PLANNING COMMISSION MEETING DATE:
NOVEMBER 16, 2026
SUBJECT:
Title
ASCEND SPECIFIC PLAN - REQUEST ENTITLEMENTS FOR A 147-UNIT RESIDENTIAL DEVELOPMENT.
LOCATION/APN:
VACANT SITE AT THE NORTHEASTERN TERMINUS OF DIAMOND STREET AT MELROSE DRIVE / APN: 223-341-17-00
CASE NUMBER:
ENVIRONMENTAL IMPACT REPORT (EIR25-006), SPECIFIC PLAN (SP25-0003), GENERAL PLAN AMENDMENT (GPA25-0004), REZONE (R25-0003), MULTI-FAMILY SITE DEVELOPMENT PLAN (MFSDP25-0003), TENTATIVE SUBDIVISION MAP (TSM25-0004), AND CONDITIONAL USE PERMIT (CUP25-0003)
Body
Recommendation
Recommend to the City Council APPROVAL of the following in the order set forth below:
1. APPROVE Resolution PC 26-5239 to certify the Environmental Impact Report (EIR25-006);
2. APPROVE Resolution PC 26-5240 (Specific Plan SP25-0003) to adopt the Ascend Specific Plan to establish development guidelines for up to 160 residential units and serve as the primary land use, policy, and regulatory document for the project site;
3. APPROVE Resolution PC 26-5241 (General Plan Amendment GPA25-0004) for a land use change of 16.12 acres/project site from Light Industrial (LI) to Specific Plan Area (SPA);
4. APPROVE Resolution PC 26-5242 (Rezone R25-0003) for a zone reclassification of 16.12 acres/project site from Light Industrial (L-I) to Specific Plan Area (SPA); and
5. APPROVE Resolution PC 26-5243 (Multi-Family Site Development Plan MFSDP25-0003) to allow the construction of 147 attached and detached townhomes with associated improvements and amenities;
6. APPROVE Resolution PC 26-5244 (Tentative Subdivision Map TSM25-0004) to establish 147 residential airspace condominiums on one lot; and
7. APPROVE Resolution PC 26-5245 (Conditional Use Permit CUP25-0003) to allow the temporary use of a rock crusher during grading operations.
Body
Introduction
The proposed Ascend Specific Plan would allow the development of 147 residential units on an approximately 16.12-acre vacant site located at the northeastern terminus of Diamond Street at Melrose Drive. The project site is one parcel in the Questhaven/La Costa Meadows neighborhood of the City that was approved by Tentative Parcel Map TPM20-0001 in September 2021 and finalized in December 2024 as part of the Diamond Street Industrial project. Clearing and grubbing has occurred on the project site consistent with the Diamond Street Industrial approval. Existing multi-family homes are situated to the west of the project site with industrial uses across Melrose Drive to the south and undeveloped and open space areas located to the north and east. The project applicant requests approval of a General Plan Amendment, Rezone, Specific Plan, Multi-Family Site Development Plan, Tentative Subdivision Map, and Conditional Use Permit. Approval of these entitlements would allow development of 147 attached and detached residential condominiums and associated recreational amenities at a density of 9.1 dwelling units per acre (du/ac).
Discussion
General Plan Amendment/Rezone
The project site currently has a General Plan Land Use designation and Zoning designation of Light Industrial (LI/L-I) which is categorized as “Light manufacturing, processing, assembly, wholesale, office, and research and development laboratories, all within enclosed buildings with limited outdoor storage, in freestanding or campus-style industrial development. Supporting uses, such as office, limited retail, and business services are also allowed”. A General Plan Amendment and Rezone is required to change the land use designation and zone of the project site from Light Industrial (LI/L-I)) to Specific Plan Area (SPA). This General Plan Amendment and Rezone would allow the Specific Plan to provide rules and regulations for the proposed residential development of the property. The SPA designation and zone are preferred over the established Light Industrial designation since the zone allows for flexibility in development and ensures comprehensive planning of the project site while meeting the goals, objectives, and policies of the City’s General Plan. The proposed Specific Plan is discussed below.
Specific Plan
A Specific Plan serves as a comprehensive planning document that establishes development guidelines for a project site. The proposed Ascend Specific Plan would function as the primary land use, policy, and regulatory document for the project by providing a development planning review process for developing residential units and associated recreational amenities. Objectives of the Specific Plan include establishing development standards and design guidelines that ensure distinctive architecture, landscaping, and recreational amenities to complement and enhance the existing surrounding neighborhood while providing a desirable living environment for residents within the Specific Plan area. The Specific Plan includes design standards and other requirements to achieve the objectives of a high-quality development that supports the housing needs of the City and the region. Furthermore, the project complies with General Plan Goals and Policies as stated below:
San Marcos General Plan Land Use Goal LU-1: Achieve a balanced distribution and compatible mix of land uses to meet the present and future needs of all residents and the business community.
