Escondido City Council
July 19, 2023

540
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 21 June 2023
East Valley Specific Plan
relocation, or alteration of a historic built environmental resource that may result from future development projects. Detailed information and analysis regarding the potentially significant impact is provided in PEIR Section 3.4.4.1.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on Cultural and Tribal Cultural Resource Threshold 1 as identified in the PEIR.

Fact in Support of Finding: The potentially significant impact of the Project on Cultural and Tribal Cultural Resources Threshold 1 is analyzed in PEIR Section 3.4.4.1. An impact on Cultural and Tribal Cultural Resources Threshold 1 would occur if future development in the EVSP Area would result in the physical demolition, destruction, relocation, or alteration of a historic built environmental resource (Levels 1–2); therefore, the impact would be potentially significant.

Potentially significant impacts on Cultural and Tribal Cultural Resources Threshold 1 would be mitigated by implementation of Mitigation Measure CUL-1. Mitigation Measure CUL-1 is set forth in full in Table ES-5 in the PEIR Executive Summary. Mitigation Measure CUL-1 would require projects located in areas identified as Level 1 (red) sensitivity or Level 2 (orange) on the Sensitivity Map for Built Environment Cultural Resources in the EVSP Area (Figure 3) in the Cultural Resources Technical Report (PEIR Appendix D) be avoided or redesigned whenever possible.

Where avoidance is not feasible, Mitigation Measures CUL-1 would require the preparation of a Historical Resources Assessment Report to assess impacts to individual resources and the district. If a historical resource is identified, the Historical Resources Assessment Report shall assess the potential impacts from the Project following the Secretary of the Interior’s Standards and CEQA Guidelines. Implementation of Mitigation Measure CUL-1 would reduce potential impacts associated with historic built environmental resources to a less than significant level.

4.3.2 Threshold 2: Archaeological Resources
Potentially Significant Impact: The PEIR identifies a potentially significant impact on Cultural and Tribal Cultural Resources Threshold 2 associated with future development construction activities in the EVSP Area that could result in the damage or destruction of previously unknown subsurface archaeological resources. Detailed information and analysis regarding the potentially significant impact is provided in PEIR Section 3.4.4.2.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on Cultural and Tribal Cultural Resources Threshold 2 as identified in the PEIR.

Fact in Support of Finding: The potentially significant impact of the Project on Cultural and Tribal Cultural Resources Threshold 2 is analyzed in PEIR Section 3.4.4.2. An impact on Cultural and Tribal Cultural Resources Threshold 2 would occur if construction activities associated with future Resolution No. 2023-85
Exhibit "C"

541
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 22 June 2023
East Valley Specific Plan
development consistent with the EVSP goals and policies could damage or destroy previously unknown subsurface archaeological resources; therefore, impacts would be potentially significant.

Potentially significant impacts on Cultural and Tribal Cultural Resources Threshold 2 would be mitigated by implementation of Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, and CUL-10. Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, and CUL-10, which are set forth in full in Table ES-5 in the PEIR Executive Summary. Mitigation Measure CUL-2 would require archaeological evaluation. This includes the review of the future discretionary projects in the EVSP Area by the City of Escondido Planning Department to determine if a Cultural Resources Study is required prior to the issuance of a building permit. Site-specific archaeological surveys shall be conducted for the following types of projects: (1) projects in areas that have not been previously developed, or (2) projects that may impact built environment resources that meet the age threshold for eligibility. If potentially significant archaeological resources are identified during the Phase I or Phase II assessments and impacts on these resources cannot be avoided, then appropriate site-specific mitigation measures shall be established and undertaken. If significant resources are found, Mitigation Measure CUL-3 requires the retention of a qualified archaeologist and a Native American monitor associated with a Tribe that is traditionally and culturally affiliated with the project location implement a monitoring program for all subsurface investigations, including geotechnical testing and other ground-disturbing activities, whenever an archaeological site or a Native American Traditional Cultural Property within the project footprint would be impacted. Mitigation Measure CUL-4 would require monitoring of a qualified archaeological and Native American monitor during initial grubbing, site grading, excavation, or disturbance of the ground surface. Mitigation Measure CUL-5 shall provide the qualified archaeological and Native American monitors the authority to temporarily divert or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources. Mitigation Measure CUL-6 requires the qualified archaeological monitor and Native American monitor to notify the City of Escondido of any discovery identified during ground disturbance as outlined in Mitigation Measure CUL-5. The qualified archaeologist, in consultation with the City of Escondido, the traditionally and culturally affiliated Tribe, and the Native American monitor, shall determine the significance of the discovered resource. Mitigation Measure CUL-7 requires the avoidance and/or preservation of the significant Tribal Cultural Resource and/or unique archaeological resource. If avoidance and/or preservation measures are deemed to be infeasible by the City of Escondido, Mitigation Measure CUL-7 requires a research design and data recovery program to mitigate impacts be prepared by the qualified archaeologist (using professional archaeological methods), in consultation with the traditionally and culturally affiliated Tribe and the Native American monitor and shall be subject to approval by the City of Escondido. Mitigation Measure CUL-8 outlines the collection and treatment of any TCRs identified as part of Mitigation Measure CUL-7.

