SCH Number 2025090620

Project Info

Title

Creek Plan Specific Plan Update

Description

The Creek Plan Specific Plan Update (project) is an update to the adopted San Marcos Creek Specific Plan (2007 Specific Plan) to establish a renewed vision for a distinct, mixed-use district that would serve as the City of San Marcos’ (City) cultural focal point and provide a mix of residential opportunities combining urban living with a connection to nature. Based on the buildout projections of the proposed development districts, the project would provide up to 2,300 dwelling units and a total of 655,856 square feet of commercial space, which would result in a population of 6,831 residents and 1,312 jobs. All future development within the proposed Creek District (Planning Area) would be reviewed for consistency with the project’s Guiding Principles, as well as all relevant goals and policies. The project proposes nine distinct land use districts, each intended to support, as relevant to the district, a cohesive mix of housing, commercial activity, cultural amenities, and open space while maintaining compatibility with surrounding uses. The framework is designed to facilitate a new downtown mixed-use district and an updated approach to creating a more cohesive community with greater open space and integration with San Marcos Creek. The project includes development standards that would apply to all development projects within the Planning Area, including remodeling and rehabilitation of existing development. The Specific Plan Update establishes quantitative development standards for each land use district, including permitted densities, development areas, maximum building heights, and other land use regulations that guide future development. These standards define the allowable scale and intensity of development, while the subsequent design standards establish the qualitative requirements governing site planning, architecture, landscaping, open space, and sustainability. The project would establish five street categories, each with specified widths, travel lanes, speed limits, and bike lanes. The intent of the project’s proposed mobility improvements is to create a mobility framework that improves internal circulation and connections to existing and planned bike routes, pedestrian walkways, and light rail and regional transit networks. A “park once” approach is encouraged, along with paid and shared parking along certain streets and districts of the Planning Area. The project includes plans for infrastructure and landscaping improvements, including a proposal for a comprehensive infrastructure and storm water management strategy that addresses longstanding flood constraints within the Planning Area while supporting future development. The City completed construction of flood control improvements in 2024, which resolved most flooding impacts and created new habitat and recreation space. The project identifies design options for a district-wide, multi-benefit naturalized flood conveyance channel to safely convey storm water while improving flood protection and reducing development constraints. Upon selection of conceptual storm water plans, future development within any property crossed by the channel would be required to prepare detailed engineering plans to support its incremental construction of the improvement plan. Likewise, while the project would establish conceptual designs for the public improvements necessary to serve the Planning Area, detailed engineering design plans would be required in conjunction with individual development applications. Project applicants would prepare improvement plans, as directed by the City, consisting of comprehensive engineering designs and supporting documentation for all circulation and utility infrastructure needed to serve the proposed development. Thoroughfare design would include full streetscape improvements consistent with the standards, design criteria, and guidelines of the Specific Plan Update. Proposed best management practices and project design features are required components of the project and would be implemented as project conditions of approval to minimize project environmental impacts.

2 documents in project