The development per the Specific Plan would add residential units to a vacant property located adjacent to existing residential development areas.
San Marcos General Plan Land Use Goal LU-3: Develop land use patterns that are compatible with and support a variety of mobility opportunities and choices.
The proposed project would construct housing on the vacant project site is just over one-half mile from a bus stop which offers service to the Palomar College Sprinter Station via Rancho Santa Fe Rd. The Palomar College transit station provides two (2) platforms at the train station with access to the SPRINTER hybrid Train. The SPRINTER is operated by North County Transit District (NCTD), offering service to commuters every 30 minutes. The line extends between Oceanside and Escondido and provides connections to three (3) commuter rail lines: The Coaster, Metrolink Orange County Line, and Metrolink Inland Empire-Orange County Line. The SPRINTER also connects to Amtrak’s Pacific Surfliner regional rail line. These local and regional connectivity options allow for access to and from the Specific Plan Area to other communities, shopping centers, and employment centers. Furthermore, the City of San Marcos’ Active Transportation Plan (ATP) identifies interim and ultimate improvements to Melrose Drive to facilitate alternative modes of transportation and improve pedestrian and bicycle safety. Interim and ultimate improvements for Melrose Drive are shown in the ATP as a Class II buffered bicycle lane. Additionally, a multi-purpose decomposed granite trail exists along the Specific Plan frontage. Therefore, the Specific Plan proposes installing two bicycle ramps on Melrose Drive to direct bicyclists onto and off of the roadway where the existing off-street multi-use trail sections exist. Thus, development per the proposed Specific Plan supports a variety of mobility opportunities and promotes multimodal transportation.
San Marcos General Plan Land Use Goal LU-5: Promote community design that produces a distinctive, high-quality built environment with forms and character that create memorable places and enrich community life.
The project site will be regulated under the proposed Ascend Specific Plan which allows for residential development and associated private recreational amenities. The Specific Plan establishes development plan guidelines and standards such as setbacks, landscaping, and architecture. Active and passive open space and common areas are required within the development to enhance the quality of the built environment and create high-quality spaces that enrich community life. Implementation of the design standards in the Ascend Specific Plan ensures orderly development to help establish neighborhood character compatible with surrounding development and the goals of the General Plan.
San Marcos General Plan Housing Element Goal 1: Provide a broad range of housing opportunities with emphasis on providing housing which meets the special needs of the community.
The project proposes to replace land designated for industrial with 147 residential dwelling units at a gross density of 9.1 du/ac, which is consistent with the City’s Low Medium Density Residential (LMDR) land use designation of 8.1 to 12.0 du/ac. The proposed housing, along with a variety of home sizes and floorplans, contributes to meeting the housing demands of the community and the City’s Regional Housing Needs Allocation (RHNA).
Additional detailed description of the Specific Plan’s compliance with applicable General Plan Goals and Polices is included within the Ascend Specific Plan, attached as Exhibit A of the Specific Plan Resolution (PC 26-5240).
Multi-Family Site Development Plan
The proposed residential Site Development Plan contains 147 residential units on a 16.12-acre site, which results in a gross density of 9.1 dwelling units per acre (du/ac). Under the Multi-Family Site Development Plan (MFSDP), the project design was reviewed for compliance with applicable development standards of the Ascend Specific Plan, the Zoning Ordinance, and other regulatory provisions. The MFSDP addresses the design and layout of the proposed 147 residential condominiums, the floor plans and elevations, and associated common open space and residential amenities within the project site. The proposed site plan consists of 88 two-unit buildings, and 59 single-unit buildings. An existing 150-foot San Diego Gas & Electric easement bisects the southerly portion of the site. The existing easement and electrical transmission lines will remain as-is. The development is subject to and complies with the Fire Protection Plan (FPP) prepared for the project which requires structures to be set back at least 150 feet from natural open space areas or at least 100 feet with additional fire-resistant structure modifications. Site and architectural plans for the proposed project are included in Attachment E.
Architecture/Floor Plans
The project would feature three floor plans for the two-unit building product type (duplex) and two floor plans for the single unit building product type. All product types are three stories and have an attached two-car garage. Unit sizes range in size from approximately 1,900 square feet to approximately 2,400 square feet and four to five bedrooms. Up to 28 units are designed with an optional “Next Gen” unit which is similar to a Junior Accessory Dwelling Unit. These units have an attached living area, food preparation area, and bathroom that has exterior access as well as interior access that can be locked off if rented. Since the project is considered single-family or single-family attached product type, no ADA adaptable units are required or proposed. The buildings are designed to comply with the maximum building height of 45 feet and three stories as established by the proposed Ascend Specific Plan. The Ascend Specific Plan community consists of a minimum of two building elevations which helps contribute to the diversity of buildings within the Specific Plan Area. Each type provided is a variation of contemporary/modern style architecture. Exterior building materials include angular pitched roofs using concrete tiles, simple forms with stucco or stone veneer walls, metal railings, and awnings. The architecture was chosen to complement existing contemporary architecture found elsewhere in San Marcos. The architectural style will be complemented with a color scheme which incorporates a subdued color palette, as well as other earth tones to help blend the project with the surrounding hills and draw attention away from the buildings.
