8. The design of this subdivision or the type of improvements will not conflict with any easements acquired by the public at large for access through, or use of, property within the proposed subdivision.
9. The Tentative Subdivision Map, as conditioned, will not be detrimental to the public health, morals, safety, and welfare in that adequate public facilities and infrastructure including fire, water, sewer, and drainage will be provided.
10. The property is not subject to a Williamson Act contract, an open space easement, a conservation easement, or an agricultural conservation easement.
11. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling in the subdivision per Government Code section 66473.1.
12. All requirements of Califor nia Environmental Quality Act (CEQA) and the environmental protection provision of the City’s Subdivision Ordinance (SMMC Title 19) have been met in that this Tentative Subdivision Map, as conditioned, will not have significant effect on the environment, a s reviewed and analyzed in the previously Final Environmental Impact Report (FEIR) for the University District Specific Plan and 2025 Addendum to the FEIR (State Clearinghouse No. 2008101083).
F. The Tentative Subdivision Map complies with the requirements of the City’s Subdivision Ordinance and the State’s Subdivision Map Act.
G. The approval of this Tentative Subdivision Map shall expire within twenty-four (24) months from date of City Council approval. The Final Map, conforming to this conditionally approved Tentative Subdivision Map, shall be filed with the City Council in time so that the Council may approve said map before its expiration, unless prior to that date, the Planning Commission or City Council subsequently grants a time extension for the filing of the Final Map, as provided for in the City’s Subdivision Ordinance and the State’s Subdivision Map Act. It is the applicant/developer’s responsibility to track the expiration date. Failure to request an extension will result in a re -filing of the Te ntative Subdivision Map and new processing of the map.
H. Within thirty (30) days of the approval of the Tentative Subdivision Map TSM24-0004 the approved plans (i.e.: tentative subdivision map, landscape plans, etc.) shall be submitted as a digital file on a CD including this Resolution as the title page. This 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. 22 -5016.” 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 any Final Map, grading plan, improvement plan, or building permit.
I. 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, University District Specific Plan, and with all applicable state and federal regulations, as 500
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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.
J. The applicant/developer shall comply with all rules, regulations and design requirements of the respective sewer, water, utility, regional, federal or other approving agency regarding the installation, modification, development, improvement or protection of facilities within the boundaries. It shall be the applicant/developer’s responsibility to determine all agencies with rights of approval for the proposed development.
K. To the extent feasible and as permitted by law, developers and contractors are requested to first consider the use of San Marcos businesses for any supplies, materials, services, equipment needed, and the hiring of local residents to stimulate the San Marcos economy to the greatest extent possible.
L. To the extent permitted by law, the applicant/developer shall defend and hold the City of San Marcos, its agents and employees harmless from liability from: (i) any and all actions, claims, damages, injuries, challenges and/or costs of liabilities arising from the City's approval of any and all entitlemen ts or permits arising from the project as defined in the conditions of approval, or issuance of grading or building permits; (ii) any damages, liability and/or claim of any kind for any injury to or death of any person, or damage or injury of any kind to property which may arise from or be related to the direct or indirect operations of the applicant/developer or its contractors, subcontractors, agents, employees or other persons acting on applicant/developer's behalf which relate to the project; and (iii) any and all damages, liability and/or claims of any kind arising from operation of the project. The applicant/developer further agrees that such indemnification and hold harmless shall include all defense related fees and costs associated with the defense of City by counsel selected by the City. This indemnification shall not terminate upon expiration of the conditions of approval or completion of the project, but shall survive in perpetuity.
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
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ATTEST:
Phillip Scollick, City Clerk
ATTACHMENT(S):
EXHIBIT A – Conditions of Approval
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EXHIBIT A
RESOLUTION
TSM24-0004/AA26-0003
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 litigation to compel compliance with said conditions or seek 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 giv en the opportunity to remedy any deficiencies identified by the City.
3. The applicant/developer shall be responsible for bearing the costs of all grading activities, on-site and off-site improvements, labor, design, mitigation, and other costs associated with the project’s planning, engineering, construction and/or architecture for the project.
4. The proposed new development may be subject to the payment of development fees and in-lieu fees as required by the City’s Public Facilities Fee Ordinance and Inclusionary Housing Ordinance at the time an application is submitted or prior to the issuance of permits as determined by the City.
5. The development must comply with the San Diego Region MS4 and City storm water regulations applicable at the time of approval of the corresponding grading permit application.
6. All applicable design requirements and mitigation measures of Final Environmental Impact Report (SCH No. 2008101083) for the University District Specific Plan shall be implemented.
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B. Prior to submittal of any Final Map, the applicant/developer shall comply with the following conditions:
Land Development Division
1. The Final Map shall show the gross and net acreage of all lots created.
2. The Final Map shall use the California Coordinate System for its “Basis of Bearing” and express all measured and calculated bearing values in terms of said system. The angle of grid divergence from a true meridian (theta or mapping angle) and the north point of said map shall appear on each sheet thereof. Establishment of said Basis of Bearings may be by use of existing Horizontal Control stations or astronomic observations. “Basis of Bearings” means the source of uniform orientation of all measured bearings shown on the map. Unless otherwise approved, this source will be the California Coordinate System, Zone 6, North American Datum of 1983 (NAD 83).
3. Lot lines shall be as near radial as possible to street right -of-way at cul -de-sacs and knuckles, and shall not exceed more than ten (10) degrees from radial except as approved by the City Engineer.
C. Prior to or concurrent with the recordation of a Final Map, the applicant/developer shall comply with the following conditions:
Land Development Division
1. The applicant/developer shall apply for a public improvement permit compliant with SMMC Chapter 14.16. All plans submitted for public improvements shall conform to applicable codes and engineering handouts, unless explicitly superseded by the conditions contained herein. All appropriate fees shall be paid for the processing of the permit.
2. The applicant/developer shall dedicate to the City easements or rights -of-way including but not limited to:
a. Public street, utility, and drainage easements for North City Drive and Street ‘A’; b. 18-foot-wide, 20-foot-wide and 25 -foot-wide public street, utility, and drainage easements on Twin Oaks Valley Road.
c. Two 20-foot-wide, and one 35-foot-wide public drainage easements on Lot 1; d. Access easements shall be dedicated as needed to San Diego Gas and Electric over Lot 1 for access to existing facilities.
e. For the Creekside trail, a minimum 15 -foot-wide general municipal easement over Lots 1 and 2;
f. Additionally, the applicant/developer shall irrevocably offer to dedicate to the City easements for public drainage over the water quality basin over Lot 1 , and an interim maintenance agreement shall be executed with the City and recorded for maintenance of this area.
g. All property or property interests shall be granted to the City free and clear of all liens and encumbrances and with out cost to the City and free of environmental 504
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hazards, hazardous materials, or hazardous wastes.
3. Prior to the recordation of a Final Map , the applicant/developer shall not grant any easements over any property subject to a requirement of dedication or irrevocable offer to the City, unless such easements are expressly made subordinate to the easements to be offered for dedication to the City. Prior to granting any of said easements, the applicant/developer shall furnish a copy of the proposed easement to t he Land Development Engineer for review and approval.
4. For commercial or multifamily areas that share access and/or parking, an unsubordinated reciprocal access, maintenance and parking agreement, in a form satisfactory to the City Attorney, shall be recorded with the Office of the San Diego County Recorder. A copy of the recorded agreement shall be submitted to the City's Planning Division.
a. A private reciprocal access and drainage easement shall be dedicated over Lot 2 to benefit Lot 3 of Final Map 16617
b. A private reciprocal access and drainage easement shall be dedicated over Lot 3 to benefit Lot 4 of Final Map 16617
5. The applicant/developer shall submit a “Primary” street name and two (2) alternate names for each street shown on the Tentative Map. The names provided shall be subject to review and approval by the City’s Street Naming Committee. Once approved, new publi c streets shall be dedicated by the applicant/developer to the City as shown on the tentative map.
Selected street names shall be shown on the approved improvement plans.
6. The developer shall obtain all necessary easements or other interest in real prope rty and shall dedicate the same to the City as required by the City for all proposed off -site improvements, including but not limited to North City Drive and Street ‘A’ as shown on the tentative map, streets, public utility facilities, drainage facilities, and secondary emergency vehicular access. The applicant/developer shall provide recorded documents satisfactory to the City that such easements or other interest in real property have been obtained prior to the approval of the Final Map or the approval of the public improvement plan, whichever comes first. If said dedication and easements are not acquired after negotiations between the private parties, the applicant/developer shall submit a written request and provide sufficient information not later than sixty (60) days prior to the filing of any Final Map for approval, in accordance with SMMC Section 19.16.110, in order for the City to initiate condemnation proceedings as necessary for offsite acquisition of property. In all cases, the applicant/developer shall be responsible for all costs incurred in acquiring offsite property.
7. The offsite irrevocable offer of dedication per Final Map 16617 for North City Drive shall be accepted in its entirety.
8. Direct access rights to all parcels abutting Twin Oaks Valley Road, North City Drive and Street ‘A’, excepting the access points shown on the tentative map, shall be relinquished 505
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to the City on the Final Map.
9. All public trails areas shall be dedicated for “general municipal purposes” as required by the City, unless otherwise required by these conditions. All public trails shall be provided with adequate access for maintenance from a public street as shown on the tentative map.
10. The Final Map shall include a statement to indicate that all streets, draina ge, street lights, street signage and striping improvements within the interior of this subdivision designated as private shall remain private and be maintained by a homeowners association (HOA).
11. Prior to map recordation, the applicant/developer shall provide draft Covenants, Conditions and Restrictions (CC&Rs) for the proposed project to ensure the continued maintenance and operation of all open space and common areas, recreational facilities, and private improvements.
a. At a minimum, the CC&Rs shall describe the property manager and/or HOA maintenance responsibilities, parking restrictions, water quality Best Management Practices (BMPs), shared retaining walls spanning property lines, and any regulatory agency permit responsibilities. The CC&Rs shall include an exhibit and/or written description depicting the HOA maintenance responsibilities.
b. The applicant/developer shall submit a draft copy of the CC&Rs for review and comment by the City. Final form of the CC&Rs shall be to the satisfaction of the City Attorney and shall be approved prior to map recordation . A fully executed copy of the CC&Rs shall be provided to the City for recordation prior to issuance of any building permit.
c. The CC&Rs shall include the provision that garages shall be utilized for the parking of vehicles, to be enforced by the HOA.
d. Maintenance of private open space areas and slopes shall be the responsibility of the HOA. All remaining open space lots and improvements that the City agrees to maintain must comply with City's criteria for maintenance for the Community Facility District No. 98 -02 (Lighting, Landscaping, Open Space and Preserve Maintenance).
12. The applicant/developer shall provide a signed disclosure for the remainder parcels for this subdivision. No building permit shall be issued for the remainder parcel until it is further subdivided or a Certificate of Compliance for Lot Legality is approved and recorded to the satisfaction of the City Engineer. The remainder parcels cannot be sold unless a Certificate of Compliance for Lot Legality is approved and recorded to the satisfaction of the City Engineer. This note shall be placed on a separate sheet of the Final Map.
13. Line of sight easements, if necessary, shall be dedicated on the Final Map and delineated on all improvement and grading plans as approved by the City Engineer. Adequate sight distance for all intersections, driveways and access points shall be provided per latest 506
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edition of the California Department of Transportation (Caltrans) Highway Design manual and the American Association of State Highways and Transportation Officials (AASHTO) Geometric Design of Highways and Streets.
14. Prior to map recordation and prior to issuance of a public improvement permit, the applicant/developer shall enter into a Subdivision Improvement Agreement with the City to complete all required public improvements. Securities and applicable fees for the construction of the public improvements shall be submitted to and approved by the City in accordance with SMMC Sections 19.16.070 and 19.16.080.
15. The applicant/developer shall submit plans and appropriate construction notes for improvements as shown on the tentative map, including but not limited to the following, subject to the approval of the City Engineer:
a. All streets, right of way, drainage facilities;
b. In North City Drive and Street ‘A’ , the sewer main, manhole, and appurtenances, potable water main, fire hydrants, and appurtenances, reinforced concrete storm drain pipes, storm drain inlets, cleanouts, and laterals, asphalt pavement and base , curb, gutter, sidewalk, pedestrian ramps and crosswalks, median, landscaping and street trees, irrigation line and appurtenances, street lights, and striping.
c. At the intersection of North City Drive and Street ‘ A’ the roundabout and associated medians, pedestrian ramps, landscaping, crosswalks, striping, street lights, and utilities.
1. Improvements for an open space pedestrian connection shall be installed as shown on the tentative map.
d. In Twin Oaks Valley Road, all required improvements to facil itate the installation of a 8-foot-wide separated bike facility, 3 -foot-wide landscaped buffer, and 16’ -foot-wide landscaped parkway along the frontage of Lot 1.
Improvements shall also include utility relocations, storm drain, curb, gutter and a minimum 5-foot-wide sidewalk to the satisfaction of the City Engineer. e. Traffic signal modifications at the intersections of Twin Oaks Valley Road and North City Dr. and Discovery Street and Street A, as well as appurtenant improvements to the median on Twin Oaks Valley Road. The intersection design shall also accommodate improvements for bicycle crossing(s) and/or bike boxes to the satisfaction of the City Engineer.
f. All improvements for the Creekside trail, including the safety railing/fence, and maintenance access.
g. Reinforced concrete storm drain pipe, cleanouts, inlets, rip -rap, and headwalls on Lot 1.
h. Plans shall include all off -site improvements as specified by the City Engineer including but not limited to: sewer main, manhole, and appurtenances, potable water main, fire hydrants, and appurtenances, reinforced concrete storm drain pipes, storm drain inlets, cleanouts, and laterals, asphalt pavement and base, curb, gutter, sidewalk, pedestrian ramps and crosswalks, median, landscaping and street trees, irrigation line and appurtenances, street lights, and striping in offsite North City Drive and Twin Oaks Valley Rd. , subject to City Engineer approval.
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i. In addition, a signage and striping plan shall be included with the improvement plans utilizing Caltrans’ standards and shall be acceptable to the City Engineer.
16. The design of all private streets and/or drainage systems for this project shall be approved by the City Engineer. The structural section of all private streets shall conform to City standards based on R -value tests. All private streets and/or drainage systems shall be inspected by the City, and the standard plan check fees and inspection fees shall be p aid and appropriate bonds shall be posted with the City prior to approval of the Final Map for each Map Unit.
17. The exact depth of any new or improved street structural section and subgrade requirement shall be determined based on subgrade “R” value tests a nd the appropriate Traffic Index for the type of street as described in the City's “Urban Street Design Criteria” and “Street Excavation Ordinance”. Tests shall be taken by a qualified engineer at locations approved by the City Engineer.
18. Improvement plans shall delineate street alignments and grades including the change of any existing or proposed street alignments and grades required by the City Engineer and the City’s “Urban Street Design Criteria” in effect at the time of project approval.
19. Conduit and pull boxes shall be designed, installed and spaced under sidewalk within North City Drive and Street ‘A’ per the City standards to provide infrastructure for future fiber optic connectivity.
20. For new traffic signals or signal modification(s), an in -lieu f ee will be required for development of a traffic signal timing plan. Said fee shall cover 100% of the cost of the design and implementation of the plan including a 25% administration fee. The applicant/developer shall provide up to date traffic counts for those intersections included within the timing plans. This includes signal timing modifications at the Twin Oaks Valley Road/North City Drive and Street ‘A’/ Discovery Street signalized intersections.
21. A light emitting diode street lighting system shall be shown on the street improvement plans and shall be installed at locations specified by the City Engineer at no cost to the public. All installations shall be compliant with the City’s Street Lighting Standards.
22. All utilities fronting, abutting or wit hin the project shall be undergrounded with the exception of sixty-nine (69) KVA or greater power lines. All utility undergrounding must be completed prior to the surfacing of the streets. Undergrounding must accommodate all pad mounted and pedestal equipment consistent with General Plan Goal LU 17.3. Where the underground of such equipment is not possible due to safety or lack of standards for such undergrounding, the applicant/developer shall provide an underground vault, in - building vault room, architect urally integrated screen wall around equipment, or other option approved by the Planning Division Director
23. The applicant/developer shall be responsible for acquiring all associated easements required by the utility companies for such work. The permanent placement of large meter services, detector checks, private fire hydrants, transformer and electrical panels, etcetera, shall be placed outside of the ultimate right-of-way and if applicable, trail easement. 508
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24. The applicant/developer shall comply with all ru les, regulations and design requirements of the respective sewer, water, utility, regional, federal or other approving agency regarding the installation, modification, development, improvement or protection of facilities within the project boundaries. It shall be the applicant/developer’s responsibility to determine all agencies with rights of approval for the proposed development.
25. The applicant/developer shall mitigate for impacts on City services related to emergency response, traffic congestion, landscaping, and infrastructure maintenance. The mitigation shall be met through the execution of applications to annex the real property of the project into the following Community Facilities Districts (CFD):
a. CFD 98-01: Improvement Area No. 1 (Police Only)
b. CFD 98 -02: Lighting, Landscaping, Open Space and Preserve Maintenance, including Improvement Area F-57
c. CFD 2001-01: Fire and Paramedic
d. CFD 2011-01: Congestion Management
No building permit will be issued without receipt of a petition for annexation and consent and waiver executed by the property owners for each of the above-referenced CFDs for the establishment of the special taxes. In lieu of annexation, the applicant/developer may pay a fee for each CFD agreeing with the pre-payment option laid out in each CFD formation document. The applicant/developer shall be responsible for compliance with all rules, regulations, policies and practices established by State Law and/or the City with respect to the CFD including, without limitation, requirements for no tice and disclosure to future owners and/or residents.
26. The applicant/developer shall post securities to the City, in amounts approved by the City Attorney and the City Engineer or their designees, for the construction of all public and private improvements including but not limited to the following: grading and erosion control, street improvements, secondary emergency vehicular access, traffic signals, storm drain facilities, water quality BMPs, landscaping, and off -site street repair. Said security shall be in a form acceptable to the City and shall remain in force until acceptance of the public improvements and/or as-built approval of the private improvements, as applicable, by the City. Said security shall ensure the construction of the “approved” improve ments within a period to be specified in the Subdivision Improvement Agreement. For grading securities, the City may require up to 10% of said securities to be in the form of cash.
27. Prior to the recordation of the Final Map, City Council shall consider it s approval of the vacation and abandonment of all public streets, rights -of-way, and service easements proposed to be vacated as shown on the tentative map. Approval of the Final Map is dependent upon City Council affirming the vacations and abandonments as shown on the tentative map.
28. The portion of public right-of-way per map 806, dedicated to the City of San Marcos that encumbers the project Lot 1 shall be vacated per the City of San Marcos vacation procedures and California Streets and Highways Code. T he Developer and the City shall 509
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coordinate appropriate disposition of the property.
29. Prior to the recordation of the Final Map, the applicant/developer shall provide to the City executed quitclaim deeds for all easements to be quitclaimed by outside agencies as shown on the tentative map.
30. The Shubin Lane private street easement shall be quitclaimed by City Council prior to the City’s acceptance of the public street dedications for North City Drive and prior to approval of the public improvement plans. If the Shubin Lane private street easement cannot be quitclaimed, the easement shall be subordinated to the proposed public street dedications.
31. The applicant/developer shall process a Site Development Plan (SDP) for architectural and site plan review for future development. SDP review shall require administrative approval by the Planning Division Director and City Engineer.
D. Prior to issuance of any grading permit, the applicant/developer shall comply with the following conditions.
Land Development Division
1. If the project is to be phased, a phasing plan shall be submitted and approved by the City Engineer and Planning Division Director prior to precise grading plan approval for any phase. The phasing plan may be subject to further conditions.
2. The applicant/developer shall submit an application for a grading permit in accordance with SMMC Chapter 17.32 and all related Engineering Division handouts. All applicable fees and securities shall be paid prior to grading permit issuance.
3. Grading plans and activi ties shall be based on a comprehensive investigation of surface and subsurface conditions. Results of this investigation and recommendations arising therefrom shall be submitted in the form of a report written by a registered geotechnical engineer or registered engineering geologist.
4. The applicant/developer shall secure letters of permission from adjacent property owners for all graded slopes crossing property lines. In lieu of such permission, grading plans shall conform to the required grading setbacks as provided in the City’s Grading Ordinance.
5. Erosion control and/or sediment control details shall be submitted with/on the grading plans to the Land Development Division for review and approval. The details shall conform to City standards, codes and ordinances, and San Diego Regional Water Quality Control Board (SDRWQCB) Municipal Storm Water Permit requirements. The details shall include landscaping and temporary irrigation systems on exposed slopes to be approved by the City Engineer and Planning Director.
6. A hydrology and hydraulic report, including calculations, shall be prepared for the project to determine the existing and post-development runoff for the 100-year storm conditions.
Storm drains and drainage structures shall be sized for build-out according to the approved 510
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hydrology report. All surface runoff originating within the project and all surface waters that may flow onto the project from adjacent properties shall be accommodated by the drainage system. The report shall also determine the project’s build-out runoff into existing off-site natural drainage swales and storm drain systems, and shall address any need for off-site improvements, including upsizing of existing facilities. Blocking, concentrating, lowering or diverting of natural drainage from or onto adjacent property shall n ot be allowed without written approval of the affected property owner(s).
7. The applicant/developer shall be responsible for mitigating impacts created by changes in drainage runoff course, concentration, or quantity to the satisfaction of the City Engineer for both on-site and off-site drainage. This may require the applicant/developer to provide all necessary easements and improvements to accommodate drainage and flood control structures extending beyond the boundaries of the project.
8. The applicant/develo per shall execute a “Hold Harmless” Agreement with the City regarding drainage across adjacent property.
9. A Storm Water Quality Management Plan (SWQMP) shall be submitted in accordance with the most current version of the City -adopted BMP design manual and meeting the most current requirements of SDRWQCB in effect at the time of grading permit issuance.
10. The applicant/developer shall enter into a Storm Water Management and Discharge Control Maintenance Agreement and Easement for the maintenance of all structural post- construction storm water management improvements. The agreement and easement shall be in a form acceptable to the City Attorney.
11. Proof of coverage under the State of California’s General Construction Permit shall be provided to the Land Develo pment Division. A copy of the Storm Water Pollution Prevention Plan (SWPPP) submitted with the State’s permit shall be submitted.
12. All construction and grading related Best Management Practices (BMPs) shall be shown in detail on the construction plans submitted to the City for review and approval.
13. All trail systems fronting and within the project shall be designed per the University District Specific Plan and to the satisfaction of the Parks and Recreation, Public Works, and Development Services Departments. Deviations from the UDSP shall be approved by the Planning Director and City Engineer.
14. The applicant/developer shall submit “will -serve” letters from all affected public service and utilities agencies prior to issuance of grading permit.
15. The applicant/developer shall provide recorded quitclaims of easement(s) for any existing overhead utilities (e.g. SDG&E) that have been or are required to be relocated.
Planning Division
16. All exposed retaining walls shall be constructed of earth tone colored keystone, split-face, 511
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or similar textured block. The applicant/developer shall submit a material sample to the Planning Division for review and approval prior to issuance of grading permit.
17. If a rock crusher(s) is used during grading operations, the applicant/developer shall comply with all conditions of approval of Director’s Permit DP22-0004 Resolution ADM22-5004.
Building Division
18. The project is subject to the approval of the applicable water/sewer district(s) for water and sewer services and all applicable fees and charges shall be paid to the satisfaction of the water/sewer district(s) prior to issuance of grading or building permit.
