PLANNING COMMISSION MEETING DATE:
DECEMBER 2, 2024
SUBJECT:
Title
SAN MARCOS BLVD. MIXED-USE REDEVELOPMENT (SEARS SITE) - REQUEST FOR ENTITLEMENTS TO CONSTRUCT A MIXED-USE DEVELOPMENT CONSISTING OF 71 RESIDENTIAL CONDOMINIUM UNITS, 2,916 SQUARE FEET OF COMMERCIAL SPACE, AND 2,981 SQUARE FEET OF INDOOR RECREATIONAL AMENITY SPACE.
LOCATION/APN:
1100 W. SAN MARCOS BLVD. / APN: 219-200-47-00
CASE NUMBER:
CATEGORICAL EXEMPTION (EX) 24-022, SITE DEVELOPMENT PLAN (SDP) 24-0006, TENTATIVE SUBDIVISION MAP (TSM) 24-0002, CONDITIONAL USE PERMIT (CUP) 24-0002
Body
Recommendation
ADPOPT AND APPROVE the following in the order set forth below:
1. ADOPT Class 32 Categorical Exemption (In-Fill Development Projects) (EX24-022);
2. APPROVE Resolution No. PC 24-5132 for a Site Development Plan (SDP24-0006) for the development of the 2.8-acre Mixed-Use 1 (MU-1) zoned site with 71 residential units, 2,916 square feet of mixed-use commercial space, and 2,981 square feet of resident amenity space;
3. APPROVE Resolution No. PC 24-5133 for a Tentative Subdivision Map (TSM24-0002) to create one lot with a dedicated right-of-way and up to 71 residential and 10 commercial condominium units;
4. APPROVE Resolution No. PC 24-5139 for a Conditional Use Permit (CUP24-0002) to allow tandem parking to exceed 10% of the total provided off-street parking.
Body
Introduction
The proposed project will redevelop a 2.8-acre site with a mixed-use development consisting of 71 residential condominium units, and 2,916 square feet of mixed-use commercial space and 2,981 square feet of private Homeowners' Association (HOA) recreational amenity space.
Discussion
The 2.8-acre project site at 1100 W. San Marcos Boulevard is located north of W. San Marcos Blvd east of the existing Regal Edwards Theater, south of the industrial buildings located on Stone Drive, and immediately west of the Restaurant Row Specific Plan Area. The project site consists of a single parcel currently developed with an approximately 14,600-square-foot vacant commercial building (formerly a Sears department store), paved parking facilities, and ornamental landscaping. The proposed project would clear the site and construct a new mixed-use building fronting W. San Marcos Blvd. along with eight additional buildings containing attached rowhomes throughout the site’s interior, further building out the Mixed-Use 1 (MU-1) zone along the north side of San Marcos Blvd.
A Site Development Plan (SDP17-0006) was approved on September 20, 2018, for a mixed-use development consisting of 82 residential units and 5,522 square-feet of commercial ground-floor area. Additionally, on June 17, 2019, the Planning Commission approved a Tentative Subdivision Map (TSM18-0004) allowing the project to be developed as condominiums; however, this map expired following the sale of the property to the current owner, who intended to develop the project as rental apartment homes. Ministerial permits (Grading and Building Permits) for the 82-unit development were filed and processed when this application from Lennar Homes of California (Lennar) was submitted. Lennar proposes to acquire the property and has submitted this application for new entitlements, aiming to modify the current project design to enhance compatibility with the adjacent Restaurant Row Specific Plan Area. These modifications include a reduction of the previous approved 82 units to 71 units, to enable a new mixed-use building design featuring larger two-story condominium units over ground-floor commercial space instead of the previous two levels of single-story apartments.
Site Development Plan
Under a Site Development Plan (SDP), the project design is reviewed for compliance with the design standards of the existing MU-1 zone. As seen in Table 1 below, the project meets or exceeds the development standards of the MU-1 zone.
