendy, P.E.
City Engineer
R.C.E. No. 81294
I HEREBY CERTIFY that the enclosed Engineer 's Report, together with Assessment Roll and Assessment Diagram thereto attached, was filed in the office of the City Clerk on the day of , 2026.
BY:
Phillip Scollick, City Clerk
City of San Marcos
San Diego County, California
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll thereto attached, was approved and confirmed by the City Council of the City of San Marcos, California, on the day of , 2026.
BY:
Phillip Scollick, City Clerk
City of San Marcos
San Diego County, California
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TABLE OF CONTENTS
Engineer’s Report Certificate 1
R e p o r t 3
Part A - Plans and Specifications 5
P a r t B - E s t i m a t e o f C o s t 7
P a r t C - A s s e s s m e n t R o l l 8
Part D - Method of Apportionment of Assessment 9
Part E - Property Owner List 12
P a r t F - A s s e s s m e n t D i a g r a m 1 3
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CITY OF SAN MARCOS
FISCAL YEAR 2026-2027
ENGINEER'S REPORT
PREPARED PURSUANT TO THE PROVISIONS OF
ORDINANCE No. 99-1071 OF THE CITY OF SAN MARCOS,
ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION, AND
THE PROPOSITION 218 OMNIBUS IMPLEMENTATION ACT
(GOVERNMENT CODE SECTION 53750 ET SEQ.)
Pursuant to Ordinance No. 99-1071 of the City of San Marcos, Article XIIID of the California Constitution, the Proposition 218 Omnibus Implementa tion Act (all of which are designated herein as "the code") and in accordance with the Resolution of Initiation adopted by the City Council of the City of San Marcos, State of California, in connection with the proceedings for:
VALLECITOS TOWN CENTER
STREET MAINTENANCE DISTRICT
Hereinafter referred to as the "Maintenance Dist rict" or "District", submit herewith the "Report" consisting of six (6) parts as follows:
PART A
PLANS AND SPECIFICATIONS
Plans and specifications for the existing and ultimate improvements are as set forth on the lists thereof, attached hereto, and are on file in the office of the City Engineer and are incorporated herein by reference.
PART B
ESTIMATE OF COST
An estimate of the costs of the maintenance and/or servicing of the improvements, including incidental costs and expenses in connection therewith, is as set forth on the lists thereof, attached hereto, and are on file in the Office of the City Clerk and incorporated herein by reference.
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PART C
ASSESSMENT ROLL
An assessment of the estimated cost of the maintenance and/or servicing of the improvements on each benefited lot or parcel of land within the Maintenance District is attached hereto and incorporated herein by reference.
PART D
METHOD OF APPORTIONMENT
The method of apportionment of assessments indicates the proposed assessment of the net amount of the costs and expenses of the maintenance and/or servicing of the improvements to be assessed upon the several lots and parcels of land within the Maintenance District in proportion to the estimated special benefits to be received by such lots and parcels.
PART E
PROPERTY OWNERS LIST
A list of the names and addresses of the owners of real property within this Maintenance District, as shown on the last equalized roll of the Assessor of the County of San Diego, is keyed to the records of the Assessor of the County of San Diego which are incorporated herein by reference.
PART F
ASSESSMENT DIAGRAM
The Diagram of the Maintenance District Bounda ries showing the exterior boundaries of the Maintenance District, the boundaries of any zones within the Maintenance District and the lines and dimensions of each lot or parcel of land within the Maintenance District is attached hereto and incorporated herein by reference.
The lines and dimensions of each lot or parcel within the Maintenance District are those lines and dimensions shown on the maps of the Assessor of the County of San Diego for the fiscal year to which this Report applies. The Assessor's maps and records are incorporated by reference herein and made part of this Report.
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PART A
PLANS AND SPECIFICATIONS
The existing improvements, which have been constructed within the City of San Marcos, and those additional improvements that may be subsequently constructed, and that are proposed to be serviced and maintained as generally described as follows:
DESCRIPTION OF IMPROVEMENTS AND MAINTENANCE
FOR THE CITY OF SAN MARCOS
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT
The improvements proposed to be maintained may be generally described as Center Drive from Nordahl Road to the public terminus and the traffic signals at Center Drive and Avenida Ricardo, Center Drive at Nordahl Road, and Montiel Road at Nordahl Road. The maintenance of such improvements is proposed to consist of the continued maintenance and operation of such improvements, including the operation, servicing and maintenance of pavement, curb and gutter, sidewalk, traffic signals and appurtenant facilities that are located in and along such streets and sidewalks, including but not limited to, personnel, electrical energy, utilities, materials, contracting services, and other items necessary for the satisfac tory operation of these services described as follows.
Pavement and Appurtenant Facilities
Pavement, curb and gutter, sidewalk and appurtenant facilities, in public street and right-of- way, and in dedicated easements within the boundary of said Maintenance District.
Traffic Signals and Appurtenant Facilities
Poles, fixtures, bulbs, conduits, equipment including guys, anchors, posts and pedestals, metering devices and appurtenant facilities as required to prov ide traffic signals and safety lighting in public street and sidewalk right-of-ways and easement within boundaries of said Maintenance District.
Maintenance means the furnishing of all services and materials for the ordinary and usual operation, maintenance, repair servicing of the above described section of Center Drive, above described traffic signals and appurtenant improvements in and around Vallecitos Town Center, including repair, slurry sealing, chip sealing, removal or replacement of all or part of any of the streets, sidewalks or appurtenant improvements; and the cleaning, sandblasting, and painting of improvements to remove or cover graffiti.
Operation of servicing means the furnishing of electric energy for the public traffic signal improvements or appurtenant facilities, the operat ion of controllers and the administration of all aspects of the maintenance and the District.
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Reference is made to Part "D" of this report for a discussion of the Zones of Benefit and the facilities associated with them that are serviced and maintained.
The roadway will be subject to on-going maintenanc e and rehabilitation on a 4 to 5 year cycle, including crack sealing, slurry sealing, chip sealing and any other rehabilitation necessary to maintain the roadway. The estimated cost of this on-going maintenance and rehabilitation will be collected in the years prior to the expected maintenance.
The plans and specifications for the improvements, showing the general nature, location and the extent of the improvements, are on file in the City Engineer and are referenced herein made a part of this report.
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PART B
ESTIMATE OF COST
The City's budget for the operation, maintenance, and servicing costs, shown below, details the estimated costs for Fiscal Year 2026-2027. The Code provides that the total cost of the maintenance and services, together with incidental expenses, may be financed from the assessment proceeds. The incidental expenses may include engineering fees, legal fees, printing, mailing, postage, publishing, and all other related costs identified with the district proceedings.
The Code requires that a special fund be set-up for the revenues and expenditures of the District.
Funds raised by assessment shall be used only for the purpose as stated herein. The City may advance funds to the District, if needed, to en sure adequate cash flow, and will be reimbursed for any such advances upon receipt of assessments . Any surplus or deficit remaining on July 1 must be carried over into the next fiscal year.
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FY 2022-23 FY 2023-24 FY 2024-25 FY 2025-26 FY 2026-27
Budget Budget Budget Budget Budget Projected
Amount Actual Variance Amount Actual Variance Amount Actual Variance Amount Actual Variance Amount Actual Variance Assessment Revenues
Prepayment Amounts N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Interest Earnings - 1,915.63 1,915.63 2,000.00 7,612.21 5,612.21 2,000.00 9,612.32 7,612.32 5,000.00 2,996.69 (2,003.31) 6,200.00 - (6,200.00) Annual Assessment 24,399.95 24,433.98 34.03 22,232.19 22,208.57 (23.62) 25,399.92 25,421.35 21.43 26,595.80 24,990.26 (1,605.54) 26,949.87 - (26,949.87) ------------------ ------------------- ----------------------- ------------------ ------------------- ----------------------- ------- ----------- ------------------- ----------------------- ------------------ -------------------- ----------------------- ------------- ---- ------------------- ---------------- Total Assessment Revenues 24,399.95 26,349.61 1,949.66 24,232.19 29,820.78 5,588.59 27,399.92 35,033.67 7,633.75 31,595.80 27,986.95 (3,608.85) 33,149.87 - (33,149.87) Costs
Maintenance Costs
1-TIME cost on Center Dr. / CIP Program N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Annual Pavement Maintenance
Center Dr (Nordahl Rd to Ave. Ricardo) 7,344.24 7,344.24 0.00 7,880.36 7,880.36 0.00 8,258.62 8,258.62 0.00 8,489.86 8,489.86 0.00 8,820.97 8 ,820.97 Center Dr (Ave. Ricardo to Public Terminus) 5,237.95 5,237.95 0.00 5,620.32 5,620.32 0.00 5,890.09 5,890.09 0.00 6,055.02 6,055.02 0.00 6,29 1.16 6,291.16 VTC-C Signal @ Nordahl/Center Dr 50% 3,247.21 790.46 2,456.75 3,484.25 315.40 3,168.86 3,651.50 321.91 3,329.59 3,753.74 292.50 3,461.24 3,900 .13 3,900.13 VTC-D Signal @ Nordahl/Montiel 33% 2,165.45 1,007.60 1,157.85 2,323.53 118.48 2,205.05 2,435.06 83.42 2,351.64 2,503.24 207.90 2,295.34 2,600. 87 2,600.87 VTC-E Signal @ Center Dr/Ave Ricardo 100% 6,494.41 1,109.90 5,384.51 6,968.50 809.55 6,158.95 7,302.99 920.42 6,382.57 7,507.48 772.26 6,735. 22 7,800.27 7,800.27 ------------------ ------------------- ----------------------- ------------------ ------------------- ----------------------- ------- ----------- ------------------- ----------------------- ------------------ -------------------- ----------------------- ------------- ---- ------------------- ---------------- Subtotal Maintenance Costs 24,489.25 15,490.14 8,999.11 26,276.97 14,744.11 11,532.86 27,538.26 15,474.47 12,063.80 28,309.33 15,817.54 12, 491.79 29,413.40 0.00 29,413.40 Incidental Costs
City Administration 3,000.00 3,000.00 0.00 3,000.00 3,000.00 0.00 3,000.00 3,000.00 0.00 3,000.00 3,000.00 0.00 5,000.00 5,000.00 Liabiltiy Insurance 3,000.00 3,000.00 0.00 3,000.00 3,000.00 0.00 3,000.00 3,000.00 0.00 3,000.00 3,000.00 0.00 3,000.00 3,000.00 Assessment Consultant 3,000.00 2,321.63 678.37 2,500.00 2,987.50 (487.50) 2,500.00 2,937.25 (437.25) 4,000.00 3,056.00 944.00 7,500.00 7,500.00 ------------------ ------------------- ----------------------- ------------------ ------------------- ----------------------- ------- ----------- ------------------- ----------------------- ------------------ -------------------- ----------------------- ------------- ---- ------------------- ---------------- Subtotal Incidental Costs 9,000.00 8,321.63 678.37 8,500.00 8,987.50 (487.50) 8,500.00 8,937.25 (437.25) 10,000.00 9,056.00 944.00 15,500.00 0.00 15,500.00 Formation Costs
Assessment Engineer N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Special Counsel N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A ------------------ ------------------- ----------------------- ------------------ ------------------- ----------------------- ------- ----------- ------------------- ----------------------- ------------------ -------------------- ----------------------- ------------- ---- ------------------- ---------------- Subtotal Formation Costs 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ------------------ ------------------- ----------------------- ------------------ ------------------- ----------------------- ------- ----------- ------------------- ----------------------- ------------------ -------------------- ----------------------- ------------- ---- ------------------- ---------------- Total Costs 33,489.25 23,811.77 9,677.48 34,776.97 23,731.61 11,045.36 36,038.26 24,411.72 11,626.55 38,309.33 24,873.54 13,435.79 44,913.40 0.00 44,913. 40 ------------------ ------------------- ----------------------- ------------------ ------------------- ----------------------- ------- ----------- ------------------- ----------------------- ------------------ -------------------- ----------------------- ------------- ---- ------------------- ---------------- Over/(Under) (9,089.30) 2,537.84 (7,727.82) (10,544.78) 6,089.17 (5,456.77) (8,638.34) 10,621.95 (3,992.80) (6,713.54) 3,113.41 (17,044.64) (11,763.53) - (78,063.27) Fund Balance
Future Maintenance Costs - Center Dr (Nordahl Rd to Ave. Ricardo) Begining Balance $13,702.45 $41,668.18 $21,046.69 $48,175.46 $28,927.05 $52,017.43 $0.00 $58,316.06 $8,489.86 $66,479.30 Additions (Annual Levy) 7,344.24 7,344.24 7,880.36 7,880.36 8,258.62 8,258.62 8,489.86 8,489.86 8,820.97 0.00 Expenditure (Actual) (836.96) (4,038.39) (37,185.67) (1,959.99) (326.63) ------------------ ------------------- ------------------ ------------------- ------------------ ------------------- ---------------- -- -------------------- ----------------- ------------------- Subtotal Center Dr (Nordahl Rd to Ave. Ricardo) $21,046.69 $48,175.46 $28,927.05 $52,017.43 $0.00 $58,316.06 $8,489.86 $66,479.30 $17,31 0.83 $66,479.30 Future Maintenance Costs - Center Dr (Ave. Ricardo to Public Terminus) Begining Balance $9,772.66 $42,183.66 $15,010.61 $46,942.22 $20,630.93 $52,225.34 $0.00 $57,793.52 $6,055.02 $62,936.65 Additions (Annual Levy) 5,237.95 5,237.95 5,620.32 5,620.32 5,890.09 5,890.09 6,055.02 6,055.02 6,291.16 0.00 Expenditure (Actual) (479.38) (337.20) (26,521.02) (321.91) (911.89) ------------------ ------------------- ------------------ ------------------- ------------------ ------------------- ---------------- -- -------------------- ----------------- ------------------- Subtotal Center Dr (Ave. Ricardo to Public Terminus
) $15,010.61 $46,942.22 $20,630.93 $52,225.34 $0.00 $57,793.52 $6,055.02 $62,936.65 $12,346.18 $62,936.65 ------------------ ------------------- ------------------ ------------------- ------------------ ------------------- ---------------- -- -------------------- ----------------- ------------------- Total Future Maintenance Costs $36,057.30 $95,117.68 $49,557.98 $104,242.77 $0.00 $116,109.59 $14,544.88 $129,415.95 $29,657.01 $129,415. 95 Operational Reserve
Operational Reserve Requirement $36,733.88 $39,415.45 $41,307.39 $42,464.00 $44,120.10 (150% of Annual Maintenance Costs)
Reserves
Begining Balance $39,719.31 $42,257.15 $48,346.32 $58,968.27 $62,081.68 Additions(Uses) 2,537.84 6,089.17 10,621.95 3,113.41 0.00 ------------------- ------------------- ------------------- -------------------- ------------------- Reserves Ending Balance $42,257.15 $48,346.32 $58,968.27 $62,081.68 $62,081.68 Total Fund Balance as of 3/31 $137,374.83 $152,589.09 $175,077.86 $191,497.63 $191,497.63
CITY OF SAN MARCOS
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT
FISCAL YEAR 2026-27 ANNUAL ASSESSMENT
ACCOUNT RECONCILIATION
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PART C
ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed assessment and the amount of assessment for Fiscal Year 2026-2027 apportioned to each lot or parcel, as shown on the last equalized roll of the Assessor of the County of Dan Diego Assessor's Office, and contained in the Assessment Roll, shown as Table 3 in Part "D" of this Report, and which is incorporated herein by reference.
The description of each lot or parcel is part of the records of the Assessor of the County of San Diego and these records are, by reference, made part of this Report. 314
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PART D
METHOD OF APPORTIONMENT OF ASSESSMENT
General
Since the maintenance of the improvements is to be funded by the levying of assessments, Article XIIID of the State Constitution (Proposition 218) requires that the amount of the assessments be based on the estimated special benefits that the properties receive from the works of improvement.
In addition, Section 4 of Article XIIID required that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel. Section 4 also provides that only special benefits are assessable and the local agency levying the assessment must separate the general benefits from the special benefits. It also requires that publicly owned property that specially benefits from the improvements be assessed. The State Constitution does not specify the method or formula that should be used to apportion the cost to properties in any special assessment district proceedings.
Based upon the analysis of the special and direct benefit to be received by each parcel from the works of improvement, the Assessment Engineer recomme nds the apportionment of costs as outlined below. The approval of the assessments rest wit h the City Council after hearing all testimony and evidence presented at a public hearing. Upon the conclusion of the public hearing, the City Council must make the final determination whether or not the assessment spread has been made in direct proportion to the estimated special benefits received by each parcel within the Maintenance District.
If this is the case, then the City Council may fo rm the Maintenance District and levy the special assessment against the parcels therein.
The improvements proposed to be maintained incl ude the public portion of Center Drive, and the traffic signals at Nordahl Road and Center Drive, Nordahl Road and Montiel Road, and Center Drive and Avenida Ricardo.
The following sections set forth the methodology used to apportion the cost of the improvements to each parcel.
Special Benefit Analysis
Street Improvements
All parcels within the District receive benefits from the proper street maintenance of Center Drive from Nordahl Road to Avenida Ricardo. This section of roadway acts as the entryway into the Vallecitos Town Center Shopping Center as well as a main access point for the properties on Avenida Ricardo. 41% of the street area is located in this portion of Center Drive, therefore 41% of the Center Drive maintenance costs are apportioned to the benefiting parcels.
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The maintenance of Center Drive, from Avenida Ricardo to its public terminus, provides traffic circulation to the entire Vallecitos Town Center and therefore all Vallecitos Town Center parcels receive benefit from it. 59% of the street area is located in this portion of Center Drive, therefore 59% of the Center Drive maintenance costs are apportioned to the benefiting parcels.
Traffic Signals
Proper operation of traffic signals is imperative for orderly traffic flow, enhanced congestion management and safety, which decreases the probability of traffic accidents. Traffic signals increase the desirability of an area by promoting enhanced traffic flow and safety to business and residential properties adjacent to the signals by allowing safe turning movements onto and from the main thoroughfares.
Through-traffic traveling along the main thoroughfares receives a general benefit from the additional safety of having controlled merging into and out of travel lanes.
• Center Drive at Avenida Ricardo. All parcels within the Maintenance District will benefit from the proper functioning of the signal at Center Dr ive and Avenida Ricardo. This signal controls traffic completely within the boundaries of th e Maintenance District therefore 100% of its maintenance cost is apportioned to the Maintenance District.
• Center Drive at Nordahl Road. All parcels within the Maintenance District receive a special benefit from the proper functioning of the signal at Center Drive and Nordahl Road. However, this signal is located on a major thoroughfare and so provides a general benefit to the through traffic along Nordahl Road. Because there are tw o benefiting “areas” (the Maintenance District on Nordahl Road), ½ of the signal maintenance is apportioned to the Maintenance District and the other ½ is considered unassessable and will be funded by the City.
• Montiel Road and Nordahl Road. All parcels within Vallecitos Town Center receive a special benefit from the proper functioning of the signal at Nordahl Road and Montiel Road. However, this signal also provides a special benefit to the commercial area on the east side of Nordahl Road, and the signal is a major thoroughfare and so provides a general benefit to the through traffic along Nordahl Road. Because there are three benefiting “areas” (Vallecitos Town Center, the easterly commercial area and Nordahl Road), 1/3 of the signal maintenance is apportioned to the Maintenance District and the other 2/3 is considered unassessable and will be funded by the City.
Zones of Benefit
Parcels within the Maintenance District are assigned a Zone of Benefit based on the above special benefit analysis. The Zones are identified as follows:
Zone 1 – Parcels within the Vallecitos Town Center. These parcels benefit from the following improvements:
316
CITY OF SAN MARCOS 1 Civic Center Drive, San Marcos, CA 92069 | 760-744-1050 | SanMarcosCA.gov 11
• Center Drive from Nordahl Road to Avenida Ricardo
• Center Drive from Avenida Ricardo to the public terminus • Signal at Nordahl Road and Center Drive
• Signal at Center Drive and Avenida Ricardo
• Signal at Nordahl Road and Montiel Road
Zone 2 – Parcels taking direct access off of Avenida Ricardo. These parcels benefit from the following improvements:
• Center Drive from Nordahl Road to Avenida Ricardo
• Signal at Nordahl Road and Center Drive
• Signal at Center Drive and Avenida Ricardo
The Assessment Diagram, showing the locations of th e Benefit Zones, can be found in Part F of this Report.
Method of Apportionment
Trip Generation Factors are used to apportion the costs of the maintenance of the improvements to each benefiting parcel.
Table 1 attached provides the SANDAG trip generation rates that have been used.
Assessment Units (AU’s) for each parcel within the District are calculated by multiplying the Trip Generation Rate for the parcel’s land use by the number of acres or dwelling units associated with the parcel.
The annual cost for each improvement is divided by the number of Assessment Units of the parcels receiving benefit. This provides an annual Rate per Assessment Unit.
Table 2 attached is a summary of the costs, zones and the AU’s associated with each improvement and the calculated Annual Assessment Rate for each. Estimates for FY 2026-2027 are also provided.
Beneath that table is a summary table for each Be nefit Zone showing the number of Parcels, AU’s and the Annual Assessment Rate per Assessment Unit for parcels in that Zone.
The base assessments are those assessments that were approved for FY 1999-2000. Assessments may be increased by the annual change in Consumer Price Index (CPI), during the preceding year ending in January, for All Urban Consumers for the San Diego area in any fiscal year by City Council approval.
Table 3 attached provides a summary of parcels within the District, their Benefit Zone designation, Assessment Units, annual assessment rate and estimate total assessment. 317
TABLE 1
CITY OF SAN MARCOS
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT
FISCAL YEAR 2026-27 ANNUAL ASSESSMENT
GENERATION RATES
Land
Use Land
Code Use Trip Generation Rate
1 Regional Shopping Center 500 / acre
2 Apartments 6 / dwelling
3 Retirement Comm. / Sr. Apts 4 / dwelling
4 Neighborhood Park 5 / acre
5 School 5 / acre 318
TABLE 2
CITY OF SAN MARCOS
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT
FISCAL YEAR 2026-27 ANNUAL ASSESSMENT
SUMMARY OF COSTS AND ASSESSMENT RATES
Facility
Center Dr Center Dr Signal @ Signal @ Signal @
Nordahl to Ricardo to Nordahl & Nordahl & Center &
Ricardo Public Term. Center Montiel Ricardo Total
Benefit Zones: 1, 2 1 1, 2 1 1, 2
Assessment Units: 28,340.68 26,185.00 28,340.68 26,185.00 28,340.68 Estimated FY 2026-27 Costs: $8,082 $5,764 $3,574 $2,382 $7,147 $26,950 Annual Cost / Asmt Unit: $0.29 $0.22 $0.13 $0.09 $0.25
Total FY 2026-27
Benefit No. of Assessment Asmt. Rate
Zone Parcels Units $ / AU
1 24 26,185.00 $0.97
2 5 2,155.68 $0.66
------------------ ------------------
29 28,340.68
319
TABLE 3
CITY OF SAN MARCOS
VALLECITOS TOWN CENTER STREET MAINTENANCE DISTRICT
FISCAL YEAR 2026-27 ANNUAL ASSESSMENT
ANNUAL BUDGET
District's
Share of Prorated
FY 2026-27 FY 2026-27 Reserves & Total
Oper & Maint. Allocation Oper & Maint. Incidental FY 2026-27 Description Costs Factor Costs Costs Costs
Annualized Pavement Maintenance
Center Dr (Nordahl Rd to Ave. Ricardo) $8,821 100% $8,821 ($739) $8,082 Center Dr (Ave. Ricardo to Public Terminus) 6,291 100% 6,291 (527) 5,764 -------------------- -------------------- -------------------- -------------------- Subtotal $15,112 $15,112 ($1,265) $13,847
Signal @ Nordahl and Center Dr. $7,800 50% $3,900 ($327) $3,574 Signal @ Nordahl and Montiel 7,800 33% 2,600 (218) 2,382 Signal @ Center Dr. and Ave. Ricardo 7,800 100% 7,800 (653) 7,147 -------------------- -------------------- -------------------- -------------------- Totals $38,513 $29,413 ($2,463) $26,950
Summary of Operational Reserve and Incidental Costs
Operational Reserve
Operational Reserve Requirement for FY 2026-27 (1) $44,119 Less: Estimated Reserve Balance as of June 30, 2026 62,082 --------------------
Operational Reserve Subtotal ($17,963)
Incidental Costs
City Administration/Assessment Engineer $12,500
Liability Insurance 3,000
--------------------
Incidental Costs Subtotal $15,500
-----------------
Total Reserves, & Incidental Costs ($2,463)
(1) The Reserve Requirement is based on 150% of District's share of annual operating and maintenance costs. 320
CITY OF SAN MARCOS 1 Civic Center Drive, San Marcos, CA 92069 | 760-744-1050 | SanMarcosCA.gov 12
PART E
PROPERTY OWNERS LIST
The property owner list with the names and addresses of each property owner of each lot or parcel, as shown on the Assessment Diagram referenced in Part F herein, is the list of property owners within the District Boundaries as shown on the last equalized roll of the Assessor of the County of San Diego and is, by reference, made part of this report. 321
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PART F
ASSESSMENT DIAGRAM
An Assessment Diagram for the Maintenance District is provided on the following page.
This lines and dimensions of each lot or parcel within the maintenance District are those lines and dimensions shown on the maps of the Assessor of the County of San Diego, for the year when this Report was prepared, and are incorporated by reference herein and made part of this Report.
322
323
City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:TMP-2484
MEETING DATE:
JUNE 23, 2026
SUBJECT:
RESOLUTION NOS. 2026-9629, 2026-9630 & 2026-9631 - APPROVAL OF UPDATED FULL-TIME AND
PART-TIME CLASSIFICATION AND COMPENSATION SCHEDULES, AND ANNUAL SALARY ADJUSTMENT
FOR THE MAYOR AND CITY COUNCIL MEMBERS
Recommendation
ADOPT a resolution approving the updated Full-Time and Part-Time Classification and Compensation Schedules, effective for Fiscal Year 2026-2027; and
ADOPT a resolution approving a 3.2% salary adjustment for the Mayor and City Council Members effective for Fiscal Year 2026-2027, based on the Consumer Price Index (CPI).
Executive Summary
Staff recommends approval of the updated Full-Time and Part-Time Classification and Compensation Schedules for Fiscal Year 2026-2027. The proposed updates include negotiated compensation adjustments, classification additions and removals.
Most of the changes to the classification and compensation schedules are administrative in nature and are intended to ensure the City's classification schedules accurately reflect current staffing and organizational needs.
Staff also recommends the approval of salary adjustments for the Mayor and City Council Members. The San Marcos Municipal Code authorizes salary adjustments based on changes in the Consumer Price Index (CPI), up to a maximum of five percent per year. The proposed resolution brings forward the CPI-based adjustment for Fiscal Year 2026-2027 in accordance with Ordinance No. 2009-1313, codified at San Marcos Municipal Code section 2.08.030.
Discussion
The recommended adjustments to the Classification and Compensation Schedules support the City's ability to attract and retain qualified employees, maintain internal equity, and remain competitive within the regional labor market. Consistent with adopted labor agreements, these changes help ensure the city remains well- positioned to recruit, retain, and develop a qualified workforce capable of meeting the community's service needs.
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File #:TMP-2484
Full-Time Employee Classification and Compensation
The proposed compensation adjustments for full-time employees reflect a 5% increase as provided for in the City's approved labor agreements. Implementation of the negotiated increase supports the City's contractual obligations while ensuring the city remains competitive in recruiting and retaining a highly qualified workforce.
Additionally, staff recommends reestablishing the IT Analyst classification within the Full-Time Classification and Compensation Schedule to support current and future operational needs and provide flexibility in addressing technology-related staffing requirements.
Part-Time Employee Classification and Compensation
Staff recommends adjusting compensation for select part-time classifications to align with the compensation structure of comparable full-time positions. Aligning part-time salary ranges with comparable full-time positions promotes internal equity and recognizes the value of work performed by part-time employees who often perform duties and responsibilities similar to those of their full-time counterparts.
The proposed adjustments will improve the City's ability to attract qualified candidates for part-time positions, enhance operational flexibility, and support consistent compensation practices across the organization.
Staff is also recommending several administrative updates to the Part-Time Classification and Compensation Schedule. These updates include:
· Applying a "PT" prefix to part-time classifications that have corresponding full-time classifications to improve consistency and clarity.
· Adding the classifications of PT Assistant Engineer, Customer Service Specialist, and Nutrition Coordinator to the schedule to accurately reflect currently authorized part-time positions. · Removing inactive and unused classifications that are no longer needed to maintain an accurate and efficient classification structure. The inactive classifications proposed for removal have not been utilized and are no longer needed for operational purposes.