Affordable Housing
The proposed 147-unit project would not provide affordable housing units on-site. However, to comply with the City’s Inclusionary Housing Ordinance (SMMC Chapter 20.310), the project is conditioned to enter into an affordable housing agreement with the City to pay in-lieu fees based on the total number of housing units.
Open Space/Landscaping
Each residential unit for the project is designed with a private ground-level yard area, balcony, and/or patio for private open space. These private open space amenities exceed the 250-square-foot total required private open requirements per the Ascend Specific Plan. In addition to private open space, the project includes centrally located common recreational amenities of a tot-lot, parklet, seating areas, on-site trail, dog park, pool area, and pickleball court totaling over 31,000 square feet. The natural open space lot to the north of the project is not a part of the Specific Plan and has been dedicated for biological open space preservation and management in conjunction with the Diamond Street Industrial Parcel Map (Parcel 2 of PM 22146). Landscaping throughout the project will consist of a mixture of trees, shrubs, and ground cover to enhance the proposed buildings along the project frontages as well as interior to the site. Approximately 250 trees will be planted with the project. All on-site landscaping will be maintained privately and will be required to comply with the City’s Landscape Water Efficiency Ordinance (SMMC Chapter 20.330). Landscaping within the rights-of-way for Melrose Drive will be publicly maintained. A conceptual landscape plan has been provided in the project plans Attachment E.
Grading/Utilities
Grading will consist of approximately 163,197 cubic yards (C.Y.) of cut and 217,649 C.Y. of fill, resulting in a net import of 54,452 C.Y. Due to the topography of the project site and the design of the project within the site, various retaining walls are required to facilitate project access. Terraced retaining wall systems up to approximately thirty-six-feet and forty-feet high are proposed for the project entrance and emergency access driveway, respectively. The project proposes manufactured slopes up to 25 feet in height.
Existing slopes along Melrose Drive range from 30 to 50 feet in height. Water and sewer service for the proposed project will be provided by Vallecitos Water District (VWD). The project proposes to connect to existing water and sewer facilities in Melrose Drive. These facilities do not require substantial improvement to serve the project site per VWD’s Water and Sewer Study (Appendix R of the project EIR (Appendix D)). New storm drains will be constructed onsite to convey storm water from the residential development. The existing San Diego Gas and Electric transmission lines and poles are to remain.
Parking
Parking for the residential project is subject to the parking ratios established by the proposed Ascend Specific Plan which is consistent with the City’s Zoning Ordinance for Off-Street Parking. This requires all units to provide a two-car garage with guest parking at one space for every three units and one parking space for each “Next Gen” unit. Using these parking ratios, the proposed project requires a total of 371 parking spaces. At least 376 parking spaces would be provided which includes 294 spaces within attached two-car garages, 28 open parking spaces for the “Next Gen” units, and 54 open guest parking spaces throughout the development area. In accordance with the City’s Climate Action Plan (CAP) requirements, a minimum of five percent (5%) of the required guest parking, or 4 spaces, shall be equipped with EV charging stations or as otherwise required by CalGreen Building Code, whichever is more stringent. All garages shall be equipped with electric vehicle charging infrastructure in accordance with CalGreen. One accessible parking space would be provided near the common recreation pool amenity area.
Circulation
The project would be accessed from a single driveway from the existing signalized intersection of Diamond Street and Melrose Drive which would allow all turning movements into and out of the project. A gated emergency-only access from Melrose Drive would be located at the western end of the project site. Modifications to the existing traffic signal at Melrose Drive and Diamond Street are required.
A multi-purpose decomposed granite trail exists along the Melrose Drive project frontage. Therefore, the project proposes installing two bicycle ramps on Melrose Drive to direct bicyclists onto and off of the roadway where the existing off-street trail sections exist.
Tentative Subdivision Map
The existing project site consists of one vacant parcel totaling approximately 16.12 acres. A Tentative Subdivision Map (TSM25-0004) is proposed to establish 147 airspace residential condominium units on the existing lot.
Environmental Review
In accordance with the California Environmental Quality Act (CEQA), an Environmental Impact Report (FEIR25-006/SCH No. 2025110592) (Attachment D) was prepared for the proposed project.