Any TCRs collected by the qualified archaeologist shall be reburied on the project site. Should the Resolution No. 2023-85
Exhibit "C"

542
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 23 June 2023
East Valley Specific Plan
affiliated Tribe decline the collection, the collection shall be curated at the San Diego Archaeological Center. Mitigation Measure CUL-9 describes the process for the reburial of the resources on the project property. Mitigation Measure CUL-10 requires the preparation of monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusion of the archaeological monitoring program and any data recovery program on the project site, that shall be submitted by the qualified archaeologist to the City of Escondido.

With implementation of Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, and CUL-10, impacts on cultural and Tribal cultural archaeological resources would be reduced to a less than significant impact.

4.3.3 Threshold 3: Human Remains
Potentially Significant Impact: The PEIR identifies a potentially significant impact on Cultural and Tribal Cultural Resources Threshold 3 from future development project construction activities, including excavation, which could disturb unknown human remains. Detailed information and analysis regarding the potentially significant impact is provided in PEIR Section 3.4.4.3.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on Cultural and Tribal Cultural Resources Threshold 3 as identified in the PEIR.

Fact in Support of Finding: The potentially significant impact of the Project on Cultural and Tribal Cultural Resources Threshold 3 is analyzed in PEIR Section 3.4.4.3. An impact on Cultural and Tribal Cultural Resources Threshold 3 would occur if future development project construction activities would result in the disturbance of unknown human remains. Therefore, impacts would be potentially significant.

Potentially significant impacts on Cultural and Tribal Cultural Resources Threshold 3 would be mitigated by implementation of Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, CUL-10, and CUL-11, which are set forth in full in Table ES-5 in the PEIR Executive Summary. To reduce potential impacts on human remains from the construction activities, Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, and CUL-10 would be required, as detailed under Threshold 2. In addition, Mitigation Measure CUL-11 would require that construction activities be immediately halted in the event that human remains, possible human remains, and/or grave goods are encountered within 100 feet of the remains. The project proponent shall then inform the County Coroner and the City. If human remains are determined to be of Native American origin, the Applicant shall comply with the state relating to the disposition of Native American burials that fall within the jurisdiction of the Native American Heritage Commission (California Public Resources Code section 5097). The County Medical Examiner shall contact the Native American Heritage Commission to determine the most Resolution No. 2023-85
Exhibit "C"

543
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 24 June 2023
East Valley Specific Plan
likely descendant. The landowner shall discuss and confer with the most likely descendant regarding all reasonable options for treatment of human remains and any associated grave goods as provided in California Public Resources Code section 5097.98.

With implementation of Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, CUL-10, and CUL-11, impacts on human remains would be reduced to a less than significant level.

4.3.4 Threshold 4: Tribal Cultural Resources
Potentially Significant Impact: The PEIR identifies a potentially significant impact on Cultural and Tribal Cultural Resources Threshold 4 associated with future development project grading and construction activities in undeveloped areas or redevelopment that requires more intensive soil excavation than in the past that could disturb TCRs. Detailed information and analysis regarding the potentially significant impact is provided in PEIR Section 3.4.4.4.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on Cultural and Tribal Cultural Resources Threshold 4 as identified in the PEIR.

Fact in Support of Finding: The potentially significant impact of the Project on Cultural and Tribal Cultural Resources Threshold 4 is analyzed in PEIR Section 3.4.4.4. Impacts on Cultural and Tribal Cultural Resources Threshold 4 would result because of the potential disturbance to TCRs associated with future development project grading and construction activities.

Potentially significant impacts on Cultural and Tribal Cultural Resources Threshold 4 would be mitigated by implementation of Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, CUL-10, CUL-11, and CUL-12. These mitigation measures are set forth in full in Table ES-5 in the PEIR Executive Summary. Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, and CUL-10 would be required as detailed above under Cultural Resources and Tribal Cultural Resources Threshold 2. Mitigation Measure CUL-11 would be required as detailed above under Cultural Resources and Tribal Cultural Resources Threshold 3.

Mitigation Measure CUL-12 would require any project with the potential to result in adverse impacts to TCRs to avoid and/or minimize impacts. Coordination and collaboration regarding the resources shall be completed with Tribes traditionally and culturally affiliated with the project location institutions, such as the South Coastal Information Center and the Native American Heritage Commission, including consultation as outlined in Senate Bill 18 and Assembly Bill 52. The resources shall be treated with culturally appropriate dignity, taking into account the Tribal cultural values and meaning of the resources. With implementation of Mitigation Measures CUL-2, CUL-3, CUL-4, CUL-5, CUL-6, CUL-7, CUL-8, CUL-9, CUL-10, CUL-11, and CUL-12, impacts associated with TCRs would be reduced to a less than significant level.

Resolution No. 2023-85
Exhibit "C"

544
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 25 June 2023
East Valley Specific Plan

4.4 Noise

4.4.1 Threshold 1: Exceedance of Noise Standards
Potentially Significant Impact: The PEIR identifies a potentially significant impact on Noise Threshold 1 associated with the permanent increase in vehicle noise during project operation from an increase in vehicle trips on local roadways. Detailed information and analysis is provided in PEIR Section 3.6.4.1.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on noise identified as an impact on Noise Threshold 1 in the PEIR, and pursuant to CEQA Guidelines section 15091(a)(3), specific legal, economic, social, technological, or other considerations make other mitigation measures or project alternatives identified in the PEIR infeasible.

