North City - University District, Specific Plan Amendment (SP21-0002/

Project typeMixed Use
Project scheduleProject status: Grading plans being processed

The University District Specific Plan (UDSP) was adopted in 2009 with the intent of creating a vibrant, urban, and pedestrian friendly downtown area centrally located within San Marcos adjacent to Cal State University San Marcos. The UDSP area, also known as “North City,” is 195 acres in size and is located south of State Route 78, north Barham Drive and overlaps Twin Oaks Valley Road to the east and west (see map below).

Background

The UDSP is a regulatory document intended to establish specific development parameters within the UDSP area with regard to standards such as building height, building types, architectural design, building orientation, parking, landscaping, street design, and other requirements to create a vibrant, urban, downtown area. From time to time, as market trends and architectural design and innovation progresses, amendments or modifications to the specific plan may be necessary to achieve quality development and ensure the long term viability of the specific plan.

Currently, there are six completed projects within the UDSP area that have been designed in accordance with the development standards of the UDSP. They include the CSUSM Extended Learning Building (288 Campus Way), The Quad a Student Housing mixed-use building (200 E. Barham Drive), The Cube (Block C) a student housing building (190 E. Barham Drive), Block C a mixed-use building (250 North City Drive), Pima Medical (111 Campus Way), Draft Republic (255 Redel Road), and Mesa Rim Rock Climbing Gym (285 Industrial Street). In addition, there are two projects under construction, the grading of the entire land area on the west side of Twin Oaks Valley Rd, and Block 2 a 12 story mixed use development.

The project

The project amendment was approved in July of 2022 for the following:

Increases to the allowable building height in certain areas of the UDSP Area. Under current regulations, building heights vary from one to seven stories with a range of 18 to 90 feet (with additional height allowances allowed, subject to Planning Director approval). The amendment would allow certain areas that were previously limited to 80 feet to reach 100 feet and areas previously limited to 70 to 90 feet to reach 150 to 185 feet with a 16 story max limit depending on the use and location within the planning area. Other portions of the Specific Plan area would remain limited to one to six stories ranging from 18 to 90 feet (with additional height allowances subject to Planning Director approval).
Removal of a future SR 78 bridge connecting the UDSP Area to Johnston Way, north of SR 78.
Removal of a planned pedestrian bridge connecting the UDSP area west of Twin Oaks Valley Road to the area south of Barham Drive over Discovery Street.
Revisions to various development standards such as ground floor building height, setbacks, and architectural design standards.
Expansion of the Specific Plan area east of the Sprinter Rail Line to cover Assessor’s Parcel 220-201-90-00, a currently vacant site located on Carmel Street.
Revisions to the mix and of land uses. The amendment would redistribute 250 student housing units to mixed-use residential units (resulting in no change to the overall number of student and mixed-use housing units), reduce the number of hotel rooms from 450 to 250, and decrease non-residential uses by approximately 187,000 square feet. The amount of general office space would increase while the amount of commercial/retail and medical office space would decrease.

In addition to the above and approved University District Specific Plan changes, the application was approved for the following entitlements:

Site Development Plan for the construction of a 484 apartment unit, 12 story, mixed-use project with 20,000 square feet of ground floor commercial space at the northwest corner of Campus Way and North City Drive; a 25,000 square foot grocery store with 55,000 square feet of office space and parking structure at the southeast corner of Carmel Street and Campus Way; and a 73 apartment unit, 5 story mixed-use project with 6,000 square feet of commercial space on the east side of Campus Way, across from the current Block K development.
Tentative Subdivision Map to create five (5) lots at the northwest corner of Campus Way and North City Drive, south of Carmel Street, and east of Twin oaks Valley Road. The Tentative subdivision map will also establish 23 commercial condominium units on the (5) parcels and 3 residential units on three (3) of the parcels.
General Plan Amendment to remove the previously planned bridge connecting the UDSP area from Johnson Way north of SR78; and, removal of future pedestrian bridge over Discovery Street

Vicinity map

Why are these changes being proposed?

As explained in the application, the approved increase in building heights is intended to reduce the size of building footprints at the ground level, opening up additional area for public urban plazas, walkable paseos, and other outdoor public spaces. The modifications to the current mix of land uses (i.e. decrease in commercial space, increase in office space, etc.) was approved to adapt to current real estate trends and market demand. Revisions to the development standards (i.e. setback requirements, architectural standards, etc.) were approved to accommodate current architectural design trends and flexibility to continually keep up with architectural design innovation in the future. Lastly, the Johnson Bridge flyover and pedestrian bridge over Discovery Street was removed, since they are believed to no longer be needed from a transportation/mobility purpose. Furthermore, the applicant has indicated that the cost to construct and maintain these bridges significantly outweighs the benefit they will provide.

Will this amendment increase density?

The planned number of residential units for the specific plan will not change. Furthermore, the approvals reduced the number of hotel rooms from 450 to 250 and decreased non-residential uses by approximately 187,000 square feet.

How can I stay informed?

Bookmark this webpage and check back for updates at any time. If you received a public notice for the project in the mail, you will continue to receive public notices for the project prior to any decision. If you did not receive a public notice in the mail but want to be added to the mailing list, please contact Principal Planner, Scott Nightingale, at either 760-744-1050, extension 3281 or snightingale@sanmarcosca.gov to request to be added to future public notices. All public notices will be provided via regular USPS mail.

How can I ask questions for provide comments on the project?

City staff are available to answer any of your questions or to accept comments on the project for decision makers to consider at the subsequent public hearings. There will also be a public workshop for the project that will be scheduled at a later time. Please contact Principal Planner, Scott Nightingale, at either (760) 744-1050, extension 3281 or snightingale@sanmarcosca.gov. Written comments can also be submitted via mail to: City of San Marcos, ATTN:Scott Nightingale, 1 Civic Center Drive, San Marcos, CA 92069.