PLANNING COMMISSION MEETING DATE:
APRIL 15, 2024
Groundwurks Inc. obo Scripps Health
Tentative Subdivision Map (TSM16-001) Time Extension
CASE NUMBER:
Tentative Subdivision Map Time Extension TE24-0001
Body
Recommendation
Recommendation
APPROVE Resolution PC 24-5099 (Time Extension 24-0001) granting a 2-year time extension for a previously approved Tentative Subdivision Map (TSM16-001) to create 12 lots for future building pads, open space enhancement and preservation, public park site, storm water detention basins, a remainder lot, and a potential school site located on a 41-acre property in the University District Specific Plan Area. This is the third requested time extension for this project and details of the previous time extensions are explained in the introduction section below.
The project is within the scope of the Final Environmental Impact Report (FEIR) for the University District Specific Plan and 2014 and 2017 Addendum to the FEIR (State Clearing House No. 20088101083); therefore, no additional environmental clearance is required for the requested time extension.
Body
Introduction
On February 5, 2018, the Planning Commission recommended approval of Tentative Subdivision Map (TSM16-001) to City Council by a 7 to 0 vote. TSM16-001 was recommended for approval to City Council in conjunction with Conditional Use Permit (CUP17-004) for a temporary rock crusher and Grading Variance (GV17-005) on 41-acre property located within the University District Specific Plan Area, east of Bent Avenue and north of the future Discovery Street extension. Planning Commission minutes are included in Attachment B.
On March 13, 2018, Tentative Subdivision Map (TSM16-001) was approved by City Council by 5 to 0 vote to allow for the mapping of 12 lots for future building pads, open space enhancement and preservation, public park site, storm water detention basins, potential school site and remainder lot in conjunction with the above listed entitlements as well as termination of a Development Agreement (DA 91-05) (DA 16-0001) between the City of San Marcos and Scripps. The original City Council staff report is included in Attachment C.
On March 2, 2020, the Planning Commission granted a two-year time extension (TE20-0001). The Tentative Subdivision Map (TSM16-001) was set to expire on March 13, 2022.
On March 7, 2022, the Planning Commission granted a two-year time extension (TE21-0002). The Tentative Subdivision Map (TSM16-001) expired on March 13, 2024, as stipulated in Condition H of Planning Commission Resolution PC 22-4986. The approval resolution is included in Attachment D. Per the City’s Subdivision Ordinance Section 19.12.110, provided an application to extend the Tentative Subdivision Map was filed by the applicant before its expiration, the Planning Commission may take action on the extension request within 60 days after the expiration of the approved Tentative Subdivision Map.
On July 12, 2023, a Substantial Conformance review of TSM16-001 was administratively approved (SC22-0010). The Substantial Conformance approval updated the map to reflect a change to “Street A” known as North City Drive to provide for a 100-foot right-of-way (ROW) rather than the 90-foot ROW that was originally approved. The 100-foot ROW is required for consistency and compliance with the approved ROW within the adjacent North City West Tentative Subdivision Map (TSM19-0002) approved by the Planning Commission on February 22, 2023. The change to the ROW width also resulted in minor adjustments to lots adjacent to North City Drive within the TSM16-001 boundaries. Revised map per SC22-0010 is in Attachment E.
Discussion
The applicant has requested a 2-year time extension for additional time to complete the Final Map which is filed with the City and currently under review. Pursuant to State Subdivision Map Act Section 66452.6. when a subdivider is required to construct or improve or finance the construction of improvement of public improvements outside the boundaries of the tentative map, the cost of which is $236,790 or more an approved tentative map may be extended for a period not to exceed a total of 10 years. The applicant, Scripps Health, has contributed to the cost of improvements of the now complete Discovery Street and ongoing improvements to North City Drive. This request would constitute a total of six years of time extensions thus far, therefore this project would be eligible for the proposed time extension request.
The proposed tentative subdivision map would create 12 new lots on the 41-acre site. Seven of the proposed 12-lots would be graded to create future building pads, install drainage infrastructure, and build roads for future development consistent with the University District Specific Plan. The tentative subdivision map will also create an approximate 15.3-acre open space lot for enhancement and preservation of San Marcos Creek, two storm water detention basin lots and an HOA lot. The 39-acre Discovery Village South property is delineated as a remainder parcel as part of this tentative map and is now fully developed with 220 homes. TSM16-001 also includes the now completed construction of Discovery Street from Bent Avenue, along the project frontage and off-site to Twin Oaks Valley Road and the realignment of Craven Road.
Staff is supportive of the requested time extension. The applicant, Groundwurks Inc. acting on behalf of Scripps Health, has filed their Final Map and is currently being reviewed by the City. Submittal of the time extension request is an effort by the applicant to ensure that the tentative subdivision map does not expire prior to the Final Map recordation. Delays in getting the map recorded thus far are attributed to Scripps Health continuing to identify resources and evaluating future land uses for the site in a health care environment that is constantly evolving. Also, the applicant continues to work with the San Marcos Unified School District to determine the School District’s intention of whether to acquire the potential school site located within the tentative subdivision map boundaries.
Resolution PC 24-5099 for the requested time extension carries over the conditions of approval for TSM16-001 from the previously approved City Council Resolution CC 2018-8467 (Attachment F) and the Planning Commission approved Resolution PC 22-4986 (Time Extension 21-0002).
Environmental Review
No additional environmental clearance is needed for the requested time extension as the project is within the scope of the Final Environmental Impact Report (FEIR) for the University District Specific Plan and 2014 and 2017 Addendum to the FEIR for the University District Specific Plan (State Clearing House No. 2008101083) pursuant to the California Environmental Quality Act (CEQA) and no new environmental information or documentation was presented in review of the requested time extension revealing any new unidentified environmental impacts which had not been previously mitigated.
Attachment(s)
Adopting Resolution:
Resolution PC 24-5099 (Time Extension 24-0001) - A RESOLUTION OF THE CITY OF SAN MARCOS PLANNING COMMISSION APPROVING A 2-YEAR TIME EXTENSION FOR TENTATIVE SUBDIVISION MAP (TSM16-001) CONSOLIDATING TEN (10) EXISTING PARCELS AND CREATING TWELVE (12) NEW LOTS CONSISTING OF TWO (2) LOTS FOR FUTURE OFFICE/COMMERCIAL, THREE (3) LOTS FOR FUTURE RESIDENTIAL, ONE (1) LOT AS A POTENTIAL FUTURE SCHOOL OR RESIDENTIAL SITE, ONE (1) LOT FOR A FUTURE PUBLIC PARK, TWO (2) LOTS FOR FUTURE STORM WATER BASINS, ONE (1) LOT FOR OPEN SPACE, ONE (1) LOT AS A FUTURE COMMON LOT, AND ONE (1) REMAINDER LOT WITHIN THE BARHAM/DISCOVERY NEIGHBORHOOD
A. Vicinity Map
B. Planning Commission Minutes (02/05/18)
C. CC Staff Report (03/13/18)
D. Tentative Subdivision Map Time Extension Resolution (PC 2022-4986)
E. Substantial Conformance Review Map (SC22-0010)
F. Tentative Subdivision Map Resolution (CC 2018-8467)
Prepared by: Joseph Farace, Planning Division Director
Reviewed by: Kyrenne Chua, Principal Civil Engineer
Stephanie Kellar, Deputy City Engineer
Submitted by: Joseph Farace, Planning Division Director