Fact in Support of Finding: The potentially significant impact of the Project on Noise Threshold 1 is analyzed in PEIR Section 3.6.4.1. Impacts on Noise Threshold 1 would result from permanent increases in vehicle noise. Implementation of the Project would result in a direct noise impact to two segments of Valley Parkway and one segment of Date Street. Mitigation measures that would fully reduce impacts to below a level of significance were considered including construction of noise barriers and implementation of a Citywide moratorium on building permits for projects that would result in a potentially significant increase in regional roadway noise for which no feasible mitigation is available. However, the City determined that these measures are infeasible for the following reasons. Noise barriers would potentially require installation of noise walls on private property, in a designated right-of-way, or otherwise outside the City’s jurisdiction, which may not be allowed by a property owner or the jurisdiction in which the sound barrier would be located.

The feasibility of noise walls is also restricted by access requirements for driveways, cross streets, underground utilities, other noise sources in the area, and safety considerations. Finally, construction of a noise barrier would potentially wall off existing neighborhoods or individual residences from the surrounding community, which could result in adverse impacts to aesthetics, land use, and public safety. For example, the impacted segments of Valley Parkway and Date Street include existing driveways and cross streets on both sides of the roadways that would reduce noise wall effectiveness. Additionally, noise walls on these segments would block existing residential and commercial entrances from street view, which could result in potential aesthetic and/or public safety impacts by reducing visibility and accessibility. A building permit moratorium along the Valley Parkway and Date Street segments would impede the City’s ability to implement the EVSP because it would prohibit future development in areas identified for increased residential growth. It would also conflict with the Housing Element Update by limiting the City’s ability to meet the housing needs of existing and future residents.

Resolution No. 2023-85
Exhibit "C"

545
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 26 June 2023
East Valley Specific Plan
For the reasons listed above, mitigation measures are infeasible to reduce vehicle noise associated with the Project. The impact on permanent increases in vehicle noise is considered significant and unavoidable, and a Statement of Overriding Considerations pursuant to CEQA Guidelines section 15093 is required.

4.4.2 Threshold 2: Excessive Groundborne Vibration or Noise Potentially Significant Impact: The PEIR identifies a potentially significant impact on Noise Threshold 2 associated with the generation of excessive groundborne vibration levels during construction activities of future development within the EVSP Area. Detailed information and analysis is provided in PEIR Section 3.6.4.2.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on noise identified as an impact on Noise Threshold 2 in the PEIR, and pursuant to CEQA Guidelines section 15091(a)(3), specific legal, economic, social, technological, or other considerations make other mitigation measures or project alternatives identified in the PEIR infeasible.

Fact in Support of Finding: The potentially significant impact of the Project on Noise Threshold 2 is analyzed in PEIR Section 3.6.4.2. Impacts on Noise Threshold 2 would result from the exposure of people to or generation of excessive groundborne vibration or groundborne noise levels generated during construction activities of future development within the EVSP Area.

Potentially significant impacts on Noise Threshold 2 would be mitigated by implementation of Mitigation Measure NOI-1. Mitigation Measure NOI-1 is set forth in full in Table ES-5 in the Executive Summary in the PEIR. Mitigation Measure NOI-1 would require future development projects to demonstrate that vibration would not exceed the applicable Federal Transit Administration threshold (65 vibration decibels for vibration-sensitive land uses or 75 vibration decibels for other daytime land uses) or to identify best management practices to be implemented by the construction contractor to reduce vibration levels to below the applicable threshold. The best management practices may include but not be limited to the use of only properly maintained equipment with vibratory isolators, operation of equipment as far from sensitive receptors as possible, and use of rubber-tired vehicles as opposed to tracked vehicles. However, consistent with the conclusion of the certified 2012 General Plan Update, Downtown Specific Plan Update, and CAP PEIR (City of Escondido 2012), it cannot be demonstrated at this time that these best management practices would reduce all construction-related vibration impacts to a less than significant level. Therefore, impacts from groundborne vibration during construction of future projects consistent with the EVSP would be significant and unavoidable and a Statement of Overriding Considerations pursuant to CEQA Guidelines section 15093 is required.

Resolution No. 2023-85
Exhibit "C"

546
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 27 June 2023
East Valley Specific Plan

4.4.3 Cumulatively Considerable Exceedance of Noise Standards Potentially Significant Impact: The PEIR identifies a potentially significant cumulative impact on noise associated with increases in traffic that would cumulatively increase traffic noise from the buildout of the Project in combination with future regional growth. Detailed information and analysis is provided in PEIR Section 3.6.5, Cumulative Impacts and Mitigation.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on cumulative traffic noise in the PEIR, and pursuant to CEQA Guidelines section 15091(a)(3), specific legal, economic, social, technological, or other considerations make other mitigation measures or project alternatives identified in the PEIR infeasible.

Facts in Support of Findings: The potentially significant cumulative impact of the Project on noise is analyzed in PEIR Section 3.6.5. Buildout of the EVSP, along with future regional growth, would result in increases in traffic that would cumulatively increase traffic noise. As mentioned in Threshold 1, Excessive Noise Levels, there are no feasible mitigation measures to lessen the impact. Therefore, the cumulative impact associated with traffic noise is considered significant and unavoidable, and a Statement of Overriding Considerations pursuant to CEQA Guidelines section 15093 is required.