The City issued a Notice of Preparation (NOP) for the project to solicit stakeholder feedback on the proposed DEIR from November 18, 2025, to December 18, 2025, and held a Public Scoping Meeting on December 4, 2025, to receive public input on the proposed project EIR.
As a result of the Notice of Preparation (NOP), the City received nine comment letters from agencies and organizations: California Department of Fish and Wildlife (CDFW), California Department of Transportation (Caltrans), Native American Heritage Commission, and two letters from the County of San Diego. Three letters were also received from nearby residents and the general public. Issues and concerns were primarily related to Air Quality, Biological Resources, Cultural/Tribal Resources, Hazards and Hazardous Materials, Noise, Stormwater, Transportation, Utilities and Service Systems, and Wildfire. The letters were considered when drafting the DEIR and are included in Appendix L of the EIR Technical Appendices (Attachment D).
The City circulated the DEIR for a forty-five-day (45) public review period from July 17, 2026, to August 31, 2026. A total of 24 written comment letters were received on the Draft EIR. Three (3) of the comment letters came from the following agencies/organizations: California Department of Fish and Wildlife (CDFW), County of San Diego, and San Diego Archaeological Society. An additional 21 comments were received from residents within the area and the general public. Issues raised are mainly regarding biological impacts, construction impacts, increased traffic, emergency access and evacuation concerns. A brief summary of the potentially significant environmental impacts and responses to some comments are included below. Detailed responses to comments are included in Section 0.3 of the Final Environmental Impact Report (Attachment D).
During the Draft Environmental Impact Report (DEIR) process, the City determined that implementation of the project would have no impact or a less than significant impact on multiple resource issue areas. Those resource areas include Aesthetics, Agriculture and Forestry Resources, Air Quality, Energy, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Population and Housing, Public Services, Recreation, Utilities and Service Systems, and Wildfire.
Biological Resources
The project site includes an existing landscaped slope along the southern site boundary above Melrose Drive but otherwise consists of disturbed lands subject to routine maintenance and a recently graded area near the eastern boundary. The site was recently cleared of vegetation in November 2025 and currently includes 1.1 acres mapped as ornamental and 15.0 acres mapped as disturbed habitat. The project is conditioned to implement mitigation measures MM-BIO-1 through MM-BIO-3 which address Crotch’s bumble bee protection, nesting birds’ protection, and coastal California gnatcatcher protection. These mitigation measures would address comments received by the California Department of Fish and Wildlife (CDFW) and would ensure that the appropriate permits are obtained in accordance with CDFW and/or United States Fish and Wildlife Service (USFWS) requirements. With implementation of mitigation measures MM-BIO-1 through MM-BIO-3, impacts to biological resources as a result of project implementation would be reduced to a level of less than significant.
Cultural/Tribal Cultural Resources
Implementation of the proposed project would not impact any identified archaeological resources, historical resources, or any known human remains interred outside a formal cemetery. However, the potential exists for impacts to previously unknown cultural resources resulting from implementation of the proposed project. Following Native American consultation pursuant to Assembly Bill 52 and Senate Bill 18, the City negotiated mitigation measures with consulting tribes to ensure identification and appropriate handling of potentially buried Tribal Cultural Resources (TCR) within the original project site. These potentially significant impacts to archaeological resources and human remains would be mitigated to below a level of significance through implementation of mitigation measures MM-CR-1a through MM-CR-1d. Specifically, implementation of mitigation measures MM-CR-1a through MM-CR-1b would provide for the presence of archaeological and Native American monitors during ground disturbing activities to identify any previously unidentified cultural resources and to prevent inadvertent disturbance of any intact cultural deposits that may be present. Should any resources be identified, implementation of mitigation measure MM-CR-1c would ensure proper handling and treatment of such resources by providing for evaluation by a qualified archaeologist, in consultation with a tribal monitor, to determine whether additional archaeological work is necessary. Potential impacts to human remains would be mitigated through implementation of mitigation measure MM-CR-1d which includes the requirement that any remains uncovered during ground disturbing activities shall not be further disturbed until the San Diego County Coroner has determined origins of the remains and final treatment has been coordinated with input of Native American Tribes as necessary. Furthermore, mitigation measures MM-TCR-1 was added as a result of comments received by the Rincon Band of Luiseño Indians which address interpretive signage to be provided on-site. With incorporation of these mitigation measures, potential impacts to cultural resources associated with the proposed project would be reduced to a less than significant level.