Mayor and City Council Compensation
San Marcos Municipal Code Section 2.08.030 and Ordinance No. 2009-1315 provide that compensation for the Mayor and City Council Members shall be adjusted based on the prior year’sincrease in the San Diego Consumer Price Index (CPI), not to exceed five percent per annum.
The proposed resolution applies a 3.2% salary adjustment for Fiscal Year 2026-2027, based on the reported year-over-year CPI increase for March 2026. This adjustment is consistent with the methodology outlined in the Municipal Code and reflects changes in the cost of living.
This action pertains solely to salary adjustments and does not modify any other benefits provided to the Mayor or City Council Members.
Environmental Review
Not applicable
Fiscal Impact
The proposed update to the City's Classification and Compensation Schedules will result in a fiscal impact City of San Marcos Printed on 6/18/2026Page 2 of 3
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File #:TMP-2484
The proposed update to the City's Classification and Compensation Schedules will result in a fiscal impact associated with the implementation of a 5% increase for eligible full-time employees in accordance with approved labor agreements, as well as compensation adjustments for select part-time classifications to align with comparable full-time positions. Funding for these adjustments is included in the Fiscal Year 2026-2027 adopted budget.
The additional classifications on the Part-Time Classification and Compensation Schedule and the removal of inactive classifications are administrative actions and do not, by themselves, create additional staffing authorizations or fiscal impacts beyond those already incorporated into the Fiscal Year 2026-2027 budget.
Approval of the Mayor and Council Member salary adjustment results in a 3.2% increase to salaries for 2026- 2027. Funding for this adjustment is included in the Fiscal Year 2026-2027 adopted budget.
Attachment(s)
Resolution - Full-Time
Resolution - Part-Time
Resolution - Council Compensation
Full-Time Classification and Compensation Schedule
Part-Time Classification and Compensation Schedule
Ordinance No. 2009-1315
Prepared by: Jacob Lizarraga, Senior Management Analyst Submitted by: Jacob Lizarraga, Senior Management Analyst Reviewed by: Janelle Laughlin, Administrative Services Director Approved by: Michelle Bender, City Manager
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RESOLUTION NO. 2026-XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
MARCOS ADOPTING AN UPDATED FULL-TIME CLASSIFICATION AND
COMPENSATION SCHEDULE
WHEREAS, updates to the Full-Time Classification and Compensation schedule were prepared for the City Council’s consideration, to allow departments to remain competitive in recruitment actions and in compliance with across-the-board cost of labor increases in accordance with existing Memorandum of Understandings resulting in an updated schedule.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San Marcos does hereby adopt the Full-Time Classification and Compensation Schedule attached hereto and incorporated herein by this reference, effective as of June 19, 2026.
PASSED, APPROVED AND ADOPTED by the City Council of the City of San Marcos, California, this 23rd day of June 2026, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
______________________________
Rebecca D. Jones, Mayor
City of San Marcos
ATTEST:
_____________________________
Phillip Scollick, City Clerk
City of San Marcos
327
CITY OF SAN MARCOS
FULL TIME CLASSIFICATION AND COMPENSATION SCHEDULE
The following Classification and Compensation schedule is hereby adopted effective 06/19/2026 and continuing until such time as a new Classification and Compensation schedule becomes effective.
Position Title Classification Schedule Grade Minimum
Salary
Maximum
Salary
Time
Base
ACCOUNT CLERK Class. Misc. Association 610 $28.46 $39.38 Hourly ACCOUNTANT I At-Will 615 $38.08 $52.70 Hourly
ACCOUNTANT II At-Will 616 $40.37 $55.86 Hourly
ACCOUNTING & TREASURY MANAGER At-Will 321 $59.85 $82.82 Hourly ACCOUNTING MANAGER At-Will 321 $59.85 $82.82 Hourly
ACCOUNTING TECHNICIAN At-Will 612 $31.98 $44.25 Hourly
ADMINISTRATIVE ANALYST At-Will 614 $35.93 $49.72 Hourly ADMINISTRATIVE SERVICES DIRECTOR At-Will IV $81.70 $118.85 Hourly ADMINISTRATIVE SERVICES MANAGER At-Will 321 $59.85 $82.82 Hourly ASSISTANT CITY MANAGER At-Will VI $93.54 $136.07 Hourly ASSISTANT ENGINEER Class. Misc. Association 616 $40.37 $55.86 Hourly ASSISTANT FINANCE DIRECTOR At-Will II $71.36 $103.81 Hourly ASSISTANT PARKS & RECREATION DIRECTOR At-Will 321 $59.85 $82.82 Hourly ASSISTANT PLANNER Class. Misc. Association 614 $35.93 $49.72 Hourly ASSOCIATE CIVIL ENGINEER Class. Misc. Association 620 $54.41 $75.29 Hourly ASSOCIATE ENGINEER Class. Misc. Association 618 $46.22 $63.96 Hourly ASSOCIATE PLANNER Class. Misc. Association 616 $40.37 $55.86 Hourly BUDGET & ANALYSIS MANAGER At-Will 322 $65.83 $91.10 Hourly BUDGET & REVENUE OFFICER At-Will 320 $54.41 $75.29 Hourly BUILDING DIVISION DIRECTOR At-Will I $66.69 $97.02 Hourly BUILDING INSPECTOR I Class. Misc. Association 614 $35.93 $49.72 Hourly BUILDING INSPECTOR II Class. Misc. Association 616 $40.37 $55.86 Hourly BUILDING OFFICIAL At-Will 322 $65.83 $91.10 Hourly
BUSINESS LICENSE OFFICER At-Will 614 $35.93 $49.72 Hourly BUSINESS LICENSE TECHNICIAN At-Will 613 $33.89 $46.90 Hourly BUSINESS PROCESS DIRECTOR/CITY CLERK At-Will III $76.36 $111.07 Hourly CAPITAL IMPROVEMENT PROGRAM MANAGER At-Will 322 $65.83 $91.10 Hourly CHIEF INNOVATION OFFICER At-Will II $71.36 $103.81 Hourly CITY CLERK At-Will I $66.69 $97.02 Hourly
CITY COUNCIL Elected CC $12,177 $12,567 Annual
CITY ENGINEER At-Will IV $81.70 $118.85 Hourly
CITY MANAGER At-Will VII $117.23 $170.53 Hourly
CITY TRAFFIC ENGINEER At-Will 322 $65.83 $91.10 Hourly
CODE COMPLIANCE OFFICER Class. Misc. Association 614 $35.93 $49.72 Hourly CODE COMPLIANCE SUPERVISOR Supervisory Association 616 $40.37 $55.86 Hourly COMMUNICATION MANAGER At-Will 321 $59.85 $82.82 Hourly
COMMUNICATION OFFICER At-Will 319 $49.92 $69.08 Hourly
COMMUNICATION SPECIALIST At-Will 610 $28.46 $39.38 Hourly COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR At-Will III $76.36 $111.07 Hourly CONSTRUCTION MANAGER Supervisory Association 621 $59.85 $82.82 Hourly CONTRACT AND PROCUREMENT OFFICER At-Will 319 $49.92 $69.08 Hourly CONTRACT PROGRAM MANAGER At-Will 320 $54.41 $75.29 Hourly CONTRACTS, GRANTS & PROCUREMENT MANAGER At-Will 322 $65.83 $91.10 Hourly DATABASE & SOFTWARE ADMINISTRATOR At-Will 319 $49.92 $69.08 Hourly DATABASE ANALYST At-Will 616 $40.37 $55.86 Hourly
328
CITY OF SAN MARCOS
FULL TIME CLASSIFICATION AND COMPENSATION SCHEDULE
The following Classification and Compensation schedule is hereby adopted effective 06/19/2026 and continuing until such time as a new Classification and Compensation schedule becomes effective.
Position Title Classification Schedule Grade Minimum
Salary
Maximum
Salary
Time
Base
DEPUTY CITY CLERK Class. Misc. Association 616 $40.37 $55.86 Hourly DEPUTY CITY ENGINEER At-Will III-E $76.36 $114.76 Hourly DEPUTY CITY MANAGER At-Will V $87.42 $127.17 Hourly
DEPUTY FIRE MARSHAL At-Will 320 $54.41 $75.29 Hourly
DEPUTY PUBLIC WORKS DIRECTOR At-Will II $71.36 $103.81 Hourly DEVELOPMENT SERVICES DIRECTOR / CITY ENGINEER At-Will V $87.42 $127.17 Hourly DEVOPS ENGINEER At-Will 616 $40.37 $55.86 Hourly
DIRECTOR OF FINANCE At-Will IV $81.70 $118.85 Hourly
DIRECTOR OF IT At-Will IV $81.70 $118.85 Hourly
DIRECTOR OF LEAN GOVERNMENT At-Will V $87.42 $127.17 Hourly DIRECTOR OF PARKS & RECREATION At-Will III $76.36 $111.07 Hourly ECONOMIC DEVELOPMENT & PUBLIC AFFAIRS DIRECTOR At-Will III $76.36 $111.07 Hourly ECONOMIC DEVELOPMENT MANAGER At-Will 322 $65.83 $91.10 Hourly EMERGENCY MANAGER At-Will 320 $54.41 $75.29 Hourly
EMERGENCY MEDICAL TECHNICIAN (REPORTABLE TO CALPERS) At-Will EMT $20.95 $28.99 Hourly EMERGENCY MEDICAL TECHNICIAN (TOTAL COMPENSATION) At-Will EMT $23.94 $33.13 Hourly EMS COORDINATOR At-Will 319 $49.92 $69.08 Hourly
ENGINEERING INSPECTOR Class. Misc. Association 615 $38.08 $52.70 Hourly ENGINEERING TECHNICIAN I Class. Misc. Association 613 $33.89 $46.90 Hourly FACILITIES MAINTENANCE SUPERVISOR Supervisory Association 617 $43.20 $59.77 Hourly FIRE BATTALION CHIEF ADMIN At-Will 322-FA $69.79 $96.58 Hourly FIRE BATTALION CHIEF SHIFT At-Will 322-FS $49.71 $68.79 Hourly FIRE CAPTAIN Fire Association F3 $39.15 $54.17 Hourly
FIRE CHIEF At-Will V-F $92.68 $134.81 Hourly
FIRE CHIEF, DIRECTOR OF PUBLIC SAFETY At-Will VI-F $100.23 $145.80 Hourly FIRE DIVISION CHIEF At-Will II-F $75.65 $110.05 Hourly
FIRE ENGINEER Fire Association F2 $33.88 $46.89 Hourly
FIRE INSPECTOR At-Will 615 $38.08 $52.70 Hourly
FIRE MARSHAL At-Will 322-F $69.79 $96.58 Hourly
FIRE PREVENTION TECHNICIAN At-Will 610 $28.46 $39.38 Hourly FIREFIGHTER/PARAMEDIC Fire Association F1 $32.30 $44.70 Hourly FISCAL SERVICES & BUDGET MANAGER At-Will 321 $59.85 $82.82 Hourly FLEET MAINT. SUPERINTENDENT Supervisory Association 619 $49.92 $69.08 Hourly FLEET MAINTENANCE SUPERVISOR Supervisory Association 617 $43.20 $59.77 Hourly FLEET TECHNICIAN Class. Misc. Association 614 $35.93 $49.72 Hourly GIS ADMINISTRATOR At-Will 319 $49.92 $69.08 Hourly
GIS ANALYST At-Will 317 $43.20 $59.77 Hourly
GIS TECHNICIAN At-Will 612 $31.98 $44.25 Hourly
HOUSING & NEIGHBORHOOD SERVICES ADMINISTRATOR At-Will 318 $46.22 $63.96 Hourly HOUSING & NEIGHBORHOOD SERVICES COORDINATOR I At-Will 613 $33.89 $46.90 Hourly HOUSING & NEIGHBORHOOD SERVICES COORDINATOR II At-Will 615 $38.08 $52.70 Hourly HOUSING & NEIGHBORHOOD SERVICES DIRECTOR At-Will III $76.36 $111.07 Hourly HOUSING & NEIGHBORHOOD SERVICES MANAGER At-Will 322 $65.83 $91.10 Hourly 329
CITY OF SAN MARCOS
FULL TIME CLASSIFICATION AND COMPENSATION SCHEDULE
The following Classification and Compensation schedule is hereby adopted effective 06/19/2026 and continuing until such time as a new Classification and Compensation schedule becomes effective.
Position Title Classification Schedule Grade Minimum
Salary
Maximum
Salary
Time
Base
HOUSING PROGRAM SPECIALIST At-Will 615 $38.08 $52.70 Hourly HOUSING PROGRAMS MANAGER At-Will 320 $54.41 $75.29 Hourly HR/RISK DIVISION DIRECTOR At-Will III $76.36 $111.07 Hourly HRIS ANALYST At-Will 616 $40.37 $55.86 Hourly
HUMAN RESOURCES/RISK MANAGER At-Will 322 $65.83 $91.10 Hourly HUMAN RESOURCES/RISK TECHNICIAN At-Will 612 $31.98 $44.25 Hourly HVAC TECHNICIAN Class. Misc. Association 613 $33.89 $46.90 Hourly IT ANALYST At-Will 616 $40.37 $55.86 Hourly
IT COORDINATOR At-Will 615 $38.08 $52.70 Hourly
IT MANAGER At-Will 322 $65.83 $91.10 Hourly
IT SUPPORT TECHNICIAN II At-Will 611 $30.17 $41.74 Hourly LANDSCAPE INSPECTION SUPERVISOR Supervisory Association 617 $43.20 $59.77 Hourly LANDSCAPE INSPECTOR I Class. Misc. Association 613 $33.89 $46.90 Hourly LANDSCAPE INSPECTOR II Class. Misc. Association 616 $40.37 $55.86 Hourly LEAD MAINTENANCE TECHNICIAN Class. Misc. Association 613 $33.89 $46.90 Hourly LEASING ANALYST At-Will 616 $40.37 $55.86 Hourly
LEGISLATIVE AFFAIRS DIRECTOR / CITY CLERK At-Will III $76.36 $111.07 Hourly MANAGEMENT ANALYST At-Will 616 $40.37 $55.86 Hourly
MECHANIC ASSISTANT Class. Misc. Association 610 $28.46 $39.38 Hourly MEDICAL SERVICES OFFICER At-Will 320 $54.41 $75.29 Hourly NETWORK ANALYST At-Will 616 $40.37 $55.86 Hourly
OFFICE SPECIALIST At-Will 608 $25.33 $35.05 Hourly
PARK MAINTENANCE SUPERVISOR Supervisory Association 617 $43.20 $59.77 Hourly PARK/STREET MAINTENANCE LEAD WORKER Class. Misc. Association 613 $33.89 $46.90 Hourly PARKING ENFORCEMENT OFFICER Class. Misc. Association 610 $28.46 $39.38 Hourly PAYROLL ADMINISTRATOR At-Will 615 $38.08 $52.70 Hourly
PAYROLL COORDINATOR At-Will 614 $35.93 $49.72 Hourly
PERMIT TECHNICIAN I Class. Misc. Association 611 $30.17 $41.74 Hourly PERMIT TECHNICIAN II Class. Misc. Association 612 $31.98 $44.25 Hourly PLANNING DIVISION DIRECTOR At-Will II $71.36 $103.81 Hourly PLANNING MANAGER At-Will 322 $65.83 $91.10 Hourly
PLANNING TECHNICIAN I Class. Misc. Association 610 $28.46 $39.38 Hourly PLANNING TECHNICIAN II Class. Misc. Association 612 $31.98 $44.25 Hourly PLANS EXAMINER Class. Misc. Association 616 $40.37 $55.86 Hourly PRINCIPAL BUILDING INSPECTOR/PLAN CHECKER At-Will 318 $46.22 $63.96 Hourly PRINCIPAL CIVIL ENGINEER At-Will 322-E $65.83 $98.78 Hourly PRINCIPAL PLANNER At-Will 321 $59.85 $82.82 Hourly
PROGRAM MANAGER At-Will 320 $54.41 $75.29 Hourly
PUBLIC SAFETY COORDINATOR At-Will 615 $38.08 $52.70 Hourly PUBLIC WORKS COORDINATOR Class. Misc. Association 616 $40.37 $55.86 Hourly PUBLIC WORKS DIRECTOR At-Will III $76.36 $111.07 Hourly PUBLIC WORKS INSPECTION SUPERVISOR Supervisory Association 617 $43.20 $59.77 Hourly PUBLIC WORKS LEAD FIRE MECHANIC Class. Misc. Association 615 $38.08 $52.70 Hourly 330
CITY OF SAN MARCOS
FULL TIME CLASSIFICATION AND COMPENSATION SCHEDULE
The following Classification and Compensation schedule is hereby adopted effective 06/19/2026 and continuing until such time as a new Classification and Compensation schedule becomes effective.
Position Title Classification Schedule Grade Minimum
Salary
Maximum
Salary
Time
Base
PUBLIC WORKS MAINTENANCE WORKER I Class. Misc. Association 610 $28.46 $39.38 Hourly PUBLIC WORKS MAINTENANCE WORKER II Class. Misc. Association 612 $31.98 $44.25 Hourly PUBLIC WORKS MANAGER At-Will 322 $65.83 $91.10 Hourly
PUBLIC WORKS SUPERINTENDENT Supervisory Association 619 $49.92 $69.08 Hourly REAL PROPERTY SERVICES MANAGER At-Will 321 $59.85 $82.82 Hourly RECREATION COORDINATOR At-Will 612 $31.98 $44.25 Hourly RECREATION LEADER At-Will 608 $25.33 $35.05 Hourly
RECREATION PROGRAM MAINTENANCE AIDE Class. Misc. Association 608 $25.33 $35.05 Hourly RECREATION SUPERVISOR I Supervisory Association 614 $35.93 $49.72 Hourly RECREATION SUPERVISOR II Supervisory Association 615 $38.08 $52.70 Hourly RECREATION SUPERVISOR III Supervisory Association 616 $40.37 $55.86 Hourly SENIOR ACCOUNTANT At-Will 617 $43.20 $59.77 Hourly
SENIOR BUILDING INSPECTOR Supervisory Association 617 $43.20 $59.77 Hourly SENIOR CIVIL ENGINEER Supervisory Association 621 $59.85 $82.82 Hourly SENIOR DATABASE ANALYST At-Will 617 $43.20 $59.77 Hourly SENIOR MANAGEMENT ANALYST At-Will 318 $46.22 $63.96 Hourly SENIOR NETWORK ANALYST At-Will 617 $43.20 $59.77 Hourly SENIOR OFFICE SPECIALIST At-Will 611 $30.17 $41.74 Hourly SENIOR PERMIT TECHNICIAN Class. Misc. Association 614 $35.93 $49.72 Hourly SENIOR PLANNER Supervisory Association 619 $49.92 $69.08 Hourly SENIOR PLANS EXAMINER Supervisory Association 618 $46.22 $63.96 Hourly SENIOR PROJECT MANAGER Supervisory Association 621 $59.85 $82.82 Hourly SENIOR PUBLIC WORKS COORDINATOR Class. Misc. Association 617 $43.20 $59.77 Hourly SPECIAL PROJECTS ENGINEER At-Will 322-E $65.83 $98.78 Hourly SPECIAL PROJECTS MANAGER At-Will 322 $65.83 $91.10 Hourly SR. ACCOUNTING TECHNICIAN At-Will 613 $33.89 $46.90 Hourly SR. ENGINEERING TECHNICIAN Class. Misc. Association 614 $35.93 $49.72 Hourly STRATEGIC COMMUNICATIONS DIRECTOR At-Will III $76.36 $111.07 Hourly STREET MAINTENANCE SUPERVISOR Supervisory Association 617 $43.20 $59.77 Hourly SUSTAINABILITY PROGRAM MANAGER At-Will 321 $59.85 $82.82 Hourly SYSTEMS & NETWORK ADMINISTRATOR At-Will 319 $49.92 $69.08 Hourly SYSTEMS & NETWORK ENGINEER At-Will 619 $49.92 $69.08 Hourly TRAFFIC SIGNAL/LIGHTING SUPERVISOR Supervisory Association 617 $43.20 $59.77 Hourly TRAFFIC SIGNAL/LIGHTING TECHNICIAN Class. Misc. Association 614 $35.93 $49.72 Hourly WATERSHED ADMINISTRATOR At-Will 318 $46.22 $63.96 Hourly WATERSHED PROGRAM MANAGER At-Will 320 $54.41 $75.29 Hourly WATERSHED SPECIALIST At-Will 616 $40.37 $55.86 Hourly
WATERSHED TECHNICIAN At-Will 613 $33.89 $46.90 Hourly
331
RESOLUTION NO. 2026-XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
MARCOS ADOPTING AN UPDATED PART-TIME CLASSIFICATION
AND COMPENSATION SCHEDULE
WHEREAS, updates to the Part-Time Classification and Compensation schedule were prepared for the City Council’s consideration, to allow departments to remain competitive in recruitment actions, resulting in an updated schedule.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San Marcos does hereby adopt the Part-Time Classification and Compensation Schedule attached hereto and incorporated herein by this reference, effective as of June 20, 2026.
PASSED, APPROVED AND ADOPTED by the City Council of the City of San Marcos, California, this 23rd day of June 2026, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
______________________________
Rebecca D. Jones, Mayor
City of San Marcos
ATTEST:
_____________________________
Phillip Scollick, City Clerk
City of San Marcos
332
CITY OF SAN MARCOS, CA
PART-TIME CLASSIFICATION AND COMPENSATION SCHEDULE
EFFECTIVE: June 20, 2026
Min wage - $16.90/hour, effective 1/1/2026
Step 1 Step 2 Step 3 Step 4 Step 5 Step 6 Step 7 Step 8 Step 9 Step 10 Assistant Emergency Management Coordinator $ 29.23 $ 30.10 $ 31.01 $ 31.94 $ 32.90 $ 33.89 $ 34.90 $ 35.95 $ 37.02 $ 38.14 PT Assistant Engineer $ 40.37 $ 42.29 $ 44.30 $ 46.40 $ 48.60 $ 50.91 $ 53.33 $ 55.86 PT Associate Civil Engineer $ 54.41 $ 56.99 $ 59.70 $ 62.54 $ 65.51 $ 68.62 $ 71.88 $ 75.29 PT Associate Engineer $ 46.22 $ 48.41 $ 50.71 $ 53.12 $ 55.65 $ 58.29 $ 61.06 $ 63.96 City Clerk Specialist $ 22.58 $ 23.25 $ 23.95 $ 24.67 $ 25.40 $ 26.16 $ 26.95 $ 27.76 $ 28.59 $ 29.45 PT Code Compliance Officer $ 35.93 $ 37.64 $ 39.42 $ 41.30 $ 43.26 $ 45.31 $ 47.46 $ 49.72 Communications Specialist $ 26.81 $ 27.62 $ 28.45 $ 29.30 $ 30.18 $ 31.09 $ 32.02 $ 32.98 $ 33.97 $ 34.99 Copy Center Specialist $ 22.58 $ 23.25 $ 23.95 $ 24.67 $ 25.40 $ 26.16 $ 26.95 $ 27.76 $ 28.59 $ 29.45 Customer Service Specialist $ - $ 17.00 $ 17.50 $ 18.03 $ 18.57 $ 19.13 $ 19.70 $ 20.30 $ 20.90 $ 21.53 EMT $ 20.95 $ 21.94 $ 22.98 $ 24.08 $ 22.22 $ 26.42 $ 27.67 $ 28.99 Engineering Aide $ 22.58 $ 23.25 $ 23.95 $ 24.67 $ 25.40 $ 26.16 $ 26.95 $ 27.76 $ 28.59 $ 29.45 Fire/EMS Support Specialist $ 19.00 $ 19.56 $ 20.15 $ 20.76 $ 21.38 $ 22.02 $ 22.69 $ 23.37 $ 24.07 $ 24.79 Fleet Assistant $ - $ 17.00 $ 17.50 $ 18.03 $ 18.57 $ 19.13 $ 19.70 $ 20.30 $ 20.90 $ 21.53 PT GIS Technician $ 31.98 $ 33.50 $ 35.09 $ 36.75 $ 38.50 $ 40.33 $ 42.24 $ 44.25 Housing Program Technician $ 26.81 $ 27.62 $ 28.45 $ 29.30 $ 30.18 $ 31.09 $ 32.02 $ 32.98 $ 33.97 $ 34.99 IT Support Technician I $ 24.61 $ 25.34 $ 26.10 $ 26.89 $ 27.69 $ 28.53 $ 29.37 $ 30.26 $ 31.17 $ 32.10 Lead Parks & Trail Ranger $ 20.71 $ 21.33 $ 21.97 $ 22.63 $ 23.31 $ 24.01 $ 24.73 $ 25.46 $ 26.24 $ 27.02 PT Maintenance Worker $ 28.46 $ 29.81 $ 31.23 $ 32.71 $ 34.26 $ 35.89 $ 37.60 $ 39.38 PT Mechanic Assistant $ 28.46 $ 29.81 $ 31.23 $ 32.71 $ 34.26 $ 35.89 $ 37.60 $ 39.38 Nutrition Coordinator $ 24.61 $ 25.34 $ 26.10 $ 26.89 $ 27.69 $ 28.53 $ 29.37 $ 30.26 $ 31.17 $ 32.10 Office Assistant $ - $ 17.00 $ 17.50 $ 18.03 $ 18.57 $ 19.13 $ 19.70 $ 20.30 $ 20.90 $ 21.53 Park Caretaker $ - $ 17.00 $ 17.50 $ 18.03 $ 18.57 $ 19.13 $ 19.70 $ 20.30 $ 20.90 $ 21.53 Parks & Trail Ranger $ 19.00 $ 19.56 $ 20.15 $ 20.76 $ 21.38 $ 22.02 $ 22.69 $ 23.37 $ 24.07 $ 24.79 PT Permit Technician $ 30.17 $ 31.60 $ 33.10 $ 34.67 $ 36.32 $ 38.04 $ 39.85 $ 41.74 Recreation Leader $ - $ 17.00 $ 17.50 $ 18.03 $ 18.57 $ 19.13 $ 19.70 $ 20.30 $ 20.90 $ 21.53 Recreation Maintenance Specialist $ 17.43 $ 17.95 $ 18.49 $ 19.05 $ 19.62 $ 20.20 $ 20.81 $ 21.43 $ 22.08 $ 22.74 Recreation Program Specialist $ 20.71 $ 21.33 $ 21.97 $ 22.63 $ 23.31 $ 24.01 $ 24.73 $ 25.46 $ 26.24 $ 27.02 Recreation Technician $ 24.61 $ 25.34 $ 26.10 $ 26.89 $ 27.69 $ 28.53 $ 29.37 $ 30.26 $ 31.17 $ 32.10 PT Senior Civil Engineer $ 59.85 $ 62.69 $ 65.67 $ 68.79 $ 72.06 $ 75.48 $ 79.07 $ 82.82 Senior Customer Service Representative $ 19.00 $ 19.56 $ 20.15 $ 20.76 $ 21.38 $ 22.02 $ 22.69 $ 23.37 $ 24.07 $ 24.79 Senior Marketing and Communications Specialist $ 29.23 $ 30.10 $ 31.01 $ 31.94 $ 32.90 $ 33.89 $ 34.90 $ 35.95 $ 37.02 $ 38.14 Senior Recreation Leader $ 17.43 $ 17.95 $ 18.49 $ 19.05 $ 19.62 $ 20.20 $ 20.81 $ 21.43 $ 22.08 $ 22.74 Senior Recreation Program Specialist $ 22.58 $ 23.25 $ 23.95 $ 24.67 $ 25.40 $ 26.16 $ 26.95 $ 27.76 $ 28.59 $ 29.45 Senior Recreation Technician $ 29.23 $ 30.10 $ 31.01 $ 31.94 $ 32.90 $ 33.89 $ 34.90 $ 35.95 $ 37.02 $ 38.14 Part Time - Special Projects $ 16.90 $ 75.00
Watershed Inspector $ 29.23 $ 30.10 $ 31.01 $ 31.94 $ 32.90 $ 33.89 $ 34.90 $ 35.95 $ 37.02 $ 38.14 333
RESOLUTION NO. 2026-XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
MARCOS APPROVING A SALARY ADJUSTMENT FOR THE
MAYOR AND CITY COUNCIL MEMBERS CONSISTENT WITH
ORDINANCE NO. 2009-1315
WHEREAS, San Marcos Municipal Code (SMMC) section 2.08.030 authorizes compensation for the Mayor and City Council Members; and
WHEREAS, Ordinance No. 2009-1315, codified in SMMC section 2.09.030, provides that such compensation may be adjusted based on the prior year’s increase in the San Diego Consumer Price Index (CPI), not to exceed five percent per year; and
WHEREAS, the reported year-over-year increase in the San Diego Consumer Price Index for March 2026 is 3.2%; and
WHEREAS, the City Council desires to increase the salary for the Mayor and all City Council Members by 3.2%, effective June 19, 2026, to align with the pay period covering July 1, 2026, consistent with the provisions of the Municipal Code and Ordinance No. 2009-1315; and
WHEREAS, this Resolution No. 2026 – XXXX is not intended to and shall not operate to affect in any way any other benefits the City Council Members may receive including , but not limited to, health insurance benefits, which benefits will continue to be the same as those earned by executive staff of the City.