4.4.4 Cumulatively Considerable Excessive Groundborne Vibration or Noise Potentially Significant Impact: The PEIR identifies a potentially significant cumulative groundborne vibration impact due to cumulative construction projects occurring simultaneously. Detailed information and analysis is provided in PEIR Section 3.6.5.

Finding: Pursuant to CEQA Guidelines section 15091(a)(1), changes or alterations have been required or incorporated into the approved Project that avoid or substantially lessen the significant environmental effect on cumulative groundborne vibration in the PEIR, and pursuant to CEQA Guidelinessection 15091(a)(3), specific legal, economic, social, technological, or other considerations make other mitigation measures or project alternatives identified in the PEIR infeasible.

Facts in Support of Findings: The potentially significant cumulative impact of the Project on noise is analyzed in PEIR Section 3.6.5. Groundborne vibration impacts could result from construction operations of future development within the EVSP Area. The potential exists for cumulative construction projects to result in combined construction impacts if occurring simultaneously. As mentioned in Threshold 2, Excessive Groundborne Vibration or Noise, it cannot be demonstrated at this time that these best management practices would reduce all construction-related vibration impacts to a less than significant level; therefore, the cumulative impact associated with groundborne vibration construction impacts is considered significant and unavoidable, and a Statement of Overriding Considerations pursuant to CEQA Guidelines section 15093 is required.

Resolution No. 2023-85
Exhibit "C"

547
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 28 June 2023
East Valley Specific Plan
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Resolution No. 2023-85
Exhibit "C"

548
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 29 June 2023
East Valley Specific Plan
Section 5 Findings Regarding Project Alternatives
In preparing and adopting Findings, a lead agency need not necessarily address the feasibility of both mitigation measures and environmentally superior alternatives when contemplating the approval of a project with significant environmental impacts. Where the significant impacts can be mitigated to a level below significance solely by the adoption of mitigation measures, the lead agency has no obligation in drafting its Findings to consider the feasibility of environmentally superior alternatives, even if their impacts would be less severe than those of the project as mitigated. Accordingly, in adopting the Findings concerning alternatives for the Project, the City considers only those significant environmental impacts that cannot be avoided or substantially lessened through mitigation.

Where a project would result in some unavoidable, significant environmental impacts even after application of all feasible mitigation measures identified in a PEIR, the lead agency must evaluate the project alternatives identified in the PEIR. Under such circumstances, the lead agency must consider the feasibility of alternatives to the Project that could avoid or substantially lessen the unavoidable, significant environmental impacts. “Feasible” means capable of being accomplished in a successful manner within a reasonable time, taking into account economic, environmental, legal, social, and technological factors (CEQA Guidelines section 15364).

If there are no feasible project alternatives, the lead agency must adopt a Statement of Overriding Considerations with regard to the project pursuant to CEQA Guidelines section 15093. If there is a feasible alternative to the project, the lead agency must decide whether it is environmentally superior to the project. The lead agency must consider in detail only those alternatives that could feasibly attain most of the basic objectives of the project; however, the lead agency must consider alternatives capable of eliminating significant environmental impacts even if these alternatives would impede to some degree the attainment of project objectives (CEQA Guidelines section 15126.6(f)).

These Findings contrast and compare the alternatives where appropriate to demonstrate that the selection of the preferred alternative as the Project has substantial environmental, planning, fiscal, and other benefits. In rejecting certain alternatives, the City has examined the project objectives and weighed the ability of the various alternatives to meet the objectives. The objectives considered by the City are set forth in Section 1.2, Project Objectives, in this Findings and in PEIR Section 2.2, Project Objectives.

The PEIR examined a range of reasonable alternatives to determine whether they could meet the project objectives while avoiding or substantially lessening one or more of the Project’s significant impacts. These Findings also considered the feasibility of each alternative. In determining the feasibility of alternatives, the City considered whether the alternatives could be accomplished in a successful manner within a reasonable period of time in light of economic, environmental, social, and technological factors (CEQA Guidelines sections 15126(d)(5)(A) and 15364).

Resolution No. 2023-85
Exhibit "C"

549
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 30 June 2023
East Valley Specific Plan
The PEIR analyzed three alternatives to the Project: (1) No Project/Existing 2012 General Plan Alternative, (2) Reduced Development Capacity Alternative, and (3) Reduced Retail/Office Alternative.

Detailed information and analysis concerning these alternatives is in PEIR Chapter 6, Alternatives.

This section of the Findings summarizes these alternatives and their feasibility and effectiveness in avoiding or substantially lessening any of the significant impacts associated with the Project. a. Alternative 1: No Project/Existing 2012 General Plan Alternative Pursuant to CEQA Guidelines section 15126(e)(1), a No Project/Existing 2012 General Plan Alternative is addressed in the PEIR. The discussion of the No Project/Existing 2012 General Plan Alternative must examine the existing conditions and reasonably foreseeable future conditions that would exist if the Project is not approved (CEQA Guidelines section 15126.6(e)). The No Project/Existing 2012 General Plan Alternative is defined as a continuation of existing conditions and conditions that are reasonably expected to occur in the event that the Project is not implemented.