Fire Department
19. Any new development, which necessitates updating of emergency response maps by virtue of new structures, hydrants, roadways or similar features, shall be required to provide map updates. The applicant/developer shall provide a copy of building plans in Geo-Referenced format to be used by the Fire Department for pre -fire planning purposes. At approval of final building plans, Developer shall contact San Marcos GIS ( gis-support@san- marcos.assist.com) to begin the process of creati ng a Fire Preplan. **At 50% of the construction completion process and/or the fire sprinkler hydro test, the Developer shall submit a preliminary GIS preplan to show progress. Note: Minor changes to plans made during construction can be corrected at the time of fire inspection.
20. At approval of final building plans, Developer shall contact San Marcos GIS ( gis- [email protected] ) to begin the process of creating a Fire Preplan. At 50% of the construction completion process and/or the fire sprinkler hydro test, the Developer shall submit a preliminary GIS preplan to show progress. Note: Minor changes to plans made during construction can be corrected at the time for fire inspection.
21. Fire apparatus access roads shall have an unobstructed improved width of not less than 24 feet (curb line to curb line), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Access roads shall be all weather surface and designed to support imposed loads of not less than 75,000 pounds in accordance with California Fire Code (CFC) Section 503.2.1, SMMC Section 17.64.120. The proposed primary access road must be constructed prior to delivery of combustibles to the site, and the secondary access road shall be constructed prior to issuance of the 51st building permit, excluding retaining wall permits.
22. All roads in the project shall have adequate turn radius to accommodate all Fire Department apparatus including frontline and reserve fire engines and frontline and reserve trucks (engine and tiller ladder trucks). The required inside turn radius shall be 28 feet for engine and tiller ladder truck. No curb deflection or other feature s shall interfere with fire apparatus ability to navigate any street. The Land Development Division shall maintain the proper templates for turn radius of all Fire Department apparatus.
23. Roundabout design shall accommodate all San Marcos Fire Dept. Apparatus including:
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Frontline and Reserve Fire Engines and Frontline and Reserve Trucks – (Engine and Tiller).
24. All dead end fire apparatus access roadways in excess of 150 feet in length sha ll be provided with an approved area for turning around of all San Marcos Fire apparatus. A hammerhead turn-around or cul-de-sac will be required by the Fire Department.
25. The gradient for a fire apparatus roadway shall not exceed 20 percent. Grades exceed ing 12 percent (incline or decline) shall not be permitted without mitigation: Minimal surface of Portland cement concrete (PCC) with a deep broom finish perpendicular to the entire direction/length of travel and grade. The angle of departure and approach of fire access roads shall not exceed 7 degrees (12 percent) as required by CFC Section 503.2.7, as amended.
26. Improvement plans shall show location and spacing / distance of fire hydrants. Hydrants shall be bronze industrial fire hydrants. Minimum GPM s hall be per CFC Appendix B.
Industrial fire hydrants shall have two 4-inch ports and one 2.5-inch port. Installation shall be as per local Water District specifications. Hydrant type shall be Clow style, Model #865. Maximum spacing from one hydrant to another cannot exceed 300 feet. Maximum distance from a fire hydrant to any fire department connection cannot exceed 50 feet.
NOTE: All new fire hydrants within the development shall be private hydrants
27. Deferred submittal / separate permit is required f or fire line underground work. (On -site fire hydrants, fire sprinkler service to buildings, etc.
E. Prior to issuance of any building permit, the applicant/developer shall comply with the following conditions:
Land Development Division
1. All Skyview Park improvements shall be fully constructed, inspected, and formally accepted by the City prior to the City’s issuance of the 505th production building permit cumulatively associated with this Tentative Map and TSM19-0002.
2. The Final Map shall be recorded prior to building permit issuance.
3. The approved precise grading plans shall be attached to the building plans.
4. All public improvements required at the time of subdivision and/or development shall be under construction to the satisfaction of the City Engineer prior to the issuance of the first production building permit, excluding retaining wall permits and model units.
5. All grading shall be observed by a licensed geotechnical engineer, who shall prepare a written report to the satisfaction of the City Enginee r certifying that the work has been performed in compliance with the recommendations contained within the geotechnical report and on the approved project plans. If not so done, the report shall describe the actual 513
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work performed and any deficiencies obser ved. The final report shall specifically detail conditions and remedial work performed that was not specifically identified in the initial report of subsurface conditions.
6. A certification of line and grade for the building pad, signed and stamped by the engineer of work, shall be provided to the Engineering Inspector. The certification shall be in a form acceptable to the City Engineer.
7. The base lift of asphalt on all roads serving the area under construction shall be completed.
All proposed fire hydrants per construction phase shall be operational prior to the delivery of combustible materials to the project site unless otherwise required by the City Fire Marshal.
Planning Division
8. All exterior 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.
9. All exterior lighting shall use cut-off fixtures and shielded in order to direct the illumination downward and reduce the visibility of any glare.
10. Prior to building permit issuance, the applicant/developer shall provide for recordation the City-approved Covenants, Conditions and Restrictions (CC&Rs) for the proposed project to ensure the continued maintenance and operation of all open space and common areas, recreational facilities, and private improvements.
11. At a minimum, the CC&Rs shall describe the property manager and/or HOA maintenance responsibilities, parking restrictions, water quality Best Management Practices (BMPs), and any r egulatory agency permit responsibilities. The CC&Rs shall include an exhibit and/or written description depicting the HOA maintenance responsibilities.
a. A complete executed copy of the City-approved CC&Rs shall be provided to the City for recordation prior to building permit issuance.
b. The CC&Rs shall include the provision that requires garages to be utilized for the parking of vehicles, and enforceable by the HOA.
c. Maintenance of private open space areas and slopes shall be the responsibility of the HOA. All remaining open space lots and improvements that the City agrees to maintain must comply with City's criteria for maintenance for the Community Facility District No. 98-02 (Lighting, Landscaping, Open Space and Preserve Maintenance).
d. The CC&Rs shall include maintenance responsibilities for Lot 7 if it will be developed with a residential land use.
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June 23, 2026
F. During the grading and construction phase, the applicant/developer shall comply with the following conditions:
Engineering Construction Inspection Division
1. Prior to any construction activities, a pre -construction meeting shall be held with the Engineering Construction Inspection Division. The applicant/developer shall provide the inspector with a detailed construction schedule which depicts when building occupancy or occupancies will occur and when key public and private infrastructure improvements will be completed. Schedule updates shall be provid ed to the Building and Engineering Inspectors at a minimum monthly basis throughout the life of the project.
Land Development Division
2. 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.
3. During construction activities, the applicant/developer shall maintain public and private driveway and/or road access to nei ghboring 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.
4. 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.
5. Construction haul routes must be designed to avoid noise sensitive uses (e.g., resid ences, convalescent homes, etc.), to the extent feasible.
6. At the discretion of the Engineering Inspector, the applicant/developer shall document the pre-construction condition of existing roads or offsite properties which may be impacted by construction activities. The applicant/developer shall be responsible in repairing any construction related damages prior to occupancy.
7. A Right-of-Way permit shall be required prior to commencement of any work within the City right-of-way.
8. The applicant/developer sh all implement and maintain storm water pollution prevention measures as required on the approved plans. Violations of the City’s Storm Water Management Ordinance (SMMC Chapter 14.15) 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.
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June 23, 2026
Building Division
9. The applicant/developer shall obtain the required OSHA permits for blasting, construction, demolition, excavation, grading operations, rock drilling and the construction of buildings over 3 stories in height in accordance with the California Code of Regulations, Title 8, Section 1503.
10. Water wells shall be reconstructed or abated in strict compl iance with SMMC Sections
8.44.130 through 8.44.170 and the latest adopted State Water Code and Health and Safety Code Section 24400. Water well permits are issued by County of San Diego Environment Health Department.
11. Dust and dust producing materials shal l 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. The project is required to comply with the Air Pollution Control District’s standards for mitigating fugitive dust during all phases of construction.
12. All construction operations authorized by building permits, including the del ivery, 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 t o 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.
13. 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 Management Ordinance will result in Stop Work Orders, Notices of Violation and citations with fines. Work on the project may be delayed until the City determines that the project is in compliance with the storm water requirements.
G. Prior to the occupancy of any structure, the applicant/developer shall comply with the following conditions:
Land Development Division
1. Twin Oaks Valley Road, North City Drive and Street A shall be constructed in their entirety, including all required landscaping and irrigation, in accordance with the approved project plans prior to issuance of occupancy of the first production unit.
2. All public and private improvements, including underground conversion of overhead utilities and excluding Skyview Park, shall be completed in accordance with the approved project plans prior to issuance of the first mar ket rate Certificate of Occupancy. Such improvements, except for public street improvements per condition G.1, may be permitted 516
Resolution No. 2026-9616
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to be installed in phases per a City approved phasing plan and shall be completed per the City’s requirements.
3. All applicable easements and agreements shall be recorded prior to occupancy, if not required sooner by these conditions.
4. Prior to the issuance of any certificates of use and occupancy, the applicant/developer shall provide evidence to the Building Official, that the De partment of Real Estate has been notified that the project area is within the boundaries of a Community Facilities District (CFD), and will be subject to special taxes for public facilities and/or services.
5. Redline As-Built drawings shall be submitted to the Engineering Division for review and approval. Record drawing mylar plans shall be submitted and approved prior to the release of any project securities.
6. Any existing broken pavement, concrete curb, gutter or sidewalk or any other facilities damaged during construction of the project, shall be repaired or replaced as directed by the Engineering Inspector prior to the release of any project securities.
7. Public water and sewer improvements in accordance with the project water/sewer study shall be constructed for the project as determined necessary by the applicable water/sewer district(s).
8. Private water and sewer improvements shall be constructed for the project as determined necessary by the applicable governing agency.
9. Prior to the issuance of any certificates of use and occupancy, the applicant/developer shall not grant any easements over any property subject to a requirement of dedication or irrevocable offer to the City, unless such easements are expressly made subordinate to the easements to be offered for dedication to the City. Prior to granting any of said easements, the applicant/developer shall furnish a copy of the proposed easement to the Land Development Engineer for review and approval. Further, a copy of the approved easement shall be furnished to the Land Development Engineer prior to issuance of any certificate of use and occupancy.
Planning Division
10. All landscaping shall be installed, inspected, and approved by the Planning Division.
Landscaping shall be established and flourishing in a healthy manner.
11. Common landscape areas shall not be transferred over to the responsibility of the HOA until inspected and approved by the City.
12. All CFD landscaping shall be installed, inspected, and approved by the Public Works Department. Landscaping shall be established and flourishing in a healthy manner.
13. Landscape maintenance for publicly dedicated open space, North City Drive and Street ‘C’ right-of-way, multi trail systems, and parks shall be accomplished by the 517
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applicant/developer or HOA f or a minimum period of two (2) years, which may be extended at the sole discretion of the City, until such time as accepted by the City. Prior to acceptance by the City, the applicant/developer shall be required to submit a detailed irrigation and maintenance schedule and a detailed estimate of the anticipated annual costs for maintenance and utilities. The purpose of this provision is to ensure that landscaping is well established and thriving prior to the City accepting maintenance responsibilities. As a condition to begin this period, the applicant/developer shall provide the City with a signed copy of the maintenance contract to cover the two -year requirement and also provide the City with a Maintenance Bond to cover 150% of the maintenance contract amount.
14. The applicant/developer shall submit a Certificate of Completion by the landscape architect 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.
15. The applicant/developer acknowledges that the maintenance of the public open space, parks, trails and etc. may expose the City to liability and agrees to hold the City harmless from any actions in the maintenance of such areas or shall establish a HOA which will hold the City harmless from any actions in the maintenance of such areas.
Fire Department
16. The applicant/developer shall comply with the Fire Department for hydrants and on -site access for emergency vehicles.
17. On-site fire hydrants shall be color coded per NFPA 291. The bottom eight inches of a private fire hydrant shall be painted red. A minimum 3 -ft clearance shall be maintained around hydrants. The applicant/developer shall comply with the Fire Department for hydrants and on-site access for emergency vehicles.
18. The project shall include “NO PARKING FIRE LANE” signs. The number of, placement and wording for all fire lane signs and/or red curbs shall be as required by California Vehicle Code Sections 22500.l and 22658(a) and San Marcos Fire Department Standards.
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City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
PLANNING COMMISSION MEETING DATE:
May 18, 2026
SUBJECT:
RESOLUTION PC 26-5201 FOR THE NORTH CITY WEST TENTATIVE SUBDIVISION MAP (TSM24-0004) TO CREATE 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
LOCATION/APN:
NORTHWEST OF THE INTERSECTION OF TWIN OAKS VALLEY ROAD AND THE FUTURE NORTH CITY DRIVE / 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.
CASE NUMBER:
TENTATIVE SUBDIVISION MAP TSM24-0004; RIGHT-OF-WAY VACATION VAC26-0002 Recommendation:
1. APPROVE Resolution PC 26-5201 for the 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; and
2. APPROVE Resolution PC 26-5197 to recommend approval to City Council 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).
Background/Introduction
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.
Since its adoption in 2009, the University District Specific Plan (UDSP) has been amended multiple times to File #: TMP-2435, Version: 1
City of San Marcos Printed on 5/27/2026Page 1 of 4
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File #: TMP-2435, Version: 1
Since its adoption in 2009, the University District Specific Plan (UDSP) has been amended multiple times to reflect evolving planning objectives. Formal amendments were approved in 2014 to modify land use locations, grading, and street configurations, and in 2022 to provide additional design flexibility, increase allowable building heights, revise mobility requirements, adjust overall Specific Plan density, modify permitted land uses, and expand the Plan boundary to include two additional parcels. Administrative amendments approved between 2014 and 2025 addressed alcohol sales regulations, building height and street standards, open space and pedestrian circulation elements, signage and wayfinding, planning area and property line adjustments, and street type and design modifications. Recently a Specific Plan amendment was approved by City Council in November of 2025 to create a self-storage overlay zone, to permit updates to the Transportation Demand Management plan, enable revisions to the public art section, expand the Specific Plan boundary area to include the Hampton Inn hotel site, and remove the site from the Heart of the City Specific Plan.
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 the original total.
The proposed Tentative Subdivision Map (TSM24-0004) would create approximately three additional lots and associated condominium units along the eastern boundary and facilitate the development of the remaining North City West area. The project would allow for the construction of up to 202 additional multi-family units, resulting in a total allowable buildout of 627 multi-family units, consistent with the UDSP.
Discussion
Project Description
The applicant requests approval of a Tentative Subdivision Map (TSM) to subdivide a gross area of 19.83 acres into 3 Lots with six remainder parcels to enable the construction of 202 multi-family condominium units through a separate Site Development Plan (SDP). TSM24-0004 will create the three new parcels and enable 202 multi-family residential condominiums, completion of the public right-of-way for North City Drive, and unnamed Street “A”.
The proposed development would create a maximum of 202 multi-family condominium units, storm water quality retention basins, landscaped parkways, public streets, private drive aisles, and supporting infrastructure. Water and sewer utilities will be provided by Vallecitos Water District via connections from Discovery Street through future unnamed Street A, North City Drive, and Twin Oaks Valley Road Grading on-site will include a total of 145,000 cubic yards of cut and fill. A significant portion of North City West is currently being rough graded under a mass grading permit (GP19-00008) consistent with the approved UDSP. Due to the existing topography of the site, several retaining walls are proposed, which range from 2’to 23’ high.
The lots created by TSM24-0004 will front along North City Drive, Twin Oaks Valley Road, and Street A. North City Drive will serve as the primary public access, providing internal circulation to the three proposed lots as City of San Marcos Printed on 5/27/2026Page 2 of 4
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File #: TMP-2435, Version: 1
City Drive will serve as the primary public access, providing internal circulation to the three proposed lots as well as to the areas previously established under Tentative Subdivision Map (TSM19-0002).
Site Development Plans
The future development of the lots within TSM24-0004 will be subject to a Site Development Plan (SDP). The SDP will provide for review of the architecture of the proposed homes and the internal site layout for consistency with the design elements of the UDSP, similar to the previous SDP21-0004 that permitted the construction of the units within TSM19-0002. As required by the UDSP, approval of the SDP is under the purview of the City Engineer and Planning Division Director.
Street Vacation:
Resolution PC 26-5197 is for consideration by Planning Commission to recommend to City Council a Summary Vacation (VAC26-0002) for the abandonment of a public right-of-way associated with an unnamed road located within the boundaries of TSM24-0004. The approximately .28 acre right-of-way was originally dedicated in fee for public street purposes by Map No. 806, recorded December 21, 1895 in the Office of the San Diego County Recorder. In accordance with California Streets and Highways Code (CSHC) Section 8313 and Government Code Section 65402, the local planning agency is required to consider the proposed vacation action and to report on the conformity with the adopted General Plan. Staff reviewed the limits of the proposed right-of-way summary vacation, the existing and proposed road and utility infrastructure, and the General Plan.
Staff concluded that a public road is not needed for the portion of the unnamed road to be summarily vacated.
Staff determined that the proposed vacation is consistent with the City’s General Plan and the University District Specific Plan. In addition, the proposed action has been evaluated in accordance with the California Environmental Quality Act and is covered under a previously certified Environmental Impact Report, and therefore no additional environmental review is required. Following Planning Commission action, the proposed vacation and abandonment of excess right-of-way can be considered by the City Council.
Environmental Review
The Tentative Subdivision Map (TSM24-0004) is 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. 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 are not found. As such, staff has analyzed the proposed Tentative Subdivision Map (TSM) and found this project meets the intent of the certified FEIR, and it 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 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 have been identified. Therefore, the City, serving as the lead agency, has determined that the proposed Tentative Subdivision Map can rely on the certified FEIR (SCH No. 2008101083) for the project without modification.
The vacation and abandonment of public right-of-way easement is 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. Further, the proposed vacation and abandonment is deemed Categorically Exempt pursuant to Section 15305 Class 5 (Minor Alterations in Land Use Limitations), City of San Marcos Printed on 5/27/2026Page 3 of 4
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File #: TMP-2435, Version: 1
in that this is a minor realignment of right-of-way.
Fiscal Impact
The proposed Tentative Subdivision Map will not result in a fiscal impact. Any fiscal impacts associated with future development of the condominium units will be evaluated at the time of Site Development Plan review.
Public Comment
No public comments were received during the processing of the Tentative Subdivision Map.
Attachments
Adopting Resolutions:
1. RESOLUTION PC 26-5201 (TSM24-0004) - A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SAN MARCOS APPROVING THE 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
2. RESOLUTION PC 26-5197 (VAC26-0002) INCLUDING EXHIBITS A AND B - A RESOLUTION OF
THE PLANNING COMMISSION OF THE CITY OF SAN MARCOS FOR RECOMMENDING TO
THE CITY COUNCIL THE SUMMARY VACATION AND ABANDONMENT OF PUBLIC RIGHT-OF-
WAY FOR AN UNNAMED ROAD WITHIN THE BOUNDARY OF TENTATIVE SUBDIVISION MAP TSM24-0004 FOR NORTH CITY WEST PROJECT
A. Vicinity Map
B. Requested Entitlement
C. Project Lot Area Characteristics/Data table
D. Tentative Subdivision Map (TSM24-0004)
Prepared by: Scott Nightingale, Principal Planner
Reviewed by: Stephanie Kellar, Deputy City Engineer
Submitted by: Joseph Farace, Planning Division Director City of San Marcos Printed on 5/27/2026Page 4 of 4
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ATTACHMENT A
VICINITY MAP
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City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
City of San Marcos, California 1 Civic Center Drive | San Marcos, CA 92069 | (760) 744-1050
VICINITY MAP
TSM Project
Site Boundary
Summary
Vacation Site
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ATTACHMENT B
REQUESTED ENTITLEMENTS
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City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
City of San Marcos, California 1 Civic Center Drive | San Marcos, CA 92069 | (760) 744-1050
REQUESTED ENTITLEMENTS
1. Tentative Subdivision Map (TSM24-0004)
To allow a subdivision to create three lots over 17.33 gross acres and for future development of 202 multi-family condominiums units with associated landscaping, public street right-of-way, extension of the public creek trails, and remainder parcels; all located within the University District Specific Plan area.
2. Street Vacation (VAC26-0002)
The summary vacation and abandonment of public right -of-way for an unnamed road within the boundary of TSM24-0004 for North City West.
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ATTACHMENT C
SITE AND PROJECT CHARACTERISTICS
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City of San Marcos
1 Civic Center Drive
San Marcos, CA 92069
City of San Marcos, California 1 Civic Center Drive | San Marcos, CA 92069 | (760) 744-1050
SITE AND PROJECT CHARACTERISTICS
LOT AREA TABLE
LOT NO. USE LOT AREA (GROSS)
1 MIXED USE/COMMERCIAL 5.97 AC
2 MULTI FAMILY RESIDENTIAL 9.04 AC
3 MULTI FAMILY RESIDENTIAL 2.13 AC
TOTAL LOTA AREA (1-3) GROSS 17.14 AC
TOTAL PROPOSED AND EXISTING
PUBLIC RIGHT OF WAY AREAS
PUBLIC STREETS, RIGHT OF WAY 2.69 AC
TOTAL TENTATIVE MAP SUBDIVISION
AREA
19.83 AC
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ATTACHMENT D
TENTATIVE SUBDIVISION MAP & LANDSCAPE PLANS
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c 2020 Rick Engineering Company
02-APR-2026 16:04
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CITY OF SAN MARCOS FIRE DEPARTMENT
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EXISTING CONDITIONS
TENTATIVE SUBDIVISION MAP
CONCEPTUAL GRADING PLAN
STREET PROFILES & SITE SECTIONS
CONCEPTUAL UTILITY PLAN
CONCEPTUAL CIRCULATION PLAN
STORM WATER BMP PLAN
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10. ALL SLOPES TO BE 2:1, UNLESS OTHERWISE SHOWN.
11. (TPM 19-000)
ACCESS RELINQUISHMENT
STRUCTURAL DESIGN OF SAID WALLS SHALL BE APPROVED BY THE CITY ENGINEER.
AS APPROVED BY PLANNING DIVISION MANAGER; WALLS SHALL BE TREATED WITH LANDSCAPING.
WALL MATERIAL SHALL BE MECHANICALLY STABILIZED EARTH OR MASONRY BLOCK SYSTEMS -
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REMEDIAL GRADING
PROJECT TOTALS
NET: SITE BALANCE
CONDOMINIUM NOTE
AND ARE PROVIDED HEREON FOR REVIEW PURPOSES ONLY.
1) GRADING QUANTITIES NOTED ABOVE ARE APPROXIMATE
NOTE:
3) ALL IMPORT SHALL BE TO A LEGAL FILL DISPOSAL SITE.
AN IMPORT OF 100,000 CY TO AN EXPORT OF 100,000 CY.
AND CONSTRUCTION METHODS. THIS VARIANCE COULD BE
DUE TO TOPOGRAPHIC VARIANCE, ACTUAL SOIL PROPERTIES
2) ACTUAL EARTHWORK QUANTITIES WILL VARY IN THE FIELD
FILL: 145,000 CUBIC YARDS
CUT: 145,000 CUBIC YARDS
FILL: 145,000 CUBIC YARDS
SHRINK: -13,000 CUBIC YARDS
153'
78'
ELEVATION: 596.37 DATUM: NAVD 88
SEPTEMBER 21, 2011.