|
Table 1: MU-1 Zoning Regulations and Proposed Project Compliance |
|
Development Standard |
MU-1 Zone Requirements |
Proposed Project |
|
Residential Density |
20 - 30 du/ac |
25.3 du/ac |
|
FAR Min. |
1.0 |
1.30 |
|
FAR Max. |
1.75 |
|
|
Unit Size Min. |
600 sq. ft. |
821 sq. ft. |
|
Building Height Min. |
2 stories / 25 feet |
3 stories/47’-2.5” |
|
Building Height Max. |
4 stories / 48 feet |
|
|
Front Setback |
80% @ 2 ft (max.) 20% @ 7 ft (max.) |
80% @ 2 ft 20% @ 5 ft |
|
Interior Setback |
0 ft |
5 ft |
Mixed-Use Building
A three-level mixed-use building with ground floor commercial space will front San Marcos Boulevard along the entire 200 feet of the project site’s street frontage. The ground floor will contain 6,059 square-feet of non-residential space, with residential garages at the rear of the building, facing the site’s interior. An additional open parking field behind the building will provide parking for commercial tenants and guests. Above the ground floor, 17 two-story townhomes will occupy the second and third levels of the building. The townhomes will be accessed from a central corridor on the second level, with stairways within each unit providing access to the unit’s second story (third level of the building).
Fronting San Marcos Blvd., the building will feature a pedestrian-scaled commercial ground floor with floor-to-ceiling glass storefronts, an undulating building facade, metal awnings with robust tieback hardware, and landscaping to create an inviting environment for pedestrians. The 6,059 square-feet of ground-floor commercial space will be split into roughly equal halves with commercial tenant space and a private indoor recreational amenity space, as required by the MU-1 zone. The amenity space will include a fitness area, lounge with kitchen, mailroom, and restrooms. The commercial tenant space will be built to suit when tenants are identified.
The overall design of the building draws from its surroundings, incorporating framed elements and metal awnings reminiscent of neighboring buildings at Restaurant Row, while establishing its own distinct identity. The architectural style blends industrial, coastal, and modern influences consistent with contemporary Southern California architectural styles. Articulated massing and a mix of siding textures at the ground floor provide the structure with a strong base. Upper residential floors feature large framed elements around windows and private patios, with varying textures adding depth and interest to the facade. A prominent tower element rises on the west corner, serving as a visual anchor and highlighting the commercial spaces, while the east end showcases a framed modern asymmetrical pitched element that further diversifies the building’s form.
Rowhome (Rowtown) Building Type
Behind the mixed-use building and dispersed throughout the site, eight attached rowhome buildings will provide a total of 54 residential units. These units are configured in two layouts: five perpendicular rows of six-unit buildings on the west side of the development, and a parallel line of three eight-unit buildings on the east side, facing Restaurant Row. The placement of these three buildings along the east side of the development will define the western edge of a shared pedestrian paseo with Restaurant Row, providing access to San Marcos Blvd. and connections to other on-site and off-site paseos traversing both the project site and Restaurant Row.
The “Rowtown” product type will consist of single-family attached townhomes in a three-story stacked configuration with ground-floor garages and primary living spaces above. The Rowtown buildings are defined by their verticality, with mono-pitched roofs accentuating the structures' height. Lighter-colored upper floors above darker ground floors provide a strong base, with deep recesses for patios and balconies. The buildings emphasize a residential scale, with entry doors, modern lighting fixtures, and a variety of materials including smooth stucco and horizontal lap siding, offering a welcoming appearance.
Site Design
The proposed project will implement the overarching goals of the City’s General Plan through various site design features and by introducing a mix of residential and commercial land uses that contribute to the overall vision for redevelopment in the immediate area. The project aligns with the General Plan vision for the 158-acre “San Marcos Boulevard Focus Area 3 Land Use Plan” (FA3), which generally encompasses the area between Grand Avenue and S. Rancho Santa Fe Road along the north side of San Marcos Boulevard. FA3, within a heavily traveled corridor, presents an opportunity to establish a vibrant area with freeway accessibility and existing community attractions. Redevelopment in FA3 is intended to complement the character of, and strengthen connections to, the mixed-use-oriented Creek District, creating a cohesive downtown area with a range of destinations that enhance the urban experience for residents and visitors.
The project includes two access points: a shared driveway with Restaurant Row on San Marcos Blvd. and a rear driveway to the private road running east-west behind the development, linking to Los Posas Road and Via Vera Cruz. Private Drive “A” will provide north-south access through the project site, and three additional private driveways (“C,” “D,” and “E”) will branch off to provide access to residential garages. Private Drive “B,” located behind the mixed-use building, will lead to the shared driveway on the Restaurant Row site. The proposed consolidation of driveways with Restaurant Row on San Marcos Blvd. will reduce conflict points with pedestrians and bicyclists, improve traffic flow on the new local access lane of San Marcos Blvd., and create additional opportunities for on-street parking spaces.
