MEETING DATE:
DECEMBER 9, 2025
SUBJECT:
Title
RESOLUTION NOS. 2025-9514 & 9515 AND ORDINANCE NOS. 2025-1572, 1573 & 1574 - UNIVERSITY DISTRICT SPECIFIC PLAN (UDSP) SELF STORAGE & DISTRICT EXPANSION - ADOPTION OF AN ENVIRONMENTAL IMPACT REPORT ADDENDUM AND REGULATORY AMENDMENTS AND ENTITLEMENTS TO ALLOW THE CONSTRUCTION OF A SELF STORAGE FACILITY AND EXPAND THE UNIVERSITY DISTRICT SPECIFIC PLAN AREA.
Body
Recommendation
Recommendation
ADOPT or INTRODUCE the following, as applicable, in the order set forth below:
1. ADOPT an Environmental Impact Report (EIR) Addendum (EIR25-005);
2. INTRODUCE Ordinance No. 2025-1572 (Specific Plan Amendment SP24-0003) approving various changes to the University District Specific Plan (UDSP) including but not limited to adding a Self-Storage Overlay Zone with associated development standards, updating the Transportation Demand Management (TDM) Plan, making minor adjustments to the public art section, and expanding the Specific Plan boundary;
3. INTRODUCE Ordinance No. 2025-1573 (Specific Plan Amendment SP25-0001) approving various changes to the Heart of the City Specific Plan (HOCSP) including but not limited to removing two properties from the HOCSP and updating descriptions associated with these two properties;
4. ADOPT Resolution No. 2025-9514 (General Plan Amendment GPA25-0002) for a graphics change to show the new boundaries of the University District Specific Plan and the Heart of the City Specific Plan;
5. INTRODUCE Ordinance No. 2025-1574 (Text Amendment TA24-0004) to amend Municipal Code Section 20.400.180 to specify that the section does not apply to the University District Specific Plan Self Storage Overlay Zone and find the Text Amendment is exempt from CEQA (EX25-036); and
6. ADOPT Resolution No. 2025-9515 (Conditional Use Permit CUP24-0005) for the construction of a self-storage storage facility totaling approximately 110,000 square feet.
Body
Board or Commission Action
On October 20, 2025, the Planning Commission voted 7-0 to recommend that the City Council approve the proposed project. A summary of the draft Planning Commission Meeting Minutes are provided as Attachment J.
Executive Summary
The applicant is requesting approval of amendments to the University District Specific Plan (UDSP), an amendment to the Heart of the City Specific Plan (HOCSP), a General Plan Amendment, a Municipal Code Text Amendment, and a Conditional Use Permit to allow development of a new self-storage facility in the UDSP area, that would replace an existing nearby self-storage facility. Amendments to the UDSP also include updates to the Transportation Demand Management (TDM) Plan, minor adjustments to the public art section, and expansion of the UDSP boundaries to include the existing Hampton Inn hotel site. Conversely, the HOCSP is being amended to remove the Hampton Inn hotel site from the boundaries of that Specific Plan. A summary of the requested amendments is included as Attachment F.
Discussion
The University District Specific Plan (UDSP) was adopted by the City Council in 2009 with the intent of creating a vibrant, urban, pedestrian friendly downtown centrally located in San Marcos adjacent to California State University San Marcos (CSUSM). The UDSP area is currently 203 acres in size and is located south of State Route 78, north of Barham Drive and overlaps Twin Oaks Valley Road to the east and west (See Vicinity Maps in Attachment A). The UDSP is a regulatory document, structured as a form-based code, intended to establish development and land use standards for the UDSP area such as building height, building types, architectural design, building orientation, parking, landscaping, street design, and other requirements to create an urban downtown setting. As a form-based code, development regulations focus on building form and urban design standards to foster predictable built results and a high-quality built environment.
From time to time, as market trends and architectural design and innovation progress, amendments or modifications to the Specific Plan may be necessary to achieve quality development and ensure the long-term viability of the Specific Plan. Since its adoption in 2009, the UDSP was formally amended in 2014 to modify locations of various land use locations, grading, and street configurations and in 2022 to allow for flexibility in design, to increase building height, revise mobility requirements, allow reduction in overall Specific Plan density, make modifications to allowed land uses, and expand the Specific Plan boundary to include two additional parcels. The UDSP was administratively amended in 2014 to allow alcohol sales with a Director’s Permit (DP); in 2016 to reduce required ground floor heights for certain building types; in 2017 to allow revisions to street standards and building types; in 2018 to allow revisions to the open space and conservation element, pedestrian linkages diagram, and Discovery Street design; in 2019 to allow the use of North City to be displayed on wayfinding and district identification signage; in 2022 to allow revisions to planning area, streets, and property line layouts for the University District west side; and in 2025 to modify street types and design.