OF SAN MARCOS BENCHMARK CONVERSION BOOK DATED
RIGHT-OF-WAY PER ROS 13928 AND ADJUSTED PER THE CITY
(ILLEGIBLE) LOCATED N'LY ON TWIN OAKS VALLEY ROAD .., EAST POINT NO. 1113, BEING A FOUND 2" IRON PIPE WITH BRASS DISK EXP. DATE: 12/31/2025
L.S. 8379
BRIAN D. JAQUESS
221-100-35
221-100-65
EX R
/
W
221-100-54
221-100-38
221-100-37
221-
100-
73 (PASTRANA)
221-100-09
61 221-
100-
(C
ITY)
221-
100-
79 BLOCK 58
220-190-52
0 150 300 450
GRAPHIC SCALE 1"= 150'
150 75
I
L
CENSED LAND SURVEYO
R
STATE OF CALIFORNIA
No. 8379 S
S
EUQAJ.D
NAI
R
B
K - 12 SAN MARCOS UNIFIED SCHOOL DISTRICT-
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
FEMA FLOODPLAIN NOTES
221-100-40
221-100-74
BOUNDARY
SUBDIVISION
(CITY OF SAN MARCOS)
221-100-14
221-
100-
32 50'
221-100-76
221-100-66
221-100-04
221-100-24
221-
100-
58 APPROX. LIMIT OF 100 YEAR FLOOD PLAIN
DEVELOPER/OWNERS
EASEMENTS OR RAILROAD RIGHT-OF-WAY.
EVEN IF IT IS SEPARATED BY ROADS, STREET UTILITY
WE UNDERSTAND THAT PROPERTY IS CONSIDERED CONTIGUOUS
THAT SAID MAP SHOWS OUR ENTIRE CONTIGUOUS OWNERSHIP.
THE PROPERTY SHOWN ON THE ATTACHED TENTATIVE MAP AND
WE HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF
REC'D 4/30/21
DOC #2021-0333936
STREET DEDICATION PER
DATE: 9/11/2023
ZONE 6, EPOCH 1991.35
RICK ENGINEERING; DATE OF PHOTOGRAPHY: JAN. 19, 2018,CCS83,
TOPOGRAPHIC DATA SHOWN IS BASED ON DIGITAL DATA PROVIDED BY EASEMENT, TRAIL IS TO BE MAINTAINED BY HOA.
VEHICULAR MAINTENANCE EASEMENT AND A 15' PRIVATE VEHICULAR AND MAINTENANCE CREEK SIDE TRAIL TO HAVE A 15' PUBLIC PEDESTRIAN EASEMENT, A 15' PUBLIC AND MAINTAINED SLOPES AND LANDSCAPED AREAS.
FINAL LANDSCAPE CONSTRUCTION DOCUMENTS TO DEPICT PRIVATE VS PUBLICLY 0793G OF 2375), EFFECTIVE DATE 5/16/2012.
INUNDATED BY 100-YEAR FLOOD) PER FIRM COMMUNITY MAP NO. 06073C0793G (PANEL
THE PROPERTY LIES WITHIN FEMA FLOOD ZONE AE (SPECIAL FLOOD HAZARD AREAS
14.15.050 (C).
BMP DESIGN MANUAL; INCLUDING CONSTRUCTION PERIOD BMP'S IN COMPLIANCE WITH SMMC
CALIFORNIA STATE WATER RESOURCES CONTROL BOARD AS WELL AS CITY OF SAN MARCOS
ALL STORM WATER TREATMENT DESIGN SHALL COMPLY WITH THE RECOMMENDATION OF THE AND AS APPROVED BY THE CITY ENGINEER.
DRAINAGE DESIGN SHALL CONFORM TO CITY OF SAN MARCOS DESIGN STANDARDS UNDERGROUND DRAINAGE SYSTEMS. THE SYSTEM SHOWN IS CONCEPTUAL. THE FINAL DRAINAGE SYSTEM: STORM WATER WILL BE DISPOSED OF USING SURFACE FLOW AND REPORT BY GEOCON INCORPORATED.
CODE (SMMC) SECTION 17.32; AND IN CONFORMANCE WITH THE PROJECT'S GEOTECHNICAL
ALL GRADING IS PROPOSED TO CONFORM TO THE PROVISIONS OF SAN MARCOS MUNICIPAL AS PRIVATE SEWER AND PRIVATE WATER SYSTEMS.
(PRIVATE STREETS), PRIVATE STORM DRAIN AND WATER QUALITY COMPLIANCE, AS WELL
HEALTH CODE COMPLIANCE, PRIVATE IMPROVEMENTS FOR STORM WATER CONVEYANCE
THROUGH SITE DEVELOPMENT PERMITS (SDP'S) WHICH WILL DEMONSTRATE BUILDING AND
PRIVATE RESIDENTIAL DEVELOPMENT WITHIN LOTS SHOWN HEREON, WILL BE PROVIDED RIGHT-OF-WAY SHALL BE VACATED AS SHOWN ON THE TENTATIVE MAP.
EXISTING PRIVATE AND PUBLIC EASEMENTS SHALL BE QUITCLAIMED AND EXISTING PUBLIC
12. DRIVE
6 7
8 9-14
EXP. DATE: 06-30-2026
R.C.E. No. 51503
TIMOTHY W. GABRIELSON
BOUNDARY
TENTATIVE MAP
MAP STORM WATER QUALITY MANAGEMENT PLAN.
MARCOS (2022 UDSP)" AND THE APPROVED TENTATIVE
CONSISTENT WITH THE "UNIVERSITY DISTRICT SAN
MANAGEMENT PRACTICES SHALL BE IMPLEMENTED,
HYDROMODIFICATION / LOW IMPACT DEVELOPMENT BEST
TSM BOUNDARY
WATER QUALITY/DETENTION BASIN
STATE OF CALIFORNIA
REGISTERED PROFESSIONAL ENGINEER
No.51503
M
O
T
H
Y
RRN GA
I
L
N
S
O
BR
E
A
E
W
TI
DELWARE LIMITED LIABILITY COMPANY
NORTH CITY COMMUNITY PARTNERS, LLC, A
LIABILITY COMPANY, ITS MANAGER
BY: SH NORTH CITY, LLC, A DELAWARE LIMITED
MEMBER
CALIFORNIA LIMITED PARTNERSHIP, ITS SOLE
BY: SHEA HOMES LIMITED PARTNERSHIP, A
TEL. (858) 361-8555
SAN DIEGO, CA 92130
5550 CARMEL MOUNTAIN RD., STE. 204
BY:
ITS:
NAME:
BY:
ITS:
NAME:
TO BE VACATED
CITY RIGHT-OF-WAY
3 DEDICATION
PROPOSED STREET
VACATED
BE QUITCLAIMED/
UTILITY EASEMENT TO
EXISTING ACCESS &
SHUBIN (PVT) LANE
DOCUMENT
DEDICATION BY SEPARATE
PROPOSED OFF-SITE STREET
EASEMENT
DRAINAGE
20' PROPOSED
2 1
SUBDIVISION
50'
10 0
'
50'
PART
NOT A
U.V.S.M.
(TSM 14-002)
MAP 806
BLOCK 58
LOT B
TREATMENT & DETENTION)
ROAD WATER QUALITY
(REGIONAL & PUBLIC
DRAINAGE EASEMENT
DEDICATE FOR PUBLIC
IRREVOCABLE OFFER TO
50'
100'
PROPOSED
LOT LINE
INFORMATION SEE SHEET 3
FOR BOUNDARY ADJUSTMENT PARCEL
A
4 4
56' 15'
71'
140'
R/W
40'
15'
69'
R/W
12'5'
BIKE
54'
12'
LANE
TRAVEL
12'
LANE
TRAVEL
10'
LANE
TURNING
10'
LANE
TURNING
12'
LANE
TRAVEL
12'
LANE
TRAVEL
5'
BIKE
3'
LANE
TRAVEL
9'
8'
AC/AB CITY REQ'S (TYP.)
NO SCALE
61'
2 (DESIGN SPEED 25 MPH)
STREET TYPE A-3a
MODIFIED 4-LANE MAJOR
NORTH CITY DRIVE
TYPICAL SECTION
CURB LINE
CURB LINE
PARKING
(TYP)
W/CLASS II BASE
PCC SIDEWALK
SCALE: 1"=150'
KEY MAP
NO SCALE
4 (DESIGN SPEED 25 MPH)
MODIFIED 2-LANE COLLECTOR STREET TYPE B-ALTERNATIVE
STREET "A" / NORTH CITY DRIVE
TYPICAL SECTION
SECTION TO ACCOMMODATE BIKE LANE WITH BUFFER.
BIKE LANE ADDITION ADDED WIDTH TO SPECIFIC PLAN·
REMOVAL OF SHARROWS (DUE TO TERRAIN).·
MEDIAN WIDTH REDUCTION TO 14'.·
NOTES:
1 221-100-72
5 TM MASS GRADING QUANTITIES (PHASE 2)
221-091-26
GROCERY CO.)
(RALPH'S
2 4
221-091-24
(KAISER)
(RALPH'S
GROCERY CO.)
221-091-26
PROP. CORP.)
(HEADLEY
221-091-27
3 2 MULTI FAMILY RESIDENTIAL
BULK: +53,000 CUBIC YARDS
PROJECT SPOILS: +43,000 CUBIC YARDS
CUT: 62,000 CUBIC YARDS
3 LANDSCAPE PLAN
7 5
'
6.19 AC. (31.21%)
9.04 AC. (45.15%)
2.13 AC. (10.64%)
TOTAL LOT AREA (LOTS 1, 2 & 3 GROSS) 17.36 AC. (86.71%) TOTAL PUBLIC R.O.W. AREA
TENTATIVE MAP BOUNDARY (TOTAL LOT + PUBLIC R.O.W.) = 20.02 AC LOTS 1 (36 UNITS), 2 (142 UNITS), AND 3 (24 UNITS), OF THIS TENTATIVE SUBDIVISION MAP MAP ACT. THE TOTAL NUMBER OF RESIDENTIAL CONDOMINIUM UNITS IS 202 UNITS OF PROPOSED
THE CIVIL CODE OF THE STATE OF CALIFORNIA AND IS FILED PURSUANT TO THESUBDIVISION THIS SUBDIVISION IS A RESIDENTIAL CONDOMINIUM PROJECT AS DEFINED IN SECTION 4125 OF
PUBLIC STREET/UTILITY
PROPOSED DEDICATION FOR
NO. 16617
FINAL MAP
LOT 3 OF
PA-3
NO. 16617
FINAL MAP
LOT 4 OF
PA-4W
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
NO. 16617
OF FINAL MAP
LOT "A"
HOA
NO SCALE
(DESIGN SPEED 45 MPH)
STREET TYPE L
TWIN OAKS VALLEY ROAD
TYPICAL SECTION
1 OF FOUR FOOT MINIMUM MEDIAN NOSE.
WHILE ACHIEVING CITY OF SAN MARCOS REQUIREMENT
EXISTING TWIN OAKS VALLEY ROAD WEST SIDE CURB,
MEDIAN DIMENSIONAL OFFSET PER IP15-007; MAINTAINED
IMPROVEMENTS PER IP15-00007;
TYPICAL SECTION DEPICTS AND PROVIDES CONSISTENT
NOTES:
(HEART OF THE CITY SPECIFIC PLAN AMENDMENT)
EXISTING & PROPOSED: 2022 UNIVERSITY DISTRICT SPECIFIC PLAN (UDSP) 35'35' 15'15'
50' 50'
100'
R/W R/W
7' 12'
LANE
TRAVEL
7' 8'12'
LANE
TRAVEL
5'
BIKE
8'
28'28' 14'
LANE
3' 5'3'
BIKE
LANE
AC/AB CITY REQ'S (TYP.)
CURB LINE
CURB LINE
PARKINGPARKING
CLASS II BASE (TYP)
PCC SIDEWALK W/
NOTES ON SHEET 1)
SEE FEMA FLOODPLAIN
25-09-0243P AND
FEMA CASE NO.
APPROVED LOMR (SEE
ENCROACHMENT PER
FLOODPLAIN
ON SHEET 1)
SEE FEMA FLOODPLAIN NOTES
CASE NO. 25-09-0243P AND
APPROVED LOMR (SEE FEMA
FLOODPLAIN ENCROACHMENT PER
FEMA CASE NO. 25-09-0243P
3. A LOMR WAS APPROVED FOR FLOODPLAIN ENCROACHMENTS ON JULY 1, 2025 PER PER FEMA CASE NO. 20-09-0649C
2. A PROJECT CLOMR-F WAS APPROVED FOR FLOODPLAIN ENCROACHMENTS IN JUNE 2020 LAST REVISED 5/16/2012.
1. EFFECTIVE FEMA FLOODPLAIN AND FLOODWAY PER FIRM PANEL 06073C0793G, 220-171-23
REMAINDER LOT I
REMAINDER LOT G
220-171-20
REMAINDER LOT H
220-171-21
REMAINDER LOT F
220-171-19
REMAINDER LOT D
220-171-18 R
EM
A
IN
D
ER
LO
T E
221-
100-
10 REMAINDER LOT C
220-171-17
REC'D 12/6/2022
DOC. NO. 2022-0459719
DEDICATION PER
43' DISCOVERY STREET
2.66 AC. (13.29%)
SCRIPPS HEALTH
NOT A PART
PUBLIC BENEFIT CORPOARTION
SCRIPPS HEALTH, A CALIFORNIA NONPROFIT
BY:
BRETT TANDE, CORPORATE EXECUTIVE VICE PRESIDENT & CFO
DATE
E
X
R
/
W
R/W
51.0'
11.0'12.0'
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
PAVEMENT
EX AC
LANE
TRAVEL
11.0'
LANE
TRAVEL
11.0'
LANE
TRAVEL
CURB LINE
5' 3' 8'
SIDEWALK LANE
BIKE
BUFFER
LANDSCAPE
R/W
W'LY
LANE
TRAVEL
& GUTTER
EX CURB
MEDIAN
LANDSCAPE
24'50.0'
11.0' 12.0'
16.0'62.0' 64.0'
80.0'
16.0'
14'
16'-19'
R/W
EXIST.
32'-35'
18'-25'
(BY OTHERS)
(EAST OF RUSH DR.)(DESIGN SPEED 45 MPH)
STREET TYPE K1
DISCOVERY STREET
TYPICAL SECTION
5 NO SCALE, BY OTHERS
REC'D 12/6/22
DOC. # 2022-0459718
STREET DEDICATION PER
DEDICATION
PROPOSED
THIS TENTATIVE MAP ALSO DEDICATES PUBLIC STREET A, A PORTION OF NORTH CITY DRIVE, A PORTION OF TWINS OAK VALLEY ROAD, GENERAL MUNICIPAL TRAIL EASEMENT THROUGH LOTS 1 & 2, PUBLIC STORM DRAIN EASEMENT IN LOT 1, AND IOD FOR PUBLIC DRAINAGE EASEMENT IN LOT 1.
THIS IS A TENTATIVE MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECTION 4125, ET SEQ. OF THE CIVIL CODE OF THE STATE OF CALIFORNIA CONTAINING A MAXIMUM OF 202 RESIDENTIAL CONDOMINIUM UNITS (LOT 1=36, LOT 2=142, LOT 3=24) AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT.
MULTI FAMILY RESIDENTIAL
STREET DEDICATION
VARIES 18'-23'
R/W
10'
4.5'
2%
2:1
2:1
24'32'5'15'
TRAIL
URBAN
2% 2%
4'
LANE
BIKE
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
8' 12' 12' 12' 12' 8'
64' 54'
32'
(EXIST AC PAVING)
CURB
MEDIAN
EXIST.
5.5'
PAVING
EXIST. AC
PCC SIDEWALK
EXIST. 4"
& GUTTER
8" CURB
EXIST.
PAVING
EXIST. AC
& GUTTER
8" CURB
EXIST.
PLANTER BMP
EXIST. CURB SIDE
CURB
MEDIAN
EXIST.
118' PUBLIC RIGHT-OF-WAY
R/W
2:1
2:1
FENCE
BIKE LANE ADDITION ADDED WIDTH TO SPECIFIC PLAN SECTION TO ACCOMMODATE BIKE LANE WITH BUFFER.· REMOVAL OF SHARROWS (DUE TO TERRAIN).·
NOTES:
ENHANCED LIGHTING WITH VERTICAL CURVE REDUCTION.·
THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 31, 2024.
H, AND I ACCORDING TO MAP THEREOF NO. 16617 FILED IN THE OFFICE OF ACCORDING TO MAP NO. 806; TOGETHER WITH REMAINDER LOTS C, D, F, G,
THE CITY OF SAN MARCOS, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, BLOCKS 62 AND 63, ALL OF RANCHO LOS VALLECITIOS DE SAN MARCOS, IN BLOCK 63; AND A PORTION OF THE UNNAMED ALLEY LYING IN BETWEEN PORTIONS OF LOTS 2, 3, AND 4 IN BLOCK 62; LOTS 18, 19, 20, AND 21 IN PARCEL 17-23
220-171-
PARCELS 02-04, 10, 35, 40, 62, 64, 65, 66, 69, 70, 72, 73, 74, 76 221-100-
PARCEL 52
220-190-
11.0' 13.0'
93.0' - 96.0'
173.0' - 176.0'
6'10.0'
SIDEWALK
LANDSCAPE
CURB LINE
& GUTTER
EX CURB
11.0' 6'
LANE
BIKE
THE ENTIRE PARCEL
IN FEE TO THE CITY FOR
RIGHT-OF-WAY DEDICATION
PROPOSED OFF SITE
BIKE LANE ADDITION ADDED WIDTH TO SPECIFIC PLAN SECTION TO ACCOMMODATE BIKE LANE WITH BUFFER.· REMOVAL OF SHARROWS (DUE TO TERRAIN).·
MEDIAN WIDTH REDUCTION TO 14'.·
NOTES:
NO SCALE
3 (DESIGN SPEED 25 MPH)
MODIFIED 2-LANE COLLECTOR STREET TYPE B-ALTERNATIVE
NORTH CITY DRIVE
TYPICAL SECTION
(TYP)
W/CLASS II BASE
PCC SIDEWALK
35'15'
50'
112'
R/W
7'12'
LANE
TRAVEL
7'8'
28' 14'
5' 3'
BIKE
LANE
CURB LINE
PARKING
40'
15'
R/W
47'
12'
LANE
TRAVEL
12'
LANE
TRAVEL
5'
BIKE
3' 8'
CURB LINE
PARKING
62'
AC/AB CITY REQ'S (TYP.)
558
HATCH
M W S-L-4-4-C
HATCH
M W S-L-4-4-C
HATCH
M W S-L-4-4-C
610
METER
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Parking
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Tee
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Asphalt
Pool
Asphalt Rd
Parking
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Parking
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B
ridge
L
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E 6,280,200
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E 6,280,800
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567.0
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670
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680
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67 69
c 2020 Rick Engineering Company
02-APR-2026 16:06
C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\SD CorpStds 2005.dscript C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\17932d_tm2_02_EX_CONDITIONS.dgn SHEET OF 14
UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
6 7
8 5
9 11
12 14
19 21
2223
32 38
44 46
68 39
48 40
33 45
28 STOP
710710
N
T
W
IN
OAKS
VALLE
Y R
OAD
N
T
W
IN
OAKS
VALLE
Y R
OAD
RONALD PACKARD PKWY
DISCOVERY ST
DISCOVERY ST
P
BX
P
BX
XX
XX
PB
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PB
X
PB
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PB
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566
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X
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XX
XX
XX
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X
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6 10
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6 10
610
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610
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X
MH
X
MH
X
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X
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X
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X
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X
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X
PB
X
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X
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X
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P
B
X
P
B
X
X
X
X
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6 2
0 6
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6 2
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2 8
6 3
0 630
6 30
6 3
0 630
6 30
6 3
0 6
3 0
6 3
2 634
634
6 3
4 636
636
6 3
6 638638
6 38
640
2:1
6 4
0 2
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2:1
2 :1
2:1
2:1 MAX
2:1
6 4
0 640
2:1
6 4
0 2
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2:1
2 :1
2:1
2:1 MAX
2:1
6 4
0 640
642642
6 42
644
646646
648648
649.99
+
650
6 5
0 650
6 5
0 650
650
650
+
650.09
+
650.09
+
650.69
651.70
+
X
652.26
+
X
653.26
+
653.28
+
X
X
660
6 6
0 660
660
6 6
0 670
6 7
0 670
670
6 7
0 X
680
6 8
0 680
680
6 8
0 690
690
690
6 9
0 690
690
690
690
6 9
0 700
700
700
700
710710
10 5
8 R
U
S
H
D
R
IV
E
CARMEL
STREET
(TYP)
BOUNDARY
SUBDIVISION
DISCOVERY STREET
NORTHCITYDRIVE
DRIVE
BARHAM
S T A T E R O U T E 7 8
SR-78
SHUBIN LN.
OHL/PP
(EXISTING PRIVATE STREET)
BOLOTIN LN.
(EXISTING PRIVATE STREET)
SYMBOLDESCRIPTION
SUBDIVISION BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING EASEMENT
EXISTING CURB
LEGEND
SYMBOLDESCRIPTION
EXISTING STORM DRAIN
EXISTING PROPERTY LINE
EXISTING CONTOUR
EXISTING SEWER W/ MANHOLE
EXISTING WATER
EXISTING RCB STORM DRAIN
EXISTING EASEMENT
EXISTING OVERHEAD UTILITY LINE W/ POLE
EXISTING FACILITIES / IMPROVEMENT NOTES
220-110-49
NUMBER
ASSESSOR PARCEL
SR-78 FREEWAY CROSSING AND GUY POLES IN PLACE.
EXISTING SR-78 OVERHEAD ELECTRIC TO REMAIN; PROTECT
BE REMOVED, SEE NOTE 1
EXISTING CONCRETE SLAB TO
REMOVED, SEE NOTE 1
EXISTING BUILDING TO BE
100 YEAR FLOODWAY
100 YEAR FLOOD PLAIN
2 2
3 3
R
/
W
R/WR/W
S
D
SD
SD
SD
S
D
SD
S
D
S
D
S
D
SD
S
D
SDSD
SD
SDSD
S
D
S
D
S
D
S
D
S
D
S
D
U
G
E
JT
SD
S
D
S
D
U
G
E
C
O
M
M
COMM
2 3
A
(KAISER)
(HEADLEY PROP CORP)
(RALPH'S GROC. CO.)
(C
ITY)
221-091-24
221-100-55
221-100-74
221-100-04
221-100-03
221-100-02
220-190-52
2 2
1-
10 0
-
7 6
221-100-77 221-
100-
46 221-
100-
48 221-
100-
61 221-100-54
221-100-38
221-100-37
221-
100-
71 221-100-40
221-100-66
221-100-16
221-100-22
221-100-21
-70
221-100-59
221-
100-
78 221-100-73
220-
171-
15 221-100-24
221-091-27
221-100-72
221-100-35
5C
B
5 221-100-63
221-100-65
221-100-73
EX 21" VC
P
(U.V.S.M.)
221-100-62
221-100-09
(PASTRANA)
221-
100-
60 ACCESS RELINQUISHMENT
STORM DRAIN
DOUBLE RCB
EXISTING 5'x6'
LOT 3
CML WATER
EXISTING 24"
ACP WATER
EXISTING 12"
STORM DRAIN
EXISTING RCB
LOT 18
EXISTING CONDITIONS
EXISTING 4" HP GAS
EXISTING DRY UTILITY
EXIST 18" SD
EXIST 24" SD
EXIST 24" SD
PART
NOT A
U.V.S.M.
