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ACKNOWLEDGEMENTS City of San Marcos Consultant Team Planning Commission Stephen Kildoo, Chair RBF Consulting Bill Jacoby Project Management Dean Nelson Amendment & Form Based Code (Primary Author) Kevin Norris Traffic Analysis Jim Schaible HDR Paul Vojtecky, Jr. Project Management Cindy Wedge University District Task Force Program Environmental Impact Report (PEIR) Bruce Minnery, Alternate Jim Hernandez, Chair Kristal Kritzer‐Jabara, Alternate Safdie Rabines Architects City Council Jim Desmond, Mayor Hal Martin, Vice Mayor Mike Preston Chris Orlando Rebecca Jones Design Architect: Conceptual Plan Design Steve Wagner Amendment & Form‐Based Code (Co‐Author) John Nabors Principal City Staff C.W. Tucker Lewis Paul Malone, City Manager Dean Tilton Jerry Backoff, Planning Director Michael McDonald Mike Edwards, City Engineer Betty Ferguson Craig Sargent‐Beach, Director of Community Services Steve Kildoo Gary Cinnamon San Marcos Unified School District Kirk Effinger Katherine Tanner, Facilities Planning & Development Transportation Demand Management (TDM) John Agamata Stevens Cresto Engineering Wenyuh Tsay, Alternate California State University, San Marcos Gary Cinnamon Brian Dawson Dora Knoblock Jamie Wetzel, Alternate Belinda Garcia Thomas Vogel, Alternate Dennis Williams, Alternate Matthew Ceppi, Alternate Spurlock Poirier Landscape Architects Landscape Architecture: Parks & Open Space Low‐Impact Development (LID) Strategies Amendment & Form‐Based Code (Co‐Author) Nelson|Nygaard Consulting Associates Parking Demand Management Civil Engineer: Grading & Utility Infrastructure Dexter Wilson Engineering Civil Engineer: Water & Sewer Studies University District | San Marcos Acknowledgements Public-Review Draft
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TABLE OF CONTENTS I. Introduction III. Land Use Framework I.1 I.2 I.3 I.4 I.5 Heart of the City Specific Plan Background ......... I‐1 District Location ................................................. I‐2 III.1 III.2 III.3 I.2.1 Relationship to California State University San Marcos I.2.2 Relationship to San Marcos Civic Center III.3.1 Land Uses I.2.3 Relationship to San Marcos Creek District III.3.2 Neighborhoods / Districts Planning Context ............................................... I‐8 I.3.1 Land Ownership and Parcelization I.3.2 Planning Process and Community Outreach Legal Context ................................................... I‐12 I.4.1 Authority to Prepare I.4.2 General Plan Consistency III.4 III.5 IV. Specific Plan Organization ............................... I‐23 Core Principles ................................................... II‐1 The University District Vision ............................. II‐2 A Sustainable University District ........................ II‐3 Sustainability Goals and Policies ........................ II‐6 II.4.1 Neighborhood Livability and Walkability II.4.2 Generous, Quality, and Interactive Open Space II.4.3 Enhanced Alternative Transportation II.4.4 Distinctive Urban Character II.4.5 II.4.6 University District | San Marcos Open Space | Conservation IV.1 IV.2 IV.3 IV.4 IV.5 Sustainability Goals | Policies II.1 II.2 II.3 II.4 Development Intensity ................................... III‐23 Land Use Descriptions .................................... III‐24 II. An Urban “Town/Gown” Setting ....................... III‐1 Existing Development Patterns ........................ III‐2 Land Use Concept and Illustrative .................... III‐6 Existing Natural Open Space Conditions .......... IV‐1 Urban Open Space Concept and Illustrative .... IV‐2 Open Space Statistical Summary ................... IV‐15 Conceptual Plan Landscape Zones .................. IV‐17 Low Impact Development (LID) Strategies ..... IV‐23 IV.5.1 LID Purpose and Background IV.5.2 LID Goals for University District V. Transportation | Circulation V.1 V.2 Mobility Is Key .................................................. V‐1 Circulation Concept and Illustrative .................. V‐2 V.2.1 Urban Form and Circulation Economic Diversity and Vibrancy V.2.2 Parking and Transportation Demand Management Environmental Sustainability V.2.3 “Park Once” Strategy Table of Contents: i Public-Review Draft