The No Project/Existing 2012 General Plan Alternative would leave the existing Escondido General Plan land use map in place for the East Valley Parkway Target Area and would not accommodate the planned growth as anticipated in the Escondido General Plan for the EVSP Area.

Land uses would include Office and General Commercial with a Mixed-Use Overlay. Under the existing Escondido General Plan, the development capacity of the total East Valley Parkway Target Area includes 2,100 dwelling units and 8,328,596 square feet of non-residential development. The EVSP Area represents 58% of the East Valley Parkway Target Area as defined in the Escondido General Plan. Therefore, the development capacity of the No Project/Existing 2012 General Plan Alternative includes 1,218 dwelling units and 4,830,585 square feet of non-residential development compared to 6,164 dwelling units and 1,683,587 square feet of non-residential development for the Project.

However, similar to the Project, implementation of the No Project/Existing 2012 General Plan Alternative would still have the potential to expose land uses to noise levels in excess of noise compatibility guidelines during construction with the development of future land uses and has the potential to result in significant groundborne vibration impacts on sensitive land uses and historic buildings during construction activities because similar types of development are expected to occur. In addition, also similar to the Project, this alternative has the potential to increase vehicle noise as a result of future development and would result in the placement of new sensitive receptors in areas that would be exposed to vehicle noise levels in excess of the City’s noise and land use compatibility standards. Mitigation measures identified for the Project would be required to reduce noise impacts associated with the No Project/Existing 2012 General Plan Alternative. Therefore, noise impacts under the No Project/Existing 2012 General Plan Alternative would be slightly reduced compared to those identified for the Project due to the overall reduction in new Resolution No. 2023-85
Exhibit "C"

550
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 31 June 2023
East Valley Specific Plan
development. However, impacts would still be significant and unavoidable after feasible mitigation is applied.

The City rejects the No Project/Existing 2012 General Plan Alternative as it would conflict with the Housing Element Update by limiting the City’s ability to meet the housing needs of existing and future residents. Further, this alternative would not meet Project Objectives 1, 2, or 5 and would partially meet Project Objective 3. The Alternative would not create a self-contained land use pattern that offers a mix of compatible lands uses and quality landscaped community spaces (Project Objective 1) or enhance the quality of the City’s housing stock that is environmentally mindful and equitable while preserving the physical character and pride of the EVSP Area because the number of dwelling units would be greatly reduced (Project Objective 2). In addition, the No Project/Existing 2012 General Plan Alternative would not provide the necessary area plan and zoning changes to implement the Escondido General Plan vision for the East Valley Parkway Target Area. The No Project/Existing 2012 General Plan Alternative partially meets Project Objective 3. The current Escondido General Plan land use plan does not provide a range of housing opportunities for all income groups and households. Finally, the No Project/Existing 2012 General Plan Alternative would not provide for robust economic activity in the EVSP Area because the square footage of commercial and retail development would be smaller compared to the square footage and development in the Project (Project Objective 5).

For the potentially significant impacts that cannot be avoided or mitigated to a level below significance, the City adopts the Statement of Overriding Considerations in Section 6 of this Findings document pursuant to CEQA Guidelines section 15093. b. Alternative 2: Reduced Development Capacity Alternative The Reduced Development Capacity Alternative would concentrate Mixed-Use and General Commercial land uses east of the EVSP Area and away from East Valley Parkway compared to the Project. Urban III and Urban IV land uses would be concentrated along East Valley Parkway compared to the Mixed-Use designations in the Project. In addition, this alternative would incorporate the Urban III land use designation into the land use map, which is not part of the Project, and would not include the Urban V land use designation that the Project includes. The Urban III land use designation accommodates a wide range of housing types but only allows for 18 dwelling units per acre. In comparison, the Urban IV and V land use designations allow for a high density of units up to 30 units per acre. The reduced acres of Mixed-Use and Commercial land uses and the incorporation of the Urban III land use designation would reduce the overall development capacity of the EVSP Area.

Table 4, Comparison of Development Capacity of Reduced Development Capacity Alternative and East Valley Specific Plan, provides a summary of the development capacity under the Reduced Development Capacity Alternative compared to the Project. Compared to the Project, this Resolution No. 2023-85
Exhibit "C"

551
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 32 June 2023
East Valley Specific Plan
alternative would result in 1,914 fewer overall dwelling units and would reduce the amount of overall non-residential space by 381,781 square feet.

Table 4. Comparison of Development Capacity of Reduced Development Capacity Alternative and East Valley Specific Plan
Land Use Type
Reduced Development
Capacity Alternative 2035 EVSP Buildout
Single Family Residential 511 du 648 du
Multi-Family Residential 3,739 du 5,516 du
Total Residential Units 4,250 du 6,164 du
Office Services 559,019 square feet 657,786 square feet Retail 833,886 square feet 1,025,801 square feet
Parks 7.1 acres 25 acres
Community Services 31,985 square feet 123,084 square feet Source: Rick Engineering 2021.

Notes: du = dwelling units; EVSP = East Valley Specific Plan Furthermore, similar to the Project, the Reduced Development Capacity Alternative would include a Park Overlay Zone intended to integrate public parkland and outdoor spaces. However, compared to the Park Overlay Zone in the Project, the Park Overlay Zone in this alternative would be reduced and concentrated in different areas of the EVSP Area to facilitate more commercial and residential development. Similar to the Project, the Reduced Development Capacity Alternative would include the same proposed mobility network and development and design standards. However, building heights would be reduced due to the inclusion of the Urban III land use designation, which would allow for a lesser capacity of residential development.