EX 18" VC
P
221-
100-
79 REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
LEGEND
2 EASEMENTS & AGREEMENTS
TITLE REPORT
SCHEDULE B ITEM PER TITLE REPORT
EXISTING EASEMENT
WATER (PZ855)
EXISTING 16"
STORM DRAIN
EXISTING 48"
VCP SEWER
EXISTING 12"
REC'D 4/30/21
DOC #2021-0333936
STREET DEDICATION PER
AS FILE 88-393935, O.R.
AGREEMENT IN FAVOR OF VWD* REC. 8/10/1988
NON-PLOTTABLE EASEMENTS
TO BE QUITCLAIMED
SET FORTH AND CANNOT BE PLOTTED:
THE FOLLOWING EASEMENT(S) HAVE NO SPECIFIC LOCATION
77-436520, O.R.
SDG&E EASEMENT REC. 10/24/1977 AS DOC. NO.
84688, O.R.
SDG&E EASEMENT REC. 06/30/1954 INST. NO.
ACCESS RIGHTS RELINQUISHED PER DOC. REC.
ACCESS RIGHTS RELINQUISHED PER DOC. REC.
1/16/1961 AS INST. 7772, O.R. TO REMAIN
4 U.V.S.M. AREA ARE TO BE QUITCLAIMED AS NEEDED.
ALL EXISTING SDG&E EASEMENTS WITHIN THE NOT APART
TSM BOUNDARY
DISCOVERY STREET
7 6
N
.A
.P.
221-
100-
56 U.V.S.M.
NOT A PART
(TPM19-0001)
100 50 0 100 200 300
GRAPHIC SCALE 1" = 100'
OHL/PP
3 3
R
/
W
R/W
S
D
S
D
SD
SD
SD
S
D
SD
S
D
S
D
S
D
SD
S
D
SDSDSD
SD
SDSD
S
D
S
D
S
D
S
D
S
D
S
D
S
D
JT
SD
S
D
S
D
U
G
E
C
O
M
M
COMM
(C
ITY)
221-100-74
221-100-04
221-100-02
220-190-52
2 2
1-
10 0
-
7 6
221-100-77
221-
100-
45 221-
100-
46 221-
100-
47 221-
100-
48 221-
100-
61 221-100-54
221-100-38
221-100-37
221-
100-
71 221-100-40
221-100-66
221-100-16
221-100-59
221-
100-
78 221-100-73
221-091-27
221-100-72
221-100-35
221-100-63
221-100-65
221-100-58
221-100-73
EX 21" VC
P
(U.V.S.M.)
221-100-62
221-100-09
(PASTRANA)
221-
100-
60 LOT 3
STORM DRAIN
EXISTING RCB
LOT 18
PART
NOT A
U.V.S.M.
EX 18" VC
P
221-
100-
79 VCP SEWER
EXISTING 12"
U.V.S.M.
NOT A PART
(TPM19-0001)
221-091-26221-091-26
SR 78
OHL/PP2 OHL/PP2
100 YEAR FLOODWAY
APPROXIMATE LIMIT OF
T
W
IN
O
A
K
S
V
A
LLE
Y
R
O
A
D
TO REMAIN
SDG&E BK 5291-383
SDG&E BK 5285-383
SDG&E 1971-77019
SDG&E 77-436520
SDG&E 77-436562
PVT ROAD AND PUBLIC UTILITY ESMT PER DEED 1960-87854
SDG&E 1961-9463
PVT ROAD AND PUBLIC UTILITY ESMT PER DEED 1962-195510
SDG&E 1961-9500
ROAD MAINTENANCE AGREEMENT 1972-234597
SDG&E 1961-9501
SDG&E 1966-126979
SDG&E 1967-176341
SLOPE ESMT 1961-127322
SLOPE ESMT 2000-0011836
DRAINAGE ESMT 1991-0316667
PIPELINE ESMT 2000-0126558
ACCESS RIGHTS 86-204211
SDG&E 85-095083
ACCESS RIGHTS RELINQUISHED 1986-204211
ACCESS RIGHTS RELINQUISHED 1961-127322
ACCESS RIGHTS RELINQUISHED 1961-7772
APN: 221-100-74
APN: 221-100-72
APN: 221-100-70
APN: 221-100-69
APN: 221-100-66
APN: 221-100-65
APN: 221-100-62
APN: 221-100-40
APN: 221-100-35
APN: 221-100-10
APN: 221-100-09
APN: 221-100-04
APN: 221-100-03
APN: 221-100-02
APN: 221-080-06
APN: 221-080-05
APN: 220-190-52
APN: 220-181-40
5 7/25/1961 AS INST. 127322, O.R.
AS INST. 127322, O.R
COUNTY HWY SLOPE EASEMENT REC. 7/25/1961 8
9 10
11 12
AS INST. 87-0693993, O.R.
COVENANT & AGMT TO RELOCATE CHURCH REC. 12/17/1987
6/06/1991 AS INST. 1991-0271073, O.R.
CITY OF SAN MARCOS PUBLIC STREET EASEMENT REC.
AS INST. 1991-0316667, O.R.
CITY OF SAN MARCOS DRAINAGE EASEMENT REC. 6/28/1991
14 19
INST. 2000-0011836, O.R.
CITY OF SAN MARCOS SLOPE EASEMENT REC. 1/07/2000 AS
22 23
32 38
39 87854, O.R.
ROAD & PUBLIC UTILITY EASEMENT REC. 4/28/1960 AS INST.
88331, O.R.
SAN MARCOS COUNTY WATER DIST. REC. 5/21/1970 AS INTS.
SDG&E EASEMENT REC. 10/22/1974 AS INST. 74-281432, O.R.
SDG&E EASEMENT REC. 5/07/1962 AS INST. 78099, O.R.
SDG&E EASEMENT REC. 8/04/1966 AS INST. 126979, O.R.
SDG&E EASEMENT REC. 1/18/1961 AS INST. 9501, O.R.
SDG&E EASEMENT REC. 3/21/1985 AS INST.85-095083, O.R.
28 40
48 MARCOS REC. 9/10/1992 AS DOC. NO. 1992-574830, O.R.
PUBLIC STREET & UTILITY EASEMENT TO CITY OF SAN
44 O.R.
PRIVATE ROAD MAINT. AGMT. REC. 5/27/1966 AS INST. 89236, 45 46
SDG&E EASEMENT REC. 11/9/1967 AS INST. 176341, O.R.
72-234597, O.R.
PRIVATE ROAD MAINT. AGMT. REC. 9/01/1972 AS INST.
58 67
REC. 8/28/1991 AS 1991-0433401, O.R.
CITY OF SAN MARCOS PUBLIC STREET & UTILITY EASEMENT
REC. 3/02/1995 AS INST. 1995-0092630, O.R.
CITY OF SAN MARCOS RESOLUTION FOR PUBLIC STREET(S)
68 69
86-204211, O.R.
ACCESS RIGHTS RELINQUISHED REC. 5/22/1986 AS INST.
VWD EASEMENT REC. 3/13/2000 AS INST. 2000-0126558, O.R. 16 17
20 FILE 88-393934, O.R.
AGREEMENT IN FAVOR OF VWD REC. 8/10/1988 AS
O.R. (ALSO LISTED AS SCHED. B ITEM 24 & 57)
SDG&E EASEMENT REC. 8/11/1966 AS INST. 130380,
40 O.R. (ALSO LISTED AS SCHED. B ITEM 24 & 57)
SDG&E EASEMENT REC. 8/11/1966 AS INST. 130380, 24
TO REMAIN
TO REMAIN
O.R. (ALSO LISTED AS SCHED. B ITEM 24 & 57)
SDG&E EASEMENT REC. 8/11/1966 AS INST. 130380,
TO REMAIN
57 TO BE QUITCLAIMED
TO REMAIN
EX 60" RCP
TO REMAIN
STORM DRAIN
DOUBLE RCB
EXISTING 8'x6'
ROAD EASEMENT PER ROS 1962. TO BE VACATED
NO. 16617
FINAL MAP
LOT 3 OF
PA-3
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
220-171-23
220-171-21
220-171-20
220-171-16
9 REC'D 06/05/24
DOC #2024-0141282
UTILITY & ACCESS ESMT
REC'D 07/17/24
DOC #2024-0182789
EMERGENCY ACCESS EASEMENT
TEMPOARY SECONDARY
DOC #2024-0307853
LOT 'A'
220-
100-
10 220-171-18
220-171-19
220-171-17
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
REC'D 12/6/22
DOC #2022-0459719
STREET DEDICATION PER
LINES, EXCEPT 69 kVa OR HIGHER VOLTAGE ARE UNDERGROUNDED.
CUSTOMERS, EXISTING UTILITIES NO LONGER NEEDED WILL BE REMOVED. ALL (PER SDG&E'S DISCRETION) TO INSURE CONTINUED SERVICE TO REMAINING (ANCHORS, ETC.) WITHIN GRADED AREAS WILL BE REROUTED/RELOCATED AS NEEDED
EXISTING OVERHEAD UTILITY LINES (OHL), UTILITY POLES (PP) AND APPURTENANCES
TO BE VACATED
EFFECTIVE DATE OF OCTOBER 10, 2025
CHICAGO TITLE COMPANY ORDER NO. 00200362-996-SD1-RT4 HAVING AN
TO REMAIN
TO REMAIN
TO REMAIN
TO REMAIN
TO REMAIN
TO BE QUITCLAIMED BY OTHERS
TO BE VACATED PER SEPARATE DOCUMENT
TO BE QUITCLAIMED BY OTHERS
TO BE QUITCLAIMED
TO BE VACATED
TO BE QUITCLAIMED BY OTHERS
TO BE QUITCLAIMED BY OTHERS
TO BE QUITCLAIMED BY OTHERS
TO BE VACATED PER SEPARATE DOCUMENT
TO BE VACATED
TO BE QUITCLAIMED BY OTHERS
TO REMAIN
TO REMAIN
TO REMAIN
NOTES ON SHEET 1)
FEMA FLODPLAIN
20-09-0649C AND
(SEE FEMA CASE NO.
APPROVED CLOMR-F
ENROACHMENT PER
FLOODWAY
TO REMAIN
TO BE VACATED
SCRIPPS HEALTH
NOT A PART
SCRIPPS HEALTH
NOT A PART
E
X
.
R
/
W
TO BE VACATED
RIGHT-OF-WAY
EX PUBLIC STREET
AS INST. 1991-0271073, O.R.
CITY OF SAN MARCOS RECORDED JUNE 6, 1991
PUBLIC STREET EASEMENT DEDICATED TO
R/W
CALTRANS
R/W
CALTRANS
6'x4' RCB
EXISTING
6'x4' RCB
EXISTING
R/W
EXISTING CALTRANS
APPROX. LIMIT OF 100 YEAR FLOOD PLAIN
VCP SEWER
EXISTING 21"
NO. 16617
FINAL MAP
LOT I OF
LOT 3
NO. 16617
FINAL MAP
LOT H OF
LOT 19
LOT 21
ROS 1962
LOT 20
NO. 16617
FINAL MAP
LOT G OF
NO. 16617
FINAL MAP
LOT 4 OF
PA-4W
NO. 16617
FINAL MAP
LOT D OF
NO. 16617
FINAL MAP
LOT B OF
NO. 16617
FINAL MAP
LOT F OF
NO. 16617
FINAL MAP
LOT C OF
NO. 16617
FINAL MAP
LOT E OF
PARCEL 8
LOT 4
LOT "A"
HOA
559
c 2020 Rick Engineering Company
02-APR-2026 16:10
C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\SD CorpStds 2005.dscript C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\17932d_tm2_03_TM.dgn SHEET OF 14
UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
57+00
58+00
59+00
60+00
++
THIS TENTATIVE MAP ALSO DEDICATES PUBLIC STREET A, A PORTION OF NORTH CITY DRIVE, A PORTION OF TWINS OAK VALLEY ROAD, GENERAL MUNICIPAL TRAIL EASEMENT THROUGH LOTS 1 & 2, PUBLIC STORM DRAIN EASEMENT IN LOT 1, AND IOD FOR PUBLIC DRAINAGE EASEMENT IN LOT 1.
THIS IS A TENTATIVE MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECTION 4125, ET SEQ. OF THE CIVIL CODE OF THE STATE OF CALIFORNIA CONTAINING A MAXIMUM OF 202 RESIDENTIAL CONDOMINIUM UNITS (LOT 1=36, LOT 2=142, LOT 3=24) AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT.
LEGEND
SYMBOLDESCRIPTION
PROPOSED CURB
THROUGH1PROPOSED LOT NUMBER
SUBDIVISION BOUNDARY
PROPOSED LOT LINE
PROPOSED RIGHT-OF-WAY
EXISTING RIGHT-OF-WAY
EXISTING PROPERTY LINE
100 YEAR FLOODWAY
PROPOSED EASEMENT
100 YEAR FLOOD PLAIN
ACCESS RELINQUISHMENT
3 TSM BOUNDARY
WATER QUALITY/DETENTION BASIN
PROPOSED PUBLIC DRAINAGE EASEMENT
100 50 0 100 200 300
GRAPHIC SCALE 1" = 100'
100 50 0 100 200 300
GRAPHIC SCALE 1" = 100'
APPROX. LIMIT OF 100 YEAR FLOOD PLAIN
BOUNDARY
SUBDIVISION
BOUNDARY
SUBDIVISION
T
W
IN
V
A
LLE
Y
O
A
K
S
STATE ROUTE 78
DRIVE
CITY
NORTH
CARMEL
STREET
BARHAM
DRIVE
STREETDISCOVERY
PART
NOT A
U.V.S.M.
R/
W
R
/
W
R
/
W
14-002)
(TSM
50'
50'
54 62
22 23
24 25
26 27
29 30
31 32
33 34
35 36
37 38
39 40
55 56 57 58 59 60 61 63 64 65 66
28 119
'
5 6
'
6 3
'
R/WR/W
LOT B
M
A
P
8 0
6 B
L
O
C
K
5 8
LOT C
18 6
'`
CALTRANS RW
R
O
A
D
LOT 3
LOT 4
LOT 18
LOT 19
LOT 20
LOT 21
ROS 1962
18 0
'`
3 0
5 '`
3 2
'`
37'`
4 0
0 '`
36'`
15 9
'`
142'`
4 2
'`
78.59'
N72°58'30"E
215.73'
N73°02'13"E
2 0
8 .0
4 '
N
16 °
4 5
'2
6 "W
138.15'
S73°04'35"W
2 3
0 .8
1'
S
0 8
°4
3 '3
5 "W
2 5
'`
50'`
10'`
22'`
21'`118'`
48'`
4 9
'
18 '
3 0
1'
178'
101'`
(TPM 19-000)
EASEMENT (TYP.)
ACCESS RELINQUISHED
EXISTING CALTRANS
S
TR
EET D
ED
IC
A
TIO
N
P
R
O
P
O
S
ED
P
U
B
LIC
7 4
'
201.04'
L4
L3
L2
L1
+117'
LOT LINE
PROPOSED
TO BE VACATED
RIGHT-OF-WAY
EX PUBLIC STREET
20'`77'`
13'`44'`
94'`
8 2
'`
41'`
48'`
315'`
118'`
69'
167'`
226'`
SEPARATE DOCUMENT
STREET DEDICATION BY
NOTE: PROPOSED OFF-SITE
S
D
D
-
116
~
5 ' B
IN
L
E
T
SEPARATE DOCUMENT
STREET DEDICATION BY
PROPOSED OFF-SITE
DRIVE
140
'
69'
71'
31'`
N
08°44'28"E
253.06'
46.61'
N73°02'12"E
29.04'
N
05°49'30"E
12.59'
S81°16'00"E
N73°14'21"W 399.74'
400'+-
1 REMOVE REMOVABLE BOLLARDS
TENTATIVE SUBDIVISION MAP
BOUNDARY
SUBDIVISION
SUBDIVISION BOUNDARY DATA
BEARING/DELTA LENGTHRADIUSNO
--
-- 64.36'L2
N82°14'56"W -- 113.47'L3
L10
--L1
90.23'L4 --
BEARING/DELTA LENGTHRADIUSNO
-- 24.29'
78.54'
L9
600.00'C1 45.36'
30.00' 47.95'
613.00' 196.61'
52.22'30.00'
D=91°34'23"
D=18°22'35"
D=96°51'38"
C2
C3
C4
3 LOT 'B'
REMAINDER
SEPARATE DOCUMENT
STREET DEDICATION BY
NOTE: PROPOSED OFF-SITE
1991-0316667, O.R.
6/28/1991 AS INST.
DRAINAGE EASEMENT REC.
CITY OF SAN MARCOS
SLOPE/LANDSCAPE/IRRIGATION/BASIN MAINTENANCE)
MARCOS MAINTAINED) (HOA RETAIN ACCESS RIGHT FOR
GENERAL MUNICIPAL 15' TRAIL EASMENT (CITY OF SAN
74'
DEDICATION
PROPOSED ROW
100'
DEDICATION
PROPOSED ROW
100'
50' 50'
50'
SEPARATE DOCUMENT
STREET DEDICATION BY
PROPOSED OFF-SITE
6 2
'
5 0
'
112
'
DEDICATION
ROW
PROPOSED
LOT "H"
REMAINDER
R
/
W
C3
C4
C2
C1
STR
EET D
ED
IC
A
TIO
N
100'
P
R
O
P
O
SED
P
U
B
LIC
69' PROPOSED PUBLIC
STREET DEDICATION
N81°16'25"W 248.39'
S08°44'28"E 248.17'
REMAINDER LOT 'A'
LOT 'C'
REMAINDER LOT 'E'
REMAINDER
LOT 'D'
REMAINDER
LOT 'F'
REMAINDER
REMAINDER PARCEL LEGEND
REMAINDER LOT F
REMAINDER LOT E
REMAINDER LOT D
REMAINDER LOT C
REMAINDER LOT A
REMAINDER LOT B
NO. 16617
FINAL MAP
LOT 3 OF
PA-3
NO. 16617
FINAL MAP
LOT 4 OF
PA-4W
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
LOT A
HOA
NO. 16617
FINAL MAP
LOT A OF
NO. 16617
FINAL MAP
LOT B OF
NO. 16617
FINAL MAP
LOT I OF
NO. 16617
FINAL MAP
LOT H OF
NO. 16617
FINAL MAP
LOT G OF
NO. 16617
FINAL MAP
LOT F OF
NO. 16617
FINAL MAP
LOT D OF
3 BOUNDARY
SUBDIVISION
TO BE ACCEPTED
MAP NO. 16617
IOD PER FINAL
TREATMENT & DETENTION)
ROAD WATER QUALITY
(REGIONAL & PUBLIC
DRAINAGE EASEMENT
DEDICATE FOR PUBLIC
IRREVOCABLE OFFER TO
NOTES ON SHEET 1)
FEMA FLODPLAIN
25-09-0243P AND
FEMA CASE NO.
APPROVED LOMR (SEE
ENROACHMENT PER
FLOODWAY
2 NOTES ON SHEET 1)
FEMA FLODPLAIN
20-09-0649C AND
(SEE FEMA CASE NO.
APPROVED CLOMR-F
ENROACHMENT PER
FLOODWAY
NOTES ON SHEET 1)
FEMA FLODPLAIN
20-09-0649C AND
(SEE FEMA CASE NO.
APPROVED CLOMR-F
ENROACHMENT PER
FLOODWAY
DEDICATION
20' PROPOSED ROW
SCRIPPS HEALTH
NOT A PART
EXISTING TSM1 DEVELOPMENT.
DRAINAGE, AND UTILITY RIGHTS THROUGH
3 AND 4 OF FINAL MAP 16617 FOR ACCESS,
OVER LOTS 2 AND 3 TO THE BENEFIT OF LOTS
AND, UTILITY EASEMENT SHALL BE RESERVED
A PRIVATE RECIPROCAL ACCESS, DRAINAGE,
NOTE
DRAIN EASEMENT
PUBLIC STORM
PROPOSED 35'
AS INST. 1991-0271073, O.R.