An onsite network of pedestrian paseos serves as a vital public space, connecting the surrounding developments and providing a pleasant walking experience, while facilitating alternative transportation modes beyond motorized vehicles. Paseos along the west and east perimeters of the project site will connect internal walkways to San Marcos Blvd., and the commercial storefronts to on-site parking areas. Two east-west paseos will also provide access across the project site, linking the movie theater to Restaurant Row and the new public park.
The project will also include street improvements to W. San Marcos Blvd. along the project frontage extending the local access lane design westward from Restaurant Row. The improvements consist of a 10-foot-wide public sidewalk with street trees, road widening for a 12-foot-wide local access shared vehicle and bicycle lane, and on-street parallel vehicle parking, which are all separated by a 6-foot-wide raised landscaped median from the travel through lanes on San Marcos Boulevard. An alternative option would provide a dedicated eight-foot-wide buffered bicycle lane instead of the on-street parallel parking. Street improvements would include an enhanced pedestrian realm, with 10 to 13-foot sidewalk widths, street trees, and other amenities consistent with the adjacent Restaurant Row project frontage.
Open Space
The project exceeds the City’s requirements for 20% common open space by providing approximately 30,521 square-feet, or 26.6% of the site as common open space. Private open space within the project includes pedestrian paseos, a 1,520-square-foot pocket park with a tot lot and seating area, a 3,096-square-foot indoor recreational amenity (within the mixed-use building), a community gathering area with seating and picnic/game tables, and landscaping lining the private driveways.
All 71 residential units include private open space in the form of private front porches and balconies. The project exceeds the per-unit minimum of 36 square-feet of private open space by providing 36 to 210 square-feet of private open space per unit. In total, the project will provide 9,222 square-feet of private open space, exceeding the 2,556-square-foot requirement.
Landscaping around the site has been designed to maximize open space while creating attractive and functional paseos and private drives connecting internal and adjacent uses. The plant palette will be applied throughout the common area landscaping and pedestrian pathways to create a unified sense of place. The interior site areas will be planted to provide shade and incorporate an aesthetic quality of colorful plant materials. A combination of differently sized trees will be used alongside formal groupings of flowering shrubs and native species planted in an informal pattern to create a more natural appearance throughout the site. Where possible along and within the private driveways, landscaping will enhance the private streetscape. All plant materials will be drought-tolerant and water-efficient, as required by City Ordinance, with seasonal HOA maintenance needed once established.
Parking
The project includes a total of 161 on-site parking spaces, consisting of 125 private garage spaces and 36 open parking spaces.
|
Table 2: MU-1 Zoning Residential Parking Requirements |
|
Land Use |
MU-1 Zone Required Ratio |
Units |
Spaces Required |
|
1 bedroom |
1.25 spaces per unit |
9 |
12 |
|
2 bedrooms |
1.75 spaces per unit |
8 |
14 |
|
3+ bedrooms |
2.00 spaces per unit |
54 |
108 |
|
Total: |
134 |
|
Table 3: MU-1 Zoning Non-Residential Parking Requirements |
|
Land Use |
MU-1 Zone Required Ratio |
Units |
Spaces Required |
|
Guest |
1 space per 3 units |
71 |
24 |
|
Commercial |
3 spaces per 1,000 square feet |
3,000 square feet |
9 |
|
Total: |
33 |
As identified in Tables 2 and 3, a total of 167 parking spaces are required.
Consistent with San Marcos Municipal Code (SMMC) Section 20.340.070, when different land uses share a common parking footprint, the total number of spaces required to support the collective uses may be determined by parking profiles rather than by individual peak ratios, using methods and rates outlined in the Urban Land Institute’s (ULI) Shared Parking Manual. The project includes a shared parking analysis (Attachment D) for the dual use of six open parking spaces. The analysis identifies commercial parking demand ending at 7:00 p.m., with residential guest parking demand peaking from 7:00 to 10:00 p.m. As such, six open parking spaces will have a two-hour time limit, enforced by the HOA from 7:00 a.m. to 7:00 p.m., to ensure adequate parking for commercial tenants during the day and evening/overnight guest parking for residents after 7:00 p.m. A Parking Management Plan must be submitted to the City for approval, identifying additional programs, policies, and procedures (including enforcement responsibilities) for the HOA to ensure parking operates as intended. A deed restriction will also be recorded, requiring that ground-floor commercial uses end at 7:00 p.m. to further ensure overnight guest parking availability.