The Reduced Development Capacity Alternative would result in fewer residential dwelling units and non-residential space, which would result in the reduction of average daily vehicle trips and vehicle noise compared to those identified under the Project. While the reduced vehicle noise attributed to the Reduced Development Capacity Alternative would reduce vehicle noise from future development, a permanent increase in vehicle noise would occur as a result of new development.

Similar to the Project, it is unlikely that significant increases in noise level would be able to be reduced because project-level attenuation, such as noise barriers, window or other building upgrades, or changes to roadway design or speed, may not be available in all cases. Impacts related to permanent increases in vehicle noise levels would remain significant and unavoidable under this alternative, similar to those identified for the Project. In addition, similar to the Project, the Reduced Development Capacity Alternative has the potential to result in significant groundborne vibration impacts on sensitive land uses and historic buildings during construction activities because similar types of development and would remain significant and unavoidable.

The City rejects the Reduced Development Capacity Alternative because it would conflict with the Housing Element Update by limiting the City’s ability to meet the housing needs of existing Resolution No. 2023-85
Exhibit "C"

552
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 33 June 2023
East Valley Specific Plan
and future residents. Further, this alternative it would partially meet Project Objectives 1, 2, 3, and 4 and would not meet Project Objective 5. It would partially create a self-contained land use pattern that offers a mix of compatible land uses and quality landscaped community spaces (Project Objective 1), although not to the same degree as the Project because it would result in 1,914 fewer overall dwelling units and a reduction in non-residential space by 381,781 square feet. This alternative would partially enhance the quality of the City’s housing stock that is environmentally mindful and equitable while preserving the physical character and pride of the EVSP Area (Project Objective 2) but, with 1,914 fewer dwelling units, would not fully meet this objective. The Reduced Development Capacity Alternative would provide a range of housing opportunities for all income groups and households that supports all right-of-way users; however, it would result in 1,914 fewer overall dwelling units and would not fulfill this objective to the same degree as the Project (Project Objective 3). The Reduced Development Capacity Alternative would partially provide opportunities for private and public development with safe vehicular circulation connected to safe multimodal transportation, including sidewalks and bike lanes connected to reliable and timely transit options (Project Objective 4). However, it would not be to the same degree as the Project due to the reduced residential and non-residential development. The Reduced Development Capacity Alternative would not meet Project Objective 5 because it would not provide robust economic activity in the EVSP Area due to reduced development capacity. The Commercial and Mixed-Use land use designations under this alternative would be limited to the boundaries of the EVSP Area, and housing units would be focused along the major road corridors, reducing the amount of economic activity in the central portion of the EVSP Area.

For the potentially significant impacts that cannot be avoided or mitigated to a level below significance, the City adopts the Statement of Overriding Considerations in Section 6 of this Findings document pursuant to CEQA Guidelines section 15093. c. Alternative 3: Reduced Retail/Office Alternative
The Reduced Retail/Office Alternative would concentrate the General Commercial land uses in the eastern portion of EVSP Area. Mixed-Use land use designations would remain along East Valley Parkway and in the eastern portion of the EVSP Area. This alternative would incorporate the Urban III land use designation, which is not included in the Project, in the central part of the EVSP Area. Table 5, Comparison of Development Capacity of Reduced Retail/Office Alternative and East Valley Specific Plan, provides a summary of the development capacity under the Reduced Retail/Office Alternative compared to the development capacity in the Project. Compared to the Project, this alternative would result in 290 fewer dwelling units and would reduce the amount of non-residential space by 204,830 square feet.

Resolution No. 2023-85
Exhibit "C"

553
Item16.

CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 34 June 2023
East Valley Specific Plan
Table 5. Comparison of Development Capacity of Reduced Retail/Office Alternative and East Valley Specific Plan
Land Use Type Reduced Retail/Office Alternative 2035 EVSP Buildout Single Family Residential 0 du 648 du
Multi-Family Residential 5,874 du 5,516 du
Total Residential Units 5,874 du 6,164 du
Office Services 631,968 square feet 657,786 square feet Retail 937,888 square feet 1,025,801 square feet
Parks 0 acre 25 acres
Community Services 31,985 square feet 123,084 square feet Source: Rick Engineering 2021.

Notes: du = dwelling units; EVSP = East Valley Specific Plan The Reduced Retail/Office Alternative would not include a Park Overlay Zone and would not include recommended or priority areas for parks and public spaces to focus on various housing opportunities while leveraging the existing Escondido Creek Trail as the main source for parks/open space. The Reduced Retail/Office Alternative would include the same proposed mobility network and development and design standards as identified for the Project. However, building heights would be reduced due to the inclusion of the Urban III land use designation, which provides reduced capacity of residential development.

Compared to the Project, the Reduced Retail/Office Alternative would result in fewer overall dwelling units and non-residential space, which would result in a reduction in the ADT volumes and vehicle noise. However, the reduced vehicle noise attributed to the Reduced Retail/Office Alternative would not reduce vehicle noise from future development to a less than significant level.