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V.2.4 V.3 V.4 VII.2.5 Site / Facility Identification Sprinter Line and Bus Transit Services Intra‐City Shuttle ............................................ V‐11 Transportation Conditions and Mitigations ..... V‐19 VII.2.6 Street Name Sign Treatments VII.3 V.4.1 Interim Year 2015 VII.3.1 Program Requirements V.4.2 Interim Year 2020 VII.3.2 Guidelines for Public Art V.4.3 Horizon Year 2030 (Project Build Out) VII.3.3 Review Processing VI. VIII. Form‐Based Code VII. Introduction ..................................................... VI‐1 Regulating Plans ............................................. VI‐4 Block Standards ............................................. VI‐12 Street Type Standards ................................... VI‐14 Public Park and Gathering Space Standards ..... VI‐40 Building Type Standards ............................... VI‐64 Frontage and Projection Standards .............. VI‐123 Architectural Standards and Guidelines ....... VI‐134 General Landscaping Standards ................... VI‐138 Business Identification Sign Standards ......... VI‐146 Definitions ................................................... VI‐155 VIII.1 Sustainable Infrastructure .............................. VIII‐1 VIII.2 Water System ................................................ VIII‐2 VIII.2.1 Study Area VIII.2.2 Projected Water Demands VIII.2.3 Water Demand Comparison VIII.2.4 Existing Water Facilities VIII.2.5 Proposed Water Facilities VIII.3 Sewer System ................................................ VIII‐7 VIII.3.1 Study Area VIII.3.2 Projected Sewer Flows VIII.3.3 Sewer Flow Comparison VIII.3.4 Existing Sewer Facilities VIII.3.5 Proposed Sewer Facilities District Signage | Public Art VII.1 VII.2 Infrastructure | Utilities | Public Services VI.1 VI.2 VI.3 VI.4 VI.5 VI.6 VI.7 VI.8 VI.9 VI.10 VI.11 Art in Public Places Program ........................... VII‐7 Community Identity ........................................ VII‐1 Permanent Sign Types .................................... VII‐2 VIII.4 Flood Control and Storm Drainage................ VIII‐15 VIII.5 Solid Waste Disposal ..................................... VIII‐15 VIII.6 Public Services .............................................. VIII‐16 VII.2.1 District Identity Statement VIII.6.1 Schools VII.2.2 Gateway Signs VIII.6.2 Fire Protection VII.2.3 Way‐Finding Signs VIII.6.3 Police Protection VII.2.4 Neighborhood Identification VIII.6.4 Libraries University District | San Marcos Table of Contents: ii Public-Review Draft
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IX. Implementation | Administration A. Appendix IX.1 IX.2 IX.3 IX.4 IX.5 IX.6 The “Next Steps” .............................................. IX‐1 Specific Plan Adoption ..................................... IX‐2 IX.2.1 Heart of the City Specific Plan Amendment IX.2.2 General Plan Amendment IX.2.3 Zoning Ordinance Amendment Program EIR ..................................................... IX‐4 IX.3.1 Certification IX.3.2 Mitigation Monitoring Program IX.3.3 CEQA Findings IX.3.4 Notice of Determination Specific Plan Implementation .......................... IX‐7 IX.4.1 Severability IX.4.2 City‐Initiated Marketing Program IX.4.3 Financing Public Improvements IX.4.4 Legal, Non‐Conforming Uses IX.4.5 Lot Consolidation Development Review Process ........................ IX‐21 IX.5.1 Pre‐Application Consistency Review IX.5.2 Master Development Plan (If Applicable) IX.5.3 Site Development Review IX.5.4 San Marcos Development Advisory Committee IX.5.5 Interpretation, Administration and Enforcement IX.5.6 Appeal Specific Plan Amendment .............................. IX‐24 IX.6.1 Administrative Amendments IX.6.2 Formal Amendments University District | San Marcos A.1 A.2 A.3 A.4 A.5 University District Parcel Ownership Matrix ...... A‐x Street Tree Matrix ............................................. A‐x Low Impact Development (LID) Matrix ............. A‐x Water System Analysis ..................................... A‐x Sewer System Analysis ..................................... A‐x Table of Contents: iii