CIRE Partners is pleased to exclusively present for sale a prime development opportunity located at the intersection of Vineyard Road and Woodward Street in San Marcos, CA. This 3.87-acre property (APN: 220-050-38-00) is currently undeveloped and features a mix of riparian scrub habitat. The land use designation for the property is Medium Density Residential (R-3-10), making it ideal for multifamily residential projects.
Lot Size and Dimensions:
-Total Area: 3.87 acres (approximately ±168,577 square feet)
-Dimensions: Rectangular-shaped parcel providing ample space for diverse development options.
Zoning and Land Use:
-Zoning Code: R-3-10 (Residential Medium-Density Multi-Family)
-Land Use Designation: Medium Density Residential 1
-Allowed Uses: Multifamily dwellings, child care facilities, duplexes, small residential care facilities, and planned residential developments (PRDs) with appropriate permits.
-Permits Required: Depending on the proposed use, development may require Site Development Plans, Conditional Use Permits (CUP), and/or other regulatory approvals.
Topography and Soil:
-Topography: The site features relatively flat terrain with some low-lying areas subject to periodic flooding.
-Soil: Primarily composed of riparian scrub habitat with a mix of native willow-cottonwood trees and some non-native species.
Ecological and Environmental Considerations:
-Habitat: The property includes disturbed southern willow scrub, freshwater marsh, and coastal sage scrub, which are habitats for special-status species.
-Floodplain: Portions of the property are within the floodplain, requiring careful planning and potential elevation adjustments to mitigate flooding risks.
-Water Features: The site includes a stormwater drainage system that conveys runoff from a culvert at Woodward Street to San Marcos Creek.
Utilities and Infrastructure:
-Existing Utilities: None to site. Infrastructure development will be required to support future projects.
-Access: Multiple ingress and egress points along Vineyard Road and Woodward Street provide easy access to the site.
-Nearby Infrastructure: Proximity to major roadways including Interstate-15 and Palmdale Rd (SR-18), enhancing connectivity.
Surrounding Development:
-North and South: Bordered by undeveloped parcels designated for medium-density residential uses.
-West: Adjacent to San Marcos Creek, mapped wetlands, and commercial developments.
-East: Frontage along Woodward Street, featuring a City-designated 8- to 10-foot concrete trail.
Development Pathways:
1. Multifamily Residential Development Project with Offsite Mitigation:
-Potential for 50-60 dwelling units, with significant offsite mitigation required for special-status habitats.
-Estimated timeline: 2-3 years, with costs for permitting and mitigation ranging from $370,000 to $530,000, plus additional offsite mitigation costs from $465,000 to $2.6 million.
2. Ecological Restoration Project:
-Focus on restoring the entire site to indigenous habitat, improving water quality and providing mitigation credits for other projects.
-Estimated timeline: 1-2 years, with design and permitting costs of $80,000 to $130,000 and construction costs of $350,000 to $500,000.
3. Planned Residential Development (PRD) with Onsite Mitigation:
-Flexible site design to balance residential development with habitat conservation, reducing the need for offsite mitigation.
-Estimated timeline and costs similar to multifamily development but with reduced offsite mitigation requirements.
Legal and Compliance Information:
Permits and Approvals:
-Development will require multiple permits and approvals from local, state, and federal agencies, including CEQA review, Site Development Plan approvals, and resource agency permits.
Prospective buyers are advised to consult with environmental consultants and city planners early in the development process to navigate regulatory requirements.
Disclosure and Disclaimer:
-All information provided herein is deemed reliable but is not guaranteed. Buyers are encouraged to perform their own due diligence, including but not limited to environmental assessments, site surveys, and consultations with relevant authorities to verify all information and assess the feasibility of the proposed development pathways.
This property offers a unique opportunity to capitalize on San Marcos' strategic location, economic growth, and development potential while addressing ecological preservation and regulatory compliance.
Renato Lorja
CIRE Partners