Similar to the Project, impacts related to increases in vehicle noise levels would be significant and unavoidable. In addition, similar to the Project, the Reduced Development Capacity Alternative has the potential to result in significant groundborne vibration impacts on sensitive land uses and historic buildings during construction activities because similar types of development and would remain significant and unavoidable.

The City rejects the Reduced Retail/Office Alternative because it would conflict with the Housing Element Update by limiting the City’s ability to meet the housing needs of existing and future residents. Further, this alternative would partially meet Project Objectives 2, 4, and 5 and would not meet Project Objectives 1 and 3. It would not meet Project Objective 1 because, while it would create a self-contained land use pattern that offers a mix of compatible lands uses, it does not include the Park Overlay Zone, which would provide for public community landscaped spaces.

The Reduced Retail/Office Alternative would partially enhance the quality of the City’s housing stock that is environmentally mindful and equitable while preserving the physical character and pride of the EVSP Area (Project Objective 2), but with 290 fewer dwelling units, it would not fully meet this objective. Compared to the Project, the Reduced Retail/Office Alternative would not Resolution No. 2023-85
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East Valley Specific Plan
provide a range of housing opportunities for all income groups by providing only multi-family dwelling units, which excludes single-family dwelling units (Project Objective 3). The Reduced Retail/Office Alternative would partially meet Project Objective 4 because the alternative would provide some opportunities for private and public development with safe vehicular circulation connected to safe multimodal transportation, including sidewalks and bike lanes connected to reliable and timely transit options. However, it would not be to the same degree as the Project because the alternative would provide 290 fewer dwelling units and 204,830 square feet less of non-residential development. Finally, the Reduced Retail/Office Alternative would partially meet Project Objective 5 because it would provide for economic activity in the EVSP Area through the incorporation of both Commercial and Mixed-Use land use designations, albeit with 204,830 square feet less of non-residential development.

For the potentially significant impacts that cannot be avoided or mitigated to a level below significance, the City adopts the Statement of Overriding Considerations in Section 6 of this Findings document pursuant to CEQA Guidelines section 15093.

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East Valley Specific Plan
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Section 6 Statement of Overriding Considerations
The Project would result in potentially significant, unavoidable direct and cumulative environmental impacts on the following areas, which is described in detail in PEIR Section 3.6, Noise:
• Excessive noise levels from permanent increase in vehicle noise • Excessive groundborne vibration during project construction The City has adopted all feasible mitigation measures regarding the significant, unavoidable environmental impacts. Although in some instances the mitigation measures may substantially lessen the unavoidable environmental impact, adoption of the mitigation measures would not fully avoid the impact. In addition, the City has analyzed a reasonable range of alternatives to the Project. Based on this analysis, the City has determined that none of these alternatives meet the objectives of the Project or are feasible and environmentally preferable to the Project as approved.

Therefore, pursuant to CEQA Guidelines sections 15043 and 15093, the City must adopt a Statement of Overriding Considerations to approve the Project. A Statement of Overriding Considerations allows a lead agency to determine that specific economic, social, or other expected benefits of a project outweigh its potential unavoidable, significant environmental risks. The City has weighed the benefits of the Project against its potentially significant environmental risks in determining whether to approve the Project.

Pursuant to CEQA Guidelines section 15093, the City hereby finds that the Project would have the following benefits and that each of the following benefits is sufficient on its own to justify adoption of the Project:
• The EVSP will provide for robust economic activity within the EVSP Area by increasing the range of services, retail shops, community facilities, public outdoor spaces, and other neighborhood amenities.
• The EVSP will enhance the quality of the City’s housing stock that is environmentally mindful and equitable while preserving the physical character and pride of the EVSP Area. • The EVSP will implement the City’s Housing Element Update by providing housing opportunities to meet the needs of existing and future residents. • The EVSP will provide a range of housing opportunities for people of all lifecycles and income levels.
• The EVSP will provide for an active open space network, attractive public spaces, connected paths, parkland, and open space for the EVSP Area, which will enhance the overall quality of life, community health, and wellness of the community. • The EVSP will promote strong mobility connections throughout the EVSP Area, especially from the Escondido Creek Trail and adjacent neighborhoods to the commercial corridor along East Valley Parkway through the construction of public Resolution No. 2023-85
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East Valley Specific Plan
improvements commensurate with the proposed development, including but not limited to bicycle facilities and amenities, enhanced sidewalks, street parkway landscaping, curb ramps, and closures of curb cuts.

Resolution No. 2023-85
Exhibit "C"

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CEQA Findings of Fact and Statement of Overriding Considerations Final PEIR 39 June 2023
East Valley Specific Plan
Section 7 References
City of Escondido. 2012. Environmental Impact Report for the Escondido General Plan Update, Downtown Specific Plan Update, and Climate Action Plan. Final. Vol. 1. PHG 09-0020, PHG 10-0016, SCH No. 2010071064. Prepared by Atkins. Adopted August 11. Accessed June 2023. https://www.escondido.org/Volume-I-Draft-EIR.aspx.

City of Escondido. 2023. East Valley Specific Plan. Prepared by Rick Engineering.

Rick Engineering. 2021. EVSP_Land Use Alternatives Outputs. Urban Footprint. April.