Geology and Soils
Based upon the analysis presented in the EIR, impacts associated with seismicity, liquefaction, landslides, erosion/loss of topsoil, compressible soils, and expansive soils were determined to be less than significant. Impacts to paleontological resources during project construction would be reduced to a level of less than significant with implementation of mitigation measure MM-GEO-1. The mitigation measure requires the applicant to retain a qualified paleontologist to identify areas where paleontological resources may be present and to monitor the initial cut in any areas that may have the potential to contain paleontological resources. If paleontological resources are encountered during grading or excavation, the qualified paleontologist will evaluate the discovery and, if determined to be scientifically significant, oversee appropriate recovery, documentation, and curation of the resource. Furthermore, the proposed project would be required to adhere to all recommendations in the preliminary geotechnical evaluation report. With mitigation measure MM-GEO-1, potential impacts during construction activities to paleontological resources would be reduced to a less than significant level.
Noise
The development of the project site would have noise impacts due to temporary construction activities (including blasting and vibration impacts), grading and rock crushing operations. The nearest sensitive receptors are the existing multi-family residential homes located approximately 400 feet west of the project site. Prior to issuing a grading permit for blasting or rock crushing, the applicant would provide the final location of the construction equipment to the Planning Division for approval. If a rock drill is shown to be located within 160 feet from a sensitive land use’s property line, an acoustical engineer shall prepare a noise assessment to determine whether noise levels in excess of the 75 dBA standard would occur during construction. If the rock drilling noise assessment determines noise levels at the affected property lines would exceed 75 dBA, the acoustical engineer shall develop a mitigation plan to ensure rock drilling and blasting would be below 75 dBA at the property line including measures such as sound barriers or other feasible attenuation techniques. If a rock crusher is shown to be located within 225 feet of a multi-family use without shielding, an acoustical engineer shall prepare a noise assessment to determine whether noise levels would be above the applied threshold of 65 dBA Leq for multi-family residential use. Therefore, the implementation of the proposed mitigation measures would reduce noise from the rock drilling and rock crushing activities to less than significant. Furthermore, the Conditional Use Permit conditions require that all rock crushing activities meet the blasting requirements and process cited in SMMC Ch. 17.60 for a blasting permit, setback requirements from sensitive receptors, earthen berms, absorbing materials, shielding requirements, operational limits on crushing. Noise measurements shall be conducted once rock crushing is in operation to ensure compliance with City thresholds. In addition, all debris shall be disposed off-site in accordance with current local, state, and federal disposal requirements, and noticing to the City and all residences within 600 feet of any potential blast location shall be provided at the time of issuance of a building or grading permit.
Based on the noise analysis (Attachment D, Appendix T), the cumulative noise level from surrounding roadway would not exceed the exterior noise threshold of 65 dBA CNEL (Decibels measured at a Community Noise Equivalent Level) at the residential units’ ground floor private yards. Therefore, the proposed outdoor usage areas would comply with the City Noise Standard. In addition, the project would not create a noise increase of more than 3 dBA CNEL on any of the analyzed roadway segments. Therefore, the Project’s contributions to off-site roadway noise will not cause any significant impacts to any existing or future noise sensitive land uses.
Transportation (Vehicles Miles Traveled Analysis)
Per the City’s Transportation Impact Analysis (TIA) guidelines, the Vehicle Miles Traveled (VMT) analysis screening threshold was evaluated for the residential project and a VMT analysis was required since the project is not located in a VMT efficient area. The project would be expected to generate 21.3 VMT/resident, which is 27.7% over the VMT threshold of 85% or less of the regional average. Implementation of quantifiable VMT reduction strategies such as providing transit passes and pedestrian network improvements, would result in a total VMT reduction of 15% and a reduction of 27.7% is required to fully mitigate the project’s significant VMT impact. There are no additional measures applicable to the project to capture the remaining 12.7% VMT reduction. The project would implement other non-quantifiable measures strategies through implementation of the project’s Transportation Demand Management (TDM) plan. Although these measures and strategies in the TDM plan would enhance non-vehicular mobility, they are not quantifiable and do not contribute to the overall VMT reduction. As such, the project’s VMT impact remains significant and unavoidable. Therefore, the proposal includes a request for a Statement of Overriding Considerations to be issued by the City upon approval of the project as detailed in Exhibit A - Findings of Fact and Statement of Overriding Considerations of Resolution PC 26-5239.
DEIR Alternatives
State CEQA Guidelines require that Environmental Impact Reports examine a range of reasonable alternatives to the proposed project that would obtain the basic objectives of the project and would avoid or lessen environmental impacts. The DEIR prepared for the proposed Ascend Specific Plan project examined three alternatives: No Project/No Development Alternative; No Project/General Plan Alternative; and Reduced Density Alternative. One additional alternative, Alternative Location, was considered but rejected since the project applicant does not control another site within the City of comparable land area that is available for development of the project.
The objectives of the proposed project are described as follows:
1. Provide multi-family housing opportunities close to employment uses, shopping opportunities, and transportation opportunities.