In addition to the 161 on-site parking spaces, six parallel parking spaces will be created with the build-out of street improvements associated with the San Marcos Blvd. local access lane design. These spaces will be available for public parking, in accordance with any regulations established by the City (e.g., time restrictions), and will not be reserved for the exclusive use of any specific property or business. Although six spaces are anticipated, the actual number will be determined during the improvement plan process to address any utility conflicts or vision obstructions that may be present.
Each of the 71 private residential garages in the development will include a level 2 or higher Electric Vehicle (EV) charger. Consistent with the Climate Action Plan (CAP), an additional four open parking spaces will also have EV chargers, providing a total of 75 EV parking spaces.
Conditional Use Permit (CUP) for Tandem Parking
The project includes 27 tandem garages, providing a total of 54 tandem parking spaces. SMMC Section 20.340.060 allows up to 10% of provided parking spaces to be tandem and requires a CUP for any additional tandem spaces. The proposed 54 tandem spaces comprise 33.54% of the total 161 parking spaces provided onsite. The use of tandem garages maximizes the use of ground-floor space to meet MU-1 density and FAR requirements, narrows the building footprint to allow for additional paseos and open space, and provides greater variability in the market price of units. In addition, tandem parking reduces the visual impact of garages by replacing wider two-car garage doors with single-car-sized doors. Consistent with SMMC Section 20.340.060, a CUP is included to permit tandem parking to exceed 10% of the provided parking but not to exceed 34%. The CUP also mandates that tandem garage spaces measure a minimum of 10 feet by 40 feet and prohibits any encroachments into this space. The repositioning of vehicles in tandem garages may occasionally be necessary. The Parking Management Plan will outline rules for these maneuvers and designate locations for vehicles to be temporarily parked, ensuring 11 to 15 feet of clearance in private drives during repositioning.
Tentative Subdivision Map
Approval of a Tentative Subdivision Map is required to remap the 2.8-acre project site to dedicate right-of-way, establish access and utility easements, and create a single lot with an airspace condominium map for up to 71 residential and 10 commercial units. Although the Tentative Subdivision Map includes up to 10 commercial condominium units, the Site Development Plan limits the commercial area of the project to 2,916 square-feet. Allowing up to 10 commercial units provides flexibility to accommodate future changes in the number of businesses occupying the 2,916-square-foot commercial space, ensures adaptability in tenant arrangements, and allows for the creation of commercial units for currently unanticipated reasons.
Environmental Review
The project is categorically exempt under California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-Fill Development Projects). This exemption requires meeting five specific criteria (a-e), each of which is addressed in the following discussion. A CEQA Class 32 Categorical Exemption Report for the project was prepared (Attachment E) and includes additional discussion on each criterion and supporting technical reports.
a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The proposed project complies with both the General Plan and Mixed-Use 1 zoning designations, as it does not exceed the allowed density and meets the development standards of the Mixed-Use 1 zone and applicable zoning regulations, including Floor Area Ratios (FAR).
b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The project site, located within the San Marcos city limits, is 2.8 acres and is surrounded by urban uses, as defined under Public Resources Code Section 21072, on more than 75% of the perimeter of the site.
c) The project site has no value, as habitat for endangered, rare or threatened species.
A biological assessment of the site was conducted by Helix Environmental Planning. The assessment determined an extremely low potential for endangered, rare, or threatened species to occur within the site or in the immediate vicinity, given the lack of suitable habitat on the currently developed project site.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
Traffic Impacts
Under CEQA, traffic impacts are evaluated based on Vehicle Miles Traveled (VMT). Pursuant to City guidelines, commercial and residential VMT impacts for mixed-use developments are evaluated separately. Although the commercial portion of the project has a less-than-significant VMT impact, the residential portion required additional analysis. This analysis determined that the residential units are anticipated to generate a VMT per capita of 12.5 miles, well below the City’s threshold of 16.1 miles, which is 15% lower than the San Diego Region’s VMT per capita of 18.9 miles. As a result, the project will not have a significant impact on traffic.
Noise Impacts
Temporary increases in noise levels are anticipated during project construction; however, in accordance with SMMC requirements, construction activities are limited to 7:00 a.m. to 6:00 p.m. on weekdays and 8:00 a.m. to 5:00 p.m. on Saturdays. After project completion, operations are required to conform to the City’s noise limit standards (65 dBA Leq during daytime hours and 55 dBA Leq after 10:00 p.m.), as measured from the project site property lines. Compliance with these standards ensures that the project will not have a significant noise impact. Additionally, a 39.5-foot separation from the through lanes of W. San Marcos Blvd. and compliance with California Building Code requirements for the use of noise attenuating building materials will ensure compliance with CNEL requirements.
