SAN MARCOS — A tentative subdivision map for 202 new condominiums west of Twin Oaks Valley Road and a signage master plan for North City are both moving forward after the City Council rejected a resident’s appeals of two recent Planning Commission decisions.
On May 18, the Planning Commission approved two items related to the North City area, which spans 195 acres, overlaps Twin Oaks Valley Road, and is bordered by state Route 78 and Barham Drive.
One of the Planning Commission approvals was for a master sign program to establish criteria and guidelines for wayfinding signage in the University District Specific Plan area, which covers North City.
The second approval was for a tentative subdivision map creating three new lots on a 19.38-acre site in the North City West area west of Twin Oaks Valley Road, to allow the eventual construction of 202 multi-family units. This item also included the approval of a summary vacation of public right-of-way for a road on the lots.
The 202 new homes, once approved, will be part of a larger development of 627 homes being built by Shea Homes and Lennar in the North City West area, known as the Hills District development. Another 425 multi-family homes are already being constructed.
Liz Santos, whose family owns two homes in the North City area along East Barham Drive just east of Twin Oaks Valley Road, filed appeals of the two Planning Commission decisions soon after the meeting.
Santos argued that because her family is currently involved in litigation with North City developer Urban Villages San Marcos over control of an easement running alongside their properties, the city should not grant them any additional entitlements or privileges in the North City area until the litigation is resolved.
“The Appellant demands that the City Council grant a de novo hearing and stay all project entitlements, including the abandonment of public right-of-way, until the Superior Court has issued a final order,” Santos wrote in her appeal regarding the subdivision map.
City staff argued that there is no basis for either appeal. They stated that the lawsuit between the Santos family and Urban Villages is unrelated to the master sign program or the subdivision map, and that neither item impacts the Santos properties or the easement discussed in the lawsuit.
They also noted that the city is not a party in the lawsuit.
“No court has issued a stay, as far as I am aware, of any activity relating to the rest of the University District project. So, we don’t think that there is any basis for the city to just say ‘no’ on any additional project entitlements, particularly since it doesn’t affect that property in any way different than any of the other properties in the University District,” said City Attorney Helen Peak.
The City Council agreed and unanimously rejected both appeals.
Mayor Rebecca Jones recused herself from the vote on the tentative subdivision map appeal, stating she had a potential conflict of interest because she had received a campaign donation from Shea Homes, which is part of a partnership developing homes in North City West.
The master sign program plans for the placement of signs to welcome visitors to North City, assist in wayfinding, and establish a local North City identity. This could include signs up to 20 feet tall at primary entry points to North City, vehicle and pedestrian wayfinding signs, column signs with directories and maps, street banners, and parking signs.
Regarding the sign program, Santos also argued that it unlawfully delegates authority to Urban Villages to develop in the public right-of-way without the consent of affected private property owners; that one of the proposed 20-foot signs would affect their property; and that it gives too much discretion to the Planning Division director.
Staff said no specific sign locations have been approved at this time, and the city must approve the building and sign permits before they can move forward. The city also noted that they don’t need permission from private property owners to approve activities in the public right-of-way.
In both appeals, Santos argued that Urban Villages has a documented history of safety violations and that the sign program and subdivision map are part of a larger, problematic project in the North City area.
Council members said they could not grant the appeal, but hoped the Santos family and Urban Villages could reach an agreement.
“I hope that the litigation and the disagreement between the two private parties will come to an end sooner than later,” said Deputy Mayor Mike Sannella.
The University District Specific Plan was adopted in 2009 and allows for the development of 3,400 residential units (including mixed-family, student housing and affordable housing), 250 hotel rooms, 920,000 square feet of office space, 345,000 square feet of retail and up to 31 acres of parks and urban open space.
A site development plan for the 202 new homes will require approval from the city’s Planning Director.
“The proposed homes are currently under staff’s review for approval, which will evaluate the architecture, the internal site layout, [and] compatibility with design elements of the existing and under-construction Hill District homes located to the west,” said Principal Planner Scott Nightingale.
In addition to the 627 homes, the North City West area will also feature a new park and a new $1.3 billion Scripps Health medical center. One lot has been sold to the San Marcos Unified School District for an unspecified future use.
