If the City Council approves it, the update would change land use, height, parking, street and flood planning rules inside the San Marcos Creek plan area. It would not approve construction.
What the city is deciding
The Planning Commission considered recommending the updated specific plan and environmental report to the City Council. Its vote was not posted when checked. A specific plan guides development in a defined area. The update keeps planned housing capacity at 2,300 units.
Where and who it affects
The rules would apply within 217.3 acres between San Marcos Boulevard, Discovery Street, Grand Avenue and State Route 78. The area contains residential, commercial and industrial uses, plus vacant land.
The plan accommodates existing uses and protects legally established industrial uses. The documents establish no new rules for homes outside the plan area.
What it could mean for your property
Housing districts would have different density and height limits. The western district would allow 12 to 30 homes per acre and buildings up to three stories or 45 feet. Areas east of Las Posas Road could allow four stories or 50 feet. Around Via Vera Cruz, buildings could reach six stories or 70 feet.
Planned commercial space would fall from 1,854,000 square feet to 655,856 square feet. Open space would rise from 73.6 acres to 83.45 acres. The Commercial district would prohibit drive-through businesses and self-storage facilities. New housing would follow the citywide inclusionary housing requirement, with an option to pay an in-lieu fee instead of providing units on site.
The city expects 36,734 fewer average daily vehicle trips than under the current plan. The environmental report still finds a significant and unavoidable impact from commercial vehicle miles traveled, which measures how far people drive.
A proposed natural bottom channel could carry major storm flows and allow parts of some properties to leave the floodway. Engineering, coordination and approvals would be required. The city has not said who would pay or when it would be built. The plan would not change federal flood maps.
Questions to ask before you buy or build
- Which plan district contains the property?
- What height and density rules apply?
- Is any part of the property constrained by the floodway?
- What infrastructure studies and approvals would a project require?
What happens next
The Planning Commission’s recommendation goes to the City Council. The city had not posted the Commission’s vote or a Council hearing date when checked.