Air Quality
An air quality assessment conducted by Helix Environmental Planning on October 11, 2024, concluded that emissions of criteria pollutants would be below applicable thresholds. The project would be consistent with the Attainment Plan, RAQS assumptions, and would implement Climate Action Plan (CAP) measures, providing compliance with the City’s adopted CAP. Sensitive receptors would also not be exposed to substantial concentrations of TACs or odors. As a result, compliance with these standards and implementation of CAP measures ensures that the project will not have a significant impact on air quality.
Water Quality
In accordance with the City’s stormwater management regulations and MS4 Permit, a Priority Development Project Stormwater Quality Management Plan (PDP SWQMP) was prepared for the project. The redevelopment would reduce the site’s existing impervious area by approximately 10,000 square-feet, and the project would implement on-site retention and treatment facilities, including a modular wetland and green street design improvements within the right-of-way. Through the implementation of BMPs to ensure regulatory permit compliance, the project will not have a significant impact on water quality.
e) The site can be adequately served by all required utilities and public services.
Electric service will be provided by San Diego Gas and Electric (SDG&E), which has the capacity to serve the project. A Water and Sewer Study prepared by Vallecitos Water District (VWD) determined that sufficient water and sewer capacity is available to serve the project with the installation of new infrastructure, coordinated with the Restaurant Row project.
Fire and paramedic services will be provided by the City of San Marcos Fire Department, which has reviewed the project for compliance with Fire Department requirements. Ongoing fire protection services will be funded by Community Facility District (CFD) 2001-01, which the project is required to annex into and for which it must pay annual assessments. The San Diego County Sheriff, under contract with the City of San Marcos, provides police services citywide, including to the project site. Annexation to CFD 98-01IA1 is also required, which will fund ongoing police services. The project site is within the San Marcos Unified School District boundary, and La Mirada Academy (K-8) and San Marcos High School (9-12) will serve the site. Prior to the issuance of building permits, payment of school mitigation fees is required, as specified in California Government Code Sections 65995(h) and 65996(b). Additionally, at the time of building permit issuance, payment of Public Facility Fees for drainage, streets, SR-78, stormwater, technology improvements, parks, and habitat conservation will be required. Given the availability of utilities and payment of the fees and CFD annual assessments identified above, the project will not have a significant impact on required utilities or public services.
Public Comment
A Notice of Application was mailed to all property owners and tenants within a 500-foot radius of the project site, and a Notice of Application sign was posted at the property. At the time of preparing this staff report, no written comments had been received on the project. If comments are received after publication, they will be distributed to the Commission.
A virtual public workshop for the project was conducted on October 3, 2024, with six persons in attendance. The discussion was generally positive, with questions related to parking, school boundaries, cost of units (market-rate at the time of construction), the project development timeline (December hearing), HOA maintenance areas, and concerns about convenient residential trash can locations.
Attachments
Resolutions:
1. Resolution No. PC 24-5132: Conditionally approving Site Development Plan (SDP24-0006) for the development of the 2.8-acre Mixed-Use 1 (MU-1) zoned site with 71 residential units, 2,916 square-feet of mixed-use commercial space, and 2,981 square-feet of resident amenity space;
2. Resolution No. PC 24-5133: Conditionally approving Tentative Subdivision Map (TSM24-0002) to create one lot with a dedicated right-of-way and up to 71 residential and 10 commercial condominium units;
3. Resolution No. PC 24-5139: Conditionally approving Conditional Use Permit (CUP24-0002) to allow tandem parking to exceed 10% of the total provided off-street parking.
Attachments:
A. Vicinity Map
B. Requested Entitlements
C. Site & Project Characteristics
D. Shared Parking Analysis
E. CEQA Class 32 Categorical Exemption Report
F. Notice of Exemption (EX24-022)
G. Project Plans
Prepared by: Sean del Solar, Senior Planner
Macey Winter, E.I.T., Assistant Civil Engineer
Reviewed by: Scott Nightingale, Principal Planner
Kyrenne Chua, P.E., Principal Civil Engineer
Stephanie Kellar, P.E., Deputy City Engineer
Submitted by: Joseph Farace, Planning Division Director