With this application, the applicant is requesting approval of a formal amendment to the UDSP to create a self-storage overlay zone to allow for a new 897-unit self-storage facility at the northeast end of the Specific Plan area. The self-storage overlay zone includes development standards for a self-storage facility in this area. A San Marcos Municipal Code Text Amendment is being requested to clarify that a self-storage facility in the UDSP is a permitted use. Additionally, a Conditional Use Permit is being requested for the development of a self-storage facility within the proposed self-storage overlay zone of the UDSP. Other modifications include a revision to the UDSP Transportation Demand Management (TDM) Plan and expanding the UDSP to include approximately two (2) acres of land currently developed with a Hampton Inn hotel. Since the Hampton Inn hotel site is currently within the HOCSP, an amendment to the HOCSP is included to remove the site from the boundaries of that Specific Plan. A concurrent General Plan amendment is requested to revise the Land Use maps for the Hampton Inn hotel properties. No development or redevelopment of the Hampton Inn hotel site is proposed with this application.
University District Specific Plan Amendment
The University District Specific Plan (UDSP) is being formally amended to create a Self-Storage Overlay Zone, add two parcels that are currently developed with a Hampton Inn hotel, update the UDSP Transportation Demand Management (TDM) Plan, and revise graphics and tables to align with the proposed amendment. Formal amendments to the Specific Plan are permitted under Chapter IX - Section IX.6 of the adopted UDSP and are required to be reviewed for approval by the Planning Commission and the City Council. A comprehensive list of changes is identified in Exhibit A of Ordinance No. 2025-1572, and a redline and strikeout version of the UDSP is included as Exhibit C of Ordinance No. 2025-1572. Some of these proposed amendments are discussed below.
Self-Storage Overlay Zone
The UDSP does not currently allow self-storage facilities within the Specific Plan area. However, an existing legal non-conforming self-storage facility is located within the UDSP area at 235 East Carmel Street (CubeSmart). The applicant is requesting the addition of a Self-Storage Overlay Zone in the UDSP on property located approximately 1,260 feet east of the existing self-storage facility. The intent is to relocate the existing CubeSmart self-storage facility by constructing a new self-storage facility with approval of a Conditional Use Permit within the new overlay zone and to redevelop the current self-storage site in the future with a use compatible with the UDSP. The proposed overlay zone is located at the eastern end of the UDSP area. An affordable housing project is currently being developed adjacent to the proposed self-storage overlay zone to the south.
Transportation Demand Management Plan
In 2024, the City’s current TDM Ordinance (SMMC Chapter 20.360) became effective. The TDM Ordinance satisfies the City’s Climate Action Plan (CAP) requirement that the City adopt the TDM Ordinance to assist with the target of reducing Greenhouse Gas (GHG) emissions 42% below 2012 levels by the year 2030. The TDM Ordinance applies to any development project that is not exempt from CEQA and would result in emissions of more than 500 metric tons of carbon dioxide (MT of CO2) per year. New development within the UDSP has historically relied upon a Transportation Demand Management (TDM) Plan unique to the Specific Plan area that has been designed to encourage multi-modal transportation and reduce single-occupancy vehicle trips. The UDSP TDM Plan (Appendix A.2 of the UDSP) is being updated to be consistent with the latest City-wide TDM Ordinance, while also recognizing the Specific Plan area’s design, location, development pattern, and vision which emphasizes a reduction in vehicle miles traveled (VMT) by implementing a “park once” strategy, connected paseos, and providing a mix of services proximate to residential and the Sprinter train station. The updated UDSP TDM Plan is attached as Attachment H.
Public Art
All new projects within the UDSP are required to acquire and install a public art piece when the development project has a total building valuation greater than $250,000. Minor adjustments to the public art requirements in Chapter 7 of the UDSP are proposed to clarify that the public art review process applies regardless of whether public art funds are utilized. The section is also being updated to change any reference to the “Director of Community Development” to the “Economic Development Director or his/her designee.” See Attachment F for summary of the public art amendments to the UDSP.