CITY OF SAN MARCOS RECORDED JUNE 6, 1991
PUBLIC STREET EASEMENT DEDICATED TO
ROW DEDICATION
25' PROPOSED
DEDICATION
23' PROPOSED ROW
DEDICATION
18' PROPOSED ROW
EX. R
O
W
DRAINAGE EASEMENT
PROPOSED 20' PUBLIC
STORM DRAIN EASEMENT
PROPOSED 20' PUBLIC
560
PipePipe
Parking
Parking
Asphalt
Pool
Parking
Asphalt
Asphalt Rd
Parking
Asphalt
B
ridge
L
L
E 6,280,200
E 6,280,400
E 6,280,600
E 6,280,800
E 6,281,000
E 6,281,200
E 6,281,400
E 6,281,600
E 6,281,800
E 6,282,000
N
1 ,
9 9
3 ,
0 0
0 N
1 ,
9 9
3 ,
2 0
0 N
1 ,
9 9
3 ,
4 0
0 N
1 ,
9 9
3 ,
6 0
0 N
1 ,
9 9
3 ,
8 0
0 N
1 ,
9 9
4 ,
0 0
0 N
1 ,
9 9
4 ,
2 0
0 N
1 ,
9 9
4 ,
4 0
0 N
1 ,
9 9
4 ,
6 0
0 X
X
X
X
SDD-116~5' B INLET
2 4
"
M
O
D
F=
4 .5
',
L=
4 .8
'
0 CW
D
9 -A
4 D
9 -A
4 C
W
2 :1
CW
D
9 -A
4 D9-A4
SDD-116~10' B-1 INLET
SDD-116~10' B-1 INLET
DC
DC
D9-A4
IRR
BF
IRR
BF
D9-A4
S
W
MB
F
W
MB
F
54+00
54+00
54+00
55+00
55+00
55+00
56+00
56+00
56+00
57+00
57+00
57+00
58+00
58+00
58+00
59+00
59+00
59+00
60+00
60+00
60+00
61+00
61+00
61+00
62+00
62+00
62+00
63+00
63+00
63+00
64+00
64+00
64+00
1 0
+
0 0
1 0
+
0 0
1 0
+
0 0
1 1
+
0 0
1 1
+
0 0
1 1
+
0 0
IRR
IRR
IRR
BF
65+00
65+00
65+00
66+00
66+00
66+00
X
S
D
D
-
116
~
5 ' B
IN
L
E
T
630
N
T
W
IN
OAKS
VALLE
Y R
OAD
N
T
W
IN
OAKS
VALLE
Y R
OAD
RONALD PACKARD PKWY
DENSETREES
ASPH
ASPH
ASPH
DENSETREES
DENSETREES
DISCOVERY ST
DISCOVERY ST
X556.5
X556.9
X559.1560
X560.1
X561.2
X561.5
X561.6
X561.8
X562.0
X562.3
X562.3
X562.5
P
BX
ASPH
6 562.76
X X562.9
X563.0
X563.1
X563.4
X563.7
X
X564.2
X564.2
X564.6
X564.6
X564.8
X565.0
X565.1
PB
X
PB
X
X565.4
X565.6
X565.6
X565.7
X565.7
X565.8
X
X565.9
X
565.9
X566.0
X566.1
X566.1
P
BX
X566.3
P
BX
X
X566.4
X566.4
P
BX
X
P
BX
X566.6
X
X
X566.8
X566.9
X
567.0
X567.0
X567.3
X
X567.4
X
X
X
X
PB
X
X568.1
X568.2
X
MH
X
X569.0
X
X569.4
P
BX
PB
X
P
BX
X
570
570
570
570
570
X
572.4
X
X572.5
MH
X
X572.8
X572.8
MH
X
572.9
X572.9
X572.9
X572.9
X572.9
X
P
BX
X573.1
MH
X
X573.1
X
MH
X
X
X
X
MH
X
MH
X
X
X573.5
X573.5
X573.5
MH
X
X573.7
X573.8
574
P
BX
MH
X
X574.3
X
MH
X
X
MH
X
X574.4
X
X
X574.5
P
BX
P
BX
X
X
X
P
BX
P
BX
X574.7
X574.8
X574.8
X
MH
X
X
P
BX
P
BX
P
BX
PB
X
X575.2
PB
X
X575.5
X575.5
X
P
BX
P
BX
MH
X
X
9 575.75
X
576
X
X576.1
X
X
X576.3
P
BX
X576.5
P
BX
P
BX
X
X
X577.0
X
X
X
X577.2
X577.3
X577.3
PB
X
X
X
X
580
590
PB
X
PB
X
X578.5
MH
X
X
X578.7
X
X
X578.9
X
579.4
X579.5
X579.6
X
X
580
580
580
5 8
0 580
580
580
580
580
X
X
X
P
BX
X580.5
X580.6
X
X
X580.7
X580.8
MH
X
MH
X
X581.0
X
MH
X
X581.3
X581.4
P
BX
X581.5
X581.7
MH
X
P
BX
X582.3
X582.4
X
X
X
X582.6
X582.7
X
X582.9
X
MH
X
P
BX
P
BX
P
BX
X
X
X583.2
X583.2
PB
X
X
PB
X
X
PB
X
PB
X
X583.4
X
X X
X
X583.6
X
P
BX
PB
X
X
X
X
X583.9
584
X
X
584.2
X
X
X584.6
X
X584.7
X
X
X584.8
X584.9
X
X
X585.0
X585.0
X
X PB
X
X585.1
X
X
PB
X
PB
X
X
X
X585.3
X
X585.5
PB
X
X585.5
X
MH
X
X585.6
X
X
PB
X
X
X
MH
X
X
X
MH
X
MH
X
X
X
X585.8
X
X
MH
X
MH
X
X
X
ASPH
DENSETREES
586
P
BX
X
X586.1
X
X
X
X
X
X
X
PB
X
P
BX
P
BX
X586.7
X586.7
PB
X
P
BX
X
PB
X
X
X587.2X587.2
X
PB
X
PB
XPB
X
X
P
BX
X
X
P
BX
PBX
X
588
X
P
BX
X
X
X
X
PB
X
X
PB
X
PB
X
X589.3
X589.4
X
X
P
B
X
PB
X
PB
X
X
X
P
BX
MH
X
X
P
BX
590
590
590
590
590
590
590
590
590
590
5 9
0 590590
X
PB
X
X
P
BX
X
PB
X
X
2 4
"
S
TD
F=
2 .6
',
L=
3 .2
'
X
X591.1
X
X591.5
PB
X
P
B
X
X
X592.4
PB
X
MH
X
X
X593.5
X
X
P
B
X
P
B
X
P
B
X
7 594.83
X594.9
X
X595.8
X
X
596
X
X
X596.8
X
X
X
X
P
B
X
P
B
X
P
B
XX
598
P
B
X
X
X
X
X
X
X
600
600
600
600
6 0
0 6
0 0
600
6 0
0 600600
600
600
610
MH
X
MHMH
X
X
X
MHMH
3:1
PB
X
X
X
X
X
X
X604.9
X
X
X
X
606
X606.8
2 :1
X
MH
X
X609.3
P
B
X
P
B
X
X
610
610
620
610
610
610
610
6 10
610
610
6 10
610610
610
X610.7
X610.8
MH
X
MH
X
612
X612.8
X613.2
614
PB
X
PB
X
X614.5
X615.0
P
B
X
P
B
X
PB
X
PB
X
PB
X
PB
X
X
P
B
X
X
X
X617.0
620
620
620
6 2
0 620
620
6 2
0 620620
X629.4
630
6 3
0 630
630 630
6 3
0 6
3 0
630
632
634
634
636
6 36
638
2:1
2 :1
2:1
2:1 MAX
640
640
6 40
2:1
6 40
640
2:1
646
644
642
648
2 :1
650
650
6 50
650
650
650
2:1
650
650
2 :1
660
660
660
660
660
660
2:1
2:1
660650
2:1
670
670
670
680
680
690
690
690
690
620
630
c 2020 Rick Engineering Company
02-APR-2026 16:11
C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\SD CorpStds 2005.dscript C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\17932d_tm2_04_GradingPlan.dgn SHEET OF 14
UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
STOP
57+00
58+00
59+00
60+00
++
+
+
+
D
9 -A
4 D
9 -
A
4 D
9 -
A
4 D
9 -A
4 D
9 -
A
4 D
9 -A
4 D
9 -
A
4 D9-A4
D9-A4
D
9 -
A
4 D
9 -
A
4 D9-A4
D9-A4
D9-A4
D9-A4
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
D9-A7
D9-A4
D9-A4
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~20' B-1 INLET
S
D
D
-
116
~
10 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
9 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
SDD-116~13' B-1 INLET
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~20' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
D9-A7
SDD-116~13' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~5' B INLET
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
14 ' B
-
2 IN
L
E
T
D
9 -A
4 D
9 -A
4 T
T
T
580
582
582
568
584
586
582
586
570
580
2 :1
584
590
6 0
0 6
10 610
6 2
0 620
6 2
0 2:1
620
6 2
8 5
7 0
6 3
0 6
3 0
630
630
6 3
0 6
3 2
6 3
4 6
3 6
6 38
640
6 4
0 6
40 6
42 644
650
+
X
681.96
X
X
683.30
X
LEGEND
SYMBOLDESCRIPTION
PROPOSED 2:1 SLOPE
PROPOSED FLOW DIRECTION
EXISTING STORM DRAIN
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED CURB
PROPOSED STORM DRAIN
PROPOSED CUT / FILL LINE
PROPOSED DAYLIGHT LINE
C
F
PROPOSED CONCRETE DRAINAGE DITCH
EXISTING SEWER W/ MANHOLE
EXISTING WATER
EXISTING RCB STORM DRAIN
EXISTING OVERHEAD UTILITY LINE W/ POLE
PP
THROUGH1 9PROPOSED LOT NUMBER
SUBDIVISION BOUNDARY
PROPOSED LOT LINE
PROPOSED RIGHT-OF-WAY
EXISTING RIGHT-OF-WAY
EXISTING PROPERTY LINE
100 YEAR FLOODWAY
PROPOSED CONCRETE DRAINAGE CHANNEL
PROPOSED RETAINING WALL
EXISTING FLOW DIRECTION
(H=APPROXIMATE EXPOSED HEIGHT)
GP19-00005 AND GP19-00009
PROPOSED CONTOUR PER
PROPOSED EASEMENT
100 YEAR FLOOD PLAIN
4 OHL
SD
630
630
EXISTING UTILITY TO BE REMOVED
ACCESS RELINQUISHMENT
2:1 MAX
PROPOSED AC PAVEMENT
PROPOSED CLEAN WATER (CW) STORM DRAIN CWCW
PROPOSED STORM DRAIN HEADWALL/RIP RAP
WATER QUALITY/DETENTION BASIN
TSM BOUNDARY
CONCEPTUAL GRADING PLAN
100 50 0 100 200 300
GRAPHIC SCALE 1" = 100'
BOUNDARY
SUBDIVISION
SITE SECTION B
4 3'`
2%
SAFETY RAILING
GUARDRAIL/
TRAIL
CREEKSIDE
3'`
10'
RAILING
SAFETY
3'`
18" BROW DITCH
2 '-
18 '
NO SCALE
(CREEKSIDE TRAIL)
2:1
3' *
**CREEKSIDE TRAIL
* 2' LANDSCAPE AND IRRIGATION
GREATER THAN 5%
- VEHICULAR GRANITECRETE DG FOR SECTION
** - STABILIZED DG FOR SECTIONS 5% OR LESS
EX CALTRANS R/W
EX 21" VCP SWR
EX 6'x6' RCB SD CULVERT
EX 24" C
M
L W
A
TER
EX 12" A
C
P
W
A
TER
EX R
C
B
STO
R
M
D
R
A
IN
T
W
IN
V
A
LLE
Y
O
A
K
S
STATE ROUTE 78
R
O
A
D
DRIVE
CITY
NORTH
CARMEL
STREET
BARHAM
DRIVE
2 BOUNDARY
SUBDIVISION
DRAINAGE EASEMENT
EXISTING PUBLIC
TO BE VACATED
EXISTING PUBLIC ROAD
1 TR
A
IL
TRAIL
5 6
8 .0
FG
W
Q
B
A
S
IN
FUTURE RIGHT-OF-WAY
DRIVE
EX 24" CML WATER
C
A
LTR
A
N
S R
/
W
R/W DEDICATION
PROPOSED PUBLIC
FUTURE R/W
REQUIREMENTS TO BE PROVIDED BY SDG&E
REMAIN: PROTECT IN PLACE. RELOCATION
NOTE: EX SR-78 OVERHEAD ELECTRIC TO
BOUNDARY
SUBDIVISION
200.95'
S
T
R
E
E
T
"A
"
2 0
8 .0
4 '
U.V.S.M.
NOT A
PART
209.70'
2.0%
8 .3
%
9.0%
1.0%
12 642.1 FS/HP
FS/LP
573.8
638.7 FS
3 4
5 6
7 8
9 10
11 23
34 36
37 38
39 40
41 35
32 31
30 29
28 27
26 25
24 66
11 10 9 8 7
6 5
4 3
2 33
LOT C
2.0%
2.0%
2.0%
2.0%
L1
C2
L10
L4
L3
L2
R/W
R
/
W
R
/
W
R/W
C
F
OHL
OHL
O
H
L
O
H
L
UGE
U
G
E
U
G
E
U
G
E
S
G
G
G
G
S
S
S
S
W
W
G G
W
S
D
140'
69.5'
71.5'
EXIST ROW
EX RCB STO
RM
DRA
IN
2 :1
2:1
569.5 FG
580.8 TW
EXIST ROW
GRADING
LIMIT OF
B
5 A
4 20'`
42'`
121'`
35'`
383'`
94'`
8 2
'`
41'`
48'`
16 6
'`
8'`
6 6
'`
221-100-02
220-181-40
220-190-52
221-100-03
221-
110-
61 (G
O
O
D
FELLA
S)
(CHANG)
221-110-68
221-110-55
221-110-70
221-
100-
60 221-100-40
221-
100-
79 (C
ITY)
221-100-35
221-100-70
221-100-04
221-100-59
221-100-09
(PASTRANA)
EXIST 24" SD
EXIST 18" SD
77'` 20'`
LOT 19
LOT 20
LOT 21
LOT 3
LOT 4
575.00 TB
575.00 TB
575.00 TB
LOT LINE
PROPOSED
1.8 %
+118'
+117'
12 9.0%
CREEKSIDE
TR
A
IL
H=7.0'`
BW 622.0
TW 629.0
H=7.9'`
BW 619.6
TW 627.5
8 .3
%
D 5
FL 568.3
221-
110-
46 EASEMENT
DRAINAGE
20' PROPOSED
FL 606.8
RIM 614.9
FL 573.6
RIM 579.0
C
R
E
E
K
S
ID
E
ACCESS ROAD
12' MAINTENANCE
FL 562.8
RIM 574.4
FL 567.0
RIM 574.1
FL 599.1
RIM 618.0
FL 614.1
RIM 625.6
FL 558.92
RIM 569.0
IP 15-00007
60" SD PER
CONNECT TO EXIST
636.6 FS/LP
FL 627.9
RIM 636.8
637.8 FS/HP
13 44'`
FL 562.5
FG 570.0
FL 626.9
RIM 637.3
FL 608.8
RIM 617.7
FL 563.4
RIM 574.5
FL 627.3
RIM 636.1
FL 598.7
RIM 607.3
PROPOSEDDEDICATION
18' STREET
5 .8
%
ACP WATER
EX 12" ABND
H=6.1'`
BW 624.3
TW 630.4
NOTES ON SHEET 1)
FEMA FLOODPLAIN
20-09-0649C AND
(SEE FEMA CASE NO.
APPROVED CLOMR-F
ENCROACHMENT PER
FLOODWAY
C
4 FL 566.1
RIM 572.9
W/RIP RAP
HEADWALL
TW 581.2~BW 568.1
FL 562.6
FG 565.5
FL 565.7
TC 572.6
TW 581.1~BW 568.1
RAP~FL 565.4
HEADWALL W/RIP
FL 561.9
RIM 572.6
H=22.6'`
BW 584.6
TW 607.0
H=20.9'`
BW 583.1
TW 604.0
BASIN
DESILTING
RIP RAP
H=14.2'`
BW 607.9
TW 622.1
150'75'
75'
FL 567.5
RIM 575.7
78 EXIST 24" SD
EX 24" C
M
L W
A
TER
EX 12" A
C
P
W
A
TER
EX R
C
B
STO
R
M
D
R
A
IN
T
W
IN
V
A
LLE
Y
O
A
K
S
EX 16" WATER (PZ 855)
620 610
BARHAM
DRIVE
600
EX 12" VCP SEWER
EX 48" RCP STORM DRAIN
STREETDISCOVERY
FUTURE RIGHT-OF-WAY
4.8%
8 .3
%
607.6 FS
2 4
5 23
34 32
31 30
29 28
27 26
25 24
66 22
6564636261
60 5957 58
33 S
D
S
D
S
D
S
D
SD
SD
S
D
B
L
O
C
K
5 8
M
A
P
8 0
6 C1
R/W R/W
R/W
R
/
W
R
/
W
R
/
W
R/
W
OHL
U
G
E
UGE
U
G
E
U
G
E
U
G
E
S
S
G
G
G
G
S
S
75'
75'
150'
5 6
'
6 3
'
119
'
LOT 3
LOT 2 LOT 1
LOT B
221-110-50-
7 6
-42
-75
221-110-74
221-110-73 221-110-71
221-110-09
-72
-78
221-110-10
221-110-29
221-110-16
221-110-33
221-110-32
221-110-24
221-110-23
221-110-22
221-110-18
(GHS)
(MUNOZ)
221-110-17221-
110-
12221-110-26
221-110-63
221-110-28
221-110-27
221-100-55
221-100-16
(RALPH S GROC. CO.)
221-091-26(HEADLEY PROP CORP)
221-091-27
221-100-64
221-100-54
221-100-38
221-100-37
221-
100-
71 221-
100-
78 221-
100-
61 221-
100-
48 221-
100-
47 221-
100-
46 221-
100-
45 221-100-77
221-
100-
58 2
2 1-
10 0
-
7 6
221-100-40
221-
100-
79 (C
ITY)
221-100-63
221-100-14
221-100-59
8 .3
%
BOUNDARY
SUBDIVISION
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
REC'D 4/30/21
DOC #2021-0333936
STREET DEDICATION PER
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
221-100-24
HOA LOT 'A'
2%
BOLLARDS
REMOVABLE
SALVAGE
100'
50'50'
3 2%
FL 599.6
RIM 605.6
DRIVEWAY
24'
H=19.1'`
BW 604.7
TW 623.8
H=17.1'`
BW 598.0
TW 615.1
H=9'`
BW 586.0
TW 595.0
2:1
4:1
27'
TRAIL
SITE SECTION C
4NO SCALE
10'3'
7' 4'3'
PER IP15-00007
CL EX. 60"RCP
(1/4:1 BATTER,
PLANTED M SE W ALL
FINISH SURFACE
BASIN
WATER QUALITY
PUBLIC/PRIVATE
EASEMENT
DRAINAGE VALLEY ROAD
(568.7)EG
TWIN OAKSEXISTINGCOMBINED
EXISTING GROUND
NO SCALE
SITE SECTION A
4 VARIES
R/W
EXIST.
TB 575.0
FG 568.0
221-
100-
32 4
3 FL 625.2
RIM 634.2
44'`
NORTH
CITY
H=7.0'`
BW 616.5
TW 623.5
H=13.0'`
BW 599.3
TW 612.3
FL 581.9
RIM 594.9
H=16.0'`
BW 609.4
TW 625.4
221-100-72
APPROX. LIMIT OF 100 YEAR FLOOD PLAIN
APPROX. LIMIT OF 100 YEAR FLOODWAY
NOT A PART
3 2
R/W DEDICATION
PROPOSED PUBLIC
648
646
644
R.O.W.
CALTRANS
LOT 2
LOT 1
SAFETY RAILING
SAFETY RAILING
SAFETY RAILING
WALL
8' SOUND
EXISTING GROUND
20'`
ZONE
INFLUENCE
60 degrees
22'`
FG
SIDEWALK
PL
DITCH
CONCRETE
G
E
O
G
R
ID
W
A
L
L
P
L
A
N
T
A
B
L
E
FABRIC
GEOGRID
CL EX. DBL 8'x6' RCB
DBL RCB
EX 8'x6'
H=1.0
BW 585.0
TW 586.0
EXIST 24" SDEXIST 18" SD
R
C
B
EX 6'x4'
DRIVEWAY
15' MAINTENANCE
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
(627.3) FG
NO. 16617
FINAL MAP
LOT 3 OF
PA-3
H=12.0`
BW 612.7
TW 624.7
221-100-74
B 4
L=239.71'
R=600.00'
TO BE REMOVED
FOR EMERGENCY ACCESS
PROPOSED REMOVABLE BOLLARDS
221-100-22
221-100-21
221-
100-
56 (PA
DILLA
)
U.V.S.M.
NOT A PART
(TPM19-0001)
8 .3
%
4 2'
1 (UVSM)
221-100-62
DISCOVERY STREET EXTENSION
IMPROVEMENT PLAN IP19-00010/GP19-00005)
DISCOVERY VILLAGE SOUTH (TSM 16-003) (SEE
PER DISCOVERY VILLAGE NORTH (TSM 16-001) AND
3.7%
10%
TO BE REMOVED
TEMPORARY TURNAROUND
AC BERM AROUND
PUBLIC STREET/UTILITY
PROPOSED DEDICATION FOR
NO. 16617
FINAL MAP
LOT 4 OF
PA-4W
TO BE REMOVED
RIM 642.0
TYPE F CB
TO BE REMOVED
RIM 642.2
TYPE A-4 C.O.
14 MUNICIPAL EASEMENT
PROPOSED GENERAL
15'RIP RAP~(FL 598.6)
EXIST. HEADWALL W/
R
/
W
P
R
O
P
O
SED
DETENTION TREATMENT)
ESMT (WATER QUALITY &
IOD FOR PUBLIC DRAINAGE
INFORMATION SEE SHEET 3
FOR REMAINING PARCEL
FS/LP
605.9
PROJECT COMPLETION.
TO BE REMOVED AFTER
ASSOCIATED IMPROVEMENTS
TEMPOARY SALES TRAILER &
CURB CUT W/BOLLARDS
PROPOSED 12' DRIVEWAY
MAP NO. 16617
LOT 2 TO BENEFIT LOT 3 OF FINAL
UTILITY EASEMENT REQUIRED OVER
RECIPROCAL ACCESS, DRAINAGE, AND
R/W
PROPOSED
+/-
AGREEMENT WITH THE CITY
A FUTURE MAINTENANCE
SHALL BE MAINTAINED THROUGH
SHARED PUBLIC/PRIVATE BASIN
RETAINING WALLS ADJACENT TO
LIGHT POLE
2'
LIGHT POLE2'
EASEMENT
MUNICIPAL TRAIL
PROPOSED 15' GENERAL
DEDICATION
RIGHT-OF-WAY
18'-25' PROPOSED
FL 568.8
H=12.5'`
BW 568.1
TW 580.6
H=12.3'`
BW 568.1
TW 580.4H=12.5'`
BW 568.3
TW 580.8
H=12.0'`
BW 568.3
TW 580.3
FG 568.0
RIM 570.8
FL 570.0
RIM 580.0
SCRIPPS HEALTH
BW 570.5
TW 573.5
BW 569.5
TW 573.5
REC'D 12/6/22
DOC #2022-0459719
STREET DEDICATION PER
561
15+00 14+00 13+00 12+00 11+00 10+00 9+00 8+00 7+00 6+00 5+00 4+00 3+00 2+00 1+00 0+00 c 2020 Rick Engineering Company
02-APR-2026 16:12
C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\SD CorpStds 2005.dscript C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\17932d_tm2_05_StreetProfiles_SiteSections.dgn SHEET OF 14
UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
574.08
1+57.83 BVC
573.75
2+00.00
573.75
2+01.20 LP
575.46
3+00.00
580.68
4+00.00
585.29
4+57.83 EVC
589.09
5+00.00
598.09
6+00.00
607.08
7+00.00
616.08
8+00.00
616.08
8+00.00 BVC
624.28
9+00.00
630.87
10+00.00
635.87
11+00.00
639.27
12+00.00
641.07
13+00.00
641.07
13+00.00 EVC
641.57
13+50.00 BVC
641.94
14+00.00
642.05~HP
641.91
15+00.00
-1.52%
9.00%
1.00%
G2=9.00%
G1=-1.52%
@ 3+07.83
PI=571.80
300' VC
G2=1.00%
G1=9.00%
@ 10+50.00
PI=638.57
500' VC
G2=-2.30%
G1=1.00%
@ 15+10.00
PI=643.17
320' VC
700
680
660
640
620
600
580
560
K=96.85
K=62.53
K=28.53*
(NAVD 88)
GROUND
EXISTING
SECTION 3.4.6.3 SAG VERTICAL CURVES
STREET LIGHTS AS PER AASHTO CHAPTER 3
CURVE TO BE MITGATED BY ADDITION OF
* REDUCED K VALUE AND SAG VERTICAL
OF WORK~641.53
16+52.14~TM# 2 LIMIT
14+46.87
574.96
VALLEY ROAD
32+50.00 TWIN OAKS
1+00.00 NORTH CITY DRIVE=
631.64
AREA 3 EAST
FUTURE PLANNING
DRIVE C/L INT.=
10+13.55 NORTH CITY 637.82
8+95.12 HP
636.70
10+00.00
606.74
1+42.50 BVC
606.00
2+00.00 605.94
2+22.79 LP
606.68
3+00.00
609.85
4+00.00
615.51
5+00.00
619.89
5+57.50 EVC
623.43
6+00.00
627.60
6+50.00 BVC
631.35
7+00.00
636.28
8+00.00
637.82
9+00.00
637.31
PVRC 9+50.00
636.63
10+22.42 LP
637.41
11+00.00
637.41
11+00.00 EVC
-2.00%
8.34%
2.00%
G2=8.34%
G1=-2.00%
@ 3+50.00
PI=602.59
415' VC
G2=-1.87%
G1=8.34%
@ 8+00.00
PI=640.11
300' VC
G2=2.00%
G1=-1.87%
@ 10+25.00
PI=635.91
150' VC
12+00 11+00 10+00 9+00 8+00 7+00 6+00 5+00 4+00 3+00 2+00 1+00 0+00 660660
640
620
600
590
660
640
620
600
590
11+63.01 STREET A=
K=38.79 K=29.40
AT CENTERLINE
FINISH SURFACE
K=40.14
1+00.00 STREET A=
607.59
59+56.85 DISCOVER STREET
(NAVD 88)
GROUND
EXISTING
638.67
11+78.10 NCD
0+00
STREET PROFILES & SITE SECTIONS
5 SCALE: 1"= 100' HORIZ.; 1"= 20' VERT.
PROFILE: NORTH CITY DRIVE
SITE SECTION "B" B
5 SCALE: 1" = 100' HORIZ.; 1" = 50' VERT.
SCALE: 1"= 100' HORIZ.; 1"= 20' VERT.