PASSED, APPROVED AND ADOPTED by the City Council of the City of San Marcos, California, this 23rd day of June 2026, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
_____________________________
Rebecca D. Jones, Mayor
City of San Marcos
ATTEST:
_____________________________
Phillip Scollick, City Clerk
City of San Marcos
334
ORDINANCE NO 2009 - 1315
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SAN MARCOS, CALIFORNIA AMENDING TITLE 2,
CHAPTER 2 08 OF THE SAN MARCOS MUNICIPAL CODE
BY AMENDING SECTION 2 08 030, COMPENSATION OF
COUNCILMEMBERS AND MAYOR
WHEREAS, San Marcos Municipal Code section 2 08 30 establishes the salary of the members of the City Council, including the Mayor, and WHEREAS, the City Council recognizes that the intent of section 2 08 030 ( a) was to limit increases of City Council and Mayoral salaries to an amount not exceeding five percent ( 5 %) per year and to set a base salary for the City Council and Mayor, WHEREAS, the above - referenced section was adopted prior to the approval of charter city status for the City by a vote of the people in 1994, and WHEREAS, the City Council seeks to provide uniformity to cost of living adjustments for City employees and elected officials, while ensuring that such adjustments, including City Council and Mayoral salary adjustments, are in conformity with the standards and limitations provided for all City of San Marcos employees and the five percent ( 5 %) limitation referenced above, and WHEREAS, in accordance with the authority reserved by the City under Section 100 of the Charter of the City of San Marcos, and in accordance with the City' s authority under Article XI, Section 5 of the Constitution of the State of California, the City Council hereby declares that City Council compensation is a core municipal affair that is to be governed in accordance with the San Marcos Municipal Code as set forth herein
NOW, THEREFORE, the City Council of the City of San Marcos, California, in accordance with the freedom afforded to charter cities generally and by the Charter of the City of San Marcos, specifically does ordain as follows SECTION 1. That Title 2, Chapter 2 08, Section 2 08 030, Compensation of Councilmembers and Mayor, is hereby amended to provide that the salaries of Council Members and the Mayor shall receive cost of living adjustments in accordance with and as limited by Section 2 08 030( a) with the addition of the following language 335
Ordinance No 2009 - 1315
2. 08. 030 Compensation of Councilmembers and Mayor.
a) Each member of the City Council, including the Mayor, shall receive a salary in the sum of $ 600 00 per month, as authorized by Section 36516 of the Government Code, payable at the time and in the manner as salaries are paid to other officials of the City The salaries established by this Section are exclusive of any amounts payable to each member of the City Council, including the Mayor, as reimbursement for actual and necessary expenses incurred in the performance of the official duties for the City, or as received by the City Council, including the Mayor, acting in the capacity as members of the Legislative Body of the Redevelopment Agency, the Mobilehome Rent Review Commission, and the Industrial Development Authority The salary established by this Section may be adjusted by ordinance of the City Council pursuant to the provisions of the State Government Code in an amount not to exceed 5% per year ( Ord. 90 -866, Approved by a Vote of the People on November 8, 1988) The salary established by this Section shall be effective for all members of the City Council, including the Mayor, as of the date that the term of office of the Mayor and Councilmembers elected at the November 8, 1988 election commences ( Ord 90 -866, Approved by a vote of the People on November 8, 1988)
Annual adjustments have been periodically incorporated into the City Council Compensation As of February 9, 2009, the City Council' s monthly salary is $ 97764 In accordance with subsection ( a), above, increases to City Council Compensation have been limited to an amount not to exceed five percent ( 5 %) per year Under the plenary authority granted it by Article XI, Section 5 of the Constitution of the State of California, and by Section 100 of the Charter of the City of San Marcos, and notwithstanding the provisions of Government Code section 36516( c), the compensation of the City' s officers, officials and employees is declared to be a municipal affair, and the provisions of this section 2 08 030 shall govern with respect to the implementation of the limits on City Council Compensation increases set forth in subsection ( a), above The salary established by this Section shall be increased annually by an amount representing the upward adjustment in the Consumer Price Index ( San Diego, All Items, Base Year 1982 - 84) for the prior calendar year, which amount is used as the basis of cost of living increases for City employees, provided, however, that such increase shall not exceed five percent ( 5 %) per annum As provided in subsection ( a), above, cost of living adjustments that exceed five percent ( 5 %) per annum must be submitted to the voters for approval prior to implementation ( Ord 2009 - 1315) 336
Ordinance No 2009 - 1315
b) Each member of the City Council, including the Mayor, shall receive a stipend in the amount of $ 50 00 per meeting when acting in the capacity as members of the Legislative Body of the Redevelopment Agency, the Industrial Development Authority, San Marcos Public Facilities Authority, the Mobilehome Park Financing Authority, the San Marcos Fire Protection District, the Discovery Valley Utility and /or the City Council when holding hearings relating to Community Development Block Grant ( CDBG) funds The meeting stipend established by this Section shall be exclusive of any salary payable to each member of the City Council, including the Mayor, or received as reimbursement for any actual necessary expenses incurred in the performance of the official duties for the City Said meeting stipend shall only be received by the City Council, including the Mayor, when the legislative body in question has an item on the agenda for that particular meeting, and that member attends such meeting The stipend established by this Section may be adjusted by ordinance of the City Council in an amount not to exceed 5% per year
c) Each member of the City Council, including the Mayor, shall receive an auto allowance in the amount of $ 300 per month The stipend established by this section may be adjusted by ordinance of the City Council in an amount not to exceed 5% per year
d) The report published by the City Clerk pursuant to Section 2 08 050 ( h) shall include the then - current amount of the salary and the meeting stipends paid to the City Council and Mayor
SECTION 2. If any section, sentence, clause or phrase of this Ordinance is determined to be invalid, illegal or unconstitutional by a decision or order of any court or agency of competent jurisdiction, then such decision or order will not affect the validity and enforceability of the remaining portions of this Ordinance The City Council declares that it would have passed and adopted this Ordinance, and each section, sentence, clause or phrase thereof, regardless of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional
SECTION 3. This Ordinance shall be effective thirty ( 30) days following its adoption Within fifteen ( 15) days following its adoption, the City Clerk shall publish this Ordinance, or the title thereof, as a summary as required by state law 337
Ordinance No 2009 - 1315
INTRODUCED at a regular meeting of the City Council of the City of San Marcos held on the 10th day of February, 2009 and thereafter,
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of San Marcos held on the 24th day of February 2009, by the following roll call vote
AYES COUNCILMEMBERS JONES, MARTIN, ORLANDO, PRESTON, DESMOND
NOES COUNCILMEMBERS NONE
ABSENT. COUNCILMEMBERS NONE
ATTEST
e asque Ci_+ 1 rk
City of San M rco
James M Desmond, Mayor
City of San Marcos
APPROVED AS TO FORM
zil * 4 1
6 4L
HelenHolmesPeak, CityAttorney
City of San Marcos
338
City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2901
MEETING DATE:
JUNE 23, 2026
SUBJECT:
APPOINTMENTS TO CITY BOARDS, COMMITTEES AND COMMISSIONS Recommendation
APPOINT individuals to positions on City Boards, Committees and Commissions.
Board or Commission Action
Not applicable.
Introduction
The City Council has established boards and commissions to assist with various functions of the City. The roles of the boards and commissions vary from making decisions to making recommendations to the City Council. These boards and commissions consist of individuals who meet certain criteria outlined in bylaws, the San Marcos Municipal Code, or resolution. The City Council has the opportunity every year to review the vacant and expiring positions with the opportunity to appoint new individuals to serve in those positions.
Commission terms range from two (2) to four (4) years. Pursuant to Government Code Section 1302, “every officer whose term has expired shall continue to discharge the duties of his/her office until his/her successor has qualified” and been appointed by the City Council.
As part of the board and commission appointment process, the City enables and ensures all citizens of the City, pursuant to the Maddy Act (Act), have equal access to specific and current information about the many local regulating and advisory boards, commissions, and committees. The Act provides citizens equal opportunity to be informed of vacancies which shall occur, so that they may pursue, participate in, and contribute to the operations of local government by serving on such boards, commissions and committees. In compliance with the Act, the notice of vacancies was posted on the City’swebsite. The application period was from April 29, 2026 to June 12, 2026. The City Clerk’sOffice received a total of 15 applicants for Commission vacancies. Applications were then screened by the City Clerk’sOffice to ensure that eligibility requirements met each respective board’sgoverning documents. Qualified applicants were invited to attend the June 23, 2026, City Council meeting to be interviewed and to provide an opportunity to speak to their qualifications for service.
Discussion
The City Council has the opportunity to annually consider making appointments to various City boards, committees, and commissions. The Council is reminded that for those appointments which carry a stipend, the provisions of San Marcos Municipal Code (SMMC) Chapter 2.16 (Controls on Campaign Contributions) City of San Marcos Printed on 6/18/2026Page 1 of 4
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the provisions of San Marcos Municipal Code (SMMC) Chapter 2.16 (Controls on Campaign Contributions) restrict Council Member decision or action, or participate in making or attempting to influence any governmental decision or action on campaign contributors relating to a person who has contributed in excess of $500, consistent with the Levine Act. See SMMC section 2.16.070. In the event an applicant has made such a contribution to a Council Member within the last 12 months, that Council Member must state the financial disqualification on the record and must then leave the dais during any action and consideration concerning that candidate.
The Mayor is the appointing authority with approval from the City Council as delineated in the Municipal Code or by City Council Resolution for the following commissions:
· Youth Commission - SMMC Section 9.12.010
Committees where the Mayor is specifically identified as the appointing authority:
· Community Foundation - Resolution No. 87-2706
Committees with either General City Council appointment authority, or unspecified appointment authority:
• Budget Review Committee - Resolution No. 1997-4900
Following is a list of vacancies:
Commission/Committee/Board Term (Years) Vacancies
Budget Review Committee 3 2 Regular, 1 Alternate
Community Foundation 2 1 Regular
Youth Commission 3 5 Regular
As noted above, Government Code Section 1302 provides that “every officer whose term has expired shall continue to discharge the duties of his/her office until his/her successor has qualified”and been appointed by the City Council.
The following is a list of the commission, committee and board vacancies with term, stipend (if any), and qualifications for serving in that position. Qualified applicants are listed below alphabetically.
Budget Review Committee: One (1) Alternate and Two (2) Regular scheduled vacancies; 3-year term - new term expires 06/30/2029. ·
· Qualifications: Applicant must reside within city limits and be a qualified elector of the City or be a business within the City or be a business location manager for a business within the City. · · Commissioners whose terms expired are James Knowlton (Regular - Expired), Benjamin P. Barlow (Alternate - Expired), and Joanne Harris-Malone (Regular - Expired). · · Stipend per meeting: None
Applicants:
Alison Stanton Benjamin P. Barlow (Reapplying)
James Knowlton (Reapplying) Jawid Habib (2nd Choice)
Joanne Harris-Malone (Reapplying) Ray Deal (1st Choice) Vanessa Crespin (1st Choice)
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Alison Stanton Benjamin P. Barlow (Reapplying)
James Knowlton (Reapplying) Jawid Habib (2nd Choice)
Joanne Harris-Malone (Reapplying) Ray Deal (1st Choice) Vanessa Crespin (1st Choice)
San Marcos Community Foundation: One (1) Regular unscheduled vacancy; 2-year term - term expires 12/31/2026.
· Qualifications: Applicant must reside within city limits or have a business in San Marcos and be a qualified elector.
· Commissioner whose term had an unscheduled vacancy is Jennifer Ho (Regular - Resigned- Term End 12/31/2026)
· Stipend per meeting: None
Applicants:
Jawid Habib (1st Choice)Katie Croskrey (1st
Choice)
Ray Deal (2nd Choice)
Youth Commission: Four (4) Regular scheduled vacancies, new term expires 06/30/2029 and One (1) Regular unscheduled vacancy, term expires 6/30/2028.
· Qualifications: Applicant must reside within city limits or within the boundaries of the San Marcos Unified School District; have completed the sixth grade but not yet attained the age of twenty-one years at the time of the appointment.
· Commissioners whose terms expired are Reid Emoto-Garay (Regular -Expired), Savera Sekhon (Regular - Expired), Harshini Subramanian (Regular - Expired), and Siddharth Subramanian (Regular - Expired). Commissioner whose term had an unscheduled vacancy is Nethra Gopalakrishnan (Regular - Resigned- Term End 06/30/2028)
· Stipend per meeting: Chair - $30 per meeting / Commissioner - $15 per meeting Applicants:
Atharva Jadhav (Current Alternate)Diya
Subramanian
Gina Lee Kendra Schreckengaust
Madeline Cohen Natalie Carrillo
Reid Emoto-Garay (Reapplying)
Fiscal Impact
The Fiscal Year 2026-27 stipends and membership costs have been budgeted in the General Fund (100) in the proposed Fiscal Year 2026-27 Operations and Maintenance Budget. Future stipends and memberships costs will continue to be budgeted in the General Fund.
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Attachment(s)
June 2026 Commission Applicants and Attendance List
Applications and Statements
Prepared by: Micki Olinger Chavez, Deputy City Clerk
Reviewed by: Phillip Scollick, City Clerk
Approved by: Michelle Bender, City Manager
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COMMISSION VACANCIES
City Council Meeting 06/23/2026
NEW APPLICANTS
INCUMBENT REAPPLYING
LEAVING OFFICE
Name District Term Expiration
Meeting
Attendance
Terms
Served Notes CURRENT MEMBERS
Alison Stanton 2 1st Choice
Jawid Habib 2 2nd Choice
Ray Deal 4 1st Choice
Vanessa Crespin 4 1st Choice
Benjamin P. Barlow 4 6/30/2026 2/5 1 Alternate
James Knowlton 2 6/30/2026 3/5 3
Joanne Harris-Malone 3 6/30/2026 5/5 2
Edward Badal 1 6/30/2028 4/5 1 Alternate
Stephanie Bussen 2 6/30/2028 4/5 1
Chris Freeman 1 6/30/2028 5/5 3
Salvador Roman 1 6/30/2028 3/5 2
Jim Garcia 3 6/30/2028 4/5 2
Kathleen Smith 2 6/30/2027 1/5 2
NEW APPLICANTS
INCUMBENT REAPPLYING
LEAVING OFFICE
Name District Term Expiration
Meeting
Attendance
Terms
Served Notes CURRENT MEMBERS
Jawid Habib 2 1st Choice
Katie Croskrey 2 1st Choice
Ray Deal 4 2nd Choice
Jennifer Ho 1 12/31/2026 2 Resigned 1/15/26
Eliza King 1 12/31/2027 2/2 1 Alternate
Erika Skaar 4 12/31/2026 2/2 1
Gary Greving 2 12/31/2026 2/2 2
Mike Hardesty 3 12/31/2026 2/2 2
Janice Miller 4 12/31/2026 2/2 1
Carol Gendel 2 12/31/2027 2/2 3
Stephanie Bussen 2 12/31/2027 2/2 1
COMMUNITY FOUNDATION - 2 YEAR TERM
7 REGULAR MEMBERS, 1 ALTERNATE MEMBER
(1 REGULAR POSITION OPEN- TERM ENDS 12/31/2026)
BUDGET REVIEW COMMITTEE - 3 YEAR TERM
7 REGULAR, 2 ALTERNATE MEMBERS
(2 REGULAR POSITIONS & 1 ALTERNATE POSITION OPEN)
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NEW APPLICANTS
INCUMBENT REAPPLYING
LEAVING OFFICE
Name District Term Expiration
Meeting
Attendance
Terms
Served Notes CURRENT COMMISSIONERS
Diya Subramanian 2
Gina Lee 4
Kendra Schreckengaust 2
Madeline Cohen 2
Natalie Carrillo 2
Reid Emoto-Garay 2 6/30/2026 11/11 2
Atharva Jadhav 2 6/30/2027 10/11 1
Current Alternate, Applying
for Regular
Nethra Gopalakrishnan 4 6/30/2028 9/11 2
Siddharth Subramanian 2 6/30/2026 8/11 1
Harshini Subramanian 2 6/30/2026 7/11 1
Savera Sekhon 4 6/30/2026 7/11 2
Kai Finley 2 6/30/2028 8/9 1 Alternate
Prisha Balani 4 6/30/2028 8/11 1
Ava Scollick 2 6/30/2028 10/11 2
Micaela Wood SMUSD 6/30/2028 9/11 1
Madison Emoto-Garay 2 6/30/2027 11/11 1
(5 REGULAR POSITIONS OPEN)
YOUTH COMMISSION - 3 YEAR TERM
9 REGULAR MEMBERS, 2 ALTERNATE MEMBERS
344
345
346
347
348
349
350
351
352
353
354
355
356
357
358
359
360
Youth Commission
Applications
361
362
363
364
365
366
367
368
369
370
371
372
373
374
375
City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:TMP-2485
MEETING DATE:
June 23, 2026
SUBJECT:
RESOLUTION NO. 2026-9632 - ADOPTING INDEXED INCREASES IN DEVELOPMENT IMPACT FEES, INCLUSIONARY HOUSING IN-LIEU FEES, AND USER FEES FOR 2026 Recommendation
ADOPT resolution adopting indexed increases in Development Impact Fees, Inclusionary Housing In-Lieu Fees, and User Fees.
Board or Commission Action
Not Applicable
Executive Summary
In 2024, the City Council adopted a comprehensive fee update to the City’s Development Impact Fees, Inclusionary Housing In-Lieu Fee, and User Fees. As part of that adoption, the City identified the ability to update the adopted fees based on reasonable inflation indices to retain purchasing power of those fees.
Discussion
The City of San Marcos (“City”)charges development-related and service-related fees to ensure that the cost of private development activity and limited-benefit services is not borne entirely by the broader community.
Development Impact Fees, also known as Public Facilities Fees (PFF), are imposed on new development to mitigate the impacts of growth on City infrastructure and public facilities. These fees fund the construction of various facilities needed in the future as a result of growth. The City assesses fees in several categories such as transportation facilities, parks and recreation facilities, fire and emergency medical services facilities, advanced planning, habitat conservation, and storm drainage facilities.
The City also maintains an Inclusionary Housing In-Lieu Fee (IH Fee), which allows certain residential development projects to satisfy inclusionary housing requirements through payment of a fee in lieu of constructing affordable units.
Citywide User Fees are charged for specific services that primarily benefit an individual applicant or customer, such as development review, permitting, inspection, entitlement processing, and similar services. These fees are intended to recover all or a portion of the City’s reasonable cost to provide the applicable service.
In 2024, the City adopted updated PFF, IH Fee, and User Fees. In connection with that effort, the City performed a comprehensive analysis of three sets of fees through nexus and cost of service studies, which City of San Marcos Printed on 6/18/2026Page 1 of 3
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performed a comprehensive analysis of three sets of fees through nexus and cost of service studies, which justified the reasonable costs associated with those fees. Those studies identified the ability of the City to increase these fees based on reasonable inflation indices. Inflation affects the cost of constructing public facilities, producing affordable housing, and delivering City services. If adopted fees remain static, the City’s ability to fund needed infrastructure, support affordable housing production, and recover the cost of limited- benefit services is reduced.
Annual inflationary adjustments are a common and appropriate tool used by cities to maintain the effectiveness of adopted fee programs between comprehensive updates. These adjustments do not replace the need for periodic comprehensive fee studies. Rather, they help preserve the purchasing power of adopted fees until the City undertakes future nexus studies, cost of service studies, or other comprehensive updates.
Any change to the PFF, IH Fee, and User Fees cannot take effect in less than 60 days from the date of adoption. For simplicity of administration, staff would make the fees effective on September 1, 2026. Notice has been given to the upcoming fee change and staff will continue to communicate out the proposed changes through the effective date.
Public Facilities Fees
Because PFF are used for infrastructure and capital facilities, the City Council identified the Engineering News -Record Construction Cost Index (ENR CCI) as the inflationary index that should be applied to these fees as described in Resolution 2024-9385. The ENR CCI is an established construction cost index and is appropriate for fees that fund capital improvements, infrastructure, and public facilities.
The proposed adjustment would increase the adopted Development Impact Fee schedule by 2.7% percent, based on the change in the ENR CCI from March 2025 to March 2026. The adjusted fees would remain within the maximum justified amounts identified in the applicable nexus study or would otherwise be limited to the legally supported amount.
Inclusionary Housing In-Lieu Fee
City Council also identified the ENR CCI as the inflationary index that should be applied to Inclusionary Housing In-Lieu Fees as described in Resolution 2024-9387, designated because it operates as a construction cost index. The proposed adjustment would increase the IH Fee by 2.7% percent.
Citywide User Fees
The Consumer Price Index (CPI) was approved by Council to apply to Citywide User Fees pursuant to Resolution 2024-9389. CPI is appropriate for user fees because the cost of providing City services is affected by broad inflationary pressures, including personnel, supplies, contract services, technology, and administrative costs. The proposed adjustment would increase applicable User Fees by 3.2%. However, no user fee would be increased above the City’sestimated reasonable cost of providing the service. Where an inflationary adjustment would cause a fee to exceed the documented cost of service, the fee would be capped at the cost recovery amount or excluded from the adjustment.
Environmental Review
The proposed increase in Development Impact Fees, Inclusionary Housing In-Lieu Fees, and User Fees based upon inflationary indices is exempt from CEQA pursuant to Section 15061(B)(3) of the CEQA City of San Marcos Printed on 6/18/2026Page 2 of 3
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377
File #:TMP-2485
Guidelines.
Fiscal Impact
The increase in Development Impact Fees and Inclusionary Housing In-Lieu fees by 2.7% and the increase in User Fees by 3.2% will increase revenue to the City to address increases in costs for construction costs and services.
Attachment(s)
Resolution adopting indexed increases in Development Impact Fees, Inclusionary Housing In-Lieu Fees, and User Fees
Prepared by: Punam Prahalad, Deputy City Attorney
Submitted by: Isaac Etchamendy, Development Services Director Reviewed by: Donna Apar, Finance Director
Reviewed by: Michelle Bender, City Manager
City of San Marcos Printed on 6/18/2026Page 3 of 3
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378
RESOLUTION NO. 2026-XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
MARCOS ADOPTING INDEXED INCREASES IN DEVELOPMENT
IMPACT FEES, INCLUSIONARY HOUSING IN -LIEU FEES, AND
USER FEES FOR 2026
WHEREAS, the City Council of the City of San Marcos considered and adopted the Development Impact Fee Nexus Study Update prepared by Willdan Financial Services dated October 4, 2024 and findings incorporated therein at a duly noticed public hearing on November 26, 2024; and
WHEREAS, on November 26, 2024, the City Council of the City of San Marcos (“City Council”) passed and adopted Resolution No. 2024-9385 adopting the 2025 Development Impact Fee Schedule based on the findings set forth i n the Development Impact Fee Nexus Study Update; and
WHEREAS, to ensure that such fees will continue to generate sufficient funds to construct the facilities needed to serve new development , Resolution 2024-9385 allows the City Council , following a duly noticed public hearing, to adjust the Maximum Justified PFF (Per Square Foot) in Table 1 of the Development Impact Fee (PFF) Schedule Development Impact Fees periodically, no more frequently than annually, based on the Engineering News Rec ord – Construction Cost Index, which adjusted amounts are to be submitted to the City Council for consideration at a duly noticed public hearing and, if adopted by the City Council, would be effective no earlier than sixty (60) days thereafter, or at a later date as may be set by the City Council; and
WHEREAS, the table entitled “City of San Marcos Development Impact Fees 2026,” attached hereto as Exhibit A and incorporated by reference, includes adjusted fees based on the
2.7% increase in the Engineering News Record – Construction Cost Index from March 2025 to March 2026; and
WHEREAS, at a duly noticed public hearing on November 26, 2024, the City Council considered the January 2024 Inclusionary Housing In -Lieu Fee Study prepared by Keyser Marston Associates and the findings incorporated therein, and adopted Resolution No. 2024-9387 setting an Inclusionary Housing In -Lieu Fee based on the findings set forth in said Inclusionary Housing In-Lieu Fee Study; and
WHEREAS, to ensure that the fees will continue to generate sufficient funds to construct affordable housing in the City, Resolution 2024-9387 allows the City Council , following a duly noticed public hearing , to adjust the Incl usionary Housing In -Lieu Fees periodically, no more frequently than annually, based on the Engineering News Record – Construction Cost Index , which adjusted amounts are to be submitted to the City Council for consideration at a public hearing and, if adopt ed by the City Council, would be effective no earlier than sixty (60) days thereafter, or at a later date as may be set by the City Council; and 379
Resolution No. 2026-XXXX
Page2
WHEREAS, the table entitled “Inclusionary Housing In-Lieu Fees 2026,” attached hereto as Exhibit B and incorporated by reference, includes adjusted fees based on the 2.7% increase in the Engineering News Record – Construction Cost Index from March 2025 to March 2026; and
WHEREAS, at a duly noticed public hearing on November 26, 2024 the City Council considered the Comprehensive User Fee Study prepared by Willdan Financial Servi ces, and adopted Resolution No. 2024-9389 approving the 2025 User Fee Schedule based on the findings set forth in the Comprehensive User Fee Study; and
WHEREAS, to maintain the City’s abi lity to recover the reasonable costs of providing permit-related services, Resolution 2024-9389 allows the City Council , following a duly noticed public hearing, to adjust the User Fees periodically, no more frequently than annually, based on the Consumer Price Index, which adjusted amounts are to be submitted to the City Council for consideration at a public hearing and, if adopted by the City Council, the adjusted amounts to be effective no earlier than sixty (60) days thereafter, or at a later date as ma y be set by the City Council; and
WHEREAS, the table entitled “User Fees 2026,” attached hereto as Exhibit C and incorporated by reference, includes adjusted fees based on the 3.2% increase in the Consumer Price Index for All Urban Consumers: All Items, San Diego-Carlsbad from March 2025 to March 2026; and
WHEREAS, in connection with its consideration of the updated Development Impact Fees, Inclusionary Housing In -Lieu Fees, and User Fees, the City Council conducted a duly noticed public hearing to receive written and oral testimony regarding said fees in accordance with the requirements of Government Code Section 66016; and
WHEREAS, prior to consideration and adoption of the updated Development Impact Fees, Inclusionary Housing In -Lieu Fees, and User Fees , notice of said public hearing, as well as information concerning the indices used in relation to the proposed amendments have been published and made available to the public and interested persons, in accordance wi th the requirements of Government Code Section 66016.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Marcos as follows:
1. The City Council of the City of San Marcos hereby adopts the updated Development Impact Fees for 2026 as set forth in Exhibit A, attached hereto and incorporated herein, which Development Impact Fees shall be effective no sooner than 60 days after the effective date of this Resolution.
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Resolution No. 2026-XXXX
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2. The City Council of the City of San Marcos hereby adopts t he updated Inclusionary Housing In-Lieu Fees for 2026 as set forth in Exhibit B, attached hereto and incorporated herein, which Housing In-Lieu Fees shall be effective no sooner than 60 days after the effective date of this Resolution.
3. The City Council of the City of San Marcos hereby adopts the updated User Fees for 2026 as set forth in Exhibit C, attached hereto and incorporated herein, which User Fees shall be effective no sooner than 60 days after the effective date of this Resolution.
4. Prior to the adoption of this Resolution, the levying and update of the Development Impact Fees, Inclusionary Housing In-Lieu Fees, and User Fees has been reviewed by the City Council and staff in accordance with the California Environmental Quality Act (“CEQA”) an the CEQA Guidelines and it was determined that the adoption of this resolution is exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines.
5. The City Council declares that, should any provision, section, paragraph, sentence or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.
