San Marcos City Council
June 23, 2026

ATTACHMENT D

TENTATIVE SUBDIVISION MAP & LANDSCAPE PLANS

c 2020 Rick Engineering Company
02-APR-2026 16:04
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_01_TITLE.dgn SHEET OF 14

UNIVERSITY DISTRICT SAN MARCOS
J-17932D
TENTATIVE SUBDIVISION MAP TSM 24-0004
2317
2318
2318
2311
2311
O
A
K
S
R
O
A
D
TW
IN
VA
LLEY

BARHAM DRIVEDISCOVERY
RU
SH
DR

DISCOVERY STREET
C
R
A
V
EN
ROAD

BENT AVE

CARMEL ST
STREET

DISCOVERYMEADOWSDISCOVERYHILLS

VICINITY MAP

NO SCALE
PAGE 1128; GRID G1 & H1
THOMAS BROTHERS COORD:

NORTH CITY DRIVE
DIS
STREET
COVERY
(BYOTHERS)
SITE

1. 2.

3. PROPOSED PIPE SIZES, WHERE SHOWN, ARE APPROXIMATE.

4. 5.

6. 7.

8. 9. ALL GRADING OPERATIONS SHALL BE COMPLETED IN ONE PHASE.

DEVELOPMENT NOTES:

TSM 16-001
TSM 16-003
SHEET NO. DESCRIPTION
THROUGH1PROPOSED LOT NUMBER

SUBDIVISION BOUNDARY

PROPOSED LOT LINE

PROPOSED RIGHT-OF-WAY

EXISTING RIGHT-OF-WAY

EXISTING PROPERTY LINE

SYMBOLDESCRIPTION

PROPOSED EASEMENT

ENGINEER OF WORK

HYDROMODIFICATION/LID NOTE

LEGAL DESCRIPTION

UTILITY SERVICE PROVIDERS
AT&T

SAN DIEGO GAS & ELECTRIC
COX COMM./TIME WARNER CABLE

SEWER & WATER

TELEPHONE

CATV/FIBER OPTIC

GAS & ELECTRIC

VALLECITOS WATER DISTRICT

ZONING/ SETBACKS

SCHOOLS

FIRE PROTECTION

CITY OF SAN MARCOS FIRE DEPARTMENT

SOURCE OF TOPOGRAPHY

TAX ASSESSOR PARCEL NUMBERS

BENCH MARK

LAND SURVEYOR
/ DETAILS / NOTES

MASS GRADING (CONCURRENT PROCESSING)
100 YEAR FLOODWAY
100 YEAR FLOOD PLAIN
S T A T E R O U T E 7 8

DISCOVERY STREET

CAL STATE SAN MARCOS

BARHAM DRIVE
CARMEL
STREET
(EXISTING)
(EXISTING)
(EXISTIN
G
)
R
U
S
H
D
R
IV
E

SUBDIVISION

BOUNDARY

BOUNDARY

EXISTING R/W
(E
X
IS
TIN
G
)

EX R
/
W

EX R
/
W

EX R
/
W
LOT AREALOT NO.

AREA TABLE
3 1

AREA / LAND USE ANALYSIS
(GROSS)

MULTI FAMILY RESIDENTIAL
USE
2 2
1-
10 0
-
5 5
221-110-33
221-100-62
221-100-02
221-
110-
61 221-100-77
221-
100-
45 221-
100-
46 221-
100-
47 221-
100-
48 221-
100-
71 221-100-63
221-110-55
221-110-68
-42
-75
-
7 6
221-110-50
221-110-73 221-110-71 221-110-09
221-110-74
221-110-32
221-110-24
221-110-23
221-110-22
221-110-18
221-110-17
221-110-63
221-110-29
221-100-16
221-100-21
221-110-27
221-110-26
221-
110-
12 221-110-28
221-110-10
-46
-70
-72
-78

221-100-59 221-
100-
78 221-
100-
56 221-
100-
60 221-110-56
150 SCALE
78 TITLE & KEY MAP

EXISTING CONDITIONS

TENTATIVE SUBDIVISION MAP

CONCEPTUAL GRADING PLAN

STREET PROFILES & SITE SECTIONS

CONCEPTUAL UTILITY PLAN

CONCEPTUAL CIRCULATION PLAN

STORM WATER BMP PLAN
1 2
3 4
5 1
6 3
'
13 8
'5
9 '
6 3
'12
2 '
221-100-22
221-100-03
75'
T
W
IN
O
A
K
S
V
A
LLE
Y
R
O
A
D
U.V.S.M.

NOT A PART
LOT A
MAP 806
221-110-16
BLOCK 57
MAP 806
221-670-02
DATE
DATE
active linestylescale 3.75

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 -
-
-
-

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.)
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

IRRIGATION

BACKFLOW

IRRIGATION
M ETER

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
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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
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
METER

IRRIGATION

BACKFLOW

IRRIGATION
M ETER

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
X
X
X
X
54+00
55+00
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PB
X
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MH
X
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BACKFLOW

IRRIGATION

BACKFLOW

IRRIGATION

BACKFLOW

IRRIGATION
X
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DENSETREES

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X
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PB
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630
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650
650
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650
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660
660
660
660
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660650
2:1
670
670
680
690
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
X
PB
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PB
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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
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
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
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
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