San Marcos council introduces first-phase overhaul of zoning code, finds CEQA exemption
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Summary
City staff presented a first-phase comprehensive update to Title 20 (zoning), clarifying residential densities, adding temporary-event permits, adjusting inclusionary-housing fee application, and recommending a CEQA exemption; council introduced Ordinance No. 2025-1568 for first reading.
San Marcos — The City Council introduced a first-phase text amendment to Title 20 of the San Marcos Municipal Code on Tuesday, asking staff to move forward with a broadly scoped zoning update intended to align local regulations with state law and correct years of inconsistent language.
City planning staff told the council the update would clarify allowed dwelling units per acre, add a temporary-event permit category to formalize uses such as Christmas tree lots, revise agricultural, residential, commercial, mixed-use and industrial chapters for consistency, and extend the time that an approved site development plan remains valid from one to two years. “The zoning ordinance is a citywide regulating document that regulates built form and use of all property in the city,” staff said in the presentation.
Staff also proposed changes to the inclusionary housing chapter to clarify that an in-lieu fee will be calculated on the total number of housing units to be built and applied prior to any density-bonus increases, matching the city’s November 2024 fee study. The amendments add objective standards for places of assembly and update Ridgeline Protection language to restore the organization of the original voter-approved measure, staff said.
Planning staff recommended finding the text amendment exempt from environmental review under the California Environmental Quality Act (CEQA). Staff cited CEQA Guidelines Section 15378 (no project) and Section 15061(b)(3) (no potential for significant environmental effect) and recommended adoption of Notice of Exemption EX25030.
Council members asked staff to confirm the update would not make substantive residential changes that conflict with local charter authority or SB 79 compliance. Staff responded that the draft provides clarifying language and that substantive application of state law would occur case by case. Councilmember Musgrove said the framework allows the city to comply with state requirements while preserving necessary local controls when possible.
Mayor Rebecca Jones moved to introduce Ordinance No. 2025-1568 for the first phase of the comprehensive Title 20 update as a first reading; the motion was seconded and carried unanimously.
The ordinance was introduced; a formal adoption vote (second reading) will be scheduled in a future meeting after staff incorporates agreed edits and finalizes the ordinance text.
Background: Staff held public workshops on April 30, 2025 and September 4, 2025; the Planning Commission recommended approval 7–0 following a public hearing on October 6, 2025.