Q: What is Merriam Mountains?

A: Merriam Mountains is a proposed residential community designed to preserve open space, respond to the need for housing and provide improved infrastructure for the community.  Located on 2,327 acres northwest of I-15 at Deer Springs Road, the community includes 2,700 homes of varying types, parks, trails, and a 10.1-acre neighborhood retail center.  With land conservation as a guiding principle, the plan includes over 1,729 acres for habitat preservation, open space and parks.

Q: Why is this right place for a residential community and marketplace?

A: Located in North County, the County's fastest growing employment area, Merriam Mountains is an ideal place for a new residential community.  It is adjacent to Interstate 15, a major transportation corridor, is near SR 78, the future North County Rail Station in San Marcos, and is immediately adjacent to a Park & Ride facility.  The property is served by existing water infrastructure, and is located west of the County Water Authority line.  The San Marcos Town Center, Cal State University San Marcos and Palomar College are only about five miles away. 

Q: How does this plan relate to the County’s GP2020 planning effort?

The Merriam Mountains plan implements a number of the goals and objectives of GP2020, the County’s general plan update.  It preserves important natural resources on site, clusters development to limit the impact on infrastructure, and provides much-needed housing adjacent to a major transportation corridor.   While Merriam Mountains was not included in GP2020 when the process began in 1997, it has since been included in alternative plans that reflect changes that have occurred since the process began.

Q: What are the guiding principles behind the plan for this community?

A: The Merriam Mountains plan was developed with land conservation, meeting housing needs, and improving local infrastructure as guiding principles.  Approximately 74% of the property will remain undeveloped, and this conserved land will provide residents and neighbors of Merriam Mountains with the opportunity to enjoy the natural landscape in perpetuity.  By providing 2,700 homes along the I-15 corridor, the plan also responds to the critical need for housing in San Diego County.  Finally, Merriam Mountains will assist in implementing a number of long-overdue traffic improvements planned to improve traffic flow and safety in the area.

Q: What types of homes will Merriam Mountains provide?

A: Merriam Mountains will make an impact on the current housing shortage in north San Diego County.  A variety of home types are proposed to accommodate a range of income levels, including single-family detached homes, apartments, townhomes and flats, and estate homes.  The current plan includes:

  • 1,149 single family homes;
  • 1,271 variable residential homes (townhomes, flats or small lot single-family detached); and
  • 270 multi-family attached homes
  • 10 estate home

Q: How much open space will there be?

A: Merriam Mountains open space will total 1,729 acres which will include 1,192 acres of biological open space and an additional 537 acres of common open space planned to include natural parks and fire buffer areas.

Q: What recreational amenities will the project include?

A: Merriam Mountains was designed to maximize recreational opportunities for residents and neighbors.  The project proposes a total of 37 parks (16 public) on 89 acres and 18.3 miles of trails.  Four natural parks will provide access to the native landscape of the area.  The improved parks range from a 10-acre community park with ball fields and other recreational amenities to half-acre pocket parks and community greens.

Q: Will there be any retail areas to serve the residents and neighbors of Merriam Mountains?

A: The Merriam Mountains plan includes a 10.1-acre neighborhood center which will provide convenient access to goods and services for residents and neighbors.  Located at the entrance to Merriam Mountains at I-15 and Deer Springs Road, the center will provide up to 110,000 square feet of retail space for services such as a grocery store, restaurants, and other neighborhood serving stores (drug store, dry cleaners, etc.).

Q: How will the project mitigate its traffic impacts?

A: The development of Merriam Mountains provides an opportunity to address some long-standing traffic problems in the community.  Deer Springs Road is planned to be widened to four lanes from I-15 to Twin Oaks Valley Road, and improvements are proposed to the I-15/Deer Springs Road interchange.  These improvements are designed to improve existing level of service as well as accommodate cumulative impacts from other planned projects.

Q: What will the visual impacts of the project be?

A: The community plan was carefully designed to address visual impacts.  The majority of the existing viewshed from public vantage points will be preserved.  While portions of the project will be seen, the prominent ridgelines and major rock outcroppings will be preserved.  Most of the homes will not be visible from Deer Springs Road, Interstate 15 and North Twin Oaks Valley Road.

Q: What will the project do to ensure that there is adequate fire protection?

A: The fire protection plan incorporates extensive fire protection measures that in many cases exceed those required by regulations governing fire safety for new developments, including:
  • Fire control buffers ranging from 150 to 225 feet  
  • Sprinkler systems in all homes
  • Fire resistant construction materials and fire safe landscaping
  • No wood-burning fireplaces

The fire protection plan also includes “Reverse 911” emergency notification, and requires that roads in and around the community be designed to improve access for fire equipment and evacuation routes.

Finally, Merriam Mountains as proposed is projected to pay a one-time $2.9 million mitigation fee and future residents are projected to pay approximately $1.6 million annually to the Deer Springs Fire Protection District.  The District can use this money to make capital improvements, purchase additional equipment and pay ongoing personnel costs at its discretion.

Q: Where will children in the new community go to school?

A: Merriam Mountains is served by five school districts. Approximately 1,079 homes will be served by San Marcos Unified School District, approximately 1,611 homes will be served by Escondido Union School District and Escondido Union High School District and approximately 10 homes will be served by Bonsall Union Elementary School District and Fallbrook Union High School District.  

Q: How will water and sewer service be provided to the community?

A: There is existing water and sewer infrastructure serving the property and Merriam Mountains will expand on this infrastructure to provide additional water and sewer service to the new community.  Two new water storage tanks will be constructed, and pipeline systems and reservoirs located within and adjacent to the project will be expanded.  Water and sewer service to Merriam Mountains will be provided by Vallecitos Water District and Rainbow Municipal Water District.

Q: Where can I get more information about Merriam Mountains?
For more information, please visit the project website at www.merriammountains.com. You can also contact us by calling Linda Bailey at (760) 510-5911 or sending an e-mail to linda@merriammountains.com.


The developer makes no guarantee or representation with regard to the answers provided in the FAQ's contained in this website. Since the answers to our FAQ's are based upon current development concepts, the developer reserves the right to modify such answers at any time, without any notice.