Specific Plan Boundary
The proposed expansion of the UDSP boundary includes two parcels located at the southeast corner of East Carmel Street and South Twin Oaks Valley Road (APNs 221-110-67-00 and 221-110-68-00). The parcels total approximately 2.4 acres and are currently developed with a Hampton Inn hotel and associated parking and landscaped areas The parcels will be considered part of the Commercial/Retail Core neighborhood of the UDSP and no redevelopment plans are proposed with this project application. Including these parcels in the UDSP will allow for future smart-growth mixed-use development within proximity to CSUSM, the rail station, and mixed-use development within the UDSP area. For the updated boundary, see updated Figure I.B. - Heart of the City Specific Plan Area Map and updated Figure I.C. - University District Specific Plan Site Map in the Redline University District Specific Plan (Exhibit C of Ordinance No. 2025-1572).
Heart of the City Specific Plan Amendment
The existing Hampton Inn hotel site is located in the Heart of the City Specific Plan (HOCSP) and has a Business Park land use designation. The HOCSP will be amended to remove the Hampton Inn hotel site from the Specific Plan to be included in the UDSP. See Figure 2 - Land Use Plan, Table 1 - Land Use Statistical Summary, and Section 2.3.1 - Business Park of the redlined HOCSP for the proposed changes (Exhibit B of Ordinance No. 2025-1573).
General Plan Amendment
The proposed change to the UDSP boundary and corresponding change to the HOCSP boundary requires a General Plan Amendment to reflect the updated Specific Plan area boundaries in the Land Use and Community Design Element of the General Plan, including Figure 2-3 (Specific Plan Areas), as shown in Exhibits A & B of Resolution No. 2025-9514. The proposed General Plan Amendment removes Parcels 221-110-67-00 and 221-110-68-00 from the HOCSP area and incorporate them into the UDSP area.
Municipal Code Text Amendment
The City’s Zoning Ordinance provides qualifications and development standards for self-storage facilities city-wide. San Marcos Municipal Code (SMMC) Section 20.400.180 would be amended to clarify that a self-storage facility located within the UDSP Self-Storage Overlay Zone is not subject to these requirements and is subject to the requirements and development standards of the UDSP and the UDSP Self-Storage Overlay Zone as shown in Exhibits A & B of Ordinance No. 2025-1574.
Conditional Use Permit
The Conditional Use Permit (CUP) for the proposed 897-unit self-storage facility required under the UDSP serves as a site plan and design review, and as a regulatory document containing operational conditions of approval. The 2.71-acre project site is currently vacant and was rough graded consistent with the grading permit issued for the previously approved medical office development (Tentative Parcel Map TPM 651, Site Development Plan SDP 06-319, and Mitigated Negative Declaration ND 06-748). The site is located on the south side of East Carmel Street, approximately 300 feet east of Industrial Street. To the west is a parcel owned by North County Transit District that includes a portion of the Sprinter rail line and undeveloped area. Commercial and light industrial uses are located to the east of the site. The Carmel Enterprise affordable housing development (SDP24-0002) is currently being constructed on the adjacent parcel to the south. Site and architectural plans for the proposed self-storage facility are included in Attachment D.
Architecture/Floor Plans
The proposed self-storage facility is comprised of two buildings. Building ‘A’ is a three-story, 104,600-square-foot building that is between 35- and 38-feet tall and located on the northern portion of the lot that is most visible from East Carmel Street and State Route 78. Building ‘B’ is a one-story, 6,600-square-foot structure that is 12-feet tall, located behind the three-story Building A. The exterior materials of Building ‘A’ consists of painted concrete block with painted metal roll up doors for at-grade storage units on the first floor. The second and third floors will have exterior metal panels with painted finishes. Glass storefront windows are located at the east and west ends of the building. Additionally, a large public art wall is proposed on the north elevation of Building ‘A’ facing East Carmel Street and State Route 78. The project is conditioned to obtain City approval of the art prior to installation and shall meet the requirements of the UDSP. Building ‘B’ will be less visible from public vantage points since it is located behind the taller Building ‘A’ and will sit below the affordable housing development to the south. Exterior materials mainly consist of painted concrete block walls with metal roll up doors for the at-grade storage units. Lighting for each building is provided by wall-mounted and ceiling-mounted light fixtures which illuminate the building exterior areas without causing light spill over to adjacent properties. A lighting plan is included in Attachment D.