PASSED, APPROVED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF SAN MARCOS at a regular meeting held on the 23rd day of June, 2026, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
______________________________
Rebecca D. Jones, Mayor
City of San Marcos
ATTEST:
_____________________________
Phillip Scollick, City Clerk
City of San Marcos
ATTACHMENT(S):
EXHIBIT A – CITY OF SAN MARCOS DEVELOPMENT IMPACT FEES 2026 EXHIBIT B – CITY OF SAN MARCOS INCLUSIONARY HOUSING IN-LIEU FEES 2026 EXHIBIT C – CITY OF SAN MARCOS USER FEES 2026
381
EXHIBIT A
CITY OF SAN MARCOS DEVELOPMENT IMPACT FEES 2026
382
Fee Single-
Family
Multi-
Family Commercial Office Industrial
Transportation $2.24 $2.09 $9.25 $8.21 $5.62
Parks $3.51 $4.38 $0.00 $0.00 $0.00
Fire Protection $0.52 $0.65 $1.17 $1.70 $0.64
Advanced Planning $0.07 $0.09 $0.04 $0.06 $0.02
Habitat Conservation $0.17 $0.22 $0.10 $0.15 $0.05
Storm Drain $0.19 $0.21 $0.37 $0.40 $0.40
Total (Per SF) $6.70 $7.64 $10.93 $10.52 $6.73
Fee Single-
Family
Multi-
Family Commercial Office Industrial
Transportation $2.30 $2.15 $9.50 $8.43 $5.77
Parks $3.61 $4.50 $0.00 $0.00 $0.00
Fire Protection $0.53 $0.67 $1.20 $1.75 $0.66
Advanced Planning $0.07 $0.09 $0.04 $0.06 $0.02
Habitat Conservation $0.17 $0.23 $0.10 $0.15 $0.05
Storm Drain $0.20 $0.22 $0.38 $0.41 $0.41
Total (Per SF) $6.88 $7.85 $11.23 $10.81 $6.91
2.7%
Inflation Factor Utilized is the Construction Cost Index annual increase as of March 2026 Current PFF (Per Square Foot)
Recommended PFF (Per Square Foot)
Inflation Rate
EXHIBIT A – CITY OF SAN MARCOS DEVELOPMENT IMPACT FEES 2026 383
EXHIBIT B
CITY OF SAN MARCOS INCLUSIONARY HOUSING IN-LIEU FEES
2026
384
Affordable units % per
SMMC 20.310.040
Current In-Lieu
Charge (per sq ft)
New In-Lieu
Charge (per sq ft) Difference
15% 15.00$ 15.41$ $ 0.41
Inflation Rate 2.7%
Inflation Factor Utilized is the Construction Cost Index annual increase as of March 2026 Inclusionary Housing In-Lieu Fee
EXHIBIT B – CITY OF SAN MARCOS INCLUSIONARY HOUSING IN-LIEU FEES 2026 385
EXHIBIT C
CITY OF SAN MARCOS USER FEES 2026
386
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Administrative Fees
City Attorney Review City Attorney
burdened rate hr City Attorney burdened
rate NA
Fee for Conducting Unpermitted Work 100% of permit Each 100% of permit NA Research Time by Written Request Based on Cost Hourly Based on Cost NA Segregation of Assessment District (CFD) plus $15 per lot 800.11 lot $800.11 $0 Special Services provided by Department Staff Hourly staff rate hour Hourly staff rate NA Refund of Fees Fee less City
expenses and Costs total Fee less City expenses
and Costs NA
Building Division Fees
Antennas
Antennas Plan Check Fee (Staff) 390.00 each $402.00 $12 Antennas Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Antennas Permit Fee 130.00 each $134.00 $4
Automatic Teller Machine
Automatic Teller Machine Plan Check Fee (Staff) 150.00 each $155.00 $5 Automatic Teller Machine Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Automatic Teller Machine Permit Fee 85.00 each $88.00 $3 Awning and Canopies
Awning and Canopies - Residential
Awning and Canopies - Residential Plan Check Fee (Staff) 145.00 each $150.00 $5 Awning and Canopies - Residential Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA
Awning and Canopies - Residential Permit Fee 75.00 each $77.00 $2 Awning and Canopies - Commercial
Awning and Canopies - Commercial Plan Check Fee (Staff) 350.00 each $361.00 $11 Awning and Canopies - Commercial Plan Check Fee (third
party) Direct Staff Cost each Direct Staff Cost NA
Awning and Canopies - Commercial Permit Fee 220.00 each $227.00 $7 Balcony
Balcony Plan Check Fee (Staff) 150.00 each $155.00 $5
Balcony Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Balcony Permit Fee 175.00 each $181.00 $6
Close or Open Wall
Close or Open Wall Plan Check Fee (Staff) 365.00 each $377.00 $12 Close or Open Wall Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Close or Open Wall Permit Fee 155.00 each $160.00 $5
Fireplaces
Fireplaces Plan Check Fee (Staff) 185.00 each $191.00 $6 Fireplaces Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Fireplaces Permit Fee 105.00 each $108.00 $3
EXHIBIT C – CITY OF SAN MARCOS USER FEES 2026
387
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Flagpoles
Flagpoles over 35 feet Plan Check Fee (Staff) 220.00 each $227.00 $7 Flagpoles over 35 feet Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Flagpoles over 35 feet Permit Fee 200.00 each $206.00 $6 Greenhouses
Greenhouses Plan Check Fee (Staff) Valuation Based SF Valuation Based NA Greenhouses Plan Check Fee (third party) Direct Staff Cost SF Direct Staff Cost NA Greenhouses Permit Fee Valuation Based SF Valuation Based NA Paint Spray Booth
Paint Spray Booth Plan Check Fee (Staff) 735.00 each $759.00 $24 Paint Spray Booth Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Paint Spray Booth Permit Fee 220.00 each $227.00 $7
Propane Tank
Propane Tank Plan Check Fee (Staff) 220.00 each $227.00 $7 Propane Tank Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Permit Fee 80.00 each $83.00 $3
Relocate Building
Relocate Building Plan Check Fee (Staff) Same as new building each Same as new building NA Relocate Building Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Relocate Building Permit Fee Same as new building each Same as new building NA Re-roofing
Re-roofing - Residential overlay
Re-roofing - Residential overlay Plan Check Fee (Staff) 42.00 each $43.00 $1 Re-roofing - Residential overlay Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA
Re-roofing - Residential overlay Permit Fee 50.00 each $52.00 $2 Re-roofing - Residential overlay with Sheathing
Re-roofing - Residential overlay with Sheathing Plan Check Fee (Staff) 40.00 each $41.00 $1
Re-roofing - Residential overlay with Sheathing Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Re-roofing - Residential overlay with Sheathing Permit Fee 132.00 each $136.00 $4 Re-Roofing - Commercial overlay to 150 squares
Re-Roofing - Commercial overlay to 150 squares Plan
Check Fee (Staff) 40.00 each $41.00 $1
Re-Roofing - Commercial overlay to 150 squares Plan
Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Re-Roofing - Commercial overlay to 150 squares Permit
Fee 130.00 each $134.00 $4
388
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Re-Roofing - Commercial overlay over 150 squares
Re-Roofing - Commercial overlay over 150 squares Plan
Check Fee (Staff) 84.00 each $87.00 $3
Re-Roofing - Commercial overlay over 150 squares Plan
Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Re-Roofing - Commercial overlay over 150 squares Permit Fee 395.00 each $408.00 $13
Residing
Residing Plan Check Fee (Staff) 25.00 each $26.00 $1
Residing Plan Check Fee (third party) 1,300.00 each Direct Staff Cost NA Residing Permit Fee 80.00 each $83.00 $3
Re-stucco
Re-stucco Plan Check Fee (Staff) 25.00 each $26.00 $1
Re-stucco Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Re-stucco Permit Fee 80.00 each $83.00 $3
Signs
Signs - Reface or Repaint
Signs - Reface or Repaint Plan Check Fee (Staff) 150.00 each $155.00 $5 Signs - Reface or Repaint Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Signs - Reface or Repaint Permit Fee 85.00 each $88.00 $3 Signs - Non-illuminated
Signs - Non-illuminated Plan Check Fee (Staff) 150.00 each $155.00 $5 Signs - Non-illuminated Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Signs - Non-illuminated Permit Fee 85.00 each $88.00 $3 Signs - Illuminated
Signs - Illuminated Plan Check Fee (Staff) 150.00 each $155.00 $5 Signs - Illuminated Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Signs - Illuminated Permit Fee 85.00 each $87.72 $3
Signs - Monument and Pole
Signs - Monument and Pole Plan Check Fee (Staff) 150.00 each $154.80 $5 Signs - Monument and Pole Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Signs - Monument and Pole Permit Fee 130.00 each $134.00 $4 Solar
Residential Solar System on Roof Plan Check Fee (Staff) 55.00 each $57.00 $2 Residential Solar System on Roof Plan Check Fee (third
party) Direct Staff Cost each Direct Staff Cost NA
Residential Solar System on Roof Permit Fee 65.00 each $67.00 $2 389
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Carport w/ Solar
Carport with Solar Plan Check Fee- Staff 950.00 Each $980.00 $30 Carport with Solar Plan Check Fee- Third Party Direct Staff Cost Each Direct Staff Cost NA Carport with Solar Permit Fee 440.00 Each $454.00 $14
Commercial Solar System On Roof Plan Check Fee- Staff 600.00 Each $619.00 $19 Commercial Solar System On Roof Plan Check Fee- Third Party Direct Staff Cost Each Direct Staff Cost NA Commercial Solar System On Roof Permit Fee 260.00 Each $268.00 $8 Special Pile Foundation
Special Pile Foundation Plan Check Fee (Staff) 470.00 each $485.00 $15 Special Pile Foundation Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Special Pile Foundation Permit Fee 215.00 each $222.00 $7 Storage Racks
Storage Racks Plan Check Fee (Staff) 190.00 each $196.00 $6 Storage Racks Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Storage Racks Permit Fee 90.00 each $93.00 $3
Underground Fuel Tanks
Underground Fuel Tanks Plan Check Fee (Staff) 1,100.00 each $1,135.00 $35 Underground Fuel Tanks Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Underground Fuel Tanks Permit Fee 450.00 each $464.00 $14 Apartments, Condominiums, Duplex, Townhouse
Apartments, Condominiums, Duplex, Townhouse Plan
Check Fee (Staff) Valuation Based per unit Valuation Based NA Apartments, Condominiums, Duplex, Townhouse Plan
Check Fee (third party) Direct Staff Cost per unit Direct Staff Cost NA Apartments, Condominiums, Duplex, Townhouse Permit
Fee Valuation Based per unit Valuation Based NA
Care for the Elderly
Care for the Elderly Plan Check Fee (Staff) Valuation Based per unit Valuation Based NA Care for the Elderly Plan Check Fee (third party) Direct Staff Cost per unit Direct Staff Cost NA Care for the Elderly Permit Fee Valuation Based per unit Valuation Based NA Carports, Patios, Sheds, Barns, Deck
Carports, Patios, Sheds, Barns, Deck Plan Check Fee (Staff) 250.00 each $258.00 $8 Carports, Patios, Sheds, Barns, Deck Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA
Carports, Patios, Sheds, Barns, Deck Permit Fee 130.00 each $134.00 $4 Commercial and Industrial
Commercial and Industrial
Commercial and Industrial Plan Check Fee (Staff) Valuation Based each Valuation Based NA Commercial and Industrial - Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Commercial and Industrial - Permit Fee Valuation Based sf Valuation Based NA 390
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Accessory Dwelling Units (ADU)
Accessory Dwelling Units (ADU) Plan Check Fee (Staff) Valuation Based per unit Valuation Based NA Accessory Dwelling Units (ADU) Plan Check Fee (third
party) Direct Staff Cost per unit Direct Staff Cost NA
Accessory Dwelling Units (ADU) Permit Fee Valuation Based each Valuation Based NA (ADU) Accessory dwelling unit- City standard
ADU- City Standard up to 500 SF
ADU- up to 500 SF Plan check fee (Staff) 1,166.08 Each $1,203.00 $37 ADU- up to 500 SF Permit fee 2,584.24 Each $2,667.00 $83 ADU- City Standard up to 749 SF
ADU- up to 749 SF Plan check fee (Staff) 1,166.08 Each $1,203.00 $37 ADU- up to 749 SF permit fee 2,584.24 Each $2,667.00 $83 ADU- City standard up to 1000 SF
ADU- up to 1000 SF plan check fee (Staff) 1,166.08 Each $1,203.00 $37 ADU- up to 1000 SF permit fee 2,584.24 Each $2,667.00 $83 Hospital and Medical Offices
Hospital and Medical Offices Plan Check Fee (Staff) Valuation Based SF Valuation Based NA Hospital and Medical Offices Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Hospital and Medical Offices Permit Fee Valuation Based SF Valuation Based NA Hotels and Motels
Hotels and Motels Plan Check Fee (Staff) Valuation Based SF Valuation Based NA Hotels and Motels Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Hotels and Motels Permit Fee Valuation Based Sf Valuation Based NA Mall and Factory Outlet
Mall and Factory Outlet Plan Check Fee (Staff) Valuation Based SF Valuation Based NA Mall and Factory Outlet Plan Check Fee (third party) Direct Staff Cost each Direct Staff Cost NA Mall and Factory Outlet Permit Fee Valuation Based SF Valuation Based NA Manufactured Home on Residential Lot
Manufactured Home on Residential Lot Plan Check Fee
(Staff) Valuation Based each Valuation Based NA
Manufactured Home on Residential Lot Plan Check Fee
(third party) Direct Staff Cost each Direct Staff Cost NA Manufactured Home on Residential Lot Permit Fee Valuation Based each Valuation Based NA 391
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Mobile Homes
Mobile Home Permit Issuance 77.00 each $79.00 $2
Mobile Homes Alter, Repair, or Add gas Line outside 77.00 each $79.00 $2 Mobile Homes Awning-Patio 110.00 each $114.00 $4
Mobile Homes Cabana (Room Addition) 250.00 each $258.00 $8 Mobile Homes Carport 110.00 each $114.00 $4
Mobile Homes Carport Alteration 50.00 each $52.00 $2
Mobile Homes Earthquake Bracing System 203.00 each $209.00 $6 Mobile Homes Retrofit Permanent Foundation 203.00 each $209.00 $6 Mobile Homes Enclose Awning 160.00 each $165.00 $5
Mobile Homes Porch or Deck 130.00 each $134.00 $4
Mobile Homes Ramp, Stairs 130.00 each $134.00 $4
Mobile Homes Alter Electrical Outside 50.00 each $52.00 $2 Mobile Homes replace Piers, Pads or Jacks 110.00 each $114.00 $4 Mobile Homes Service Upgrade-Electrical 50.00 each $52.00 $2 New Mobile Homes Set-Down 160.00 each $165.00 $5
Mobile Homes Sewer Line 50.00 each $52.00 $2
Mobile Homes Water Line; New, Alter or Repair Outside 50.00 each $52.00 $2 Mobile Homes Gas Line; New, Alter or Repair Outside 50.00 each $52.00 $2 Residential Additions, Garages, Workshops, Pool House
Residential Additions, Garages, Workshops, Pool House
Residential Additions, Garages, Workshops, Pool House - Plan Check Fee (Staff) Valuation Based each Valuation Based NA Residential Additions, Garages, Workshops, Pool House - Plan Check Fee (third party) Valuation Based each Valuation Based NA Residential Additions, Garages, Workshops, Pool House - Permit Fee Valuation Based each Valuation Based NA
Single Family Dwelling (Custom and Model Homes)
Single Family Dwelling (Custom and Model Homes)
Single Family Dwelling (Custom and Model Homes)- Plan
Check Fee (Staff) Valuation Based each Valuation Based NA Single Family Dwelling (Custom and Model Homes)- Plan
Check Fee (third party) Valuation Based each Valuation Based NA Single Family Dwelling (Custom and Model Homes)- Permit Fee Valuation Based each Valuation Based NA
Single Family Dwelling (Repetitive Tract Homes)
Single Family Dwelling (Repetitive Tract Homes)
Single Family Dwelling (Repetitive Tract Homes)-Plan
Check Fee (Staff) Valuation Based each Valuation Based NA Single Family Dwelling (Repetitive Tract Homes)-Plan
Check Fee (third party) Valuation Based each Valuation Based NA Single Family Dwelling (Repetitive Tract Homes Permit Fee Valuation Based each Valuation Based NA Tenant Improvements
Tenant Improvements
Tenant Improvements -Plan Check Fee (Staff) Valuation Based SF Valuation Based NA Tenant Improvements - Plan Check Fee (third party) Valuation Based each Valuation Based NA Tenant Improvements - Permit Fee Valuation Based SF Valuation Based NA 392
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Electrical Code Fees
Electrical - Permit Issuance 50.00 each $52.00 $2
Electrical - Alteration or Addition of Circuits 50.00 each $52.00 $2 Electrical - Plan Review of Electrical Drawings and Load Calculations 75.00 per hour $77.00 $2
Electrical - New Service Single Phase 150.00 amp $155.00 $5 Electrical - New Service Three Phase 250.00 Each $258.00 $8 Electrical - Temporary Power 50.00 each $52.00 $2
Energy Stoarge System (ESS) 50.00 Each $52.00 $2
Electrical Vehicle Charging Station (EVCS) 50.00 Each $52.00 $2 Subpanel 50.00 Up to 100 amp $52.00 $2
Electrical Code- Plan Review of Electrical Drawings (Third Party) Direct Costs each Direct Costs NA
Plumbing Code Fees
Plumbing - Permit Issuance 25.00 each $26.00 $1
Plumbing - Each Plumbing Fixture 50.00 each $52.00 $2
Plumbing - Each Sewer 50.00 each $52.00 $2
Plumbing - Industrial Waste Interceptor 110.00 each $114.00 $4 Plumbing - Lawn Irrigation System 50.00 per vacuum breaker $52.00 $2 Plumbing - New Water Heater or Replacement 50.00 each $52.00 $2 Plumbing - New or Repair Water System 50.00 each $52.00 $2 Plumbing - New or Repair Drain Waste & Vent System 50.00 each $52.00 $2 Plumbing - New or Repair Gas System 80.00 each $83.00 $3 Water Softener 150.00 Each $155.00 $5
Whole House Repipe 130.00 Each $134.00 $4
Plumbing - Plan Review of Plumbing Drawings (Staff) 120.00 per hour $124.00 $4 Plumbing - Plan Review of Plumbing Drawings (third party) Direct Staff Cost each Direct Staff Cost NA Mechanical Code Fees
Mechanical Code- Permit Issuance 25.00 each $26.00 $1
Mechanical - Air Handler or Makeup Air System 50.00 each $52.00 $2 Mechanical - Appliance or Heating Equipment Not Listed 50.00 each $52.00 $2 Mechanical - Chemical Exhaust Hood 130.00 each $134.00 $4 Mechanical - Evaporative Cooler 50.00 each $52.00 $2
Mechanical - Exhaust Hood, Fan 50.00 each $52.00 $2
Mechanical - Extended Ductwork each unit 50.00 each $52.00 $2 Mechanical - Install Boiler or compressor 50.00 each $52.00 $2 Mechanical - New or Replacement Forced Air Unit 50.00 each $52.00 $2 Mechanical - New or Replacement Heat Pump 50.00 each $52.00 $2 Mechanical - Plan Review of Mechanical Drawings (Staff) 0.25 per hour $0.26 $0 393
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Mechanice Code: Mini-Split 50.00 Each $52.00 $2
Mechanical - Plan Review of Mechanical Drawings (Third
party) Direct Staff Cost per hour Direct Staff Cost NA
Demolition Permit
Demolition Permit Plan Check Fee 174.00 each $180.00 $6 Demolition Permit Permit Fee 85.00 each $88.00 $3
Building Code
Building Code- Certificate of Occupacnty 40.00 Each $41.00 $1 Building Code- Permit Issuance 50.00 Each $52.00 $2
Other Services
Additional Inspection 180.00 per hour $180.00 $0
Assignment of Addresses 170.00 each $175.00 $5
Business License Inspection: Certificate of Occupancy 724.00 Each $747.00 $23 Code Compliance 100.00 each $103.00 $3
Duplicate Permit Card 40.00 each $41.00 $1
Fire Mitigation Fee At burdened staff
rate SF At burdened staff rate NA
Fences over 7 Ft (Staff Review) 130.00 Each $134.00 $4
Fences over 7 Ft (Third Party) Direct Staff Cost Each Direct Staff Cost NA Health and Safety Inspection Fee 75.00 Per hour $77.00 $2 Overtime Inspection Direct Staff Cost per hour Direct Staff Cost NA Record Management Each Permit 12.00 per permit $12.00 $0 Re-Inspection Fee per Unit 130.00 Per Unit $134.00 $4
Window/Door Replacement Retrofit 50.00 Each $52.00 $2
Window/Door Replcement New Construction 130.00 Each $134.00 $4 Strong Motion Instrument Tax (Plan Check Fee)
Strong Motion Instrument Tax (Plan Check Fee) - Residential (3 stories or less)
$0.10 per $1,000
valuation valuation $0.11 per $1,000
valuation NA
Strong Motion Instrument Tax (Plan Check Fee) -
Nonresidential
$0.21 per $1,000
valuation valuation $0.22 per $1,000
valuation NA
Above ground Pools & Spas
Above ground Pools/ Spas Plan check fee (Staff) 190.00 Each $196.00 $6 Above ground Pools/ Spas Plan check fee (Third party) Direct Cost Each Direct Cost NA Above ground Pools/ Spas Permit fee 624.00 Each $642.00 $18 394
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ In Ground Pools/ Spas
In Ground Pools/ Spas Plan check fee (Staff) 190.00 Each $196.00 $6 In Ground Pools/ Spas Plan Check fee (Third party) Direct Cost Each Direct Cost NA In Ground Pools/ Spas Permit fee 624.00 Each $642.00 $18 Retaining Walls up to 100 Feet
Retaining Walls up to 100 Feet Plan Review (Staff) 430.00 Each $444.00 $14 Retaining Walls up to 100 Feet Plan Review (Third Party) Direct Cost Each Direct Cost NA Retaining Walls up to 100 Feet Permit Fee 200.00 Each $206.00 $6 Retaining Walls up to 200 Feet
Retaining Walls up to 200 Feet Plan Review (Staff) 640.00 Each $660.00 $20 Retaining Walls up to 200 Feet Plan Review (Third Party) Direct Cost Each Direct Cost NA Retaining Walls up to 200 Feet Permit Fee 370.00 Each $382.00 $12 Telecom Facility (per each location)
New Macro Wireless Facility Plan Check Fee- Staff 2,975.00 Each $3,070.00 $95 New Macro Wireless Facility Plan Check Fee- Third Party Direct Cost Each Direct Cost NA New Macro Wireless Facility Permit Fee 700.00 Each $722.00 $22 Alteration of a Cell Site Plan Check Fee- Staff 1,350.00 Each $1,393.00 $43 Alteration of a Cell Site Plan Check Fee- Third Party Direct Cost Each Direct Cost NA Alteration of a Cell Site Permit Fee 345.00 Each $356.00 $11 New Small Cell Site Plan Check Fee- Staff 370.00 Each $382.00 $12 New Small Cell Site Plan Check Fee- Third Party Direct Cost Each Direct Cost NA New Small Cell Site Permit Fee 529.45 Each $546.00 $17
Decomission of A Cell Site Plan Check Fee- Staff 640.00 Each $660.00 $20 Decomission of A Cell Site Plan Check Fee- Third Party Direct Cost Each Direct Cost NA Decomission of A Cell Site Permit Fee 370.00 Each $382.00 $12 395
Development Services
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Special Events- Does not include fees related to events with Parks and Recreation facility impacts
Application Fee 140.00 Each $140.00 $0
Event Fee 450.00 Each $464.00 $14
Expedite Fee 150.00 Each $155.00 $5
Insurance Fee Direct Cost Each Direct Cost NA
Event Deposit Direct Cost,
Refundable Each Direct Cost, Refundable NA
ROW Permit 400.00 Each $413.00 $13
Inflation Index utilized was San Diego area annual consumer price index increase as of March 2026. Rate: 3.2% 396
Engineering
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Administrative Review of Consultant Work 25% of consultant review fee Each 25% of consultant review fee NA Hourly Staff Rate At burdened staff rate per hour At burdened staff rate NA Additional review (Hourly) At burdened staff rate per hour At burdened staff rate NA City Attorney cost City Attorney burdened rate hr City Attorney burdened rate NA Technical Review Administrative fee (for
Third‐Party Consultant Reviews)
At consultant review cost +
25% administrative review
fee
Each At consultant review cost + 25%
administrative review fee NA
Variable Project Size Fee Variable each Variable NA
Additional Plancheck Cycle (beyond 3 Planchecks)
33% of Map or Construction
Plan Review Fee, Per
plancheck cycle
each
33% of Map or Construction
Plan Review Fee, Per plancheck
cycle
NA
Recorded Document Processing $430
* plus City Attorney Review each $444
* plus City Attorney Review $14
Street Name Change 1,150.00 each $1,187.00 $37
Fee for Conducting Unpermitted Work 100% Plan Review and/or Permit Fee Each instance 100% Plan Review and/or
Permit Fee NA
Minor Subdivision ‐ Parcel Map (up to 3‐plan
checks for Air space or Physical Lots) 5,000.00 each $5,160.00 $160 Major Subdivision Final Map (up to 3‐plan checks
for Air Space or Physical Lots) $12000 + 100 per lot each $12,384 + 100 per lot $384 Certificate of Compliance: in Lieu of Parcel Map 5,000.00 each $5,160.00 $160 Certificate of Compliance: Lot Line Adjustment 2,945.00 each $3,039.00 $94 Certificate of Compliance: Establishing Lot
Legality 760.00 each $784.00 $24
Certification of Correction 575.00 each $593.00 $18
Lot Consolidation 1,670.00 per lot $1,723.00 $53
Reversion to Acreage
Charge as parcel map or
subdivision map, based on
number of lots to be reverted
each
Charge as parcel map or
subdivision map, based on
number of lots to be reverted
NA
Street or Easement Vacation or Quitclaim
(Summary) 3,700.00 each $3,818.00 $118
Street Vacation (General) 4,970.00 each $5,129.00 $159
Condemnation Staff Support At burdened staff rate At burdened staff rate NA 397
Engineering
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Construction Plan Review and Inspection Fees
Priority Development Project SWQMP Review 2,700.00 each $2,786.00 $86 Storm Water Pollution Prevention Plan Review 1,400.00 each $1,445.00 $45 Engineering Plan Review Part A: Earthwork
Quantity (includes Cut/Fill and Remedial Quantity)
*Construction Plans are assessed on the total
of the grading yardage (Part A) plus the
improvement valuation (Part B)
Grading Review: Up to 10,000 cubic yards (staff) $1500 flat + $.10/cubic yard by yardage $1548 flat + $.10/cubic yard $48 Grading Review: 10,001 cubic yards or more
(staff) $1500 flat + $.07/cubic yard by yardage $1548 flat + $.07/cubic yard $48 Grading Review: (Third Party) Direct Costs each Direct Costs NA Administrative Review of Consultant Grading
Review 25% of consultant review fee each 25% of consultant review fee NA Grading Inspection Fee
Grading Inspection ‐ Staff 45% of Engineering Review
Part A: Earthwork Fee by yardage 45% of Engineering Review Part A: Earthwork Fee variable
Grading Inspection: (Third Party) Direct Costs by yardage Direct Costs NA Administrative Review of Consultant Grading
Inspection 25% of consultant review fee by yardage 25% of consultant review fee NA Engineering Plan Review Part B: Improvement
Review Fees
* Construction Plans are assessed on the total
of the grading yardage (Part A) plus the
improvement valuation (Part B)
Improvement Agreement Extension 1,500.00 per hour $1,548.00 $48 Improvement Valuation
Improvement Staff Review‐ Flat Fee +
Valuation
$4700 + 1.5% of total
valuation, including
contingency
valuation category $4850 + 1.5% of total valuation,
including contingency $150
Improvement Review: (Third Party) Direct Costs Each Direct Costs NA Administrative Review of Consultant
Improvement Review 25% of consultant review fee each 25% of consultant review fee NA Improvement Inspection (staff)
2.5% of Engineer’s Estimate
(which must include 15%
contingency)
each
2.5% of Engineer’s Estimate
(which must include 15%
contingency)
NA
398
Engineering
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Improvement Inspection: (Third Party) Direct Costs Each Direct Costs NA Administrative Review of Consultant
Improvement Inspection 25% of consultant review fee Each 25% of consultant review fee NA Construction Change MINOR‐ Base Fee 415.00 flat fee $428.00 $13 Construction Change MINOR‐ Per Sheet 250.00 per sheet $258.00 $8 Construction Change MAJOR‐ Base Fee 1,600.00 flat fee $1,651.00 $51 Construction Change MAJOR‐ Per Sheet 550.00 per sheet $568.00 $18 As‐Built Drawing Review 140.00 per sheet $144.00 $4
Right‐of‐Way Permit
Right‐of‐Way Permit ‐ Utility Annual Permit Cost recovery per separate agreement each Cost recovery per separate
agreement NA
Right‐of‐Way Permit ‐ Utility Franchisee
(Minor: Up to 5 hours of inspection) 1,310.00 each $1,352.00 $42 Right‐of‐Way Permit ‐ Utility Franchisee
(Major: Over 5 hours of inspection)
$1810 + 2.5% of estimate for
inspected work each $1868 + 2.5% of estimate for
inspected work $58
Right‐of‐Way Permit ‐ Utility Franchisee
(Inspection by consultant) Direct Costs each Direct Costs NA Right‐of‐Way Permit ‐ Utility Franchisee
Administrative Review of Consultant
Inspection
25% of consultant review fee each 25% of consultant review fee NA Right‐of‐Way Permit ‐ Standard 750.00 each $774.00 $24 Encroachment Agreement Processing (Resident)
*plus right‐of‐way permit costs
$250
* plus City Attorney Review each $258
* plus City Attorney Review $8
399
Engineering
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Encroachment Agreement Processing (Utility or
Franchisee)
*pl
us right‐of‐way permit costs
$595
* plus City Attorney Review each $614
* plus City Attorney Review $19
Temporary Encroachment Permit (<10 Days) 290.00 each $299.00 $9 New Dining Encroachment 1,010.00 Annual $1,042.00 $32
Dining Encroachment Annual Renewal 405.00 Annual $418.00 $13 Sidewalk Vendor 700.00 each $722.00 $22
OVERSIZED LOAD PERMIT/TRANSPORTATION
PERMIT (SINGLE TRIP) 15.00 per trip $15.00 $0
OVERSIZED LOAD PERMIT/TRANSPORTATION
PERMIT (ANNUAL) 90.00 each $93.00 $3
Watershed Fees
Stormwater Emergency Response Fee At burdened staff +
consultant/contractor costs
At burdened staff +
consultant/contractor costs NA
Commercial & Industrial Watershed Inspection
Fee 400.00 $412.00 $12
Inflation Index utilized was San Diego area annual consumer price index increase as of March 2026. Rate: 3.2% 400
Planning
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Administrative Review of Consultant Work 25% of consultant review fee each
25% of
consultant
review fee
NA
Ambient Air Balloon Permit (AAB) 50.00 each $52.00 $2
Ambient Air Balloon Permit (AAB) - Refundable
Deposit 200.00 each $206.00
$6
Ambient Air Balloon Permit (AAB) - Nonrefundable
Deposit 50.00 each $52.00 $2
Appeal
Appeal - Planning Commission – Citizen 100.00 each $103.00 $3 Appeal - Planning Commission – Other 2,000.00 each $2,064.00 $64 Appeal - City Council – Citizen 100.00 each $103.00 $3
Appeal - City Council – Other 2,000.00 each $2,064.00 $64 Boundary Adjustment (BA) 1,500.00 each $1,548.00 $48
Conditional Use Permit – MAJOR (CUP) 7,300.00 each $7,534.00 $234 Conditional Use Permit – NON-PROFIT 1,050.00 each $1,084.00 $34 Directors Permit (DP)