PROFILE: STREET A
700
680
660
640
620
600
580
560
EX GROUND
FINISH SURFACE
PER IP15-00007
CL EX. 60"RCP
LOT 1
COMMERCIAL
FREEWAY
LOT 2
RESIDENTIAL
MULTI FAMILY
2:1
TWIN OAKS VALLEY RDCOMBINED
BASIN
QUALITY
WATER
PRIVATE
PUBLIC/
(8:1 BATTER,
PLANTED MSE WALL
550
560
570
580
590
600
610
620
630
640
650
660
670
680
550
560
570
580
590
600
610
620
630
640
650
660
670
680
22+00 23+00 24+00 25+00 26+00 27+00 28+00 34+0033+0032+0031+0030+0029+00 35+00 36+00 (PLANNING AREA 3E)
(PLANNING AREA 2)
(8:1 BATTER,
PLANTED MSE WALL
4:1
(8:1 BATTER,
PLANTED MSE WALL
FG
565.5
C/L
R/W FOR FUTURE DEVELOPMENT
BEYOND RIGHT-OF-WAY
2' R/W TO WALL
35' 15'
D
5 MAX HEIGHT 22'`)
(8:1 BATTER,
PLANTED MSE WALL
NO SCALE
NORTH CITY DR (EAST OF STREET "A" )
RETAINING WALLS ALONG
SITE DEVELOPMENT PERMIT
15' TRAIL
PROPOSED CREEKSIDE
6" CEG
SIDEWALK
R/W
EX.
R/W
EX.
(SDP25-0010) TO BE PROCESSED
8'x6' RCB
CL EX. DBL
DEDICATION
25' ROW
562
HATCH
M W S-L-4-4-C
METER
IRRIGATION
BACKFLOW
IRRIGATION
TRANSFORMER
TRANSFORMER
PipePipe
Parking
Asphalt
Tee
Pipe
Parking
Asphalt
Pool
Asphalt Rd
Parking
Asphalt
Asphalt Rd
Parking
Asphalt
B
ridge
L
L
E 6,280,200
E 6,280,400
E 6,280,600
E 6,280,800
E 6,281,000
E 6,281,200
E 6,281,400
E 6,281,600
E 6,281,800
E 6,282,000
N
1 ,
9 9
3 ,
0 0
0 N
1 ,
9 9
3 ,
2 0
0 N
1 ,
9 9
3 ,
4 0
0 N
1 ,
9 9
3 ,
6 0
0 N
1 ,
9 9
3 ,
8 0
0 N
1 ,
9 9
4 ,
0 0
0 N
1 ,
9 9
4 ,
2 0
0 N
1 ,
9 9
4 ,
4 0
0 N
1 ,
9 9
4 ,
6 0
0 X
X
X
X
SDD-116~5' B INLET
2 4
"
M
O
D
F=
4 .5
',
L=
4 .8
'
0 CW
D
9 -A
4 D
9 -A
4 C
W
2 :1
CW
D
9 -A
4 D9-A4
SDD-116~10' B-1 INLET
SDD-116~10' B-1 INLET
D9-A4
D9-A4
S
54+00
54+00
54+00
55+00
55+00
55+00
56+00
56+00
56+00
57+00
57+00
57+00
58+00
58+00
58+00
59+00
59+00
59+00
60+00
60+00
60+00
61+00
61+00
61+00
62+00
62+00
62+00
63+00
63+00
63+00
64+00
64+00
64+00
1 0
+
0 0
1 0
+
0 0
1 0
+
0 0
1 1
+
0 0
1 1
+
0 0
1 1
+
0 0
IRR
IRR
IRR
BF
65+00
65+00
65+00
66+00
66+00
66+00
630
N
T
W
IN
OAKS
VALLE
Y R
OAD
N
T
W
IN
OAKS
VALLE
Y R
OAD
RONALD PACKARD PKWY
DENSETREES
ASPH
ASPH
ASPH
DENSETREES
DENSETREES
DISCOVERY ST
DISCOVERY ST
X556.5
X556.9
X559.1560
X560.1
X561.2
X561.5
X561.6
X561.8
X562.0
X562.3
X562.3
X562.5
P
BX
ASPH
6 562.76
X X562.9
X563.0
X563.1
X563.4
X563.7
X
X564.2
X564.2
X564.6
X564.6
X564.8
X565.0
X565.1
PB
X
PB
X
X565.4
X565.6
X565.6
X565.7
X565.7
X565.8
X
X565.9
X
565.9
X566.0
X566.1
X566.1
P
BX
X566.3
P
BX
X
X566.4
X566.4
P
BX
X
P
BX
X566.6
X
X
X566.8
X566.9
X
567.0
X567.0
X567.3
X
X567.4
X
X
X
X
PB
X
X568.1
X568.2
X
MH
X
X569.0
X
X569.4
P
BX
PB
X
P
BX
X
570
570
570
570
570
X
572.4
X
X572.5
MH
X
X572.8
X572.8
MH
X
572.9
X572.9
X572.9
X572.9
X572.9
X
P
BX
MH
X
X573.1
X573.1
X
MH
X
X
MH
X
X
X
MH
X
X
X573.5
X573.5
X573.5
MH
X
X573.7
X573.8
574
P
BX
MH
X
X574.3
MH
X
XX
MH
X
X574.4
X
X
X574.5
P
BX
P
BX
X
X
X
P
BX
P
BX
X574.7
X574.8
X574.8
X
MH
X
X
P
BX
P
BX
P
BX
PB
X
X575.2
PB
X
X575.5
X575.5
X
P
BX
P
BX
MH
X
X
9 575.75
X
576
X
X576.1
X
X
X576.3
P
BX
X576.5
P
BX
P
BX
X
X
X577.0
X
X
X
X577.2
X577.3
X577.3
PB
X
X
X
X
PB
X
PB
X
X578.5
MH
X
X
X578.7
X
X
X578.9
X
579.4
X579.5
X579.6
X
X
580
580
580
5 8
0 580
580
580
580
580
X
X
X
P
BX
X580.5
X
X580.6
X
X580.7
X580.8
MH
X
MH
X
X581.0
X
MH
X
X581.3
X581.4
P
BX
X581.5
X581.7
MH
X
P
BX
X582.3
X582.4
X
X
X
X582.6
X582.7
X
X582.9
X
MH
X
P
BX
P
BX
P
BX
X
X
X583.2
X583.2
PB
X
X
PB
X
X
PB
X
PB
X
X583.4
X
X
X
X
X583.6
X
P
BX
X
PB
X
X
X
X583.9
584
X
X
584.2
X
X
X584.6
X
X584.7
BACKFLOW
IRRIGATION
X
X
X584.8
X584.9
X
X
X585.0
X585.0
X
X PB
X
X585.1
X
X
PB
X
X
PB
X
X
X585.3
X
X585.5
PB
X
X585.5
X
MH
X
X585.6
X
X
PB
X
X
X
MH
X
X
X
MH
X
MH
X
X
X
X585.8
X
X
MH
X
MH
X
X
X
ASPH
DENSETREES
586
P
BX
X
X586.1
X
X
X
X
X
X
X
PB
X
P
BX
P
BX
X586.7
X586.7
PB
X
P
BX
X
PB
X
X
X587.2X587.2
PB
X
X
PB
XPB
X
X
P
BX
X
X
P
BX
PBX
X
588
X
P
BX
X
X
X
X
PB
X
X
PB
X
PB
X
X589.3
X589.4
X
X
P
B
X
PB
X
X
PB
X
X
P
BX
MH
X
X
P
BX
590
590
590
590
590
590
590
590
590
590
5 9
0 590590
X
PB
X
X
P
BX
X
PB
X
X
2 4
"
S
TD
F=
2 .6
',
L=
3 .2
'
X
X591.1
X
X591.5
PB
X
P
B
X
X
X592.4
PB
X
MH
X
X
X593.5
X
X
P
B
X
P
B
X
P
B
X
7 594.83
X594.9
X
X595.8
X
X
596
X
X
X596.8
X
X
X
X
P
B
X
P
B
X
P
B
XX
598
P
B
X
X
X
X
X
X
X
600
600
600
600
6 0
0 6
0 0
600
6 0
0 600600
600
MH
X
MHMH
X
X
X
MHMH
3:1
PB
X
X
X
X
X
X
X604.9
X
X
X
X
606
X606.8
2 :1
X
MH
X
X609.3
P
B
X
P
B
X
X
610
610
620
610
610
610
610
6 10
610
610
6 10
610610
X610.7
X610.8
MH
X
MH
X
612
X612.8
X613.2
614
PB
X
PB
X
X614.5
X615.0
P
B
X
P
B
X
PB
X
PB
X
PB
X
PB
X
X
P
B
X
X
X
X617.0
620
620
620
6 2
0 620
620
6 2
0 620620
X629.4
630
6 3
0 630
630 630
6 3
0 6
3 0
630
632
634
634
636
6 36
638
2:1
2 :1
2:1
2:1 MAX
640
640
6 40
2:1
6 40
640
2:1
646
644
642
648
2 :1
650
650
6 50
650
650
650
2:1
650
650
2 :1
660
660
660
660
660
660
2:1
2:1
660650
2:1
670
670
670
680
680
690
690
690
690
DENSETREES
572.4
X572.5
572.9
X572.9
MH
X
X573.5
X573.5
X573.7
X573.8
X574.3
XX
MH
X
X574.4
X
X
X574.5
P
BX
P
BX
X
X
P
BX
P
BX
X574.7
X
PB
X
X575.2
PB
X
X575.5
X575.5
P
BX
MH
X
X576.1
X
X
X576.3
ASPH
DENSETREES
c 2020 Rick Engineering Company
02-APR-2026 16:13
C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\SD CorpStds 2005.dscript C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\17932d_tm2_06_UtilityPlan.dgn SHEET OF 14
UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
STOP
57+00
58+00
59+00
60+00
++
+
+
+
D
9 -A
4 D
9 -
A
4 D
9 -
A
4 D
9 -A
4 D
9 -
A
4 D
9 -A
4 D
9 -
A
4 D9-A4
D9-A4
D
9 -
A
4 D
9 -
A
4 D9-A4
D9-A4
D9-A4
D9-A4
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
D9-A7
D9-A4
D9-A4
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~20' B-1 INLET
S
D
D
-
116
~
10 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
9 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
SDD-116~13' B-1 INLET
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~20' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
D9-A7
SDD-116~13' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~5' B INLET
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
14 ' B
-
2 IN
L
E
T
D
9 -A
4 D
9 -A
4 D
9 -A
4 D
9 -A
4 D9-A4
D9-A4
D9-A4
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
T
T
T
+
+
+
D
9 -A
4 D
9 -
A
4 D
9 -
A
4 D
9 -A
4 D
9 -
A
4 D
9 -A
4 D
9 -
A
4 D9-A4
D9-A4
D
9 -
A
4 D
9 -
A
4 D9-A4
D9-A4
D9-A4
D9-A4
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
D9-A7
D9-A4
D9-A4
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~20' B-1 INLET
S
D
D
-
116
~
10 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
9 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
SDD-116~13' B-1 INLET
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~20' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~20' B-1 INLET
SDD-116~15' B-1 INLET
D9-A4
D9-A4
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
9 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
10 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T S
D
D
-
116
~
5 ' B
IN
L
E
T
D9-A4
D9-A4
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
D9-A4
D9-A4
D9-A4
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
D9-A7
D
9 -A
4 SDD-116~13' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~5' B INLET
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
14 ' B
-
2 IN
L
E
T
D
9 -A
4 D
9 -A
4 582
582
568
584
586
582
586
570
580
2 :1
584
6 2
0 2:1
620
6 2
8 5
7 0
6 3
0 630
6 3
0 6
3 2
6 3
4 6
3 6
6 38
640
6 42
644
650
X
681.96
X
X
683.30
X
582
LEGEND
SYMBOLDESCRIPTION
SUBDIVISION BOUNDARY
EXISTING RIGHT-OF-WAY
PROPOSED CURB
EXISTING CONTOUR
PROPOSED CONTOUR
PROPOSED STORM DRAIN CLEANOUT
PROPOSED STORM DRAIN CURB INLET
PROPOSED RIGHT-OF-WAY
PROPOSED 2:1 SLOPE 2:1 MAX
EXISTING STORM DRAIN
PROPOSED EASEMENT
EXISTING WATER MAIN
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPOSED SEWER MANHOLE
PROPOSED STORM DRAIN
EXISTING SEWER MANHOLE
PROPOSED STORM DRAIN HEADWALL/RIP RAP
PROPOSED STORM DRAIN CATCH BASIN
EXISTING PROPERTY LINE
PROPOSED LOT LINE
PROPOSED CONCRETE DRAINAGE DITCH
PROPOSED STORM DRAIN CMP RISER
PROPOSED CONCRETE DRAINAGE CHANNEL
PROPOSED STORM DRAIN (CLEAN WATER BYPASS)
GP19-00005 AND GP19-00009
PROPOSED CONTOUR PER
100 YEAR FLOOD PLAIN
100 YEAR FLOODWAY
6 EXISTING UTILITY TO BE REMOVED
EXISTING RCB STORM DRAIN
(12" WATER UNLESS NOTED OTHERWISE) PZ855 (WEST OF TOVR)
PROPOSED WATER MAIN
ACCESS RELINQUISHMENT
PROPOSED SEWER (10" SEWER UNLESS NOTED OTHERWISE)
CONCEPTUAL UTILITY PLAN
PROPOSED RIP RAP
PROPOSED RETAINING WALL
(H=APPROXIMATE EXPOSED HEIGHT)
CWCW
WATER QUALITY/DETENTION BASIN
TSM BOUNDARY
100 50 0 100 200 300
GRAPHIC SCALE 1" = 100'
EX 21" VC
P
SW
R
18"
S
T
R
E
E
T
R
O
A
D
V
A
LLE
Y
18"
18"
C
A
R
M
E
L
O
A
K
S
T
W
IN
S T A T E R O U T E 7 8
EX 21" VC
P
SW
R
18"
30"
18"
18"
18"
18" 18"
15 R
/
W
C
W
S
D
59 60 61 62 63 64 65 66
1 2
3 4
5 6
91011
12 13
14 1
2 3
4 5
6 7
8 9
10 11
R
/
W
C
W
S
D
C
W
S
D
59 60 61 62 63 64 65 66
1 2
3 4
5 6
91011
12 13
14 15
1 2
3 4
5 6
7 8
9 10
11 R
/
W
R/W
G
GG
S
R
/
W
R/W
G
GG
S
O
H
L
O
H
L
OHL
OHL
OHL
OHL
O
H
L
O
H
L OHL
7788
EX. 48" RCP SD
BOUNDARY
SUBDIVISION
GRADING
LIMIT OF
SD CULVERT
EX. 6'x6' RCB
R/W
CALTRANS
EX RCB SD
100 YEAR FLOODWAY
APPROXIMATE LIMIT OF
VACATED
RIGHT-OF-WAY TO BE
EXIST PUBLIC
TRAIL
2%
1%
9%
60"
24"
STORM DRAIN
PRIVATE
EXIST 18" SD
EXIST 24" SD
EXIST ROW
EXIST ROW
18"
FL 632.1
TC 640.9
FL 632.9
TC 640.9
FL 627.9
RIM 636.8
FL 628.5
TC 637.1
FL 625.2
RIM 634.2
FL 598.7
RIM 607.3
FL 608.8
RIM 617.7
FL 565.7
TC 572.6
FL 562.0
TC 568.5
FL 561.2
RIM 573.6
60" SD PER IP 15-00007
CONNECT TO EXIST
FL 606.8
RIM 614.9
FL 607.6
TC 615.0
FL 607.3
TC 615.0
FL 627.3
RIM 636.1
FL 627.9
TC 636.1
FL 628.1
TC 636.1
FL 614.1
RIM 625.6
FL 610.0
TC 617.7
IE 580.3
RIM 596.5
FL 566.5
RIM 580.0
FL 626.9
RIM 637.3
IE 562.9`
15" SEWER
EXISTING
CONNECT TO
IE 567.8
RIM 584.5
FL 628.2
TC 637.1
APPROX. LIMIT OF 100 YEAR FLOOD PLAIN
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
FL 598.7
FL 600.5
TC 605.6
FL 599.6
RIM 605.6
FL 598.9
TC 605.6
REC'D 4/30/21
DOC #2021-0333936
STREET DEDICATION PER
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
MAINTAINED
DETENTION) TO BE HOA
QUALITY TREATMENT AND
(REGIONAL STREET WATER
PUBLIC DRAINAGE EASEMENT
IRREVOCABLE OFFER TO DEDICATE
VC
P
SW
R
EX 18"
EASEMENT
DRAINAGE
20' PROPOSED
IE 571.6
FL 584.0
RIM 595.1
IE 589.1
RIM 609.0
FL 609.3
TC 617.9
1 2
NO. 16617
FINAL MAP
LOT 4 OF
PA-4W
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
33 NORTH CITY DRIVE
FL 583.5
RIM 595.1
FL 585.0
TC 593.5
FL 581.9
RIM 592.1
FL 583.0
TC 592.4
FL 566.0
TC 573.1
FL 566.1
RIM 572.9
FL 568.5
TC 576.0
FL 567.5
RIM 575.7
FL 567.0
RIM 574.1
FL 566.6
RIM 573.2
FL 566.8
TC 573.1
24"
IE 566.1
RIM 574.7
IE 563.7
RIM 574.7
30"
DETAIL A
1"=50'
PRELIMINARY PAVEMENT RESTORATION LIMITS
FG 565.5
BASIN
WATER QUALITY
FL 599.1
RIM 618.0
FROM 618.6 TO A-4
ADJUST F-TYPE RIM
FL 582.3
RIM 604.1
EXIST. WATER
CONNECT TO
NO. 16617
FINAL MAP
LOT 3 OF
PA-3
THIS SHEET
SEE DETAIL A
END 12" WTR
C
W
S
D
C
W
S
D
C
W
S
D
R/W
R/W
R/W
R/W
R/W
R/W
2%
30"
U.V.S.M.
NOT A PART
(TPM19-0001)
U.V.S.M.
NOT A
PART
30"
2%
18"18"
STORM DRAIN
PRIVATE
STORM DRAIN
PRIVATE
FL 574.6
RIM 588.6
FL 572.7
RIM 581.9
FL 562.5
RIM 571.5
RCB SD
EX. 6'x4'
WTR
EX. 24" CML
ESMT
DRAINAGE
EX PUBLIC
WTR
EX. 12" ACP
SWR
EX. 8" VCP
R/W
EX. CALTRANS
DBL RCB
EX 8'x6'
NOTE: EX. SR-78 OH ELECTRIC TO REMAIN:
BY SDG&E
REQUIREMENTS TO BE PROVIDED
PROTECT IN PLACE. RELOCATION
EX. 4" HP GAS
WATER
EX. 12" ACP
WATER
EX. 24" CML
(PZ855)
EX. 16" WATER
STREET
(FL 559.9)
NOTES ON SHEET 1)
FEMA FLOODPLAIN
25-09-0243P AND
(SEE FEMA CASE NO.
APPROVED LOMR
ENCROACHMENT PER
FLOODWAY
REC'D 12/6/22
DOC #2022-0459719
STREET DEDICATION PER
FL 573.6
RIM 579.5
REMOVED
TO BE
CATCH BASIN
DRAIN AND
EX. STORM
FL 568.7
IE 562.9
EX SEWER
ONNECT TO C
FL 568.3
SD
30"
DISCOVERY
NOTE
WITH THE CITY
MAINTENANCE AGREEMENT (EMRA)
ENCROACHMENT REMOVAL AND
ROW WILL BE PERMITTED THROUGH
CONNECTIONS WITHIN THE PUBLIC
5. ANY PRIVATE STORM DRAIN
CITY OF SAN MARCOS.
DEDICATED AS APPROVED BY THE
DRAINAGE EASEMENTS WILL BE
UNLESS OTHERWISE NOTED. 20' MIN.
4. ALL STORM DRAIN IS PUBLIC
UNLESS NOTED OTHERWISE
3. ALL STORM DRAIN IS 18"
UNLESS NOTED OTHERWISE
2. ALL WATER MAINS ARE 12"
UNLESS NOTED OTHERWISE
1. ALL SEWER MAINS ARE 10"
60" SD
EXIST
18"
8 .3
%
R/W
IE 617.2
RIM 636.0
IE 585.9
RIM 597.5
IE 563.7
RIM 574.7
FL 566.1
RIM 574.7
SCRIPPS HEALTH
NOT A PART
WATER MAIN
ONNECT TO EXISTINGC
563
PipePipe
Parking
AsphaltParking
Asphalt
Parking
Asphalt
L
L
54+00
54+00
54+00
55+00
55+00
55+00
56+00
56+00
56+00
57+00
57+00
57+00
58+00
58+00
58+00
59+00
59+00
59+00
60+00
60+00
60+00
61+00
61+00
61+00
62+00
62+00
62+00
63+00
63+00
63+00
64+00
64+00
64+00
1 0
+
0 0
1 0
+
0 0
1 0
+
0 0
1 1
+
0 0
1 1
+
0 0
1 1
+
0 0
IRR
IRR
IRR
BF
65+00
65+00
65+00
66+00
66+00
66+00
X
X
X
X
X
X
X
X
X
X
X
570
570
570
X
X
BWV
X
X
X
X
X
XX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
580
580
580
5 8
0 580
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
590
590
590
X
X
XX
X
MHMH
MHMH
X
X
X
X
610
X
X
X
c 2020 Rick Engineering Company
02-APR-2026 16:21
C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\SD CorpStds 2005.dscript C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\17932d_tm2_07_CirculationPlan.dgn SHEET OF 14
UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
++
56' 15'
71'
140'
R/W
40'
15'
69'
R/W
12'5'
BIKE
54'
12'
LANE
TRAVEL
12'
LANE
TRAVEL
10'
LANE
TURNING
10'
LANE
TURNING
12'
LANE
TRAVEL
12'
LANE
TRAVEL
5'
BIKE
3'
LANE
TRAVEL
9'
8'
AC/AB CITY REQ'S (TYP.)
NO SCALE
61'
2 (DESIGN SPEED 25 MPH)
STREET TYPE A-3a
MODIFIED 4-LANE MAJOR
NORTH CITY DRIVE
TYPICAL SECTION
CURB LINE
CURB LINE
PARKING
(TYP)
W/CLASS II BASE
PCC SIDEWALK
NO SCALE
(DESIGN SPEED 45 MPH)
STREET TYPE L
TWIN OAKS VALLEY ROAD
TYPICAL SECTION
1 OF FOUR FOOT MINIMUM MEDIAN NOSE.
WHILE ACHIEVING CITY OF SAN MARCOS REQUIREMENT
EXISTING TWIN OAKS VALLEY ROAD WEST SIDE CURB,
MEDIAN DIMENSIONAL OFFSET PER IP15-007; MAINTAINED
IMPROVEMENTS PER IP15-00007;
TYPICAL SECTION DEPICTS AND PROVIDES CONSISTENT
NOTES:
R/W
51.0'
11.0'12.0'
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
PAVEMENT
EX AC
LANE
TRAVEL
11.0'
LANE
TRAVEL
11.0'
LANE
TRAVEL
CURB LINE
5' 3' 8'
SIDEWALK LANE
BIKE
BUFFER
LANDSCAPE
R/W
W'LY
LANE
TRAVEL
& GUTTER
EX CURB
MEDIAN
LANDSCAPE
24'50.0'
11.0' 12.0'
16.0'62.0' 64.0'
80.0'
16.0'
14'
16'-19'
R/W
EXIST.