The proposed project has been designed in compliance with applicable development standards of the UDSP Self-Storage Overlay Zone as demonstrated in Table 1 below.
|
Table 1: UDSP Self-Storage Overlay Zone Development Standards |
|
Development Standard |
Required |
Proposed Project |
|
Front Setback |
80 feet |
89.16 feet |
|
West Side Setback |
40 feet* |
Building ‘A’: 69.08 feet Building ‘B’: 58.75 feet |
|
East Side Setback |
40 feet* |
Building ‘A’: 49 feet Building ‘B’: 6.33 feet* |
|
Rear Setback |
0 feet |
Building ‘B’: 0 feet |
|
Building Height Min. |
1 story / 12 feet |
Building ‘B’: 1 story / 12 feet |
|
Building Height Max. |
6 stories / 90 feet |
Building ‘A’: 3 stories / 38 feet |
|
Parking |
3 spaces + 1:100 units |
12 (897 units / 100 + 3 = 11.97) |
*Up to 20% of the cumulative width of all buildings may observe a 5’ setback
Landscaping
The 2.71-acre project site is undeveloped but has been graded and does not contain sensitive habitat or trees. Landscaping throughout the project will consist of a mixture of trees, shrubs, and ground cover to enhance the proposed building. A total of 31 new trees are proposed to be planted with the project including 17 along the project’s frontage with East Carmel Street. Stormwater basins and associated landscaping will be incorporated between Building ‘A’ and the East Carmel Street right-of-way. All on-site landscaping will be maintained privately with all landscaping in the public right-of-way being City maintained. All project landscaping will be required to comply with the City’s Landscape Water Efficiency Ordinance (SMMC Chapter 20.330). A conceptual landscape plan has been provided in the project plans (Attachment D).
Grading/Utilities
Grading will consist of approximately 2,100 cubic yards (CY) of cut material and 5,300 CY of fill, requiring a net import of approximately 3,200 CY of material. No retaining walls are proposed with this project. However, a retaining wall constructed on the residential development to the south will be located just behind (to the south of) Building ‘B’. All proposed onsite storm drains will connect to an existing public box culvert which runs through the site. Detention tanks and treatment facilities are proposed for flood control and water quality compliance.
The project proposes water and sewer connections within Carmel Street, to be constructed by the Carmel Enterprise Affordable Housing project on the neighboring parcel to the south, with services provided by Vallecitos Water District.
Parking/Circulation
Parking requirements for the self-storage use are consistent with the Parking Ordinance (SMMC Ch. 20.340) which requires parking of three spaces, plus one space/100 units. The project provides 12 on-site parking spaces for the 897-unit self-storage facility meeting the off-street parking requirements. Several loading areas are provided around the site. Since the project is not subject to the City’s Climate Action Plan (CAP) requirements, as confirmed through the CAP checklist and project greenhouse gas analysis, no EV chargers are included. However, the California Green Building Standards Code may require EV-ready parking spaces for future EV chargers. Access to the proposed building will be provided through a new driveway on East Carmel Street at the east end of the property. The project design provides adequate circulation on site for emergency vehicles and trucks and will provide sidewalk connections for pedestrians to the existing sidewalk along the project frontage.
Transition Plan
As mentioned in the UDSP amendment section above, the intent of this proposal is to construct a new self-storage facility and demolish the existing CubeSmart self-storage facility at 235 East Carmel Street. This will provide a future opportunity to redevelop the site at 235 East Carmel with a new use that is compatible with the UDSP and the newer development surrounding the existing self-storage facility. Several conditions of approval in the Resolution approving the CUP (No. 2025-9515) implement a transition plan to ensure that the existing self-storage facility is closed in a timely manner after the new facility is operational.
Transportation
The proposed relocation of the CubeSmart self-storage facility moves the project approximately 1,260 feet east along Carmel Street to a vacant but graded 2.71-acre site. The new facility will expand from 78,000 square feet to 88,350 square feet of rentable space, resulting in a net increase of approximately 20 daily vehicle trips, including two trips in both the AM and PM peak hours. This increase is within the thresholds analyzed in the University District Specific Plan (UDSP) Local Transportation Analysis (LTA) adopted in 2022. No new off-site improvements are triggered by this project. Site access is provided via Carmel Street with two-way on-site circulation and loading and parking areas are designed to accommodate self-storage operations and emergency access. Furthermore, the applicant has proposed a one-year transition period to relocate existing tenants, ensuring that daily trips will not exceed the level generated by the new facility at full occupancy.