Directors Permit (DP) - New 1,300.00 each $1,342.00 $42 Directors Permit (DP) - Administrative Renewal 250.00 each $258.00 $8 Entertainment Establishment License
Entertainment Establishment License - New 250.00 each $258.00 $8 Entertainment Establishment License -
Renewal (Class I) 250.00 each $258.00 $8
Entertainment Establishment License - Renewal
(Class III) 250.00 each $258.00 $8
Entertainment Establishment License -
Manager Registration 250.00 each $258.00 $8
Environmental Exemption 130.00 each $134.00 $4
Environmental Initial Assessment 850.00 each $877.00 $27 Environmental Monitoring Fee Cost plus 25% each Cost plus 25% $0 Environmental Third-Party Review Cost plus 25% each Cost plus 25% $0 General Plan Amendment (GPA) 6,370.00 each $6,574.00 $204 General Plan Amendment - Economic/Fiscal Analysis Cost plus 25% each Cost plus 25% $0 Information Meeting Free each Free $0
401
Planning
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Information Meeting after initial meeting Hourly staff rate* per hour Hourly staff rate* $0
Landscape Permit
Landscape Permit- Plan review fee 2% of landscape
estimate each
2% of
landscape
estimate
$0
Landscape Permit- Landscape inspection fee 2.5% of landscape estimate each
2.5% of
landscape
estimate
$0
Land Use Information (includes zoning history) Hourly staff rate per hour Hourly staff rate $0
Multi-Family Site Development Plan (MFSDP) 18,500.00 each $19,092.00 $592 Parking Lot Sales 50.00 each $52.00 $2
Prezone (PZ) 1,180.00 each $1,218.00 $38
Public Dance License 100.00 each $103.00 $3
Public Notice Package (500 footers) 260.00 each $268.00 $8 Rezone (Zone Change) 1,180.00 each $1,218.00 $38
Ridgeline Fee 6,550.00 each $6,760.00 $210
Seasonal Lots 100.00 each $103.00 $3
Seasonal Lots - Clean-up Deposit 1,000.00 each $1,032.00 $32 Sign Program 1,800.00 each $1,858.00 $58
Site Development Plan (SDP) 17,600.00 each $18,163.00 $563 Site Development Plan Revision 3,250.00 each $3,354.00 $104 Specific Plan (SP) 24,500.00 each $25,284.00 $784
Substantial Conformance Review 700.00 each $722.00 $22
Temporary Sign Permit 20.00 each $21.00 $20
Tentative Parcel Map (TPM) 9,100.00 each $9,391.00 $291 Tentative Parcel Map (1 year extension) 1,450.00 each $1,496.00 $46 Tentative Parcel Map Revision 1,550.00 each $1,600.00 $50 Tentative Subdivision Map 14,700.00 each $15,170.00 $470 Tentative Subdivision Map - Per lot charge 100. 00 each lot $103.00 $3 Tentative Subdivision Map (1 year extension) 3,600.00 each $3,715.00 $115 Tentative Subdivision Map Revision 3,600. 00 each $3,715.00 $115 Variance – Single Family (V) 270.00 each $279.00 $9
Variance – Other 4,980.00 each $5,139.00 $159
Wire Telecommunication Facility Administrative
Permit 5,080.00 each $5,243.00 $163
402
Planning
Note: All third party/consulted work is charged at the full service cost Description Current Fee/Charge Unit Suggested Fee Fee Δ Zoning Conformance Request Letter 130.00 each $134.00 $4 Mitigated Negative Declaration (MND) 1,500.00 each $1,548.00 $48 Environmental Impact Report (EIR) $2,985 plus
administrative costs each
$3,081 plus
administrative
costs
$96
Environmental Document pursuant to a Certified
Regulatory Program (CRP)
$2,100 plus
administrative costs each
$2,167 plus
administrative
costs
$67
Post-entitlement review or inspections (planning) 1,000.00 each $1,032.00 $32 Planning efforts in Building and Engineering Services Burdened staff rate each Burdened staff rate $0
Inflation Index utilized was San Diego area annual consumer price index increase as of March 2026. Rate: 3.2% 403
Fire
Description
Current
Fee/Charge Unit Suggested Fee Fee Δ
Fire Sprinklers: Single Family Dwelling – 13D System:
Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Inspection/Permit: 125.00 each $129.00 $4
Fire Sprinklers: Multi-family dwelling – 13R System:
Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Inspections/Permit:
Dwellings up to three stories in height. 250.00 each $258.00 $8 Per floor above third 102.00 each $105.00 $3
Fire Sprinklers – Residential - 13 System
Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Inspections/Permit:
Dwellings up to three stories in height. 250.00 each category $258.00 $8 Per floor above 3rd floor 125.00 each category $129.00 $4 Fire Sprinklers – Commercial 13 System
Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Inspections/Permit:
1st Floor up to 52,000 ft 250.00 each category $258.00 $8 Per floor above 1st floor 125.00 each category $129.00 $4 Fire Sprinklers – Commercial Tenant Improvements 13 System:
Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Inspections/Permit:
<20 sprinkler heads 62.00 each category $64.00 $2
>20 sprinkler heads 125.00 each category $129.00 $4
Fire Alarm Residential/Commercial
Plan Review (3rd party) Direct Cost each Direct Cost NA 404
Fire
Description
Current
Fee/Charge Unit Suggested Fee Fee Δ
Plan Review (Staff) Staff Rate each Staff Rate NA
Inspection/Permit:
Inspection and Permit:Residential up to 3 floors 250.00 each category $258.00 $8 Inspection and Permit: Residential add per each floor above 3 125.00 each category $129.00 $4 Inspection and Permit: Commercial 1st floor up to 52,000 sq ft 250.00 each category $258.00 $8 Inspection and Permit: commercial add per floor above 1 125.00 each category $129.00 $4 Residential/Commercial over 100 alarm devices 312.00 each category $322.00 $10 Fire Alarms– Tenant Improvements
Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Inspections/Permit:
<20 Fire Alarms Devices 62.00 each category $64.00 $2
>20 Fire Alarms Devices 125.00 each category $129.00 $4 Over 100 alarm devices 312.00 each category $322.00 $10 Fire Standpipe Systems:
Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Underground standpipe systems inspection/permit
Standalone system inspection/permit 250.00 each $258.00 $8 Standpipes per floor above the third floor 125.00 each $129.00 $4 Underground Pipe – Fire Sprinkler and/or Private Fire Hydrant Plan Review (3rd party) Direct Cost each Direct Cost NA Plan Review (Staff) Staff Rate each Staff Rate NA
Inspection and permit processing, per building 125.00 each $129.00 $4 Per additional hydrant 62.00 each $64.00 $2
Kitchen Fire Suppression System
Plan Review: Kitchen Suppression
Full Plan Review - Single Hood System- In-House 62.00 each $64.00 $2 Full Plan Review - Single Hood System- (3rd party review) Direct Cost each Direct Cost NA Full Plan Review - More than one hood system (in-house) 62.00 each $64.00 $2 405
Fire
Description
Current
Fee/Charge Unit Suggested Fee Fee Δ
Inspection and Permit Staff Rate per hour Staff Rate NA Full Plan Review - More than one hood system (3rd party review) Direct Cost per hour Direct Cost NA Other Fixed Suppression Systems
CO2 / Inergen / Spray Booth 613.00 each $633.00 $20
Review of Fire Protection Plan: New Developments and revised FPP's S taff Rate each Staff Rate NA Review of Hazardous Material Technical Report Staff Rate each Staff Rate NA Aboveground Tank review & Inspection 307.00 each $317.00 $10 Proposed Annual Inspections:
State Licensed Facility-Fire Clearance Insp 62.00 each $64.00 $2 New Business Inspections 72.00 each $74.00 $2
Blasting Permit
Blasting Permit Plan Check (Staff) Staff Rate each Staff Rate NA Blasting Permit Plan Check (Third Party) Direct Cost each Direct Cost NA Blasting Permit Permit Fee Staff Rate each Staff Rate NA Other Fees
Fire Inspector - Hourly Rate 143.25 per hour $148.00 $5 Fire Tech - Hourly Rate 107.04 per hour $110.00 $3
Deputy Fire Marshal - Hourly Rate 204.65 per hour $211.00 $6 Fire Marshal - Hourly Rate 254.99 per hour $263.00 $8
Review of Plans not otherwise specified 193.94 per hour $200.00 $6 Basic Life Support for private events 168.00 per hour $173.00 $5 Advanced Life Support for private events 200.00 per hour $206.00 $6 Engine Standby 535.00 per hour $552.00 $17
Administrative Review (Partial) 102.00 per hour $105.00 $3 Administrative Review (Full) Staff Rate per hour Staff Rate NA Inflation Index utilized was San Diego area annual consumer price index increase as of March 2026. Rate: 3.2% 406
Business License
Description Current Fee/Charge Unit Suggested Fee Fee Δ In City Business License Issuance/Administrative (includes change in Business License owner/address/etc) 154.00 Each $159.00 $5 In City - Home Based Business License Issuance/Administrative (includes change in Business License owner/address/etc) 60.00 Each $62.00 $2 Out of City Business License Issuance/Administrative (includes change in Business License owner/address/etc) 16.00 Each $17.00 $1 Business License Renewal - Automatic (Email) 6.00 Each $6.00 $0 Business License Renewal - Manul (No Email) 16.00 Each $17.00 $1 Delinquent Business Licenses 45.00 Each $46.00 $1
Business License Appeal Hearings 1,528.00 Each $1,577.00 $49 Business License non-compliance (Delinquent/ No Business License) Code Inspections 476.00 Each $491.00 $15
Inflation Index utilized was San Diego area annual consumer price index increase as of March 2026. Rate: 3.2% 407
City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:TMP-2463
MEETING DATE:
JUNE 23, 2026
SUBJECT:
RESOLUTION NO. 2026-9615 - APPEAL (AA26-0002) OF PLANNING COMMISSION RESOLUTION PC 26- 5212 APPROVING A MASTER SIGN PROGRAM (CSP19-00003) TO GOVERN THE DESIGN, TYPE, AND
DETAILS OF ALL SIGNAGE PROPOSED FOR THE UNIVERSITY DISTRICT SPECIFIC PLAN AREA,
KNOWN AS NORTH CITY
Recommendation
ADOPT resolution denying the appeal (AA26-0002) and uphold the decision of the Planning Commission.
Introduction
On May 18, 2026, the Planning Commission voted 7-0 to approve Master Sign Program (CSP19-0003) to allow for a Master Sign Program to govern the design, type, and details of all future signage proposed for the University District Specific Plan (UDSP) area known as North City located south of state route 78 and Carmel street, north of Barham Drive and Discovery Street, east and west of Twin Oaks Valley Road and West of the Sprinter Rail Line, with the exception of an existing area east of the Sprinter rail line (Planning Commission Meeting Minutes provided as Attachment H, adopting Resolution provided as Attachment C). On May 28, 2026, an appeal of the Planning Commission’sdecision was filed with the City (Attachment B). In accordance with San Marcos Municipal Code (SMMC) Chapter 20.545, the City Council shall hold a hearing on the appeal and the decision of the City Council shall be the final determination of the City.
Background
The following background contains a summary of the content of the Planning Commission report prepared for the May 18, 2026 meeting. For detailed information relating to the processing of CSP19-00003, please refer to the Planning Commission Report, provided as Attachment D.
The University District Specific Plan (UDSP) was adopted by the City Council in November 2009 with the intent of creating a vibrant, pedestrian-friendly, and active urban center that would serve as a downtown area for the City of San Marcos. According to Section VII.1 of the UDSP, “havinga visibly unique identity is essential to creating an active urban center, especially within a city’sdowntown core. This identity can be achieved through the use of public art, landscaping, and by creating a hierarchy of sign types that are linked by a consistent theme.” In an effort to further develop the identity of the UDSP area, the applicant requested approval of a Master Sign Program for the portion of the UDSP area known as North City.
On May 18, 2026, the Planning Commission approved by vote of 7-0 the Master Sign Program for the UDSP area known as North City. The proposed Master Sign Program serves to establish sign criteria and regulatory guidelines for wayfinding and district signage throughout the project area on both public and private property.
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Visitors, residents, students, and new businesses, users will benefit from the wayfinding and district-oriented sign program. While sign types and general locations are regulated by Section VII of the UDSP, the specific architectural details of signs require Planning Commission approval.
In addition, the UDSP amendments approved in 2025 allowed for updates to the general sign guidelines for the District, with the exception of wayfinding and right-of-way signage. Staff worked with the applicant to create the Master Sign Program to address the wayfinding and right-of-way signage and to ensure compliance with the UDSP. This Master Sign Program (CSP19-0003) was found to be within the scope of the certified Final Environmental Impact Report (FEIR) (SCH No. 2008101083), which is in accordance with the California Environmental Quality Act (CEQA) Section 15162. Please refer to the Planning Commission Report provided as Attachment D for additional details on the project background and environmental review.
Appeal (AA26-0002) Discussion
On May 28, 2026, an appeal was filed by Elizabeth Santos objecting to the Planning Commission’sapproval of the Master Sign Program project (Attachment C). The appeal sets forth six reasons why the appellant believes the Planning Commission’s decision was made in error, which are presented with staff responses below.
Appeal Point 1:
Administrative Bad Faith & Statutory Nuisance (CA Civil Code SS 3479): The City is knowingly authorizing a private nuisance that directly targets specific private property owners, despite knowing that property lines are currently contested in active litigation (Case No. 27-2023-000007946-CU-OR-NC). Granting discretion to the developer under these circumstances is a calculated infringement on the comfortable enjoyment of my property.
Jurisdictional Conflicts: The project site is currently subject to active litigation (Case No. 37-2023-00007946- CU-OR-NC). Any administrative action taken by the City prior to a final Court judgment is premature and lacks a legal basis.
Staff Response:
The University District Specific Plan Sign Program was approved by Planning Commission pursuant to San Marcos Municipal Code Section 20.320.040(I). The approval was limited to visual elements such as construction materials, design details, and the number and spacing of signs in the area. No specific sign locations were approved. Sign locations will be reviewed on an individual basis and require additional permits from the City for construction; separate sign permits, building permits are required for sign construction, as well as encroachment permits for signs proposed in public right-of-way.
California Civil Code Section 3479 states, “Anything which is injurious to health, including, but not limited to, the illegal sale of controlled substances, or is indecent or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, or river, bay, stream, canal, or basin, or any public park, square, street, or highway, is a nuisance.” At this time, there are no signs proposed to be installed on appellant’s property. Any future signage on appellant’s property would require a sign permit requested by the property owner and City review. The Planning Commission approval of the Sign Program has not interfered with the comfortable enjoyment of appellant’s property.
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The reference to active litigation (Case No. 37-2023-00007946-CU-OR-NC) does not bear on the Planning Commission’s ability or authority to act on the Sign Program. Ongoing legal proceedings involving the appellant do not impose any restrictions on the City’sdiscretionary review of a separate and independently evaluated permit application. The existence of litigation unrelated to the Sign Program does not create a legal barrier to processing or approving the Sign Program.
Appeal Point 2:
Unlawful Delegation & Procedural Instability: The City has unlawfully delegated public authority to a private developer, granting them unilateral control over infrastructure in the Public Right-of-Way (ROW) without the required consent of the affected private property owners. This delegation creates procedural instability, as the developer lacks the standing to act on behalf of the underlying Land Owners.
Staff Response:
Any signs proposed to be placed in the public right-of-way are subject to an encroachment permit and cannot be installed without review by the City. The City is not required to obtain private property owner permission for City-approved activities in the public right-of-way. Furthermore, no signs are proposed to be installed on the appellant’s private property.
Appeal Point 3:
Unmitigated Physical Impact (5-Foot Grade Discrepancy): The Commission ignored site-specific topography, approving a 20-foot sign that results in a 25-foot effective height relative to my property. This failure to adjust for the 5-foot grade discrepancy demonstrates a gross lack of substantial evidence to support their findings.
Staff Response:
Staff believes that the sign mentioned by the appellant is Sign A2 of the Master Sign Program (Primary Entry Gateway Sign), which is proposed at a maximum height of 20 feet. The Master Sign Program does not contain a map of proposed sign locations. Therefore, the exact Gateway sign location is unknown, and therefore it is impossible to determine that the sign location failed to consider a 5-foot grade discrepancy. The locations of each sign will be determined once a sign permit/building permit application is filed with the City.
Appeal Point 4:
Objection to Administrative-Only Review: I object to the resolution’sproviding allowing “Minor architectural adjustments” to be approved administratively. All discretionary decisions regarding sign location, brightness, and height must be subject to public City Council oversight to ensure transparency and accountability.
Staff Response:
The authority of “Minor architectural adjustments” to be approved administratively is given to the Planning Division Director by the University District Specific Plan (Section IX.7 Minor Deviations). Deviations to the approved Master Sign Program shall only be considered if the change does not result in an increase in the total number of signs, the size and/or height of signs does not increase, and the architectural quality of the colors and materials are found by the Planning Division Director to be equal or superior in quality to the colors and/or materials in the approved Master Sign Program.
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Appeal Point 5:
Documented Site Hazard & Administrative Negligence: The applicant has a documented history of safety violations (Sheriff Dispatch Incident #E10351159) confirming physical endangerment of neighbors. Proceeding with this district-wide reconfiguration without a formal investigation is a direct act of Administrative Bad Faith.
Staff Response:
The Sign Program is not reconfiguration but a program to describe the visual elements such as construction materials, design details, and the number and spacing of signs in the area. No specific sign locations were approved with the Sign Program. Sign locations will be reviewed on an individual basis and require additional permits from the City for construction. Appellant has not provided any evidence regarding how the Sheriff Dispatch Incident is relevant to the approval of the Sign Program or the associated design details of signs proposed in the University District.
Appeal Point 6:
Integrated Project Review: This application is inextricably linked to the site hazards, ownership discrepancies, and public safety issues detailed in the concurrent appeal of TSM24-0004. These must be reviewed as a single, problematic project footprint.
Staff Response:
The appellant’sreference to TSM24-0004 has no bearing on the Planning Commission’sdecision regarding the CSP19-0003 Sign Program. The Tentative Subdivision Map (TSM) is a separate entitlement application, processed under its own findings, public notice, and staff analysis. It was independently agendized and acted upon by the Commission as a standalone item.
Because TSM24-0004 is unrelated to the Sign Program review process, its content, status, or outcome does not influence the required findings or approval criteria for the Sign Program. The appellant’scomments on the TSM therefore do not provide a valid or relevant basis for overturning or delaying approval of the Sign Program.
Appellant Requested Action and Demand:
The Appellant demands that the City Council grant a De Novo hearing and stay all project entitlements until the Superior Court has issued a final order.
The Appellant respectfully requests that the City Council vacate the approval of Resolution PC 26-5212 and stay all entitlements until the Superior Court has finalized property lines in September 2026. Alternatively, the Council must modify the program to include:
Requirement for verified written consent from all abutting property owners for any ROW signage.
Mandatory City Council Review for all future sign adjustments and location approvals.
Zero-Light-Trespass Standards and height limits strictly adjusted for the 5-foot grade difference Staff Response:
Pursuant to San Marcos Municipal Code Section 20.545.040, for appeals to a decision of the Planning City of San Marcos Printed on 6/18/2026Page 4 of 5
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Pursuant to San Marcos Municipal Code Section 20.545.040, for appeals to a decision of the Planning Commission, the City Council shall consider the appeal and shall either: 1. Affirm the decision of the Planning Commission; or 2. Render its decision de novo on the appeal. With respect to the request and demand to vacate or stay all project entitlements, the appellant has not provided evidence to support vacating or staying all project entitlements.
With respect to program modifications, any signs proposed to be placed in the public right-of-way will be subject to an encroachment permit and will be reviewed by the City before approval. Approval from abutting property owners is not required for City-approved work in the City’sright-of-way. All future sign adjustments and location approvals are governed by the University District Specific Plan and the City’sZoning Code; they do not currently require City Council review for sign adjustments and location approvals. Modifications of this process would require amendments to the University District Specific Plan and amendments to the City’s Zoning Code. All signs proposed in the University District will be reviewed by the City pursuant to the requirements in the University District Specific Plan, the Comprehensive Sign Program, and the Zoning Code before approval.
Attachment(s)
A. City Council Resolution No. 2026-9615
B. Appeal form and request
C. Planning Commission Resolution 26-5212
D. Planning Commission Staff Report
E. Vicinity Map
F. Requested Entitlements
G. Master Sign Program
H. Planning Commission 5/18/2026 Meeting Minutes
Prepared by: Sam Dominguez, Associate Planner
Reviewed by: Scott Nightingale, Principal Planner
Stephanie Kellar, Deputy Civil Engineer
Submitted by: Isaac Ecthamendy, Development Services Director and Joe Farace, Planning Division Director Approved by: Michelle Bender, City Manager
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RESOLUTION NO. 2026-9615
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SAN MARCOS DENYING AN APPEAL OF A MASTER SIGN
PROGRAM FOR THE DESIGN AND LOCATION OF
WAYFINDING AND DISTRICT SIGNAGE FOR THE AREA
KNOWN AS “NORTH CITY” IN THE UNIVERSITY DISTRICT
SPECIFIC PLAN AREA
CSP19-00003/AA26-0002
Urban Villages San Marcos, LLC
WHEREAS, on July 17, 2019, the City received an application from Urban Villages San Marcos, LLC requesting approval of a Master Sign Program to regulate wayfinding and district signage for the portion of the University District Specific Plan area known as North City, located east and west of Twin Oaks Valley Road, South of State Route 78 and Carmel Street, North of Barham Drive and Discovery Street, and west of the Sprinter rail line, with the exception of the area east of the Sprinter line , all located within the University District Specific Plan (UDSP) Area in the Barham/Discovery Community more particularly described as:
Brief Legal Description: Portion of Block 58, Map 806, Rancho Los Vallecitos de San Marcos; Map No. 15997, Map No. 16126, Map No. 16246, Parcel Map No. 2617, Parcel Map No. 2786, Parcel Map No. 3799, Parcel Map No. 4734, Parcel Map No. 11433, Parcel Map No. 20991, Parcel Map No. 21264, and Portions of North City Drive, June Way, Campus Way, and Industrial Street
Assessor’s Parcel Nu mber(s): 220-202-12-00, 220-202-13-00, 220-202-14-00, 220-202- 15-00, 220 -202-16-00, 220 -202-17-00, 220 -202-18-00, 220 -202-19-00, 220 -202-20-00, 220-202-21-00, 220-202-22-00, 220-202-23-00, 220-202-24-00, 220-202-25-00, 220-202- 26-00, 220-202-27-00, 220 -202-28-00, 220 -202-29-00, 220-202-30-00, 220 -202-31-00, 220-202-32-00, 220-202-33-00, 220-202-34-00, 220-202-35-00, 220-202-37-00, 220-202- 38-00, 220 -202-41-00, 220 -202-43-00, 220 -202-45-00, 220 -202-47-00, 220 -202-48-00, 220-202-49-00, 220-202-50-00, 220-202-51-00, 220-202-52-00, 220-202-57-00, 220-202- 58-00, 220 -202-59-00, 220 -202-60-00, 220 -202-61-00, 220 -202-62-00, 220 -202-63-00, 220-202-65-00, 220-202-66-00, 220-202-67-00, 220-202-68-00, 220-202-69-00, 221-110- 09-00, 221 -110-10-00, 221 -110-12-00, 221 -110-16-00, 221 -110-17-00, 221 -110-18-00, 221-110-22-00, 221-110-23-00, 221-110-24-00, 221-110-26-00, 221-110-27-00, 221-110- 28-00, 221 -110-29-00, 221 -110-32-00, 221 -110-33-00, 221 -110-42-00, 221 -110-46-00, 221-110-50-00, 221-110-55-00, 221-110-56-00, 221-110-63-00, 221-110-70-00, 221-110- 71-00, 221 -110-72-00, 221 -110-73-00, 221 -110-74-00, 221 -110-75-00, 221 -110-76-00, 221-110-77-00, 221-110-78-00, and
WHEREAS, the Development Services Department did study said request, and recommends approval of said request; and
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WHEREAS, on May 18, 2026, the San Marcos Planning Commission held a duly-noticed public hearing and approved Master Sign Program (CSP19-00003) by a 7-0 vote; and
WHEREAS, pursuant to SMMC Section 20.320.040(I) and UDSP Section VII.1 – Community Identity, a Master Sign Program regulating wayfinding sign types and locations was to be developed for the entire district, with detailed architectural design and signage elements subject to separate approval by the Planning Commission; and
WHEREAS, the Planning Commission did review and consider the previously adopted and certified Final Environmental Impact Report (FEIR) for the University District Specific Plan and 2025 Addendum to the FEIR (State Clearinghouse No. 2008101083), and it is determined that no new environmental information or documentation was presented revealing any new unidentified environmental impacts which had not been previously mitigated, and the proposed project is within the scope of the impacts identified in the FEIR for the University District Specific Plan and 2025 Addendum to the FEIR (State Clearinghouse No. 2008101083); and
WHEREAS, on May 28, 2026, an appeal (AA26-0002) was filed by Elizabeth Santos in opposition to the decision of the Planning Commission; and
WHEREAS, the City Council held an appeal hearing on June 23, 2026 , which was duly noticed and held in the manner prescribed by law; and
WHEREAS, the Appellant was given the opportunity to par ticipate in the public hearing through oral testimony and submittal of written comments; and
WHEREAS, on June 23, 2026, the City Council fully reviewed, considered, and evaluated the staff reports prepared for the project including the attachments to the staff reports, oral and written public testimony, and all other documents and evidence in the public record on the Project and the appeal; and
WHEREAS, after consideration of the evidence of the entire administrative record, at the public hearing on June 23, 2026, the City Council adopted Resolution No. 2026-9615, approving the Master Sign Program (CSP19-00003) effectively denying the appeal (AA26-0002).
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, having independently heard, considered, and weighed all the evidence in the record presented on behalf of all parties and being fully informed of the Project, the Planning Commission’s decision, and the appeal, fin ds that the Appellant has not shown, based on evidence in the record, that the Planning Commission’s decisions were made in error. This determination is based on the staff report and attachments prepared f or the Planning Commission hearing on the Project and the staff report, and attachments prepared 414
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for the City Council on the Project and the appeal, which is incorporated herein by reference.
C. The City Council denies the appeal and approves this Master Sign Program pursuant to the City Subdivision Ordinance (San Marcos Municipal Code Title 19), and no waiver of any requirement of said Ordinance is intended or implied except as specifically set forth in this resolution, and subject to compliance with the conditions of approval in Exhibit A attached hereto and incorporated by reference and made a part of this resolution as though fully set forth herein.