32'-35'
18'-25'
DEDICATION
PROPOSED
BIKE LANE ADDITION ADDED WIDTH TO SPECIFIC PLAN SECTION TO ACCOMMODATE BIKE LANE WITH BUFFER.· REMOVAL OF SHARROWS (DUE TO TERRAIN).·
NOTES:
ENHANCED LIGHTING WITH VERTICAL CURVE REDUCTION.·
11.0' 13.0'
93.0' - 96.0'
173.0' - 176.0'
6'10.0'
SIDEWALK
LANDSCAPE
CURB LINE
& GUTTER
EX CURB
11.0' 6'
LANE
BIKE
LOT NO.
NO SCALE
4 (DESIGN SPEED 25 MPH)
MODIFIED 2-LANE COLLECTOR STREET TYPE B-ALTERNATIVE
STREET "A" / NORTH CITY DRIVE
TYPICAL SECTION
SECTION TO ACCOMMODATE BIKE LANE WITH BUFFER.
BIKE LANE ADDITION ADDED WIDTH TO SPECIFIC PLAN·
REMOVAL OF SHARROWS (DUE TO TERRAIN).·
MEDIAN WIDTH REDUCTION TO 14'.·
NOTES:
TOTAL LOT AREA (LOTS 1, 2 & 3 GROSS)
TOTAL PUBLIC R.O.W. AREA
TENTATIVE MAP BOUNDARY (TOTAL LOT + PUBLIC R.O.W.) = 20.02 AC 35'35' 15'15'
50' 50'
100'
R/W R/W
7' 12'
LANE
TRAVEL
7' 8'12'
LANE
TRAVEL
5'
BIKE
8'
28'28' 14'
LANE
3' 5'3'
BIKE
LANE
AC/AB CITY REQ'S (TYP.)
CURB LINE
CURB LINE
PARKINGPARKING
CLASS II BASE (TYP)
PCC SIDEWALK W/
BIKE LANE ADDITION ADDED WIDTH TO SPECIFIC PLAN SECTION TO ACCOMMODATE BIKE LANE WITH BUFFER.· REMOVAL OF SHARROWS (DUE TO TERRAIN).·
MEDIAN WIDTH REDUCTION TO 14'.·
NOTES:
NO SCALE
3 (DESIGN SPEED 25 MPH)
MODIFIED 2-LANE COLLECTOR STREET TYPE B-ALTERNATIVE
NORTH CITY DRIVE
TYPICAL SECTION
(TYP)
W/CLASS II BASE
PCC SIDEWALK
35'15'
50'
112'
R/W
7'12'
LANE
TRAVEL
7'8'
28' 14'
5' 3'
BIKE
LANE
CURB LINE
PARKING
40'
15'
R/W
47'
12'
LANE
TRAVEL
12'
LANE
TRAVEL
5'
BIKE
3' 8'
CURB LINE
PARKING
62'
AC/AB CITY REQ'S (TYP.)
(BY OTHERS)
(EAST OF RUSH DR.)(DESIGN SPEED 45 MPH)
STREET TYPE K1
DISCOVERY STREET
TYPICAL SECTION
NO SCALE, BY OTHERS
10'
4.5'
2%
2:1
2:1
24'32'5'15'
TRAIL
URBAN
2% 2%
4'
LANE
BIKE
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
LANE
TRAVEL
8' 12' 12' 12' 12' 8'
64' 54'
32'
(EXIST AC PAVING)
CURB
MEDIAN
EXIST.
5.5'
PAVING
EXIST. AC
PCC SIDEWALK
EXIST. 4"
& GUTTER
8" CURB
EXIST.
PAVING
EXIST. AC
& GUTTER
8" CURB
EXIST.
PLANTER BMP
EXIST. CURB SIDE
CURB
MEDIAN
EXIST.
118' PUBLIC RIGHT-OF-WAY
2:1
2:1
FENCE
355' INT. SIGHT DISTANCE (L)
285' INT. SIGHT DISTANCE (R)
285' INT. SIGHT DISTANCE (R)
285' INT. SIGHT DISTANCE (R)
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
IRR
+
+
+
+
+
+
+
+
+
+
+
NO SCALE
C
100'
EX R/W
3 LEGEND
SYMBOLDESCRIPTION
PROPOSED RIGHT-OF-WAY
SUBDIVISION BOUNDARY
7 PROPOSED LOT LINE
CONCEPTUAL CIRCULATION PLAN PROPOSED PEDESTRIAN RAMP
TSM BOUNDARY
PROPOSED CURB / AC BERM
PROPOSED STRIPING
EXISTING RIGHT-OF-WAY
EXISTING LOT LINE
PROPOSED AC PAVEMENT
EXISTING CURB / AC BERM
EXISTING AC PVMT EDGE
PROPOSED BIKE LANE
PROPOSED TRAFFIC SIGNAL MODIFICATION
TS
100 50 0 100 200 300
GRAPHIC SCALE 1" = 100'
4 4
TS 12'
12'
12 '
10 '
12 '
2 3
4 5
6 7
8 9
10 11
56 55
57 58 59 60
12 13
S T A T E R O U T E 7 8
T
W
IN
O
A
K
S
1 2
TS
TS
16'
11'
11'
12'
10'
10'
11'
11'
11'
12'
(14')(12')12'(10')(10')
(12')(14')
(12')
(11')
(11')
(11')
10'
10'
(11')
(11')
(11')
(12')
(10')
(10')
24 27
39 (11')
(4')
(11')
EET
(11')
(16')
DRIVE
CAR
EX STRIPING
STR
MEL
(5')
(11')
BARHAM
61 62 63 64 65 66
23 25
26 28
29 30
31 32
33 34
35 36
37 38
40 41
3 2
4 6
5 7891011
D
R
IV
E
C
IT
Y
NORTH
'
'
'
35'
70'
35'
112
'
6 2
'
5 0
'
70'
35' 35'
50' 50'
100'
12 2
5 9
6 3
13 9
'
7 6
'
6 3
'
(108')(33')
(75')
(122')(61')
(61')
(150')
(75')
(75')
135'
111'
(125')
(61')
(64')
FOR SEGMENT 1 AND 3 PER IP19-00010.
DISCOVERY STREET IMPROVEMENT PLANS
STRIPING BY OTHERS; REFER TO
DISCOVERY STREET
R
U
S
H
D
R
IV
E
EX R
/
W
EX R
/
W
50' 50'
CL
CL
CL
CL
CL
CL
CL
CL
CL
EX R/W
EX R/W
CL
(96')
(63') (33')
140' 54'
56'
R
/
W
R
/
W
12'
12'
12'
PROJECT DEVELOPMENT
REQUIRED FOR
NOTE: OFFSITE STRIPING
PROJECT DEVELOPMENT
REQUIRED FOR
NOTE: OFFSITE STRIPING
S
T
R
E
E
T
'A
'
16'
R/W
42'
14 15
16 17
2 1
3 12'
12'
TYPICAL ROUNDABOUT LAYOUT
SCALE 1'= 50'
DRIVE
S
T
R
E
E
T
'A
'MEASURES
W/SAFETY
CROSSWALK
(TYP)
STREET LIGHT
CURB
3" ROLLED
MEASURES
W/SAFETY
CROSSWALK
MEASURES
W/SAFETY
CROSSWALK
80'
45'
R=27'62'
12'
12'
12 '
12 '
12 '
MEDIAN
LANDSCAPE
CONCRETE
H-20 VEHICULAR
TRUCK APRON
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
CITY
NORTH
18'
19.5'
25'
124' 21.6'
19'
14' MEDIAN
8' BIKE LANE
INCLUDES 3' BUFFER
DRIVEWAY
15' MAINTENANCE
8' PARKING LANE
8' PARKING LANE
INCLUDES 3' BUFFER
8' BIKE LANE
LANE
8' PARKING
R/W
14' MEDIAN
8' PARKING LANE
LENGTH = 265'
LANE TAPER
DRIVEWAY
12'
WITHIN THE CALTRANS RIGHT-OF-WAY
CONNECTION TO EXISTING SIDEWALK
PERMIT FOR PROPOSED SIDEWALK
REQUIRED CALTRANS ENCROACHMENT
MODIFICATION
TRAFFIC SIGNAL
MATCH EX MEDIAN
MATCH EX MEDIAN
FUTURE R/W
SUBDIVISION BOUNDARY
APN 221-100-33, 221-100-32
SAN MARCOS PARCELS
DEDICATION ON CTY OF
PROPOSED 26'` RIGHT-OF-WAY
REC'D 4/30/21
DOC #2021-0333936
STREET DEDICATION PER
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
REC'D 4/30/21
DOC #2021-0333935
STREET DEDICATION PER
MODIFICATION
TRAFFIC SIGNAL
R/W DEDICATION (BY OTHERS), SEE NOTE BELOW
DRIVEWAY
24'
NORTH CITY DRIVE
V
A
LLE
Y
R
O
A
D
8' BIKE LANE
INCLUDES 3' BUFFER
8' BIKE LANE
BUFFER
INCLUDES 3'
8' BIKE LANE
TRAFFIC SIGNAL
18' DEDICATION
12' DRIVEWAY
REC'D 12/6/22
DOC #2022-0459719
STREET DEDICATION PER
NOT A PART
SCRIPPS HEALTH
HAS BEEN APPROVED BY THE CITY ENGINEER.
REQUIRED ONCE FINAL ROUNDABOUT DESIGN
5. ADDITIONAL ROW DEDICATIONS MAY BE
FIRE TRUCK.
DESIGNED FOR THE CITY OF SAN MARCOS
4. ROUNDABOUT DESIGN HAS BEEN
(SEC 6.8.2.1)
BICYCLIST TO TRAVERSE LIKE VEHICLES
3. ROUNDABOUT TO BE DESIGNED FOR
APPROVAL BY THE CITY ENGINEER.
2. LIGHTING AT ROUNDABOUT SUBJECT TO
BY THE CITY ENGINEER.
REPORT 672 AND SUBJECT TO APPROVAL
1. ROUNDABOUT DESIGN PER NCHRP/FHA
NOTES:
(9' RAISEDMEDIAN)
6' B
IK
E LA
N
E
4' M
ED
IA
N
FIRE TRUCK.
DESIGNED FOR THE CITY OF SAN MARCOS
4. ROUNDABOUT DESIGN HAS BEEN
(SEC 6.8.2.1)
BICYCLIST TO TRAVERSE LIKE VEHICLES
3. ROUNDABOUT TO BE DESIGNED FOR
APPROVAL BY THE CITY ENGINEER.
2. LIGHTING AT ROUNDABOUT SUBJECT TO
BY THE CITY ENGINEER.
REPORT 672 AND SUBJECT TO APPROVAL
1. ROUNDABOUT DESIGN PER NCHRP/FHA
NOTES:
PLANTER
AT-GRADE
CONTAINERS
TRASH/RECYCLEBENCH
BIKE RACK
8 '
TYPICAL PARKWAY DETAIL
4.5'
RIGHT-OF-WAY
15 '
HYDRANT
FIRE
2'
WALL
RETAINING
LIGHT
STREET
CURB
FACE OF
GRATE
5'X5' TREE
C
(12')
(11')
(11')(10')
(10')
(11')
(11')
(11')16'
12'
12'
11'
12'
12'
12'
(15')
(5')
(6')
10'
EX STRIPING
564
PipePipe
Parking
Asphalt
Tee
Pipe
Parking
Asphalt
Pool
Asphalt Rd
Parking
Asphalt
Asphalt Rd
Parking
Asphalt
B
ridge
L
L
E 6,280,200
E 6,280,400
E 6,280,600
E 6,280,800
E 6,281,000
E 6,281,200
E 6,281,400
E 6,281,600
E 6,281,800
E 6,282,000
N
1 ,
9 9
3 ,
0 0
0 N
1 ,
9 9
3 ,
2 0
0 N
1 ,
9 9
3 ,
4 0
0 N
1 ,
9 9
3 ,
6 0
0 N
1 ,
9 9
3 ,
8 0
0 N
1 ,
9 9
4 ,
0 0
0 N
1 ,
9 9
4 ,
2 0
0 N
1 ,
9 9
4 ,
4 0
0 N
1 ,
9 9
4 ,
6 0
0 X
X
X
X
SDD-116~5' B INLET
2 4
"
M
O
D
F=
4 .5
',
L=
4 .8
'
0 CW
D
9 -A
4 D
9 -A
4 C
W
2 :1
CW
D
9 -A
4 D9-A4
SDD-116~10' B-1 INLET
SDD-116~10' B-1 INLET
DC
DC
D9-A4
IRR
BF
IRR
BF
D9-A4
S
W
MB
F
W
MB
F
54+00
54+00
54+00
55+00
55+00
55+00
56+00
56+00
56+00
57+00
57+00
57+00
58+00
58+00
58+00
59+00
59+00
59+00
60+00
60+00
60+00
61+00
61+00
61+00
62+00
62+00
62+00
63+00
63+00
63+00
64+00
64+00
64+00
1 0
+
0 0
1 0
+
0 0
1 0+
00 1
1 +
0 0
1 1
+
0 0
1 1
+
0 0
IRR
IRR
IRR
BF
65+00
65+00
65+00
66+00
66+00
66+00
X
N
T
W
IN
OAKS
VALLE
Y R
OAD
N
T
W
IN
OAKS
VALLE
Y R
OAD
RONALD PACKARD PKWY
DENSETREES
ASPH
ASPH
ASPH
DENSETREES
DENSETREES
DISCOVERY ST
DISCOVERY ST
X556.5
X556.9
X559.1560
X560.1
X561.2
X561.5
X561.6
X561.8
X562.0
X562.3
X562.3
X562.5
P
BX
ASPH
6 562.76
X X562.9
X563.0
X563.1
X563.4
X563.7
X
X564.2
X564.2
X564.6
X564.6
X564.8
X565.0
X565.1
PB
X
PB
X
X565.4
X565.6
X565.6
X565.7
X565.7
X565.8
X
X565.9
X
565.9
X566.0
X566.1
X566.1
P
BX
X566.3
P
BX
X
X566.4
X566.4
P
BX
X
P
BX
X566.6
X
X
X566.8
X566.9
X
567.0
X567.0
X567.3
X
X567.4
X
X
X
X
PB
X
X568.1
X568.2
X
MH
X
X569.0
X
X569.4
P
BX
PB
X
P
BX
X
570
570
570
570
570
X
572.4
X
X572.5
MH
X
X572.8
X572.8
MH
X
572.9
X572.9
X572.9
X572.9
X572.9
X
P
BX
X573.1
MH
X
X573.1
X
MH
X
X
X
X
MH
X
MH
X
X
X573.5
X573.5
X573.5
MH
X
X573.7
X573.8
574
P
BX
MH
X
X574.3
X
MH
X
X
MH
X
X574.4
X
X
X574.5
P
BX
P
BX
X
X
X
P
BX
P
BX
X574.7
X574.8
X574.8
X
MH
X
X
P
BX
P
BX
P
BX
PB
X
X575.2
PB
X
X575.5
X575.5
X
P
BX
P
BX
MH
X
X
9 575.75
X
576
X
X576.1
X
X
X576.3
P
BX
X576.5
P
BX
P
BX
X
X
X577.0
X
X
X
X577.2
X577.3
X577.3
PB
X
X
X
X
580
590
PB
X
PB
X
X578.5
MH
X
X
X578.7
X
X
X578.9
X
579.4
X579.5
X579.6
X
X
580
580
580
5 8
0 580
580
580
580
580
X
X
X
P
BX
X580.5
X580.6
X
X
X580.7
X580.8
MH
X
MH
X
X581.0
X
MH
X
X581.3
X581.4
P
BX
X581.5
X581.7
MH
X
P
BX
X582.3
X582.4
X
X
X
X582.6
X582.7
X
X582.9
X
MH
X
P
BX
P
BX
P
BX
X
X
X583.2
X583.2
PB
X
X
PB
X
X
PB
X
PB
X
X583.4
X
X
X
X
X583.6
X
P
BX
PB
X
X
X
X
X583.9
584
X
X
584.2
X
X
X584.6
X
X584.7
X
X
X584.8
X584.9
X
X
X585.0
X585.0
X
X PB
X
X585.1
X
X
PB
X
PB
X
X
X
X585.3
X
X585.5
PB
X
X585.5
X
MH
X
X585.6
X
X
PB
X
X
X
MH
X
X
X
MH
X
MH
X
X
X
X585.8
X
X
MH
X
MH
X
X
X
ASPH
DENSETREES
586
P
BX
X
X586.1
X
X
X
X
X
X
X
PB
X
P
BX
P
BX
X586.7
X586.7
PB
X
P
BX
X
PB
X
X
X587.2X587.2
X
PB
X
PB
X
PB
X
X
P
BX
X
X
P
BX
PBX
X
588
X
P
BX
X
X
X
X
PB
X
X
PB
X
PB
X
X589.3
X589.4
X
X
P
B
X
PB
X
PB
X
X
X
P
BX
MH
X
X
P
BX
590
590
590
590
590
590
590
590
590
590
5 9
0 590590
X
PB
X
X
P
BX
X
PB
X
X
2 4
"
S
TD
F=
2 .6
',
L=
3 .2
'
X
X591.1
X
X591.5
PB
X
P
B
X
X
X592.4
PB
X
MH
X
X
X593.5
X
X
P
B
X
P
B
X
P
B
X
7 594.83
X594.9
X
X595.8
X
X
596
X
X
X596.8
X
X
X
X
P
B
X
P
B
X
P
B
XX
598
P
B
X
X
X
X
X
X
X
600
600
600
600
6 0
0 6
0 0
600
6 0
0 600600
600
600
610
MH
X
MHMH
X
X
X
MHMH
3:1
PB
X
X
X
X
X
X
X604.9
X
X
X
X
606
X606.8
2 :1
X
MH
X
X609.3
P
B
X
P
B
X
X
610
610
620
610
610
610
610
6 10
610
610
6 10
610610
610
X610.7
X610.8
MH
X
MH
X
612
X612.8
X613.2
614
PB
X
PB
X
X614.5
X615.0
P
B
X
P
B
X
PB
X
PB
X
PB
X
PB
X
X
P
B
X
X
X
X617.0
620
620
620
6 2
0 620
620
6 2
0 620620
X629.4
630
6 3
0 630
630 630
6 3
0 6
3 0
630
632
634
634
636
6 36
638
2:1
2 :1
2:1
2:1 MAX
640
640
6 40
2:1
6 40
640
2:1
646
644
642
648
2 :1
650
650
6 50
650
650
650
2:1
650
650
2 :1
660
660
660
660
660
660
2:1
2:1
660650
2:1
670
670
670
680
680
690
690
690
690
620
630
STYLE TRASH RACK
FL 568.8 W/ATRIUM
ORIFICES (N,S)
2-9" LOWER MID-FLOW
RIM 570.8
36"X36" CATCH BASIN
RECOMMENDATION (TYP)
GEOTECHNICAL ENGINEER
IMPERMEABLE LINER PER
FL (6" IN) 565.0
LOW FLOW ORIFICE
6" PERF. SUBDRAIN
FL (36" OUT) 561.0
28,140 SF
BF-2
PER GP23-00001
BF-1~3,083 SF
c 2020 Rick Engineering Company
02-APR-2026 16:23
C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\SD CorpStds 2005.dscript C:\RICK\Projects\C_SD_H\17932D_North_City_CDs\Civil\TM2\Sheets\17932d_tm2_08_StormWater_BMP_Plan.dgn SHEET OF 14
UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
STOP
57+00
58+00
59+00
60+00
++
+
+
+
D
9 -A
4 D
9 -
A
4 D
9 -
A
4 D
9 -A
4 D
9 -
A
4 D
9 -A
4 D
9-A
4 D9-A4
D9-A4
D
9 -
A
4 D
9 -
A
4 D9-A4
D9-A4
D9-A4
D9-A4
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
D
D
-
116
~
5 ' B
IN
L
E
T
S
DD
-
116
~5
' B
INL
ET
D9-A7
D9-A4
D9-A4
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~20' B-1 INLET
S
D
D
-
116
~
10 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
9 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
S
D
D
-
116
~
16 ' B
-
1 IN
L
E
T
SDD-116~13' B-1 INLET
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
S
D
D
-116
~
13 ' B
-1 IN
L
E
T
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~20' B-1 INLET
SDD-116~15' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
S
D
D
-116
~
13 ' B
-1 IN
LE
T
S
D
D
-116
~
14 ' B
-2
IN
L
E
T
D9-A7
SDD-116~13' B-1 INLET
SDD-116~7' B-1 INLET
SDD-116~7' B-1 INLET
D9-A4
D9-A4
D9-A4
D9-A4
SDD-116~5' B INLET
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
2 1' B
-
2 IN
L
E
T
S
D
D
-
116
~
14 ' B
-
2 IN
L
E
T
D
9 -A
4 D
9 -A
4 T
T
T
580
582
582
568
584
586
582
586
570
580
2 :1
584
590
6 0
0 6
10 610
6 2
0 620
6 2
0 2:1
620
6 2
8 5
7 0
6 3
0 6
3 0
630
630
6 3
0 6
3 2
6 3
4 6
3 6
6 38
640
6 4
0 6
40 6
42 644
650
+
X
681.96
X
X
683.30
X
FENCE
SAFETY RAILING/
FABRIC
GEOGRID
FENCE
RAILING
SAFETY
NOT TO SCALE
3" ASTM 33 SAND (CHOKER COARSE)
6" WATER QUALITY PONDING
18"
3:1 MAX
3" ASTM 8
9" CLASS 2 PERMEABLE AGG. PER CT SPEC
66"
NOTE: BIOFILTRATION BASIN TO BE CONSTRUCTED PER CITY OF SAN MARCOS BMP DESIGN MANUAL, 2023 EDITION
HMP WSEL
Q100 DET WSEL
24"
3" DEAD STORAGE
3" NON-FLOATING MULCH
2 18" BIOFILTRATION SOIL MEDIA
TYPE B-2 INLET
FL 570.4
20' OPENING
CONVEYANCE
18"
10" 24"
6"
1' MIN. 6"
KEY-IN
12"
2:1 MAX
"BF-2" BIOFILTRATION BASIN
FG 575.0
BASIN
TOP OF
BERM
FG 568.0 AT LOWEST PT.
FG 568.8 AT HIGHEST PT.
36"
ID
DMA
(AC)
AREA TYPE
DMA-2 21.5
FOOTPRINT (SF)
BOTTOM
PROVIDED BMP
28,140
(AC)
IMPERVIOUS
%
84 (18.1)
DMA-1 2.3 3,08390 (2.1) DRAINS TO BMP BF1
LINED BIOFILTRATION
DRAINS TO BMP BF2
LINED BIOFILTRATION
AND 100-YEAR PEAK FLOW DETENTION.