The inclusion of the existing Hampton Inn site into the University District Specific Plan boundary reflects an adjustment in land use planning rather than a net increase in traffic demand. The 69-room hotel, originally entitled under the Heart of the City Specific Plan, was accounted for in background traffic conditions during the UDSP’s 2022 LTA. Furthermore, the total Specific Plan buildout remains below the traffic volumes evaluated in 2022, with approximately 45 percent of the approved trips currently entitled. Therefore, the traffic impacts from the boundary adjustment remain consistent with adopted transportation thresholds.
Environmental Review
In accordance with the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was originally certified by the City Council of the City of San Marcos in 2009 for the University District Specific Plan (SCH No. 2008101083). Subsequent addenda were later adopted by the City in 2014, 2017, and 2022. Section 15164 of the State CEQA Guidelines states that an Addendum to an EIR shall be prepared “if some changes or additions are necessary, but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.” In accordance with the California Environmental Quality Act (CEQA), an addendum to the previously certified Environmental Impact Report (Attachment G) has been prepared for the proposed project. The Addendum analyzed potential environmental impacts including but not limited to aesthetics, greenhouse gas emissions, noise, and transportation. After review, it was determined that none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent EIR have occurred, since the proposed project does not result in new significant impacts or increase the severity of significant impacts beyond what was already disclosed in the UDSP Final EIR. Therefore, the Final EIR continues to adequately address the impacts of the proposed project.
The proposed Municipal Code Text Amendment qualifies for a CEQA Exemption because the proposal is not a considered a “project” within the meaning of Section 15378 of the CEQA Guidelines since there is no potential for it to result in a physical change in the environment, either directly or indirectly. Additionally, if the proposed Text Amendment were considered a project subject to CEQA, it would be exempt pursuant to Section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility it would have a significant effect on the environment.
Public Comment
The City held a duly noticed public workshop on April 24, 2025. One nearby property owner attended the workshop and received the presentation, but did not provide any comments on the proposed project. Comments were received from public agencies from The California Department of Transportation (Caltrans) and Vallecitos Water District (VWD). Caltrans requested that exterior project materials and lighting be designed to minimize glare for motorists on State Route 78. The proposed exterior project materials incorporate a non-reflective matte finish on the metal panels and a non-reflective exterior finish on the window glazing. VWD requested that the water main in Carmel Street be upsized from 6 inches to 12 inches. The project will implement water and sewer improvements consistent with the project’s Water and Sewer Study prepared by VWD. A letter from CubeSmart was also received acknowledging the agreements and plans to replace the existing storage facility with a new facility down the street. All comments are included in Attachment I.
Attachment(s)
Resolutions and Ordinance proposed for adoption or introduction, as applicable:
1. Ordinance No. 2025-1572 (Specific Plan Amendment SP24-0003) amending the University District Specific Plan;
2. Ordinance No. 2025-1573 (Specific Plan Amendment SP25-0001) amending the Heart of the City Specific Plan;
3. Resolution No. 2025-9514 (General Plan Amendment GPA25-0002) for map changes in the Land Use and Community Design Element of the General Plan;
4. Ordinance No. 2025-1574 (Text Amendment TA24-0004) amending Municipal Code Section 20.400.180 and approving a CEQA exemption; and
5. Resolution No. 2025-9515 (Conditional Use Permit CUP24-0005) for the construction and operation of a self-storage facility.
A. Vicinity Map
B. Requested Entitlements
C. Site & Project Characteristics
D. Project Plans (Self-Storage)
E. Statement of Justification Letter (Self-Storage)
F. Summary of Amendments
G. UDSP EIR 2025 Addendum & Appendices
H. TDM Plan (UDSP)
I. Public Comments
J. Draft Planning Commission Minutes from October 20, 2025
Prepared by: Chris Garcia, Senior Planner
Reviewed by: Scott Nightingale, Principal Planner
Stephanie Kellar, Deputy City Engineer
Submitted by: Joseph Farace, Planning Division Director
Isaac Etchamendy, Development Services Director / City Engineer
Approved by: Michelle Bender, City Manager