D. This Master Sign Program (CSP19-00003) is approved in conjunction with all conditions of approval specified in Resolution No. 2026-9615, which document is incorporated herein by this reference; and the mitigation measures in the previously adopted and certified Final Environmental Impact Repor t (FEIR) for the UDSP and 2025 Addendum to the FEIR (State Clearinghouse No. 2008101083) are hereby incorporated by reference and made a part of this Resolution with the same force and effect as though fully set forth herein.
E. The City Council’s decision is based on the following findings and determinations:
1. Approval of the Master Sign Program will not result in detrimental impacts to adjacent properties or the character and function of the neighborhood in that all proposed signs have been thoughtfully designed to be architecturally compatible, and are complementary, and in scale with existing built environment in the North City area of the UDSP. All proposed signs have been designed be aesthetically pleasing utilizing a creative color scheme and high -quality materials such as oil - rubbed steel, precast concrete with vertical reveals, powder coated rusted metal, and in some cases, reclaimed wood, where deemed appropriate based on the immediate surrounding environment. All proposed illuminated signs will be controlled by a lighting dimmer to ensure brightness of the signs does not cause a visual or aesthetic nuisance.
2. The design, development, and conditions associated with the Master Sign Program are consistent with the goals, policies, and intent of the General Plan and UDSP, in that the sign design and theme are thoughtful and help to distinguish the University District and North City as a unique urban environment in North San Diego County, help to provide a clear identity statement and consistent them e for North City and the University District Specific Plan Area, and are combined with landscaping, hardscape, graphics, public art, and lighting for an aesthetically pleasing and unique architectural design. Also, all signs are designed with the most up to date energy efficient lighting fixtures consisting of Light Emitting Diode (LED) lighting.
3. The Master Sign Program is compatible with the existing and future land uses in the UDSP Area and the general area in which the signs will be located in that a ll proposed signs have been thoughtfully designed to be architecturally compatible, complementary, and in scale with existing architecture of the existing built 415
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environment in the North City area of the UDSP. The sign program offers a needed wayfinding plan to help visitors find existing businesses in the area and parking areas. Overall, all signs work together to promote North City and the University District as an active urban core by creating an identity statement and theme for the area.
F. Within thirty (30) days of the approval of the Master Sign Program, the Master Sign Program shall be submitted as a digital file on a CD including this resolution number on the title page. The title page shall include the statement “I (we), ______________, the applicant/owner(s) or the applicant/owner’s representative, have read, understand and agree to the conditions of Resolution No. 2026-9615” Immediately following this statement shall appear a signature block for the owner or the owner’s representative which shall be signed. Signature blocks for the Project Planner and the Project Civil Engineer shall also appear on this title page. The digital copy shall be approved by the City prior to submittal of any building permit application.
G. This Master Sign Program approval shall lapse and be null and void two (2) years following the date upon which the plans and drawings were approved by the review authority unless prior to the expiration of two (2) years, a right-of-way and/or building permit is issued and construction is commenced and diligently pursued toward completion.
H. 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 University District 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.
I. 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.
J. To the extent permitted by law, the applicant/developer shall defend and hold the City of San Marcos, its agents and employees harmless from liability from: (i) any and all actions, claims, damages, injuries, challenges and/or costs of liabilities arising from the City's approval of any and all entitlements or permits arising from the project as defined in the conditions of approval, or issuance of grading or building permits; (ii) any damages, liability and/or claim of any kind for any injury to or death of any person, or damage or injury of any kind to property which may arise from or be related to the direct or indirect operations of the applicant/developer or its contractors, subcontractors, agents, employees or other persons acting on applicant/developer's behalf which relate to the project; and (iii) any and all damages, liability and/or claims of any kind arising from operation of the project. The applicant/developer further agrees that such indemnification and hold 416
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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 expira tion 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 23rd day of June, 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 NO. 2026-9615
CSP 19-00003/AA26-0002
Conditions of Approval
A. General Provisions
1. All of the terms, covenants and conditions contained herein shall run with the land and be binding on and inure to the benefit of the heirs, successors, assigns, and representatives of the applicant/developer as to any and all of the property.
2. If any of the terms, covenants or conditions contained herein shall fail to occur or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City of San Marcos (City) shall have the right to revoke or modify all approvals herein granted including issuance of building permits, deny, or further condition the subsequent approvals that are derived from the approvals herein granted, institute and prosecute litigat ion to compel their compliance with said conditions or see damages for their violation. The applicant/developer shall be notified ten (10) days in advance prior to any of the above actions being taken by the City and shall be given the opportunity to remedy any deficiencies identified by the City.
3. The applicant/developer shall be responsible for bearing the costs of all construction activities, improvements, labor, design, mitigation, and other costs associated with, but not limited to, the project’s planning, engineering, construction and/or architecture for the project.
4. The project must comply with the storm water regulations applicable at the time of approval of the corresponding building permit applications.
5. All design requirements and mitigation me asures of mitigation measures in the previously adopted & certified Final Environmental Impact Report (FEIR) for the UDSP and 2025 Addendum to the FEIR (State Clearinghouse No. 2008101083) shall be implemented.
B. Prior to issuance of any building permit for signs, the applicant/developer shall comply with the following conditions.
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Building Division
1. New signs shall be designed to conform to the latest design standards adopted by the State of California in the California Building Code (CBC).
2. 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.
3. 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.
4. The proposed development shall comply with the latest adopted Cali fornia Green Building Code Standards. The City has adopted the mandatory standards and does not enforce the voluntary standards.
5. The project shall comply with the latest Federal Law, Americans with Disabilities Act, and State Law, California Code of Regul ations, Title 24, for accessibility standards.
6. Building plans for signs shall be reviewed and approved by the City’s Building, Planning, and Land Development Divisions prior to issuance of a building permit.
Planning Division
7. Signs shall be designed to conform with the approved Master Sign Program (CSP 19-00003) dated March 5, 2026.
8. For monument signs that contain landscaping, under separate permit application, the applicant/developer shall submit landscape plans to the Planning Division for review and approval. Final landscape and irrigation plans shall be prepared by a licensed landscape architect. Landscape Plan submittal is subject to the payment of a landscape permit and inspection fee. The landscape permit and inspection fee shall be consistent with the City’s then -current fee schedule. All submitted estimates shall be stamped and signed by the landscape architect, and estimate the cost of plant and irrigation materials only. The landscape plans, including plant material and irrigation design, shall comply with the City’s landscape water efficiency ordinance, SMMC Chapter 20.330, in addition to State of California water efficiency requirements.
9. All lighting shall comply with City standards for high energy -efficient fixtures, except for low -wattage architectural lighting. All exterior fixtures shall be approved by the City.
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Land Development Division
10. Prior to issuance of any building permit for sign construction, line-of-sight exhibits shall be provided to the satisfaction of the City Engineer for any sign that the City Engineer, in their sole discretion, determines could potentially obstruct vehicle o r pedestrian visibility.
11. A Right-of-Way Permit and Encroachment, Maintenance and Removal Agreement (EMRA) shall be obtained for all signs proposed in the City’s public right of way and for signs that project over the public right of way.
12. Building plans shall indicate the proposed power connection to each powered sign. Power sources and other supporting improvements shall not be shared with public infrastructure.
13. Sign locations shall not block or impede pedestrian paths of travel.
14. No ground mounted signs shall be installed within designated drainage/stormwater pollution control areas.
15. Plans must show that signs will not be positioned to promote turning movements that are not allowed or are unsafe.
16. Plans must show that signs will not conflict with any regulatory signs.
C. During the construction phase for signs , the applicant/developer shall comply with the following conditions:
Land Development Division
1. Grading, excavation or other related earth moving operations, including warm-up and maintenance activities, shall be limited to the hours of 7:00 a.m. to 4:30 p.m., Monday through Friday. No work shall be allowed on Saturdays, Sundays and holidays.
2. During construction activities, the applicant/developer shall maintain public and private driveway and/or road access to neighboring properties at all times unless previous arrangements have been made with the private parties affected. Copies of said agreements shall be provided to the City Engineer.
3. The applicant/developer shall submit a traffic control plan to the Engineering Inspector for all phases of construction for approval by the City Engineer. Said plan shall include all traffic control devices including traffic signals as required.
4. At the discretion of the Engineering Inspector, the applicant/developer shall 420
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document the pre -construction condition of existing roads or offsite properties which may be impacted by construction activities. The app licant/developer shall be responsible for repairing any construction related damages prior to occupancy.
5. The applicant/developer shall implement and maintain storm water pollution prevention measures as required on the approved plans. Violations of the C ity’s Storm Water Management Ordinance (Ch. 14.15 S.M.M.C.) will result in Stop Work Orders, Notices of Violations and/or citations with fines. Work on the project may be delayed until the City determines that compliance with storm water requirements has been achieved.
Building Division
6. 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 Control District’s standards for mitigating fugitive dust during all phases of construction.
7. 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 issuance of citations and fines as appropriate. Citation for hours of work violations requires a mandatory court appearance in North County Superior Court.
8. During construction the applicant/developer shall implement and maintain the storm water pollution prevention measures as required on the approved plans.
Violations of the City’s Storm Water Mana gement 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.
D. Prior to Building Permit finalization for any signs, the applicant/developer shall comply with the following conditions:
Land Development Division
1. All applicable easements, agreements, and right of way permits shall be recorded/finaled.
2. Any existing broken pavem ent, concrete curb, gutter or sidewalk or any other 421
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facilities damaged during construction of the project, shall be repaired or replaced as directed by the Engineering Inspector.
Planning Division
3. If applicable, a ll landscaping shall be installed, inspected, and approved by the Planning Division. Landscaping shall be established and flourishing in a healthy manner.
4. For signs that include landscaping in the design, a ll public right of way and CFD landscaping sha ll be installed, inspected, and approved by the Public Works Department. Landscaping shall be established and flourishing in a healthy manner.
5. For signs that include landscaping in the design, t he applicant/developer shall submit a Certificate of Completion by the landscape architect and engineer-of-work to the Planning Division certifying that the plant materials and irrigation system have been installed in accordance with the approved landscape plans and the Water Quality Technical Report, respectively.
Building Division
6. The applicant/developer shall obtain approval from all City departments and other agencies before requesting Building Permit finalization.
E. Reliance on this Master Sign Program shall comply with the following standards:
1. The project 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.
2. Non-storm water discharg e 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.
3. Signs shall not become obnoxious by reason of noise, odor, refuse, or maintenance of grounds and in such a manner as will not detrimentally affect adjoining properties and uses.
4. All trees and landscaping shall be maintained in a healthy, thriving manner. If any trees/landscaping shall die or beco me diseased, the trees/landscaping shall be replaced in numbers and quantity to provide the same landscaping and ornamental value.
5. Sign illumination shall be monitored by the applicant. If sign illumination 422
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complaints are received and reasonably validate d by the City, the applicant shall take corrective action, at their sole cost, to address the complaints to the satisfaction of the Planning Division Director. This may include but is not limited to reducing illumination levels of signs utilizing dimmers, modifying or replacing the light fixtures on the sign(s), or removing the sign(s).
6. All signs associated with this Master Sign Program (CSP 19 -00003), whether on public or private property, shall be maintained by the applicant. All signs, including the associated landscaping, shall be kept in a clean, neat and orderly appearance.
Signs shall be kept free of flickering or faulty lighting, cracks, fading, and/or disrepair. In the event that a sign is damaged or in need of repair, the applicant shall make all necessary repairs within 48 hours of being notified.
7. Minor architectural adjustments to the approved Master Sign Program and sign locations may be reviewed and processed administratively with the Pla nning and Engineering Divisions and approved by the Planning Division Director. Deviations to the approved Master Sign Program shall only be considered if the change does not result in an increase in the total number of signs, the size and/or height of signs does not increase, and the architectural quality of the colors and materials are found by the Planning Division Director to be equal or superior in q uality to the colors and/or materials in the approved Master Sign Program.
1. Changes to the design of the pole mounted banners shall be reviewed and approved by the Planning Division Director. Graphics and colors on the banners must be architecturally compatible with the surrounding environment and shall not contain business names and/or advertising. At least 30 days prior to installation of any new banners, the revised banner designs shall be submitted to the Planning Division Director for review and approval.
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ATTACHMENT B
APPEAL FORM AND REQUEST
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ATTACHMENT C
PLANNING COMMISSION RESOLUTION
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ATTACHMENT D
PLANNING COMMISSION STAFF REPORT
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PLANNING COMMISSION MEETING DATE:
MAY 18, 2026
SUBJECT:
..Title
RESOLUTION PC 26-5212 FOR A MASTER SIGN PROGRAM (CSP19-00003) TO GOVERN THE
DESIGN, TYPE, AND DETAILS OF ALL SIGNAGE PROPOSED FOR THE UNIVERSITY DISTRICT SPECIFIC PLAN AREA, KNOWN AS NORTH CITY.
LOCATION/APN:
THE NORTH CITY PORTION OF THE UNIVERSITY DISTRICT SPECIFIC PLAN AREA , LOCATED SOUTH OF STATE ROUTE 78 AND CARMEL STREET , NORTH OF BARHAM
DRIVE AND DISCOVERY STREET, EAST AND WEST OF TWIN OAKS VALLEY ROAD AND
WEST OF THE SPRINTER RAIL LINE, WITH THE EXCEPTION OF AN EXISTING AREA EAST OF THE SPRINTER LINE , MORE PARTICULARLY DESCRIBED AS PORTION OF BLOCK 58, MAP 806, RANCHO LOS VALLECITOS DE SAN MARCOS; MAP NO. 15997, MAP NO. 16126, MAP NO. 16126, MAP NO. 16246, PARCEL MAP NO. 2617, PARCEL MAP NO. 20991, PARCEL MAP NO. 2786, PARCEL MAP NO. 21264, AND PORTIONS OF NORTH CITY DRIVE, JUNE WAY, CAMPUS WAY, AND INDUSTRIAL STREET. ASSESSOR’S PARCEL NO.: 220-202-12 THROUGH -69 and 221-110-09 THROUGH -78.
CASE NUMBER:
MASTER SIGN PROGRAM (CSP19-00003)
..Body
Recommendation
..Recommendation
APPROVE the following:
Resolution PC 26-5212 ( Comprehensive Sign Program CSP19-00003) to allow a Master S ign Program to govern the design, type, and details of all future signage proposed for the North City portion of the University District Specific Plan area.
..Body
Board or Commission Action
Not applicable
Background
The University District Specific Plan (UDSP) was adopted by the City Council in November 2009 with the intent of creating a vibrant, pedestrian-friendly, and active urban center that would serve as a downtown area for the City of San Marcos. According to Section VII.1 of the UDSP, “having a visibly unique identity is essential to creating an active urban center, especially within a city’s downtown 444
core. This identity can be achieved through the use of public art, landscaping, and by creating a hierarchy of sign types that are linked by a consistent theme.” In an effort to further develop the identity of the UDSP area, the applicant is requesting approval of a Master Sign Program for the portion of the UDSP area known as North City. As the subject area progressively becomes activated with visitors, residents, students, and new businesses, users will benefit from a wayfinding and district-oriented sign program.
The applicant, Urban Villages San Marcos, LLC, is requesting approval of a Master Sign Program for the portion of the UDSP known as North City. The proposed Master Sign Program serves to establish sign criteria and regulatory guidelines for wayfinding and district signage throughout the project area on both public and private property. While sign types and general locations are regulated by Section VII of the UDSP, the specific architectural details of signs require the City’s Planning Commission approval.
In addition, the approved UDSP amendments in 2025 allowed for updates to the general sign guidelines for the district, with the exception of wayfinding and right-of-way signage. Now that the amendments have been approved, Staff has worked with the applicant to create the Master Sign Program to address the wayfinding and right-of-way signage and to ensure compliance with the City’s Zoning Ordinance sign regulations and for conformity with the UDSP.
Discussion
North City is interconnected by Campus Way, June Way, and North City Drive, as well as public plazas and paseos (vicinity map in Attachment A). Currently, the area is developed with projects including The Quad, Block C South, Block C North, 222 mixed-use apartments, Pima/Scripps, Draft Republic Restaurant, Block 3 Student Housing, the CSUSM Extended Learning Building, Mesa Rim Rock Climbing & Fitness Gym. These projects contain a mix of residential, commercial, student housing, educational, and entertainment type uses . The area also contains a mix of legal nonconforming industrial, residential, and commercial uses.
The UDSP conceptually regulates permitted district and wayfinding sign types and locations, while the specific architectural design and details of signage are subject to Planning Commission approval.
Chapter VII.A of the UDSP identifies the general locations for permitted signage.
The Master Sign Program would regulate the district and wayfinding signage for the entire North City project area. Individual business identification signs on private property would not be regulated by this master sign program and would continue to be reviewed and approved by the Planning Division.
The proposed Master Sign Program includes nine distinct sign types:
1. District Identity Statement
2. Primary Entry Gateway
3. Secondary Entry Gateway
445
4. Vehicular Oriented Directional & Directories
5. Pedestrian Oriented Directional
6. Pedestrian Oriented Directional & Directory
7. Vehicular Oriented Parking Directional
8. Neighborhood Identification
9. Light Pole Banners
The proposed sign program contains an existing and developing architectural theme that will be enhanced from a hierarchy of sign types linked by a consistent style. The signs are designed in a modern architectural style consisting of vertical/linear rectangular forms with clean lines and faces.
Primary materials include oil-rubbed steel, perforated metal panels, precast concrete with vertical reveals, powder coated rusted metal, and reclaimed wood in some locations. Perforated metal panels contain a pattern abstracted from a cluster of succulent plants, which will appear white during the day and will be illuminated at night. Illumination levels of the perforated metal panels and letters will be controlled with a dimmer to ensure illumination is not considered a visual impact and is compatible with the surrounding environment. The color scheme for the signs includes Agave Green, Hummingbird Pink, Sunshine Yellow, Forest Green, Hibiscus Orange, Black, White, and light Gray.
The proposed Master Sign Program contains photos and descriptions of all proposed materials, colors, and textures (Attachment D).
To enhance sign visibility, aesthetic value, and reinforce the district identity, the proposed signs will be located on both private property and in the public right-of-way. Construction of signs on private property will require issuance of a building permit. Signs within the public right-of-way will require issuance of a building permit and an encroachment agreement. The location of every sign will be reviewed to ensure an unobstructed pedestrian path of travel. Staff will identify signs that could potentially obstruct vehicular or pedestrian visibility and require line-of-sight exhibits to ensure the signs are appropriately located.
All signs within public or private properties within North City are subject to maintenance and management in accordance with the Master Sign Program, encroachment permits, and the conditions of approval. The agreement will outline the required ongoing maintenance requirements, specify lighting standards and operations, identify the applicant as the responsible entity for the electricity costs, and specify enforcement measures if banners or poles do not meet the established conditions.
District Identity Statement – Sign Type “A1”
The District Identity Statement sign is the tallest and most visibly prominent sign proposed in the Master Sign Program. Th is sign is a 45 -foot-tall by 9 -foot-wide environmental graphic that announces arrival to North City to passing motorists on State Route (SR) 78. The sign will display the North City logo and the district name. It is scaled to provide appropriate visibility to passing motorists traveling at freeway speeds. No animation or flashing illumination is proposed or will be 446
permitted to ensure the signs will not distract or negatively impact the motorist on all streets and the freeway. Primary materials include black hot oil rubbed steel with a custom textured concrete base and perforated metal trim, which will appear white during the day and will be internally illuminated during the night. In compliance with the UDSP, major commercial and/or corporate anchor names (i.e. retail, cinemas, hotels, etc.) are permitted to be displayed on the sign. Details of the District Identity Statement can be found on pages 6 and 7 of Attachment D. The UDSP allows for six District Identity Statement Signs and the applicant is proposing two, one on the East side and one on the West side of North City.
Primary Entry Gateway Signs – Sign Type “A2”:
Primary Entry Gateway signs identify key entry points into North City from SR 78, Twin Oaks Valley Road, Discovery Street, and East Barham Drive. The signs are smaller in size than the District Identity Statement signs and are appropriately scaled to be read by motorists entering the project area. Sign Type A2a includes a vertical design that reflects the District Identity Statement on a smaller scale, measuring 18-feet 5-inches tall by 3-feet 4-inches wide, and displays the North City logo. Sign type A2b measures 11-feet 8-inches tall by 14-feet 2-inches wide. It is a linear aluminum panel steel cabinet built on a custom textured concrete base with push-through acrylic letters stating, “WELCOME TO NORTH CITY” and the North City logo. Both A2a and A2b signs would be installed within landscape planters. A total of four Primary Entry Gateway signs are proposed by the applicant, and the UDSP permits up to five in the North City Area. The specific locations of the proposed Primary Entry Gateway signs are shown on pages 8, 9, 10, and 11 of Attachment D.
447
Secondary Entry Gateway Signs – Sign Type “A3”
Secondary Entry Gateway signs are a scaled-down versions of the primary entry gateway signs; they are designed for motorists and pedestrians traveling at slower speeds on narrower streets.
These signs include a vertical form measuring 12 feet tall by 30 inches wide, and they consist of the same materials as the primary entry gateway signs. The signs are located at secondary points of entry into the North City area. A test replica of this sign type has been installed in the northern center median at the intersection of Campus Way and Barham Drive, where it is proposed to remain as a permanent installation subject to this CSP approval, encroachment permit, and building permit .
Additional details are provided on page 12 of Attachment D. The applicant proposes three secondary entry gateway signs and the UDSP permits up to four.
Vehicular-Oriented Directional and Directories Signs – Sign Type “B1” Vehicular-Oriented Directional and Directory signs are distributed throughout the project area to assist visitors navigating to destinations within North City. Sign sizes are 5 feet 11 inches tall by 3 feet wide; they are appropriately scaled to cater to motorists traveling at slower speeds. These signs will reinforce the district identity by utilizing the same materials, colors, design elements, and lighting 448
as the gateway signs. Signs located on private property may contain specific business names with directional arrows, while signs in the public right-of-way may contain such information, subject to approval of an encroachment permit. Directional signs will be located and positioned to direct vehicle and pedestrian traffic to prominent destinations. These signs may also direct motorists to parking facilities and provide real -time parking availability information. Details of Vehicular Oriented Directional and Directory signs can be found on pages 13, 14, 15, 16, 22 and 23 of Attachment D.
Pedestrian-Oriented Directional Signs – Sign Type “B2”
Pedestrian-Oriented Directional signs provide wayfinding information to pedestrians along sidewalks and paseo areas. Sign locations include both private property and the public right-of-way; in the right-of-way, they are designed to minimize encroachment into active pedestrian areas. The design consists of a 10 -foot-tall vertical metal post with 4 -inch-thick metal message panels at the top.
Pedestrian Oriented Directional Signs may contain specific business names with directional arrows; approval of an encroachment permit is required for the se signs in the right -of-way. Details of Pedestrian Oriented Directional signs can be found on page 18 of Attachment D.
449
Pedestrian-Oriented Directional and Directory Signs – Sign Type “B3” Pedestrian-Oriented Directional signs are intended to provide directional information to the public on active pedestrian pathways (i.e. sidewalks, paseos, plazas, etc.) on both private property and in the public right-of-way. These signs combine directional information with static directory maps identifying restaurants, retailers, and other destinations. The signs reinforce the district identity by using a similar palette of colors to complement the other district signs. Pedestrian Oriented Directional and Directory may contain business names with directory arrows; an encroachment permit is required for their location in the public right-of-way. Details of Pedestrian Oriented Directional and Directory signs can be found on pages 17, 18, 19, 20 & 21 of Attachment D.
Vehicular-Oriented Parking Directional Signs – Sign Type “B4” Vehicular-Oriented Parking Directional signs are strategically located to direct visitors to parking areas throughout North City. The applicant is proposing three types of parking directional signs. As noted on page 23 of Attachment D, Parking Directional Sign B4a is a freestanding sign that is 6 feet- tall by 1.5 feet-wide and incorporates the same vertical form, colors, and materials as the identity statement and directional signs. The upper portion of sign type B4a contains a “P” encircled in blue and white text pointing towards the parking area. The second proposed sign type, identified as sign type B4b on page 24 of Attachment D, is a 6- foot 5-inch-tall by 4 -foot 8-inch-wide cabinet sign mounted on light poles throughout the district. All letters are proposed to be push-through illuminated channel letters. Although mounted on City-owned light poles, these signs will be powered by a private energy source and will not utilize City power. Approval of an encroachment permit will be required for installation of the signs.
450
Neighborhood Identification Signs – Sign Type “C1”
Neighborhood Identification signs serve as a distinctive architectural feature within North City and will be placed along the perimeter of the center portions of all roundabouts. The design of these signs consists of individual illuminated channel letters mounted on top of a 1-foot-thick wood-clad base. The height of the signs was designed to be seen at eye level as motorists are driving through the area on Campus Way, North City Drive, and June Way. A total of three N eighborhood Identification signs are proposed.
Light Pole Banners – Sign Types C2a and C2b
The applicant proposes light pole banners to further reinforce the identity and visual character of North City. There are two different banner sizes and four different color schemes. The small banners measure 3 feet 2 inches tall by 1 foot 2 inches, and the large banners measure 8 feet 6 inches tall by 3 feet wide. Each size will be installed perpendicular to the adjacent curb to be viewable from the sidewalk and street. Banners are planned to be displayed year round, will be installed utilizing a mounting bracket system, and will be maintained by the applicant per the required encroachment agreement. As banner designs may evolve over time, a condition of approval requires that any future design modifications be subject to review and approval by the Planning Division Director.
451
As previously mentioned, the applicant will be responsible for the maintenance and management of the light-pole banners in accordance with the encroachment agreement.
Environmental Review
The Master Sign Program (CSP19-00003) has been found to be within the scope of the certified Final Environmental Impact Report (FEIR) and 2025 Addendum (SCH No. 2008101083) for the UDSP, which is in accordance with the California Environmental Quality Act (CEQA) Section 15162.
CEQA Section 15162(a) allows a lead agency to utilize the existing and adopted/certified EIR when no substantial changes are proposed in the project that require a major revision to the previous EIR or when a substantial increase in the severity of the previously identified significant effects is not found. As such, staff has analyzed the proposed CSP and found this project to meet the intent of the certified FEIR. Staff found this project will not result in substantial changes in the original project, will not involve substantial changes to the circumstances for which the project was originally undertaken, and proposes no major changes to the intent for original development or new information of substantial importance not known at the time of the initial CEQA review . Therefore, the City, serving as the lead agency, has determined that the proposed CSP can rely on the certified FEIR for the project without modification.
Fiscal Impact
The proposed Master Sign Program will not result in a fiscal impact.
Public Comment
No public comments were received during the processing of the Master Sign Program.
452
Attachment(s)
Adopting resolution:
RESOLUTION PC 26 -5212 (CSP19- 00003) – A RESOLUTION FOR A MASTER SIGN PROGRAM (CSP19-00003) TO GOVERN THE DESIGN, TYPE, AND DETAILS OF ALL SIGNAGE
PROPOSED FOR THE UNIVERSITY DISTRICT SPECIFIC PLAN AREA, KNOWN AS NORTH CITY
A. Vicinity Map
B. Aerial Photo
C. Requested Entitlements
D. Proposed Master Sign Program
Prepared by: Sam Dominguez, Associate Planner
Reviewed by: Stephanie Kellar, Deputy City Engineer
Submitted by: Joseph Farace, Planning Division Director 453
ATTACHMENT E
VICINITY MAP
454
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 | p. 8
ATTACHMENT E
Vicinity Map
455
ATTACHMENT F
MASTER SIGN PROGRAM
456
MASTER SIGN PROGRAM
March 5, 2026
Urban Villages San Marcos, LLCBranding &
Design
Guidelines for
Vehicular &
Pedestrian
Directional
Signage
457
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 02
MASTER SIGNAGE PROGRAM
Enclosed is a Master Signage Program for the
development project, North City, located within the
University District Specific Plan Area.
Each sign location will be addressed on a one-by-one
basis prior to actual installation in collaboration with the City of San Marcos Engineering and Planning Divisions
and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way
encroachment permits, as needed.
All signs associated with a building will require approval of a building permit and signs on buildings will be
approved through a building sign program and/or building permit for that specific development.
458
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 03
SIGN DRAWINGS
The following chapter provides concept level elevations, perspectives and details for the North City district signage and wayfinding program.
Each sign design will be addressed on a one-by-one
basis prior to actual installation in collaboration with the City of San Marcos Engineering and Planning Divisions
and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way
encroachment permits, as needed.