2. Maximize the opportunity to provide housing for the City of San Marcos (City) in the 8.1-12.0 dwelling unit density range which is comparable to low-medium density housing developments in the City.
3. Design a vehicular circulation system that adequately accommodates traffic and improves circulation efficiency in and around the Specific Plan Area.
4. Develop high-quality housing which meets the housing needs of the City and the region.
5. Create a development that promotes a high-quality-of-life by maximizing recreational open space and common gathering areas and fostering an outdoor community culture.
6. Establish development standards and design guidelines that ensure distinctive architecture, landscaping, and recreational amenities that complement and enhance the existing built environment.
7. Institute a program for the long-term maintenance of the community to ensure all facilities are adequately maintained to City standards.
8. Finance or contribute a fair share of funding to all community services and infrastructure needed to support development proposed by the Specific Plan to promote economic stability.
No Project / No Development Alternative
Under the No Project/No Development Alternative, since the No Project/No Development Alternative would not develop any residential uses on the project site, overall impacts would be less than those of the project or eliminated entirely. However, some benefits of the project would not be realized under this alternative, including the provision of additional housing units in the City which helps the City meet its RHNA goals. The No Project/No Development Alternative would not meet any of the project objectives.
No Project / Existing General Plan Alternative
The No Project / Existing General Plan Alternative would construct a 220,000 s.f. distribution warehouse. This alternative would result in greater trip generation, and a wider array of vehicles would access the site consistent with a distribution warehouse including large trucks and vans. Construction-related emissions would be similar to the project, but operational air quality, noise, and GHG emissions would be greater since there would be more trip generation under this alternative. The increased trip generation could result in an increase in substantial effects at intersections under this alternative. Due to the lower VMT associated with an industrial use compared to a residential use, this alternative is anticipated to reduce the significant project- and cumulative-level VMT impact identified for the project to below a level of significance. This alternative would result in a lower water and wastewater demand but higher solid waste generation compared to the project. Footprint-specific impacts, such as those related to biological resources, cultural resources, tribal cultural resources, geology and soils, and hydrology and water quality would be similar to the project, as the same footprint of disturbance would occur. The No Project/Existing General Plan Alternative would not meet many of the project objectives including providing housing.
Reduced Density Alternative
Under the Reduced Density Alternative, footprint-specific impacts such as those related to biological resources, cultural resources, geology and soils and tribal cultural resources, would be similar to the project because the overall footprint of disturbance would be similar. Impacts related to hydrology and water quality would be similar to, but slightly less than, the project due to the reduced extent of impervious surfaces. The Reduced Density Alternative would result in a less intensive use of the project site by proposing 80 single-family residences. Trip generation would also be reduced (800 ADT compared to 1,398 ADT), leading to lower operational air pollutant emissions, GHG emissions, fuel consumption, and vehicle-related noise. Due to the site’s location in an area that is not considered a VMT-efficient area, this alternative would still result in a significant and unmitigated project- and cumulative-level transportation (VMT) impact. Construction activity would still involve grading, blasting, and rock crushing, but with reduced grading quantities and fewer buildings, construction-related air pollutants and GHG emissions would be proportionally lower. Construction-related noise from drilling and rock crushing would be similar to the project. Utilities and service systems demands, including water, wastewater, and solid waste generation, would also be reduced compared to the project. Overall, the Reduced Density Alternative would reduce many environmental impacts relative to the project, though it would assist the City less in meeting its RHNA allocation. This alternative could meet most of the project objectives.
Environmentally Superior Alternative
The No Project/No Development Alternative would eliminate all potentially significant impacts identified for the project. However, the No Project/No Development Alternative would not meet any of the project objectives. CEQA Guidelines Section 15126.6(e)(2) states that if the No Project alternative is identified as the environmentally superior alternative, then an environmentally superior alternative should be identified among the other alternatives. Among the other alternatives, not including the project, the Reduced Density Alternative is the environmentally superior alternative because it would provide a reduced level of impact in some environmental analysis areas including air quality, greenhouse gas, hydrology and water quality, noise, and utilities/service systems. Mitigation measures would still be required to mitigate impacts to biological resources, cultural resources, geology and soils, noise and tribal cultural resources. The Reduced Density Alternative would still have significant and unmitigated project and cumulative-level transportation (VMT) impacts.
DEIR Public Comments
California Department of Fish and Wildlife: The letter provides various comments on the proposed project, mainly in relation to the project’s potential impacts on sensitive habitat on-site and suggests updated mitigation measures to reduce impacts. The Final EIR provides a detailed response to the comments and has included additional information, and minor mitigation measure modifications related to Crotch’s bumble bee protection, nesting birds’ protection, and coastal California gnatcatcher protection that address several of the comments from the wildlife agency.
