Ascend Specific Plan

The Ascend Specific Plan is a comprehensive residential development project in San Marcos, California, led by the City of San Marcos and developed for MDLV Investments, LLC. The project seeks approval for a Specific Plan, General Plan Amendment, Rezone, Tentative Subdivision Map, Multi-Family Site Development Plan, and Conditional Use Permit to develop a 16.12-acre undeveloped lot. While the current site plan identifies 147 units, the project is being analyzed for up to 160 residential units to allow for flexibility. The proposed development consists of 59 free-standing single-family homes and 44 duplex buildings, all designed as three-story structures with attached two-car garages. Primary access is planned via the signalized intersection of Melrose Drive and Diamond Street, with secondary emergency access also provided from Melrose Drive. The site includes 79 guest parking spaces and common recreational amenities located at the north end of the property. The project involves significant site work, including the movement of over 163,000 cubic yards of cut and 217,000 cubic yards of fill, with potential requirements for rock drilling and blasting. Extensive environmental review has been conducted under CEQA, resulting in a Draft Environmental Impact Report that analyzes impacts on air quality, biological resources, noise, and transportation. Key technical components include a Transportation Demand Management Plan to reduce single-occupant vehicle use, a Greenhouse Gas Assessment, and a Preliminary Hydrology/Hydraulics Study for drainage infrastructure. Biological mitigation is a priority, with specific protocols to protect the coastal California gnatcatcher, Crotch's bumble bee, and nesting birds. The construction schedule anticipates site preparation beginning June 30, 2027, with building construction continuing through December 19, 2028.