459
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 04
PROJECT LOGO Reference brand gui delines for more inf orm ation at : https://live.standar ds.site/northcity/logo
CORE LOGO - FIVE COLOR VARIATIONS
PROJECT FONTS Reference brand gui delines for more inf orm ation at : https://live.sta ndards.site/northcity/ty pography PROJECT SYMBOLS
LARGE SYMBOL THREE COLOR LOGOHORIZONTAL LOGO - FIVE COLOR VARIATIONS Founders Grotesk Regular
ABCDEFGHIJKLM
NOPQRSTUVWXYZ
abcdefghijklmnopq
rstuvwxyz
0123456789
!@#$%^&*()?+
PLEAS E NOTE
These drawings an d dime nsi on s ar e concept ua l onl y and are to be used as g ene ral gui de lin es. Fina l dimen si on s, des ig n, colo rs , an d ma terials ma y va ry slig htly . base d on sit e surve y and final fabrication Lin e of sight and righ t of way will not b e blo cked when deter mi nin g fina l pla ceme nt. Quality an d br ig htness of lig hting to mee t surr ou ndi ng ne igh bor hood standards.
Si gn s t o hav e a di mme r to adjust bright ne ss as needed.
Landscaping shown for ae sthetics only. Final la ndscaping will be addressed at t im e of s ig n permit . Landscapin g to conf or m with plantin g palett e conta in ed in th e UDSP. 9431 DOWDY DRIVE ,S TE 01 SAN DIE GO, CA 92126 4
NORT H CITY
MASTER SIGN PROGRAM
04/18/2025 460
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 05
COLORS & PAINTSReference brand guidelines for more information at: https://live.standards.site/northcity/color All paints to have Satin Finish unless otherwise specified. All painted surfaces are to be on aluminum.
MATERIALS VINYL
P2
AGAVE GREEN
MATTHEWS PAINT TO MATCH
PANTONE 2297 C
CMYK: 40/0/100/0
P1
LIGHT GRAY
MATTHEWS PAINT TO MATCH
PANTONE COOL GRAY 1 C
CMYK: 3/3/7/0
P7
BLACK
MATTHEWS PAINT TO MATCH
PANTONE RICH BLACK
CMYK: 60/40/40/100
P8
WHITE
MATTHEWS PAINT TO MATCH
CMYK: 0/0/0/00
P3
HUMMINGBIRD PINK
MATTHEWS PAINT TO MATCH
PANTONE 230 C
CMYK: 0/50/0/0
P4
SUNSHINE YELLOW
MATTHEWS PAINT TO MATCH
PANTONE 108 C
CMYK: 0/15/100/0
P5
FOREST GREEN
MATTHEWS PAINT TO MATCH
PANTONE 7747 C
CMYK: 50/30/100/20
P6
HIBISCUS ORANGE
MATTHEWS PAINT TO MATCH
PANTONE 158 C
CMYK: 0/70/100/0
V1
CITRUS GREEN
AVERY A9 TRANSLUCENT
9634T
PANTONE 375 C
V2
LIGHT PINK
OROCAL 8800 TRANSLUCENT
413
V3
YELLOW
AVERY A9 TRANSLUCENT
9113T
PANTONE 109 C
V4
BLACK
OPAQUE CAST VINYL
3M 7125-12
V6
BLUE
AVERY A9 TRANSLUCENT
9526T
PANTONE 285 C
V5
WHITE PRISMATIC
3M HIP REFLECTIVE SHEETING
SERIES 3930 F
GRADE 6061-T6
ALUMINUM
M1
CONCRETE
BOARD FORMED
M2
WHITE ACRYLIC
TRANSLUCENT
M3
BACKLIT FILM
8.5 MIL TRANSLUCENT POLYESTER
DIRECT PRINTED - GLOSS FINISH
M6
WHITE POLYCARBONATE
TRANSLUCENT
M4
CLEAR ACRYLIC
M5
18OZ BANNER
DOUBLE SIDED - BLOCKOUT
M7
PLEASE NOTE
These drawings and dimensions are conceptual only and are to be used as general guidelines. Final dimensions, design, colors, and materials may vary slightly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placement. Quality and brightness of
lighting to meet surrounding neighborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
9431 DOWDY DRIVE,STE 01 SAN DIEGO, CA 92126 5NORTH CITY
MASTER SIGN PROGRAM
04/18/2025 461
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 06
3 - Push-through acrylic. Edge-lit with
opaque black letter face example
1 - Painted aluminum return and translucent
vinyl overlayed on polycarbonate detail
2 - Painted aluminum return and translucent
white polycarbonate tenant panel detail
FRONT VIEW
SCALE: 3/16” = 1’-0”
SIDE VIEW
SCALE: 3/16” = 1’-0”
45'-0"
9'-0"4'-0"
The District Identity Statement is an
integrated composition of environmental
graphics that announce arrival to North City
to passing motorists on State Route 78. This
sign displaying the North City name, shall be
scaled to provide appropriate visibility to the
passing motorist traveling at freeway speeds.
Major commercial and/or corporate anchor
names (e.g. retail stores, cinemas, hotels, etc.)
may also be displayed. The landscaping and
lighting shall be an integral part of the overall
composition of the district identity statement.
This sign type shall be located on private
property. It is estimated two signs will be
appropriate, one on the East side and one on
the West side of North City, each freeway
facing.
The district pylon sign acts as a beacon
for the development attracting visitors by
announcing some of the anchor tenants and
prominent destinations.
A1
DISTRICT IDENTITY
STATEMENT PYLON Facelit channel letters with painted
aluminum returns and fabricated aluminum
trim cap. Translucent vinyl applied to
translucent polycarbonate sign face
Fabricated and painted pylon sign with
internal angle frame, skinned with 1/8”
aluminum panels.
1” push-through edge lit acrylic
letters with translucent white edges
and opaque painted black faces
Fabricated / painted aluminum cabinet
with changeable tenant panels made
of white translucent polycarbonate
and black opaque cut-vinyl logos
P1M1
P2M1 P2M1
P7M1
V1M4
V1M4
P7M3
1/2” push-through edge lit acrylic
letters with translucent white edges
and opaque painted black faces
P7M3
V4M4
3 1
2 P1M1
M4
4'-4"
11"
3'-4"
10 1/2"
2 5/8"
4" 4"
1/2"
1/2"462
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 07
A1
DISTRICT IDENTITY
STATEMENT PYLON
3/8"3/8"3/8"3/8"463
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 08
Primary Gateway Signs mark the primary
entry points into North City from State Route
78, Twin Oaks Valley Road, Discovery Street
and East Barham Drive.
They are smaller in size than the District
Identity Statements and are appropriately
scaled to the motorist traveling at reduced
speeds as they enter the project.
They repeat, and incorporate elements
introduced by the District Identity
Statements, though may be designed to
incorporate common features and shapes
echoing existing District signage and
familiar to visitors throughout San Diego
country.
These entrance Ground Signs create a sense
of arrival to the district and are integral to
the establishment of placemaking. The
totems are positioned with landscape
elements making them feel integrated into
the project.
This sign not to exceed 20' from highest
point at grade.
A2 - GROUND SIGN
PRIMARY ENTRY GATEWAY
A2a - GROUND SIGN ID
A2a
A2c - GROUND SIGN ID
A2c
A2b - GROUND SIGN ID
A2b
FRONT ELEVATION
SCALE: 3/32” = 1’-0”
16'-11"
1'-6"
18'-5"
3'-4"
16'-11"
1'-6"
18'-5"
3'-4"
2'-0"
2'-0"
7'-8"
11'-8"
14'-2"464
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 09
1'-5"
FRONT VIEW
SCALE: 3/8” = 1’-0”
FRONT VIEW - ILLUMINATED
SCALE: 3/8” = 1’-0”
SIDE VIEW
SCALE: 3/8” = 1’-0”
P2M1
P2M1
Trim-capless facelit channel letters
with painted aluminum returns and
translucent vinyl applied to
translucent acrylic sign face
Trim-capless facelit channel letter example
Fabricated and painted pylon sign with
internal angle frame, skinned with 1/8”
aluminum panels.
3/4” push-through edge lit acrylic
letters with translucent white edges
and opaque painted black faces
Fabricated / painted aluminum cabinet
with changeable tenant panels made
of white translucent polycarbonate
and black opaque cut-vinyl logos
P1M1
V1M3
P7M3
V4M4
A2a - GROUND SIGN ID
PRIMARY ENTRY GATEWAY
TENANT NAMES
1'-6"
1/2"
16'-10 1/2"
1'-3"
3" 3"1'-3" 3'-4"
3 3/4"465
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 10
FRONT VIEW
SCALE: 3/8” = 1’-0”
PLAN VIEW
SCALE: 3/8” = 1’-0”
FRONT VIEW - ILLUMINATED
SCALE: NTS
SIDE VIEW
SCALE: 3/8” = 1’-0”
A2b - GROUND SIGN ID
PRIMARY ENTRY GATEWAY
Fabricated and painted cabinet with
internal angle frame, skinned with 1/8”
aluminum panels.
P1M1
Fabricated and
painted shapes with
internal angle frame
and skinned with 1/8”
aluminum panels.
Wall grazer floodlight to
illuminate logo shapes,
inegrated into sign cabinet
P3M1
P4M1
P2M1
3/4” push-through edge lit acrylic
letters with translucent white edges
and opaque painted black faces
P7M3
The entrance gateway ground sign
uses o ffset layering of shapes,
highlighting the North City logo mark
and adding visual interest.
Note: External illumination from
landscape lighting is an acceptable
option for this sign type.
7'-8"
2'-0"
2'-0"
14'-2"
8 1/4"
8"
14'-2"
5'-3"
3/4"
3/4"
4"
8"
3'-7" 6"
3'-7"
8" 8" 8"4" 4"466
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 11
FRONT VIEW
SCALE: 3/8” = 1’-0”
FRONT VIEW - ILLUMINATED
SCALE: 3/8” = 1’-0”
SIDE VIEW
SCALE: 3/8” = 1’-0”
P3M1
P1M1
M3
P7M3
Trim-capless facelit channel letters
with painted aluminum returns and
translucent vinyl applied to
translucent acrylic sign face
1 - Push-through, edge lit acrylic letters with
translucent white edges and opaque painted
black faces detail
Fabricated and painted pylon sign with
internal angle frame, skinned with 1/8”
aluminum panels.
Letter shape
routed out of
sign face
1” Thick translucent
acrylic, illuminated
by LEDs inside sign
cabinet
Letter faces painted
with opaque black
paint, giving the
desired edge-lighting
halo e ffect
P1M1
V2M3
1” push-through edge lit acrylic
letters with translucent white edges
and opaque painted black faces
P7M3
A2c - GROUND SIGN ID
PRIMARY ENTRY GATEWAY
DISTRICT IDENTITY
P7
1 1'-6"
1/2"
16'-10 1/2"
3" 3"1'-3" 3'-4"
1'-3 1/2"
1"
1'-5"467
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 12
FRONT VIEW
SCALE: 3/8” = 1’-0”
FRONT VIEW - ILLUMINATED
SCALE: 3/8” = 1’-0”
SIDE VIEW
SCALE: 3/8” = 1’-0”
P2M1
P7M3
Trim-capless facelit channel letters
with painted aluminum returns and
translucent vinyl applied to
translucent acrylic sign face
Fabricated and painted pylon sign with
internal angle frame, skinned with 1/8”
aluminum panels.
P1M1
V1M3
3/4” push-through edge lit acrylic
letters with translucent white edges
and opaque painted black faces
P7M3
A3
SECONDARY ENTRY
GATEWAY
Secondary Gateway Signs are scaled down
versions of the Primary Entry Gateway
signs, which are more suitable for motorists
and pedestrians traveling at slower speeds
on narrower streets. They are located at
secondary points of entry, and reinforce the
North City identity while providing
advertisement of major project
components.
District markers help to create a sense of
arrival within the district. The different
district signs will take on a different
materiality depending on the "theme" of the
district they are located in. This sign not to
exceed 12' from highest point at grade.
12'- 0"
3" 3"11" 2'-3"468
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 13
Daniel’s Delicatessen Daniel’s Delicatessen
3'-0"
1'-10"
Daniel’s Delicatessen
326
012
FRONT ELEVATION
SCALE: 3/4” = 1’-0”
B1
VEHICULAR ORIENTED
DIRECTIONAL & DIRECTORIES
B1a - VEH. DIRECTIONAL B1c - VEH. DIRECTIONAL
B1b - VEH. DIRECTIONAL
POLE MOUNTED
15 Vehicular-oriented directional signs are
located throughout the project area (as
required) to assist visitors arriving and
driving throughout North City with
cognitive way-finding, in order to orient
themselves with respect to North City's
major destinations and neighborhoods.
Elements will be scaled appropriate for
travel speeds, viewing distances and
conditions. These signs will reinforce the
identity by using a palette of similar
materials, colors, design elements and
lighting as used in the Gateway signs.
To ease visitors towards available parking
options quickly, signs may incorporate
digital counting systems to highlight the
quantity of available parking stalls per
parking structure, thus reducing tra ffic
issues and enhancing the overall visitor
experience.
No more than three (3) B1c digital counting
signs will be permitted within North City
East Side.
Only approved project fonts and project
symbols are permitted.
All signs not to exceed 6’ from highest
point at grade and shall meet line of sight
requirements.
6'-0"
3'-0"
6'-0"
3'-0"
PLEASE NOTE
These drawings and dim ensions are conceptual only and are to be used as gen eral gu ideli nes. Final dime nsions, design, colors, and materials may vary sli ghtly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placem ent. Quality and brightness of
li ghting to meet surrounding neig hborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
943 1 DOWDY D RIV E,STE 0 1 SAN DI EGO, CA 92126
NORTH CITY
MASTER SIGN PROGRAM
04/18/2025469
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 14
Daniel’s DelicatessenDaniel’s Delicatessen
Daniel’s Delicatessen
P1M1
FRONT VIEW
SCALE: 1” = 1’-0”
FRONT VIEW - ILLUMINATED
SCALE: 1” = 1’-0”
SIDE VIEW
SCALE: 1” = 1’-0”
B1a
VEHICULAR DIRECTIONAL
Fabricated and painted cabinet with
internal angle frame, skinned with 1/8”
aluminum panels.
P1M1
3/8” push-through edge-lit acrylic
letters with translucent white edges
and opaque painted black faces
P7
P7
M3
3/8” push through edge-lit
acrylic. Parking Icons to
have translucent vinyl
overlay to illuminate face
of acrylic. Black on face of
icon to be opaque
V3M3
16 2 1/8"
3 1/8"
2 7/8"
5'-11"
1"
3'-0"
3/8" 8"
PLEASE NOTE
These drawings and dim ensions are conceptual only and are to be used as gen eral gu ideli nes. Final dime nsions, design, colors, and materials may vary sli ghtly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placem ent. Quality and brightness of
li ghting to meet surrounding neig hborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
943 1 DOWDY D RIV E,STE 0 1 SAN DI EGO, CA 92126
NORTH CITY
MASTER SIGN PROGRAM
04/18/2025470
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 15
Post footing in compliance with
breakway post safety standards
Daniel’s Delicatessen
P1M1
FRONT VIEW
SCALE: 3/4” = 1’-0”
SIDE VIEW
SCALE: 3/4” = 1’-0”
B1b
VEHICULAR DIRECTIONAL
POLE MOUNTED
1/4” thick aluminum with custom shape cut
and direct printed lettering with clear coat
for protection
P1M1 3” Square tube post
17 3'-0"
1'-10"
8'-6"
3"1/4"
11'-6"
PLEASE NOTE
These drawings and dim ensions are conceptual only and are to be used as gen eral gu ideli nes. Final dime nsions, design, colors, and materials may vary sli ghtly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placem ent. Quality and brightness of
li ghting to meet surrounding neig hborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
943 1 DOWDY D RIV E,STE 0 1 SAN DI EGO, CA 92126
NORTH CITY
MASTER SIGN PROGRAM
04/18/2025471
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 16
Daniel’s Delicatessen
326
012
326
012
Daniel’s Delicatessen
P1M1
FRONT VIEW
SCALE: 1” = 1’-0”
FRONT VIEW - ILLUMINATED
SCALE: 1” = 1’-0”
SIDE VIEW
SCALE: 1” = 1’-0”
B1c
VEHICULAR DIRECTIONAL
PARKING COUNTER
Fabricated and painted cabinet with
internal angle frame, skinned with 1/8”
aluminum panels.
P1M1
3/8” push-through edge-lit acrylic
letters with translucent white edges
and opaque painted black faces
P7
P7
M3
3/8” push through edge-lit
acrylic. Parking Icons to
have translucent vinyl
overlay to illuminate face
of acrylic. Black on face of
icon to be opaque
Digital counting display.
Black backdrop with
illuminated numbering
system.
V3M3
18 Daniel’s Delicatessen2 1/8"
3 1/8"
2 7/8"
5'-11"
1"
3'-0"
3/8" 8"
PLEASE NOTE
These drawings and dim ensions are conceptual only and are to be used as gen eral gu ideli nes. Final dime nsions, design, colors, and materials may vary sli ghtly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placem ent. Quality and brightness of
li ghting to meet surrounding neig hborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
943 1 DOWDY D RIV E,STE 0 1 SAN DI EGO, CA 92126
NORTH CITY
MASTER SIGN PROGRAM
04/18/2025472
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 17
Mother May’s
Urge Common
Abode
SIDE ELEVATION
SCALE: 1/2” = 1’-0”
FRONT ELEVATION
SCALE: 1/2” = 1’-0”
B2
PEDESTRIAN ORIENTED
DIRECTIONAL
Pedestrian-oriented directional signs are
especially important in creating a walkable
District. They provide directional information,
which encourages pedestrian to visit many
areas within North City. These signs will
reinforce the North City identity by use of a
palette of similar materials, colors, design
elements and lighting as used in the Gateway
signage that appeal to the pedestrian
experience.
Pedestrian directional signs are positioned at
key decision making locations, helping to
direct visitors to important destinations
throughout the district.
Only approved project fonts and project
symbols are permitted.
6'-8"
10'-0"473
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 18
NCTD
Sprinter 0.09 mi
Daniel’s
Delicatessen
Sky View
Park0.75 mi
0.17 mi
Sky View
Park 0.75 mi
0.17 mi
0.09 mi
Daniel’s
Delicatessen
NCTD
Sprinter
1/4” thick aluminum painted all
sides with direct printed text
on both sides and clear coat for
protection
Countersunk screws
attaching sign panel
to square tube
aluminum post
P7P2M1
3”x3” square tube
aluminum postP1M1
P1M1
P2
P2
M1
B2
PEDESTRIAN ORIENTED
DIRECTIONAL
FRONT VIEW
SCALE: 3/4” = 1’-0”
BACK VIEW
SCALE: 3/8” = 1’-0”
SIDE VIEW
SCALE: 3/4” = 1’-0”
1 - Laser engraved debossed logo on all 4 sides of
decorative pole topper. Sign panels will have a welded
1/2” thick aluminum angled return, attached to post with tamper resistant mechanical fasteners
SCALE: 6” = 1’-0”
Post footing in compliance with
breakway post safety standards
1 1 5/8"
3"
6'-8"
10'-0"
4"
4"
8"
7'-6” MIN
4"
3 1/4"
4"
2 1/4"
3'-3 5/8"
3'-6"474
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 19
FRONT ELEVATION
SCALE: 3/4” = 1’-0”
FRONT ELEVATION - ILLUMINATED
SCALE: 3/4” = 1’-0”
BACK ELEVATION
SCALE: 3/4” = 1’-0”
B3
PEDESTRIAN ORIENTED
DIRECTIONAL + DIRECTORY
Pedestrian-oriented directory signs assist
pedestrians arriving and traveling within
the district to orient themselves with
respect to major destinations and North
City neighborhoods. These interactive,
potentially digital directories may include
community messages, and incorporate an
additional level of design detail, which
promotes walk-ability.
The pedestrian directional + directory
signs provide a Swiss army knife
wayfinding element to the sign program
by providing interactive, potentially
digital directional signage combined with
a directory map identifying the various
restaurants, retailers and destinations.
NOTE:
Sign not to exceed 8'-0" maximum height.
Color variety across signs using the
same structure.
7'-8"
2'-7"475
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 20
P2M1
P3M1
FRONT VIEW
SCALE: 1” = 1’-0”
BACK VIEW
SCALE: 1” = 1’-0”
SIDE VIEW
SCALE: 1” = 1’-0”
B3 - PEDESTRIAN ORIENTED DIRECTIONAL + DIRECTORY
Fabricated and painted cabinet with
internal angle frame, skinned with 1/8”
aluminum panels
Internally illuminated interactive, potentially
digital directory map and wayfinding directionals
with clear acrylic face for protection
Internally illuminated interactive,
potentially digital directory map and
wayfinding directionals with clear
acrylic face for protection
P1M1
M5 M5
8"8"
1'-4"
7'-7"
1"
7'-8"
2'-7"
2'-2" 2'-2"
3'-7"
1'-11 1/2"
3'-7"
1'-11 1/2"
1"
PLEASE NOTE
These drawings and dimensions are conceptual only and are to be used as general guidelines. Final dimensions, design, colors, and materials may vary slightly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placement. Quality and brightness of
lighting to meet surrounding neighborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
9431 DOWDY DRIVE,STE 01 SAN DIEGO, CA 92126 21NORT H CITY
MASTER SIGN PROGRAM
04/18/2025476
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 21
FRONT VIEW
SCALE: 1” = 1’-0”
B3 - PEDESTRIAN ORIENTED DIRECTIONAL + DIRECTORY
B3a - COLOR COMBINATION - A B3b - COLOR COMBINATION - B B3c - COLOR COMBINATION - C
PLEASE NOTE
These drawings and dimensions are conceptual only and are to be used as general guidelines. Final dimensions, design, colors, and materials may vary slightly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placement. Quality and brightness of
lighting to meet surrounding neighborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
9431 DOWDY DRIVE,STE 01 SAN DIEGO, CA 92126 22NORT H CITY
MASTER SIGN PROGRAM
04/18/2025477
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 22
FRONT ELEVATION
SCALE: 1/2” = 1’-0”
B4
VEHICULAR ORIENTED PARKING
DIRECTIONAL
B4b
PARKING
DIRECTIONAL
-
POLE MOUNTED
B4C
PARKING
DIRECTIONAL
-
BUILDING MOUNTED
B4a
PARKING
DIRECTIONAL
-
FREESTANDING
Vehicular-oriented directional signs are strategically located to assist visitors arriving and driving throughout North City to the various parking opportunities.
Parking directional signs are strategically located throughout the site creating a "trail of bread crumbs" way of orienting visitors to the various parking opportunities.
Signs are to be mounted to avoid visual pollution of over signing and to avoid any issues with additional footings or curb / right-of-way conflicts.
Building mounted parking signage may alternatively use
designs per that building’s own Sign Criteria and Guidelines, provided they conform to the City-approved building permit and encroachment permit approval process.
6'-6"
2'-0"
8'-0" MIN
9'-6"
4'-6"
3'-2"
4 5/8"
4'-0"
2'-8"478
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 23
P4M1
FRONT VIEW
SCALE: 1” = 1’-0”
FRONT VIEW - ILLUMINATED
SCALE: 1” = 1’-0”
SIDE VIEW
SCALE: 1” = 1’-0”
B4a
VEHICULAR ORIENTED PARKING DIRECTIONAL
FREESTANDING
Fabricated and painted cabinet with
internal angle frame, skinned with 1/8”
aluminum panels.
P1M1
P1M1
3/8” push-through edge-lit acrylic
letters with translucent white edges
and opaque painted black faces
P7M3
1"
4'-2 1/4"
2'-2 3/4"
6'-5"
1'-4"
1 3/4"
1 3/4"
2 1/2"
8"3/8"
PLEASE NOTE
These drawings and dimensions are conceptual only and are to be used as general guidelines. Final dimensions, design, colors, and materials may vary slightly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placement. Quality and brightness of
lighting to meet surrounding neighborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
9431 DOWDY DRIVE,STE 01 SAN DIEGO, CA 92126 24NORT H CITY
MASTER SIGN PROGRAM
04/18/2025479
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 24
P4M1
Fabricated and painted cabinet with
internal angle frame, skinned with
1/8” aluminum panels. Mounted to
existing poles with internal saddle
and thru-bolts
P1M1
3/8” push-through edge-lit acrylic
letters with translucent white edges
and opaque painted black faces
Existing pole
P7M3
FRONT VIEW
SCALE: 3/4” = 1’-0”
SIDE VIEW
SCALE: 3/4” = 1’-0”
B4b
VEHICULAR ORIENTED
PARKING DIRECTIONAL
POLE MOUNTED
FRONT VIEW - ILLUMINATED
SCALE: 1” = 1’-0”
8'-0"
10"3/8" 3/8"2'-8"
1'-1"
4'-0"
1'-8"
2 3/8"
2 3/8"
3 3/8"
PLEASE NOTE
These drawings and dimensions are conceptual only and are to be used as general guidelines. Final dimensions, design, colors, and materials may vary slightly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placement. Quality and brightness of
lighting to meet surrounding neighborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
9431 DOWDY DRIVE,STE 01 SAN DIEGO, CA 92126 25NORT H CITY
MASTER SIGN PROGRAM
04/18/2025480
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 25
P4M1
Fabricated and painted cabinet with
internal angle frame, skinned with 1/8”
aluminum panels
P4M1
Aluminum square tube with mounting
brackets per engineering
P1M1
1/2” push-through edge-lit acrylic
letters with translucent white edges
and opaque painted black faces
P7M3
FRONT VIEW
SCALE: 3/4” = 1’-0”
SIDE VIEW
SCALE: 3/4” = 1’-0”
B4b
VEHICULAR
ORIENTED
PARKING
DIRECTIONAL
WALL MOUNTED
BACK VIEW - ILLUMINATED
SCALE: 3/4” = 1’-0”
10"
2'-3"
3 3/8"
4 1/4"
4'-6"
11"
3'-7"
9’-6” VIF Mounting Height
Determined at Mockup
1/2" 1/2"3'-2" 4 5/8"
Building mounted parking
signage may alternatively use
designs per that building’s own
Sign Criteria and Guidelines,
provided they conform to the
City-approved building permit
and encroachment permit
approval process.481
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 26PLEASE NOTE
These drawings and dimensions are conceptual only and are to be used as general guidelines. Final dimensions, design, colors, and materials may vary slightly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placement. Quality and brightness of
lighting to meet surrounding neighborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
9431 DOWDY DRIVE,STE 01 SAN DIEGO, CA 92126 27
C1
NEIGHBORHOOD
IDENTIFICATION
NORTH CITY
MASTER SIGN PROGRAM
04/18/2025
30” max per City sight
distance standards.
All round-about signage shall comply
with CA MUTCD standards.
482
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 27
FRONT ELEVATION
SCALE: 1/4” = 1’-0”
Double-sided pole banners printed with project colors.
Banners to have top and bottom pole pockets installed to existing poles with aluminum brackets, fiberglass arms
and stainless steel straps.
M7
C2a
PEDESTRIAN LIGHT POLE
BANNERS
The creative design of light pole banners
will further reinforce the North City
identity and experience.
Note: Final artwork to be provided by
marketing team.
3'-0"
8'-6"
25'-0"483
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 28
Double-sided pole banners printed with project colors.
Banners to have top and bottom pole pockets installed to existing poles with aluminum brackets, fiberglass arms
and stainless steel straps.
M7
FRONT ELEVATION
SCALE: 1/2” = 1’-0”
C2b
PEDESTRIAN LIGHT POLE
BANNERS
The creative design of light pole banners
will further reinforce the North City
identity and experience.
Intended for the light posts along
pedestrian corridors, such as sidewalks
and paseos.
Note:
Final artwork to be provided by
marketing team
12'-0"
3'-2"
1'-2"
PLEASE NOTE
These drawings and dimensions are conceptual only and are to be used as general guidelines. Final dimensions, design, colors, and materials may vary slightly. based on site survey and final fabrication Line of sight and right of way will not be blocked when determining final placement. Quality and brightness of
lighting to meet surrounding neighborhood standards.
Signs to have a dimmer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP.
9431 DOWDY DRIVE,STE 01 SAN DIEGO, CA 92126 29
NORT H CI TY
MASTER SIGN PROGRAM
04/18/2025484
PLEASE NOTE
All drawings and dimensions are conceptual only and are to be used as general guidelines. Each sign’s final design and location will be addressed on a one-by-one basis prior to installation in collaboration with City of San Marcos Engineering and Planning Divisions and adhere to any requirements related to sign permitting, line of sight approval and public right-of-way encroachment permits, as needed. Sign style and color can be revised per the approval of the Planning Division Director.
Line of sight and right of way will not be blocked when determining final placements. Quality and brightness of lighting to meet surrounding neighborhood standards.
Signs to have a dimer to adjust brightness as needed.
Landscaping shown for aesthetics only. Final landscaping will be addressed at time of sign permit. Landscaping to conform with planting palette contained in the UDSP .