County of San Diego: The letter provides various comments on the proposed project and requirements for stormwater runoff and potentially hazardous materials on-site. The Final EIR provides a detailed response to the comments and no additional modifications to the project or EIR are required as a result.
San Diego Archeological Society: The letter states that the organization has reviewed the EIR and agrees with the impact analysis and mitigation measures proposed.
Individuals (21): Comment letters were received by 21 residents and interested parties, mainly expressing concerns on project traffic and wildfire evacuation.
Response - Traffic: Comments were received requested further review of existing and proposed traffic conditions at Melrose Drive and Diamond Street and Melrose Drive and Longstaff Court. Traffic analyses (Local Transportation Analysis ([LTA)] and Vehicle Miles Traveled ([VMT]) were prepared for the project by Linscott, Law and Greenspan (LLG), a qualified subconsultant on the City’s Pre-Screened California Environmental Quality Act (CEQA) Consultant List. The traffic analyses were prepared consistent with the City’s Transportation Impact Analysis Guidelines. The LTA analyzed 11 roadway segments, including Melrose Drive from Alga Road to San Elijo Road, and eight intersections, including the intersections of Melrose Drive/Diamond Street and Melrose Drive/San Elijo Road. The segment of Melrose Drive from Alga Road to San Elijo Road operates at level of service (LOS) B in the existing condition and it would continue to operate at LOS B in the Near-Term condition with and without the project. In the Long-Term condition, the segment would operate at LOS C with and without the project. Thus, this roadway segment would continue to operate at an acceptable LOS with and without the project. The intersection of Melrose Drive / San Elijo Road currently operates at LOS D. In the Near-Term scenario, the intersection would continue to operate at LOS D with and without the project. In the Long-Term scenario, this intersection would operate at LOS F without the project and the project would contribute additional delay and would result in a substantial effect. The project will be required to implement conditions of approval that would require the project applicant to conduct a signal timing optimization analysis and implement the recommendations to improve overall intersection operations at Melrose Drive/ San Elijo Road. The project will also be required to implement a similar condition for the intersection of S. Rancho Santa Fe Road/ San Elijo Road. The applicant will be responsible for the funding of the signal timing optimization. Optimization of the signal timing would result in operations better than pre-project conditions. Implementation of this condition would ensure that operational impacts to intersections would not be substantial as a result of the project. The intersection of Melrose Drive/Longstaff Court was not analyzed since the volumes on Longstaff Court are very small. City guidelines do not require an analysis of the Melrose Drive/Longstaff Court intersection. However, based upon this comment, a traffic count was conducted on September 2, 2026 by LLG. The count indicated 24 outbound AM peak hour trips and 11 outbound PM peak hour trips at this intersection. This is one vehicle every 2.5 minutes in the AM peak hour and one vehicle every 5 minutes in the PM peak hour. It is acknowledged that long delays can occur during peak periods when turning left out of Longstaff Court. The project adds zero trips to the critical turn movements at the Melrose Drive/Longstaff Court intersection (inbound and outbound left turns to/from the neighborhood). Therefore, an analysis of this intersection is not warranted.
Response - Wildfire Evacuation: Regarding wildfire evacuation, as discussed in the project’s Fire Protection Plan (FPP) and Section 3.13 (Wildfire) of the EIR, emergency evacuation planning for the City of San Marcos is coordinated by the San Marcos Fire Department (SMFD), which is responsible for development and implementation of the City’s Emergency Operations Plan. The City follows the State of California’s Standardized Emergency Management System and the National Incident Command System, and evacuation procedures are implemented in coordination with the County of San Diego Operational Area Emergency Operations Plan. Large-scale evacuations are complex, multi-agency efforts that require coordination between fire agencies, law enforcement, and other emergency responders. Emergency services and other public safety organizations play key roles in ensuring that an evacuation is effective, efficient, and safe. Phased evacuations are often used during an emergency event to reduce congestion and transportation demand on designated evacuation routes by controlling access to evacuation routes in stages and sections. This strategy can also be used to prioritize the evacuation of certain communities that are in proximity to the immediate danger. A phased evacuation effort would need to be enforced by law enforcement agencies and coordinated with the Emergency Operations Center and affected jurisdictions. The City of San Marcos and County of San Diego utilize the Genasys Evacuation system to provide precise evacuation information and instructions to areas that may be at risk during an emergency. Targeting areas in immediate danger allows emergency responders to more effectively manage evacuation operations, reduce congestion and gridlock on local roadways, and maintain access for emergency vehicles. During an evacuation event, law enforcement and emergency personnel may also direct traffic at major intersections and implement temporary traffic control measures, such as contra-flow lanes, to increase roadway capacity in the direction of evacuation.
Detailed responses to all comments received during the public review period of the Draft EIR have been provided in Section 0.3 of the Final EIR (Attachment D).