NOTE: THE BMPs ARE SIZED TO PROVIDE APPROPRIATE POLLUTANT CONTROL, FLOW CONTROL (HMP), (AC-FT)
OVERFLOW
STORAGE AT
0.6 5.4
8 STORM WATER BMP PLAN
100 50 0 100 200 300
GRAPHIC SCALE 1" = 100'
COLLECTION
BASIN
COLLECTION
BASIN ONLY
410
EXISTING GROUND CONTOURS
LEGEND
PROPOSED GROUND CONTOURS
410
DMA BOUNDARY
DMA DESIGNATION
AREA (ACRES)
AND 100 YR DETENTION)
(WATER QUALITY, HMP
WATER QUALITY BASIN
TREATMENT BMPS
PROPOSED IMPERVIOUS
PROJECT BOUNDARY
RUNOFF FLOW DIRECTION
SELF MITIGATING AREA
BF7
EXISTING IMPERVIOUS
HYDROLOGIC SOIL BOUNDARY
(FOR COLLECTION/CONVEYANCE ONLY)
COLLECTION BASIN
WQ
BY BIOFILTRATION BASINS
SD CONVEYING WATER TO BE TREATED
CW BY BIOFILTRATION BASINS
SD CONVEYING WATER TREATED
TREATMENT CONTROL BMPS
SELF-MITIGATING DMAS
AMENDMENTS MIXED IN PRIOR TO PLANTING.
IMPERVIOUS AREAS. PER THE PROJECT LANDSCAPE PLAN, THESE AREAS WILL BE TILLED TO 6" DEPTH AND SOIL PLANT SPECIES THAT REQUIRE LOW WATER USAGE ONCE ESTABLISHED, AND CONTAIN LESS THAN 5% INCIDENTAL BIOFILTRATION PLANTER; MOST ARE ON THE PROJECT PERIMETER. THESE AREAS ARE PLANTED WITH NON-INVASIVE
THE PROPOSED SELF-MITIGATING DMAS ARE LANDSCAPED AREAS THAT ARE UNABLE TO BE COLLECTED IN A
COLLECTION
BASIN
(P
R
IV
A
TE/
P
U
B
LIC
W
Q
B
A
S
IN
)
T
W
IN
V
A
LLE
Y
O
A
K
S
STATE ROUTE 78
R
O
A
D
STREETDISCOVERY
2 1
S
T
R
E
E
T
"A
"
BARHAM
DRIVE
DRIVE
CITY
NORTH
STREET
CARMEL
DRIVE
NORTH CITY
"B" TYPE SOIL
"D" TYPE SOIL
1.4 AC
2.3 AC
DMA 1
DMA 2A
DMA 2C
DMA 2B
7.7 AC
5.0 AC
8.6 AC
PA 1
DMA OFFSITE-3
15.0 AC
PROJECT
NORTH CITY WEST
NOT A PART OF
PA 4E
PA 3E
PA 4W
ENGINEERING.
100 YEAR PEAK MITIGATION CALCULATIONS. HYDROMODIFICATION CALCULATIONS WILL BE PROVIDED AT FINAL
WATER QUALITY MANAGEMENT PLAN FOR DCV AND WATER QUALITY SIZING CALCULATIONS, AND THE DRAINAGE STUDY THE BMPs ARE ALSO SIZED TO PROVIDE HYDROMODIFICATION AND 100 YEAR PEAK FLOW MITIGATION. SEE THE STORM R9-2013-0001 BMPs ARE SIZED TO TREAT ALL TRIBUTARY RUNOFF, INCLUDING RUNOFF FROM EXISTING SURFACES.
A TREATMENT AREA THAT SATISFIES APPROPRIATE POLLUTANT CONTROL CRITERIA. IN ACCORDANCE WITH BIOFILTRATION BMPs. THE BMPs WILL BE SIZED UTILIZING THE BMP DESIGN MANUAL SIZING CRITERIA AND WILL HAVE
STORM WATER RUNOFF GENERATED BY THE PROPOSED PUBLIC ROADS AND PROPOSED PADS WILL BE TREATED BY SOILS/GROUNDWATER NOTES:
FOR NORTH CITY 1 - TM1"
ACCOUNTED FOR IN BF-3 SIZING ASSUMING ULTIMATE CONDITION IN PDP SWQMP TITLED "PDP SWQMP PROJECT PROPOSES TO ROUTE THE REMAINING 1.4 ACRES OF PA4 EAST TO BF-3. THIS WAS ALREADY
5. PORTION (0.8 ACRES) OF PA 4 EAST SHOWN IN BLUE DRAINS TO BF-3 THAT WAS PART OF TM1. THE
4. APPROXIMATE DEPTH TO GROUND WATER TABLE VARIES FROM 5 FT TO 14 FT.
3. THE PROJECT SITE IS NOT LOCATED WITHIN A CRITICAL COARSE SEDIMENT YIELD AREAS (ATTACHMENT 2B)
2. THERE ARE NO EXISTING NATURAL HYDROLOGIC FEATURES LOCATED WITHIN THE PROJECT SITE
1. UNDERLYING HYDROLOGIC SOIL GROUP = NRCS TYPE B, C AND D
2.3 AC
DMA 1
NO. 16617
FINAL MAP
LOT 3 OF
PA-3
NO. 16617
FINAL MAP
LOT 4 OF
PA-4W
NO. 16617
FINAL MAP
LOT 5 OF
PUBLIC PARK
NOT A PART
0.8 AC
SCRIPPS HEALTH
2:1
3 :1
565
566
567
568
569
570
571
572
PLAN
SECTION
SQUARE TREEGRATE FRAME M6000F
FRAME JIG WELDED FROM 1-3/4" x 1-3/4" x 1/4" STEEL ANGLE PER ASTM A36
FRAMES CAN BE HOT DIPPED GALVANIZED AND/OR PAINTED TO MATCH GRATESOTHER INSTALLATION CONFIGURATIONS AVAILABLE INSTALLATION DETAIL
FOR USE IN NEW CONCRETE
12" x2" nelsonanchors shopwelded to frame
GRATE1-3/4" X 1-3/4" x 1/4"STEEL ANGLE
1/2" NELSON STUD WELDED TO FRAME
2"112"
8"
60 3/4"
573
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.
574
Regular Planning Commission
Monday, May 18, 2026 | Page 2 of 5
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 575
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 Commission er 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
576
Regular Planning Commission
Monday, May 18, 2026 | Page 4 of 5
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 ha d regarding this project. Their concerns were regarding the symmetry of the roundabout, Torrey Pine tree usage, resident pending lawsuit and the Summary Vacation.
Applicant Representa tive Response: The applicant representative acknowledge d 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: Kyrenne 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 speci fic 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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Regular Planning Commission
Monday, May 18, 2026 | Page 5 of 5
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
578
City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2906
MEETING DATE:
June 2026
SUBJECT:
SAN DIEGO ASSOCIATION OF GOVERNMENTS REPORT (MAYOR JONES) Recommendation
Note and File
Attachment(s)
City of San Marcos Printed on 6/18/2026Page 1 of 1
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City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2907
MEETING DATE:
June 2026
SUBJECT:
LEAGUE OF CALIFORNIA CITIES REPORT (COUNCILMEMBER MUSGROVE) Recommendation
Note and File
Attachment(s)
City of San Marcos Printed on 6/18/2026Page 1 of 1
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City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2908
MEETING DATE:
June 2026
SUBJECT:
NORTH COUNTY TRANSIT DISTRICT REPORT (DEPUTY MAYOR SANNELLA) Recommendation
Note and File.
Attachment(s)
City of San Marcos Printed on 6/18/2026Page 1 of 1
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City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2909
MEETING DATE:
June 2026
SUBJECT:
NORTH COUNTY DISPATCH JOINT POWERS AUTHORITY REPORT (COUNCILMEMBER LEBLANG) Recommendation
Note and File
Attachment
City of San Marcos Printed on 6/18/2026Page 1 of 1
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City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2910
MEETING DATE:
June 2026
SUBJECT:
CLEAN ENERGY ALLIANCE REPORT (COUNCILMEMBER NUÑEZ)
Recommendation
Note and File
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583
Celebrating Five Years of
Clean Energy Alliance
Impact
Report
2026
584
CEA Impact Report 2026
2 Contents
Letter from the CEO ...........................................................................................................................................3 Who We Are ...........................................................................................................................................................4 Securing a Clean Energy Future for All .................................................................................................... 6 Advocating for Our Customers Since Day One .....................................................................................8 Bridging the Gap to an Affordable Clean Energy Future ..............................................................10 Planning for a Future of Community Reinvestment ........................................................................12 Connecting with Our Communities ........................................................................................................ 14 Our Path Ahead ................................................................................................................................................. 15 Contact Us ...........................................................................................................................................................16 585
CEA Impact Report 2026
3 Letter from the CEO
Five years ago, the cities of Carlsbad, Del Mar and Solana Beach came together to offer their communities a new choice for electricity: Clean Energy Alliance (CEA). While service to our customers began overnight on May 1, 2021, the path to that switch was not simple. CEA’s formation was the result of our member cities’ multi-year preparation and decades of statewide persistence from people who believe our communities deserve cleaner energy and a more sustainable future.
CEA builds on the work of those who came before us. In 2018, Solana Energy Alliance became San Diego County’s first Community Choice Aggregation (CCA), following years of local advocacy. As the city manager of Solana Beach at the time, I saw firsthand the hard work and dedication of city staff, elected officials and residents. Progress began even earlier at the state level, with statewide advocacy that led to legislation enabling CCAs in 2002, the launch of California’s first CCA, Marin Clean Energy, in 2010 and the formation of the California Community Choice Association (CalCCA) in 2016.
We extend our gratitude to the many advocates who worked to make CCAs possible, to those who laid the foundation by launching the first CCA in California and to local leaders and residents who brought this model to San Diego County. Their commitment paved the way for CEA’s formation and our ability to serve clean energy to the communities of Carlsbad, Del Mar, Solana Beach, San Marcos, Escondido, Oceanside and Vista.
In our first five years, CEA has delivered meaningful local impact, advancing cleaner power and supporting our member agencies’ climate action plan goals. Approximately 256,000 residents and businesses are powered by electricity that is 50% to 100% renewable and/or carbon-free through CEA. With a strong foundation and continued collaboration, the next five years will continue setting the stage for a sustainable future in our region and beyond.
I am proud of what we have achieved together and optimistic about our path ahead.
Sincerely,
Greg Wade
586
CEA Impact Report 2026
4 Who We Are
Clean Energy Alliance (CEA) powers
approximately 256,000 customers across
the cities of Carlsbad, Del Mar, Solana Beach,
San Marcos, Escondido, Oceanside and Vista.
As a locally governed community choice
aggregator (CCA), CEA offers clean electricity,
competitive rates and local benefits to the
communities we serve. CEA has proudly
served customers since May 2021.
Mission
T o empower local communities
with the choice of sustainable and
affordable energy for all customers,
accelerating the transition to clean
energy and fostering local economic
growth, environmental responsibility,
inclusivity and community well-being.
CEA offers customers three energy choices, all
of which offer more renewable and carbon-free
energy than required by California’s standards.
587
CEA Impact Report 2026
5 By the Numbers
“Celebrating CEA’s fifth anniversary is a powerful
reminder of the impact local advocacy and
leadership can have. As the founding Board Chair,
I had the privilege of seeing CEA take shape from
the very beginning—defining a vision to serve our
communities with clean, renewable energy. Today,
I’m proud to see that vision realized through
meaningful greenhouse gas reductions and
energy choices that go beyond state standards.
I’m excited for the progress still ahead.”
Kristi Becker
Founding Board Chair and
current Board Member
Our customers are helping build a clean
energy future through their adoption of
solar and battery storage.
505MW
Behind-the-meter solar in CEA’s service area
38MW
Behind-the-meter battery storage in CEA’s
service area
CEA’s GHG reductions are equivalent to
emissions from driving roundtrip from
San Diego to New York 363,000 times
with a gas-powered car.
7 Member Cities
256,877
T otal Customers
93%
Participation Rate
225,724
Residential Customers
31,153
Commercial Customers
845
Customers Enrolled in Clean Impact
254,571
Customers Enrolled in Clean Impact Plus
1,461
Customers Enrolled in Green Impact
56,724
Customers Enrolled in CARE, FERA
or Medical Baseline
746,092
Metric T ons of CO2-equivalent GHG1
Reductions from Launch to 2024
1 Based on data from 2021-2024. Emission reductions are based on what the emissions would’ve been if customer(s) had purchased electricity from SDG&E.
588
CEA Impact Report 2026
6 Securing a Clean Energy Future for All
CEA proudly secures energy for more than 256,000 customers, reliably powering homes and businesses while leading the transition to a cleaner, more sustainable future. We are committed to expanding renewable energy for the communities we serve in a way that is fiscally sound.
Our goal is to achieve 100% renewable energy by 2035, a decade earlier than California’s statewide target of reaching this milestone by 2045.
Building the Foundation for 100% Renewable Energy
Reaching a clean energy future requires
planning today. That’s why CEA is prioritizing new
renewable energy projects that add clean power
to the grid, like solar, wind and geothermal. CEA
helps make these projects possible by committing
to buying their electricity as they are built and
begin operating.
CEA is also preparing for a future of 100%
renewable energy by investing in battery storage
projects. These batteries store excess energy when
renewable energy generation is high and release it
when it’s needed most, such as using daytime solar
power at night.
“Why renewable energy? An important
goal shared by all of CEA’s member cities
is to reduce greenhouse gas emissions.
Transitioning to renewable energy is a
key to achieving that goal. Investing
in clean, renewable energy means
investing in public health, protecting
natural resources and building a more
resilient future for generations to come.
I’m proud to have served on our Board
since the beginning, helping make these
investments possible for our community.”
Priya Bhat-Patel
Founding and current
Board Member
Clean Energy Investments at a Glance
190MW
New renewable energy projects
or under development
$750+MILLION
Committed to new build renewable
energy projects
197MW
New build battery storage projects
Image courtesy of Vistra Corp
589
CEA Impact Report 2026
7 T ogether, CEA’s clean energy investments will produce enough energy to power approximately 122,000 homes in
CEA’s territory and supply clean, non-fossil fuels equaling about 33% of CEA’s annual peak electricity needs.
Our Power Sources
Clean Impact
Plus2
Eligible
Renewable
55%
Unspecified
Power
22%
Nuclear
12%
Large
Hydroelectric
11%
CA Utility
Average3
Coal &
Petroleum
2%
Eligible
Renewable
45%
Natural Gas
10%
Unspecified
Power
22%
Large
Hydroelectric
10%
Nuclear
11%
2 Based on the 2025 Power Content Label. The average CEA customer is enrolled in Clean Impact Plus. 3 Per the 2024 Power Content Label.
Greenhouse Gas Emissions Intensity (lb CO2e/MWh)
590
Advocating for Our Customers Since Day One
CEA offers our communities a choice in who they buy their electricity from and the choice to purchase cleaner energy. For decades, customers in San Diego County could only buy power from San Diego Gas & Electric. In North County San Diego, CEA changed that for our customers in our member cities, and today we continue to work every day to protect that choice. 2024 - SDG&E General Rate Case (Phase 1)
CEA successfully urged the CPUC to require SDG&E
to justify how it split costs between customers,
stopping a costly infrastructure project that wouldn’t
benefit unbundled customers, like CEA’s customers,
and set a rule for future projects.
2023 - Integrated Resource Plan (IRP)
Through the IRP process, CEA and San Diego
Community Power prevented customers from paying
twice for electricity resources that offered them no
benefit, saving customers an estimated $54 million
over 12 years.
2024 - SDG&E General Rate Case (Phase 2)
CEA improved bill transparency by securing a CPUC
requirement for SDG&E to clearly show the Power
Charge Indifference Adjustment on customer bills
and tariffs, helping customers understand and track
these costs.
2024 – SDG&E ERRA Compliance
CEA strengthened oversight and accountability by
obtaining detailed disclosures from SDG&E on its
sales of excess Resource Adequacy, which prompted
the CPUC to formally review these practices in
current and future proceedings.
Advocacy at a Glance
130+
Filings with the CPUC advocating
for CEA customers
$165.4MILLION
Positive customer cost impacts
associated with Energy Resource
Recovery Account (ERRA)
proceedings since 2020
“Since the beginning, CEA has worked
with local governments, businesses
and community advisors to provide
renewable energy to our region.
Together, we are moving forward
with solutions to climate change and
cost concerns, including expanding
access to community solar and
battery storage, offering rate relief
options to address affordability and
making strategic power-purchasing
decisions that grow clean energy
in our region while keeping rates
competitive for our customers.
Now, with the development of a
Strategic Plan, we will continue
to invest in community programs,
govern with transparency and
build a sustainable future for North
County San Diego.”
Katie Melendez
Current Board Chair
CEA Impact Report 2026 8591
CEA legislative staff
joined the Community
Choice Energy Alliance
(CCEA) and CCA partners
from across the country
at the 2026 National
CCA Advocacy Days in
Washington, D.C., focusing
on federal engagement
around policies shaping
the future of community
choice energy.
CEA staff joined CalCCA
and CCA colleagues
from across the state in
Sacramento for CalCCA’s
Annual Lobby Day.
Through this annual effort,
CEA works alongside
CalCCA and other CCAs
to advocate at the state
Capitol for policies that
advance affordability,
reliability and clean
energy for our customers.
CEA Impact Report 2026 9592
CEA Impact Report 2026
10 Bridging the Gap to an Affordable Clean Energy Future CCAs offer a unique benefit as revenues can be reinvested in local communities instead of paid to shareholders. CEA leverages this model to deliver programs that help address unmet needs, reduce barriers to participation and advance community priorities.
In its first five years, CEA has focused on paying down startup debt, building financial reserves and launching programs with minimal investment needed. As CEA strengthens its financial position, we are stepping into a position of being able to expand customer-facing programs, which will be guided by the FY 2025/26-2030/31 Energy Programs Plan.
Programs Pillars
1. Clean Energy Supply and Grid Resilience
2. Building Electrification and Energy Efficiency
3. Transportation Electrification
4. Local Workforce and Community Education
Programs at a Glance
8 CEA-led programs available to customers
19 Program initiatives identified in CEA’s
2025/26 – 2030/31 Energy Programs Plan
398kW
T otal solar installed or pending installation
through suite of Solar Plus programs
1,339kWh
T otal battery storage installed or
pending installation through suite
of Solar Plus programs
188
T otal program participants across
all CEA existing programs
$2,102,485
Self-Generation Incentive Program
funds secured for customers to install
solar and battery systems
1,461
T otal Green Impact customers
593
CEA Impact Report 2026 11594
CEA Impact Report 2026
12 “Serving on the CAC from the beginning
has been a meaningful experience. It’s
been especially rewarding to support
efforts around programs like solar and
battery storage, which not only move us
toward sustainability but also strengthen
reliability and long-term resilience for our
community. For me, this service is about
more than energy, it’s about making sure
our community is informed, included
and able to benefit from a cleaner, more
resilient future.”
Debra Schade, PhD
Founding CAC Member
and current CAC Chair
Planning for a Future of Community Reinvestment
Building and maintaining financial stability is
at the core of CEA’s mission. Our strategic plan
calls for long-term financial sustainability and
building reserves: a key component of offering
stable, competitive rates and reinvesting in the
communities we serve.
Like many CCAs, CEA spent its early years paying
down startup debt. We are proud to share that in
fiscal year 2024/2025, CEA reached a net positive
position, a significant milestone that reflects strong
fiscal management. This progress has enabled
growth in our Days Liquidity on Hand (DCOH), which
supports our pursuit of an investment-grade credit
rating and strengthens our ability to secure better
energy contracts for our customers. CEA conducts
annual independent audits and publishes quarterly
financial statements, ensuring transparency remains
central to our operations.
In early 2026, CEA’s financial strength allowed us to provide a rate relief credit to customers to help offset rising Power Charge Indifference Adjustment fees.
Between February and December 2026, $10.6 million in rate relief was available to residential and commercial customers.
595
CEA Impact Report 2026
13 “I am proud to see CEA celebrate
this major milestone and its
accomplishments. In bringing
cleaner energy at a competitive
price to north county San Diego,
CEA helped grow the number of
CCAs statewide. The organization’s
success in meeting climate action
plans of its members is another
powerful example of the meaningful
impact CCAs are delivering for
communities across our state.”
Barbara Boswell
Founding CEO
596
CEA Impact Report 2026
14 Connecting with Our Communities
CEA was created to offer the communities we
serve more choice, and connecting with those
communities is at the heart of our mission. Our
strong presence at local events and consistent
engagement online helps us raise awareness about
CEA and how we can help customers participate in
and benefit from a clean energy future.
We’re dedicated to reaching customers in ways
that meet their needs. Whether someone prefers
to engage through social media or receive
information in person, CEA makes multiple
options available. For customers who do not
speak English, CEA provides translated materials,
a call center with agents who speak English and
Spanish and access to a language service line
that supports other languages.
“I’m proud to have played a role in CEA’s
formation. I joined the CAC early on and
saw the agency grow from its initial
three city members to the organization
it is today. It was the dream of the early
founders for the public to have a greener,
more cost effective and more responsive
public entity to manage power in the
north county. CEA has fulfilled that
dream well beyond my expectations.”
Dwight Worden
Founding CAC Chair
Outreach at a Glance
7,280
Estimated number of people engaged
at community events since 2024
151
Community engagements, including
presentations, booths, sponsorships and
event attendance since 2024
$125,865
Investment in community participation
since 2024
$77,640
Investment in sponsorships to expand
awareness of CEA since 2024
2,216
Social media followers across all
platforms
3,479
Social media posts across all platforms
since CEA’s launch
23,485
Social media engagement across all
platforms since CEA’s launch
3 Full-time Spanish-speaking employees
35,792
Customer support calls since launch
250+
Language support available with CEA’s call
center language access line
597
CEA Impact Report 2026
15 Our Path Ahead
Strategic Plan Core Guiding Principles and Goals
1. PROMOTE USE & DEVELOPMENT OF CLEAN ENERGY
Reduce GHG emissions by providing 100% renewable energy as the default product for all CEA customers by 2035.
2. BUILD & MAINTAIN FINANCIAL STABILITY
Achieve financial sustainability and build reserves.
3. PROVIDE BENEFICIAL CUSTOMER PROGRAMS
Offer a variety of programs that serve the needs of our customers, promote affordability, and further reduce GHG emissions.
4. ACTIVEL Y ENGAGE IN CUSTOMER ADVOCACY
Engage and advocate for CEA and its customers in regulatory and legislative matters.
5. PROVIDE EXCEPTIONAL CUSTOMER SERVICE & ENGAGEMENT
Provide highly responsive and helpful customer service and opportunities for our staff to engage with our customers.
6. PROMOTE ORGANIZATIONAL DEVELOPMENT
Continue to create and cultivate an organization that fosters employee creativity and engagement in meeting CEA’s goals, recognizes employee achievements and supports employee
development and growth.
“After working many years advocating for community choice energy as a viable means of addressing climate change at the local level, I was pleased to be nominated to serve on the CAC and continue advocating along others to bring renewable energy to our communities. It is my hope that our efforts and guidance to the CEA Board results in equitable and sustainable programs that make a meaningful impact in reducing greenhouse gas emissions in our region and beyond.”
Paige DeCino
Founding and current CAC Member
598
Contact Us!
TheCleanEnergyAlliance.org
(833) 232-3110
[email protected]
5857 Owens Ave., Suite 300
Carlsbad, CA 92008
Connect With Us!
Facebook.com/TheCleanEnergyAlliance
Instagram.com/TheCleanEnergyAlliance
X.com/TheCleanEnergyA
YouTube.com/@CleanEnergyAlliance
LinkedIn.com/Company/The-Clean-Energy-Alliance
599
City of San Marcos
Staff Report
1 Civic Center Drive
San Marcos, CA 92069
File #:26-2911
MEETING DATE:
June 2026
SUBJECT:
CITY COUNCIL BUSINESS VISITS
Recommendation
Note and File
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