NORTH CITY
MASTER SIGN PROGRAM
03/05/2026 29
SIGN REQUIREMENTS
Each sign design will be addressed on a one-by-one basis prior to actual installation in collaboration with the City of San Marcos Engineering and Planning Divisions.
Privately maintained signs within the right-of-way (ROW) shall be maintained through an Encroachment, Maintenance and Removal Agreement with the City, to be executed prior to building permit issuance.
A right-of-way (ROW) permit will also be coordinated with the City for installation of signage in the ROW.
All sign dimensions and locations near crosswalks and intersections are subject to sight visibility analysis prior to installation.
Note: Prior to the installation of any structure, sign, or similar element, a permit shall be obtained in accordance with the California Building Code (CBC), including but not limited to the requirements outlined in CBC Sections 105.1 and 106.1.
Structural elements shall comply with the applicable provisions of CBC Chapter 16 (Structural Design) to ensure adequate load-bearing capacity, wind resistance, and seismic stability as required by the site conditions. All construction and installation must adhere to approved plans and specifications.
Any additional signage that may be necessary or required per code or site condition that does not fit into any of the included sign types will adhere to the same design guidelines and quality standards. 485
ATTACHMENT G
PLANNING COMMISSION 5/18/26 MEETING MINUTES
486
MINUTES
Regular Meeting of the Planning Commission
MONDAY, May 18, 2026
City Council Chambers
1 Civic Center Drive, San Marcos, CA 92069
CALL TO ORDER
At 6:28 p.m. Planning Commission Chair Saulsberry called the meeting to order.
PLEDGE OF ALLEGIANCE
Commissioner Norris led the Pledge of Allegiance to the Flag.
ROLL CALL
The Secretary called the roll:
PRESENT: COMMISSIONERS : BARNETT, CAVANAUGH, KILDOO, SAULSBERRY, CARROLL, GUERRERO, NORRIS
ALTERNATE COMMISSIONERS IN AUDIENCE: SMITH, MARCINKO
ABSENT COMMISSIONERS: NONE
Also present were : Planning Division Director Joe Farace, Senior Management Analyst Song LeBaron, Administrative Assistant Sonia Rathee Gulia, Principal Civil Engineer Kyrenne Chua, Deputy City Attorney Punam Prahalad, Associate Planner Samuel Domiguez, Principal Planner Scott Nightingale
ORAL AND WRITTEN COMMUNICATIONS
None
CONSENT CALENDAR
1. APPROVAL OF MINUTES, 4/20/2026
Action:
COMMISSIONER KILDOO MOVED TO APPROVE CONSENT CALENDAR ITEM #1 AS PRESENTED; SECONDED BY COMMISSIONER BARNETT. MOTION CARRIED BY THE FOLLOWING VOTE.
487
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2 AYES: COMMISSIONERS: BARNETT, CAVANAUGH, KILDOO, SAULSBERRY, CARROLL, GUERRERO,
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NORRIS
2. Project No: CSP 19-00003 MASTER SIGN PROGRAM
Applicant: Urban Villages San Marcos LLC
Request: A Master Sign Program (CSP 19-00003) to govern the design type, and details of all signage proposed for the University District Specific Plan Area known as North City.
Recommendation: Staff recommends approval to City Council
Associate Planner Samuel Domiguez: gave the staff presentation
Action:
COMMISSIONER KILDOO MOTIONED TO RECOMMEND APPROVAL TO CITY COUNCIL PC 26-5212 FOR CSP 19-00003 AND SECONDED BY COMMISSIONER CARROLL. MOTION CARRIED BY THE FOLLOWING VOTE.
AYES: COMMISSIONERS: BARNETT, CAVANAUGH, KILDOO, SAULSBERRY, CARROLL, GUERRERO, NORRIS
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE
OPEN PUBLIC COMMENTS
Applicant Representative Comments: Darren Levitt from Seabreeze Properties North City read Chapter Seven of University District Specific Plan from 2009 which calls for the Master Sign Program for the following three reasons: distinguishing the district in a unique environment in the North County, providing clear and identity statement and consistent themes through public art, public lighting , and sophisticated graphic and developing a sustainable and smart growth setting. He further summarized two main issues in North city which are parking directions and sign litter. This project will help avoid sign litter and provide clear and bold vehicular directions.
Scripps Health Representative Comments: Amber Ter-Vrugt shared Scripps Health is excited to be part of North City and does not want to delay the advancement of the Master Sign Program. She also explained that since Scripps was not part of the original development of the Master Sign Program , there may be potential amendments to branding standards and wayfinding differences.
Resident of San Marcos: Liz Santos expressed strong opposition to the project. She explained this footprint includes areas North of Barham Drive which is adjacent to the legacy property of the Santos Family. She also shared the applicant Urban Village San Marcos LLC is suing 82-year-old Gloria Santos in a Quite Title Action to strip their family of historical easement right s. A Civic Civil Court trial is set for September 2026; they 488
Regular Planning Commission
Monday, May 18, 2026 | Page 3 of 5
3 can’t grant expansive design privileges to a developer with a document record of neighborhood intimidation on this land. The documented record includes p roperty damage, flying construction debris, shattered car window, hostile verbal aggregation with the developer and family member, and an explicit police warning to site crew.
Planning Commissioner Discussions: The commissioners liked the informative presentation and had several questions regarding the project. Questions were raised regarding the bright color palette, urgency of the project, Scripps amendment, sign ownership, lighting degradation and the timeframe for creating and installing the signs.
Applicant Representative Response: The applicant representative explained that signs in the right of way will be simple while the bri ght ones will live on private property. The signs will not look as bright when looking at them with the buildings present. He further explained there is temporary signage as of now which makes this an urgent project to provide vehicular directional signage. He also addressed that signs will be created and installed as soon as possible . The first sign s that would be installed would be B 1 directional signage by the roundabout towards the parking structures followed by district identity signs which will be installed at the entrance to North City at Twin Oaks, and a 45 feet tall freeway pylon.
Planning Director Response: Planning Director Joe Farace explained that there is a possibility the Planning Commission will have to approve the Scripps amendment regarding their signs. Also, Joe clarified that the landowners would need a right of way permit and there is a condition in the Master Sign Program related to lighting.
3. Project No: TSM24-0004 TENTATIVE SUBDIVISION; VAC 26-0002 RIGHT-OF-WAY- VACATION Applicant: North City Community Partners/ Shea/ Lennar
Request: North City West Tentative Subdivision Map (TSM24-0004) to create three lots on a 19.83-acre site to allow the creation of 202 multi-family condominiums located north of Discovery Street, west of Twin Oaks Valley Road, south of Highway 78, and within the University District Specific Plan area. The Summary Vacation (VAC26-0002) and abandonment of public right-of-way for an unnamed road within the boundary of Tentative Subdivision Map (TSM24-0004)
Recommendation: Staff recommends approval to City Council
Principal Planner Scott Nightingale and Senior Civil Engineer Kyrenne Chua: gave the staff presentation.
Jordan Selva, applicant representative: did not have an applicant presentation.
OPEN PUBLIC COMMENTS
Resident of San Marcos: Liz Santos expressed strong opposition to the proposed project. She explained the
489
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4 developer has demonstrated a severe pattern of disregard for the neighbors . She provid ed several documented instances linking to the developer’s operations: property damage, flying construction debris, and concrete shattering a senior member’s car window, hostile verbal escalation, aggressive direct face to face confrontation between developer and family member and defiance of law enforcement in battery.
Planning Commissioner Discussions: The commissioners discussed several concerns that they had regarding this project. Their concerns were regarding the symmetry of the roundabout, Torrey Pine tree usage, resident pending lawsuit and the Summary Vacation.
Applicant Representative Response: The applicant representative acknowledged the roundabout concern and recommended they’ll have their engineers discuss the plan further. He also explained that one Torrey Pine tree has already been present on Campus Way for over 10 years which is doing very well.
Principal Civil Engineer: Kyre nne Chua explained the geometric shape of the roundabout was recommended by Shea’s roundabout design expert and reviewed by city’s technical consultant and have agreed to this approach for that specific intersection. This design has also been used in other parts of the University district. She also clarified that this is a new Summary Vacation the previous Summary Vacation was part of the tentative map.
Deputy City Attorney: Punam Prahalad explained that the city is not part of the lawsuit and it’s about easements rights between two private entities. Shea, the applicant, is not related to the lawsuit with Santos.
Action:
COMMISSIONER CARROLL MOTIONED TO APPROVE RESOLUTION TSM24-0004 TENTATIVE SUBDIVISION, RESOLUTION VAC 26 -0002 RIGHT -OF-WAY- VACATION MOTION SECONDED BY COMMISSIONER CAVANAUGH. MOTION CARRIED BY THE FOLLOWING VOTE.
AYES: COMMISSIONERS: BARNETT, CAVANAUGH, KILDOO, SAULSBERRY, CARROLL, NORRIS NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: GUERRERO
CLOSED PUBLIC COMMENTS
DISCUSSION ITEM: None
PLANNING DIVISION DIRECTOR COMMENTS:
Planning Director Joe Farace reported Santa Fe Project from April will be presented to City Council, shared about an expected meeting in June regarding Senate Bill 79, and noted about the upcoming Council Chambers renovation in August.
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5 PLANNING COMMISSIONERS COMMENTS: Commissioners inquired about the June Meeting and discussed whether the Senate Bill regarding teleconference for public meetings would be applicable to the planning commission meetings.
ADJOURNMENT
At 7:31 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
491
City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:TMP-2462
MEETING DATE:
June 23, 2026
SUBJECT:
RESOLUTION NO. 2026-9616 - APPEAL (AA26-0003) OF PLANNING COMMISSION RESOLUTION PC 26- 5201 APPROVING A TENTATIVE SUBDIVISION MAP (TSM24-0004) FOR THE CREATION OF THREE LOTS ON A 19.83 ACRE SITE FOR FUTURE DEVELOPMENT OF 202 MULTI-FAMILY CONDOMINIUMS, AND RESOLUTION PC 26-5197 RECOMMENDING TO CITY COUNCIL THE ASSOCIATED SUMMARY
VACATION AND ABANDONMENT OF PUBLIC RIGHT-OF-WAY, ALL LOCATED NORTH OF DISCOVERY STREET, WEST OF TWIN OAKS VALLEY ROAD, SOUTH OF HIGHWAY 78 WITHIN THE UNIVERSITY
DISTRICT SPECIFIC PLAN AREA
Recommendation
ADOPT resolution to deny the appeal (AA26-0003) and uphold the decisions of the Planning Commission.
Introduction
On May 18, 2026, the Planning Commission voted 6-0-1, (Guerrero abstained) to approve Tentative Subdivision Map (TSM24-0004) to create three lots on a 19.83-acre site to allow the creation of 202 multi- family condominiums located north of Discovery Street, west of Twin Oaks Valley Road, south of Highway 78, and within the University District Specific Plan area, and to recommend to the City Council the associated summary vacation and abandonment of public right-of-way . On May 28, 2026, an appeal of the Planning Commission’sdecision was filed with the City (Attachment B). In accordance with San Marcos Municipal Code (SMMC) Chapter 20.545, the City Council shall hold a hearing on the appeal, and the decision of the City Council shall be the final determination of the City.
Background
The following background contains a summary of the content of the Planning Commission report prepared for the May 18, 2026 meeting. For detailed information relating to the processing of TSM24-0004, please refer to the Planning Commission Report, provided as Attachment D.
The University District Specific Plan (UDSP) was approved by the City Council in November 2009 for an approximately 203-acre urban mixed-use center within the core of San Marcos. The Specific Plan area is comprised of a mixture of residential uses including town homes, multi-family condominiums, apartments, and student housing, as well as various commercial and office uses, park land, and civic/institutional uses.
On January 17, 2019, North City Community Partners, LLC (Shea Homes) submitted an application for a Tentative Subdivision Map (TSM19-0002) for a portion of the UDSP located west of Twin Oaks Valley Road and north of Discovery Street, referred to as North City West. The approved map authorized development of up to 480 multi-family condominium units within this portion of North City West; however, only 425 units are being constructed due to the San Marcos School District’sacquisition of Lot 7, which removed 55 units from City of San Marcos Printed on 6/18/2026Page 1 of 5
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being constructed due to the San Marcos School District’sacquisition of Lot 7, which removed 55 units from the original total.
On May 18, 2026, the Planning Commission, by a vote of 6-1, adopted Resolution PC 26-5201 approving Tentative Subdivision Map (TSM24-0004), which creates approximately three additional lots and associated condominium units along the eastern boundary and facilitate the future phase 2 development of the remaining North City West area. The project would allow for the construction of up to 202 additional multi-family units through a separate Site Development Plan approved by the Development Advisory Committee, resulting in a total allowable buildout of 627 multi-family units, consistent with the UDSP. In addition, the Planning Commission approved Resolution PC 26-5197 to recommend approval to City Council for the Summary Vacation (VAC26-0002) and abandonment of public right-of-way for an unnamed road within the boundary of Tentative Subdivision Map (TAM24-0004). If the City Council denies Ms. Santos’appeal, pursuant to the conditions of approval the Summary Vacation component of the requested entitlements will be considered at a later date, prior to final map recordation of Tentative Subdivision Map (TSM24-0004). If the City Council grants the appeal, Tentative Subdivision Map (TSM24-0004) would not become effective and Resolution PC 26-5197 on the Summary Vacation issue would be rendered moot, as it is tied to the map conditions.
The Tentative Subdivision Map (TSM24-0004) was analyzed to be within the scope of the certified Final Environmental Impact Report (FEIR) (SCH No. 2008101083), which is in accordance with the California Environmental Quality Act (CEQA) Section 15162.
During public testimony, appellant Ms. Elizabeth Santos spoke in opposition to the Tentative Subdivision Map and requested that the Planning Commission continue the item until the conclusion of her private litigation with Seabreeze Properties, which she explained is anticipated in September 2026. The Commission sought guidance from Deputy City Attorney Prahalad regarding whether the pending third party litigation affected their ability to take action on the Tentative Subdivision Map that is separate from, and not adjacent to, Ms. Santos’ property located on the east side of Twin Oaks Valley Road. Deputy City Attorney Prahalad advised that the Tentative Subdivision Map is unrelated to the private litigation concerning Ms. Santos’property located at 140 East Barham Drive, and confirmed that it did not represent an impediment to Commission consideration of the item. Please refer to the Planning Commission Report provided as Attachments C and D for additional details on the project background and environmental review.
Appeal (AA26-0003) Discussion
On May 28, 2026 an appeal was filed by Elizabeth Santos objecting to the Planning Commission’sapproval of the project (Attachment B). The appeal sets forth several reasons why the appellant believes the Planning Commission’sdecision was made in error as listed below. Staff is providing responses to each of the points of the appeal the appellant provided on her appeal form and its attachments.
Appeal Point No. 1
Administrative Abuse and Bad Faith Litigation: The applicant is the same entity currently using the Superior Court (Case No. 37-2023-00007946-CU-OR-NC) to strip a legacy resident of historic access rights. It is an abuse of discretion for the City to grant this developer the privilege is actively attempting to diminish the City of San Marcos Printed on 6/18/2026Page 2 of 5
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abuse of discretion for the City to grant this developer the privilege is actively attempting to diminish the private property rights of citizens within the same project footprint.
Jurisdictional Conflicts: The project site is currently subject to active litigation (Case No. 37-2023-00007946- CU-OR-NC). Any administrative action taken by the City prior to a final court judgment is premature and lacks legal basis.
Staff Response:
The appellant is appealing the Planning Commission’sapproval of a Tentative Subdivision Map (TSM) which is proposed to be located northwest of Twin Oak Valley Road and North of Discovery Street within the University District Specific Plan Area. Appellant has noted in the appeal form that she is involved in litigation against her family east of Twin Oaks Valley Road. The basis of the appeal does not relate to the proposed subdivision.
The project site is located west of Twin Oaks Valley Road several hundred feet away from the appellant’s property and is not adjacent to, nor directly affecting, her parcel. The project site subject to the TSM application is not involved in an active litigation related to Case No. 37-2023-00007946-CU-OR-NC. As such, the issues raised in the appeal are unrelated to the physical characteristics, location, or impacts of the Tentative Subdivision Map (TSM) under consideration.
Additionally, the reference to active litigation (Case No. 37-2023-00007946-CU-OR-NC) does not bear on the Planning Commission’s ability or authority to act on the TSM. Ongoing legal proceedings involving the appellant do not restrict the City’sdiscretionary review of a separate and independently evaluated land-use application. The existence of litigation unrelated to the subdivision does not create a legal barrier to processing or approving the TSM.
These appeal points presented do not provide a valid basis for delaying or denying the project, and the City Council should uphold the Planning Commission’s decision approving the Tentative Subdivision Map.
Appeal Point No. 2
Documented Evidence of Dangerous Operations: Discretionary approvals require findings that a project will not be detrimental to public safety. The Commission was presented with evidence of a significant site hazard:
San Diego Sheriff Dispatch Incident #E10351159, involving a tractor operator striking the appellant in defiance of law enforcement warnings. The Commission’sfailure to investigate the Applicant’ssite-safety protocols renders the safety “Findings” for this Subdivision invalid.
Documented Site Hazard & Administrative Negligence: The applicant has a documented history of safety violations (Sheriff Dispatch Incident #E10351159) confirming physical endangerment of neighbors. Proceeding with the abandonment of public right-of-way without a formal investigation is a direct act of Administrative Bad Faith.
Staff Response:
In its approval of the TSM, the Planning Commission found that “The Tentative Subdivision Map, as conditioned, will not be detrimental to the public health, morals, safety, and welfare in that public facilities and infrastructure including fire, water, sewer, and drainage will be provided.”(PC Resolution 26-5201 Paragraph D.9).
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The appellant’sreference to an alleged safety violation (Sheriff Dispatch Incident #E10351159) is unrelated to the findings required to be made for the approval of the proposed Tentative Subdivision Map. The referenced incident pertains to a separate matter involving interactions between private individuals and is not associated with this particular project site, project activities, or any physical conditions created by the subdivision map request. The appellant does not provide any evidence stating that public facilities and infrastructure would not be provided. There is no evidence indicating the dispatch incident reflects any safety issue caused by, connected to, or impacted by the proposed project. Similarly, the appellant does not provide any factual basis for asserting that the abandonment of public right of way would create a “physical endangerment” to neighboring properties.
The matters described by the appellant are not relevant to the approval of the TSM by the Planning Commission and the City Council should uphold the Planning Commission’s approval of the TSM.
Appeal Point No. 3
Integrated Project Review: This application is inextricably linked to the systemic issues and ownership discrepancies detailed in the concurrent appeal of CSP19-0003. These must be reviewed as a single, problematic project footprint.
Staff Response:
The appellant’sreference to the CSP19-0003 Sign Program has no bearing on the Planning Commission’s decision regarding the Tentative Subdivision Map. The Sign Program is a separate entitlement application, processed under its own findings, public notice, and staff analysis. It was agendized independently and acted upon by the Commission as a standalone item.
Because CSP19-0003 is unrelated to the subdivision review process, its content, status, or outcome does not influence the required findings or approval criteria for the Tentative Subdivision Map. The appellant’s comments on the Sign Program therefore do not provide a valid or relevant basis for overturning or delaying approval of the TSM.
The Tentative Subdivision Map ownership does not bear on the Planning Commission’sability or authority to act on the TSM. Ongoing legal proceedings involving the appellant do not impose restrictions on the City’s discretionary review of a separate and independently evaluated land-use application. The existence of litigation unrelated to the subdivision does not create a legal barrier to processing or approving the Tentative Subdivision Map (TSM). This appeal point is not relevant to the Planning Commission’sdecision and does not constitute substantial evidence to deny an application for a Tentative Subdivision Map that has no impact on the appellant’s property.
Appellant Requested Action and Demand
The Appellant respectfully requests that the City Council vacate the approval of Resolutions PC 26-5212, PC 26-5201, and PC 26-5197, or in the alternative, stay all items until the developer demonstrates compliance with law enforcement and the civil litigation is resolved.
The Appellant demands that the City Council grant a De Novo hearing and stay all project entitlements, City of San Marcos Printed on 6/18/2026Page 4 of 5
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File #:TMP-2462
including the abandonment of public right-of-way, until the Superior Court has issued a final order.
Staff Response:
With respect to the request and demand to vacate or stay all project entitlements, appellant has not provided evidence to support vacating or staying all project entitlements.
Pursuant to San Marcos Municipal Code section 19.12.085, “[t]he hearing on an appeal shall be a de novo hearing and the City Council may approve, conditionally approve or deny the subdivision in the Council's discretion.” The appeal hearing is a de novo hearing.
With respect to the abandonment of the public right-of-way, Planning Commission did not take action on the vacation other than to recommend that the City Council approve the vacation of the right-of-way. The abandonment is addressed in the conditions of approval for the proposed Tentative Subdivision Map (TSM24- 0004); pursuant to said project conditions, that component would be considered by the City Council at a future date, prior to or concurrent with Final Map approval. Accordingly, if the City Council denies the appeal, the vacation issue will come before it at a future date and Ms. Santos may restate her objections at that time. If the City Council grants the appeal, the conditions of Tentative Subdivision Map (TSM24-004) would not become effective and the appeal on this component of the conditions of said Tentative Subdivision Map will effectively be rendered moot.
Attachment(s)
A. City Council Resolution
B. Appeal form and request
C. Planning Commission Resolution 26-5201
D. Planning Commission Staff Report
D.1. Vicinity Map
D.2. Requested Entitlements
D.3. Site & Project Characteristics
D.4. Tentative Subdivision Map (TSM24-0004)
E. Planning Commission Minutes
Prepared by: Scott Nightingale, Principal Planner
Reviewed by: Stephanie Kellar, Deputy City Engineer
Submitted by: Isaac Etchamendy, Development Services Director and Joe Farace, Planning Division Director
Approved by: Michelle Bender, City Manager
City of San Marcos Printed on 6/18/2026Page 5 of 5
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RESOLUTION NO. 2026-9616
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
MARCOS DENYING AN APPEAL OF RESOLUTION PC 26-5201
APPROVING A TENTATIVE SUBDIVISION MAP TO CREATE
THREE LEGAL LOTS TO ENABLE DEVELOPMENT OF 202
MULTI-FAMILY RESIDENTIAL UNITS ON A TOTAL OF 19.83
ACRES NORTHWEST OF TWIN OAKS VALLEY ROAD AND
DISCOVERY STREET WITHIN THE UNIVERSITY DISTRICT
SPECIFIC PLAN AREA , AND DENYING AN APPEAL OF
RESOLUTION PC 26-5197 RECOMMENDING APPROVAL OF AN
ASSOCIATED SUMMARY VACATION AND ABANDONMENT OF
PUBLIC RIGHT-OF-WAY
TSM24-0004/AA26-0001
North City Community Partners, LLC
WHEREAS, on October 21, 2024, the City received an application from North City Community Partners, LLC requesting a Tentative Subdivision Map (TSM24-0004) to create three lots on a 19.83 -acre site to enable development of 202 multi -family townhomes through a separate Site Development Plan (SDP), a westerly extension of North City Drive from Twin Oaks Valley Road to the boundary of the easterly termination of North City Drive approved with TSM19- 0002; and the construction of Street A from Discovery Street i nto the future North City Drive ; located west of Twin Oaks Valley Road and North of Discovery Street with the site zoned University District Specific Plan (SPA) Zone in the Barham/Discovery Community more particularly described as:
Brief Legal Description: These portions of Lots 2 through 10, inclusive, in Block 62, together with all of Lots 4, 5, 6, 14, 15, 15, and 17, and those portions of Lots 1, 2, 3, 7, 12, 13, 18, 19, 20, and 21 in Block 63, of Rancho Los Vallecitos De San Marcos, in the City of San Marcos, County of San Diego, State of California, according to Map thereof No. 806 filed in the Office of the County Recorder of San Diego County December 21, 1895 of official records, together with that portion of Discovery Street l ying between Blocks 62 and 63 of said map vacated to public use per County Board of Supervisors Resolution recorded December 5, 1900 in Book 23, page 175 of official records.
Assessor’s Parcel Numbers: 220-181-40; 220-190-52; 221-080-05; 221-080-06; 221 -100-02; 221 -100-03; 221 -100-04; 221 -100-10; 221-100-35; 221 -100-40; 221 -100-62; 221 -100-64; 221 -100-65; 221-100-66; 221 -100-69; 221 -100-70; 221 -100-72; 221 -100-73; 221-100-74; 221-100-56; and
WHEREAS, the Development Services Department did study said r equest, and recommends approval of said request; and
497
Resolution No. 2026-9616
TSM24-0004/AA26-0003
June 23, 2026
WHEREAS, on May 18, 2026, the San Marcos Planning Commission held a duly noticed public hearing and approved Tentative Subdivision Map (TSM24 -0004) pursuant to Resolution PC 26-5201, and also recommended City Council approval of associated summary vacation and abandonment of public right-of-way pursuant to Resolution PC 26-5197, by a 6-0-1 vote; and
WHEREAS, on May 28, 2026, an appeal (AA26-0003) was filed by Elizabeth Santos in opposition to the decisions made by the Planning Commission pursuant to Resolutions PC 5201; and
WHEREAS, the City Council held an appeal hearing on June 23, 2026, which was duly noticed and held in the manner prescribed by law; and
WHEREAS, the Appellant was given the opportunity to participate in the public hearing through oral testimony and submittal of written comments; and
WHEREAS, on June 23, 2026, the City Council fully reviewed, considered, and evaluated the staff reports prepared for the project including the attachments to the staff reports, oral and written public testimony, and all other documents and evidence in the public record on the Project and the appeal; and
WHEREAS, after consideration of the evidence of the entire administrative record, at the public hearing on June 23, 2026, the City Council adopted Resolution No. 2026-9616 denying the appeal (AA26-0003) of Resolution PC 25 -5201 and Resolution PC 26-5197, thereby approving the Tentative Subdivision Map (TSM24-0004).
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, having independently heard, considered, and weighed all the evidence in the record presented on behalf of all parties and being fully informed of the Project, the Planning Commission’s decision, and the appeal, finds that the Appellant has not shown, based on evidence in the record, that the Planning Commission’s decisions were made in error. This determination is based on the staff report and attachments prepared for the Planning Commission hearing on the Project and the staff report, and attachments prepared for the City Council on the Project and the appeal, which is incorporated herein by reference.
C. The City Council hereby denies the appeal and approves this Tentative Subdivision Map pursuant to the City Subdivision Ordinance (San Marcos Municipal Code Titel 19), and no waiver of any requirement of said Ordinance is intended or implied except as specifically set forth in this resolution, and subject to compliance with the conditions of approval in Exhibit A attached hereto and incorporated by reference and made a part of this resolution as though fully set forth herein.
498
Resolution No. 2026-9616
TSM24-0004/AA26-0003
June 23, 2026
D. This Tentative Subdivision Map TSM24-0004 is approved in conjunction with the all conditions of approval specified in Specific Plan Amendments (SP22 -0002 and SP24- 0003, respectively), which documents are incorporated herein by this reference; and the mitigation measures in adopted Environmental Impact Report (FEIR) (State Clearing House No. 2008101083) are hereby incorporated by reference and made a part o f this Resolution with the same force and effect as though fully set forth herein.
E. The City Council’s decision is based on the following findings and determinations:
1. The conditions of approval in the attached Exhibit A and the findings below are necessary to ensure that the subdivision and the improvements thereof will conform with all ordinances, plans, rules, standards, improvements, and design requirements of the City.
2. The Tentative Subdivision Map is consistent with the City’s adopted General Plan, and University District Specific Plan, in that the lots meet the required minimum lot size; the TSM is being f ormed to accommodate development that complies with the land use and development standards of the University District Specific Plan, and it is compatible with the objectives, policies, general land uses, and programs specified in the University Specific Plan.
3. The design or improvement of the proposed subdivision is consistent with the City’s adopted General Plan designation for the University Specific Plan (SPA) in that the proposed project will be consistent with its adopted policies and standards and would be a visual extension of the current North City development.
4. The site is physically suitable for the proposed future multi -family condominium development. The site is currently vacant and available for development, and necessary public utilities c an be adequately provided. The project site will be served by, and have access to, the existing street network, including Twin Oaks Valley Road and Discovery Street, ensuring appropriate circulation and connectivity.
5. The site is physically suitable for the proposed density of development, in that the future dwelling units and non -residential uses will not exceed the maximum allowance specified with the University District Specific Plan.
6. The design of this subdivision and improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, in that the previously adopted EIR has identified, analyzed, and provided mitigation measures to reduce project impacts to less than significant.
7. The design of this subdivision and type of improvements is not likely to cause serious public health problems, as specified and analyzed within the adopted EIR through the approved mitigation measures to reduce or eliminate impacts.
499
Resolution No. 2026-9616
TSM24-0004/AA26-0003
June 23, 2026