Fiscal Impact
Fiscal and Economic Impact Reports were prepared for the project and have been provided as Attachment G, which compares the land use change from light industrial use to residential use. For the purposes of the fiscal and economic reports, the analysis compared the proposed specific plan allowing up to 160 residential units with a hypothetical 220,000-square-foot warehouse distribution center that could potentially be developed on the subject site under the current zoning of Light Industrial (L-I). It is important to note that the proposed Site Development Plan is for 147 units and not the full 160 units analyzed below and in the reports.
The Fiscal Impact Report identifies potential recurring municipal revenues and costs to the City General Fund that may result from the proposed land use change from light industrial use to residential use for the project site. Revenue sources include property taxes, sales taxes, licenses, permits, and fines. Table 8 from the Fiscal Impact Report shows the projected recurring fiscal revenues of each use and estimates the proposed residential project will generate approximately $488,711 on a recurring basis, as compared to $275,480 for the approved warehouse distribution use:
Expenditures for the City include public safety, public works maintenance, and administrative services. Although the proposed residential project is projected to generate more recurring General Fund revenue than the approved warehouse distribution use, it would also require significantly higher recurring General Fund expenditures for City services, as shown in Table 9 of the Fiscal Impact Report:
Table 10 from the Fiscal Impact Report shows how the recurring General Fund expenditures affect the net fiscal impact and revenue-to-expense ratio of each use:
It is estimated that the proposed residential project would result in a recurring fiscal surplus of $189,229 to the City’s General Fund as compared to a recurring surplus of $213,694 if the site was developed with the warehouse distribution use as described above.
The Economic Impact Report identifies general economic impacts that may result from the proposed project. Major indicators of economic impact are 1) Gross receipts (direct output plus output produced by suppliers and employee spending), 2) Employment (direct on-site and indirect which supports direct employment), and 3) One-Time Construction Impacts. By developing the project site with residential development, the Economic Impact Report estimates that the recurring economic output to the City would be approximately $2.9 million compared to the recurring economic output to the City if developed as warehouse distribution of $40.3 million. This reduction is mainly related to the difference in employment type between residential use where employment opportunities would be negligible versus warehouse distribution use of the property with permanent employment and output produced by suppliers and employee spending. The Economic Impact Report estimates that one-time economic impacts related to site construction would be $148.4 million for the residential project compared to $72 million for construction of a warehouse distribution development.
The project site has remained undeveloped under the current Light Industrial (L-I) Zone. According to the Economic Impact Study included in Attachment G, the light industrial market has softened since 2020 with lower lease rates and higher vacancy rates than residential development. Therefore, the high-market demand for residential units may be a more viable development alternative to the existing land use and zoning designation of Light Industrial.
Public Comment
The City conducted a noticed public information meeting held on December 4, 2025. The meeting was attended by one community member who did not express any concerns with the proposed project. Approximately 28 written comments were received from members of the public and are attached as Attachment F. Many of these are comments were received during the DEIR public review period which ran from July 17, 2026, to August 31, 2026. Responses are included in Section 0.3 the Final EIR (Attachment D).
Attachment(s)
Resolutions:
1. Resolution PC 26-5239 (EIR25-006): Recommend to City Council certification of the project Environmental Impact Report;
2. Resolution PC 26-5240 (SP25-0003): Recommend to City Council adoption of the Ascend Specific Plan to establish development guidelines and serve as the primary land use, policy, and regulatory document for the project site;
3. Resolution PC 26-5241 (GPA25-0004): Recommend to City Council approval of a land use designation amendment for the project site from Light Industrial (LI) to Specific Plan Area (SPA);
3. Resolution PC 26-5242 (R25-0004): Recommend to City Council approval of a zone reclassification for the project site from Light Industrial (L-I) to Specific Plan Area (SPA);
5. Resolution PC 26-5243 (MFSDP25-0003): Recommend to City Council approval of a Multi-Family Site Development Plan to allow the construction of 147 attached and detached townhomes with associated improvements and amenities;
6. Resolution PC 26-5244 (TSM25-0004): Recommend to City Council approval of a Tentative Subdivision Map to establish 147 residential airspace condominiums on one lot; and
7. Resolution PC 26-5245 (CUP25-0003): Recommend to City Council approval of a Conditional Use Permit to allow the temporary use of a rock crusher during grading operations.
A. Vicinity Map
B. Requested Entitlements
C. Site & Project Characteristics
D. Environmental Impact Report (EIR25-006)
E. Project Plans
F. Public Comments
G. Fiscal & Economic Impact Analysis
Prepared by: Chris Garcia, Principal Planner
Reviewed by: Kyrenne Chua, Principal Civil Engineer
Submitted by: Joseph Farace, Planning Division Director