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Attachment 1. Mitigation Monitoring and Reporting Program Resolution No. 2023-85
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Mitigation Monitoring and Reporting Program
Final PEIR MMRP-1 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed Air Quality
AIR-1 Siting Sensitive Receptors near Dry-Cleaning, Gas Stations, and Automotive Repair Facilities. New sensitive receptors shall be screened for potential toxic air contaminants sources within 500 feet of the proposed sensitive receptor location. If a source of toxic air contaminants such as dry-cleaning facilities, gas stations, commercial/drive-through facilities, or automotive repair shops is identified within the applicable screening distance outline in the California Air Resources Board’s Air Quality and Land Use Handbook, a Health Risk Assessment, or equivalent health risk evaluation shall be prepared by a qualified air quality professional. Sensitive receptors include daycare centers, schools, retirement homes, hospitals, medical patients in residential homes, or other facilities that may house individuals with health conditions who would be adversely impacted by changes in air quality. A Health Risk Assessment, or equivalent health risk evaluation, shall also be required for such facilities proposed within 500 feet of a sensitive receptor.

The Project shall not be considered for approval until a Health Risk Assessment, or equivalent health risk evaluation, has been completed and approved by the City of Escondido, Community Development Department. Health risks shall be significant if the identified risk shall exceed an incremental cancer risk greater than 10 in 1 million, or a health hazard index (chronic or acute) greater than one. If a potentially significant health risk is identified, the Health Risk Assessment shall identify appropriate measures (i.e., sealed heating, ventilation, and air conditioning system with adequate filtration) to reduce the potential health risk to below the significant risk thresholds, or the sensitive receptor or proposed facility shall be sited in another location.

Development Services
Department
X City
Biological Resources
BIO-1 Pre-Construction Nesting Bird Surveys. To the extent feasible, grubbing, trimming, or clearing of vegetation from the EVSP Area shall not occur during the general bird nesting season (January 15 through September 15). If grubbing,
trimming, or clearing of vegetation cannot feasibly occur outside the general bird nesting season, a qualified biologist shall perform a pre-construction nesting bird survey in the areas in the EVSP Area with vegetation supporting nesting birds. Nesting bird surveys shall occur within 72 hours before the start of vegetation clearing or grubbing to determine if active bird nests are present. If no active bird nests are identified in the EVSP Area or within a 300-foot buffer of the EVSP Area, no further mitigation is necessary. If active nests of bird species covered by the Migratory Bird Treaty Act are detected in the EVSP Area during the pre-construction survey, construction activities shall stay outside a 300-foot buffer around the active nest. For raptor species, this buffer shall be expanded to 500 feet. It is recommended that a biological monitor be present to delineate the boundaries of the buffer area and to monitor the active nest to ensure that nesting behavior is not adversely affected by Development Services
Department
X City, Qualified Biologist
Resolution No. 2023-85
Exhibit "D"

563
Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-2 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed construction activity. Once the young birds have fledged and a qualified biologist has determined the nest is inactive, normal construction activities can occur.

BIO-2 Aquatic Resources Delineation. Future projects within or adjacent to Escondido Creek that have the potential to impact sensitive aquatic resources shall be required to conduct an aquatic resources delineation following the methods outlined in the 1987 U.S. Army Corps of Engineers Wetland Delineation Manual and the Regional Supplement to the U.S. Army Corps of Engineers Wetland Delineation Manual: Arid West Region to map the extent of wetlands and non-wetland waters, determine jurisdiction, and assess potential impacts. The aquatic resources shall be conducted by a qualified biologist. The results of the delineation shall be presented in an Aquatic Resources
Delineation Report and be incorporated into the California Environmental Quality Act documents required for approval and permitting of the Project.

Development Services
Department
X City, Qualified Biologist
BIO-3 Aquatic Resources Permitting. Future projects within or adjacent to Escondido Creek that have been determined through Mitigation Measure BIO-2 to have a significant impact to sensitive aquatic resources shall obtain required permits and authorizations from the U.S. Army Corps of Engineers, California Department of Fish and Wildlife, and San Diego Regional Water Quality Control Board. The regulatory agency authorizations shall include impact avoidance and minimization measures and mitigation measures for unavoidable impacts. Specific avoidance and minimization measures and mitigation measures for impacts to jurisdictional resources shall be determined through discussions with the regulatory agencies during the project permitting process and may include monetary contributions to a mitigation bank or habitat creation, restoration, or enhancement.

Development Services
Department
X City, Qualified Biologist
Cultural and Tribal Cultural Resources
CUL-1 Historical Evaluation. In areas identified as having a Level 1 (red) sensitivity on the Sensitivity Map for Built Environment Cultural Resources in the EVSP Area (Figure 3) in the Cultural Resources Technical Report, projects with the potential to impact historical resources should be avoided or designed to ensure that the Project would not result in a significant impact. A Historical Resources Assessment Report shall be completed for properties to assess impacts to individual resources and the district. This Historical Resources Assessment Report shall be completed by an architectural historian who meets the Secretary of the Interior’s Professional Qualifications Standards for Architectural History and shall consider mitigation measures that take all prudent and feasible measures to minimize harm.

Significance evaluations shall not be required if the historical resource has been evaluated for California Environmental Quality Act significance or for California Register of Historical Resources eligibility within the last five years and if there has been no change in the conditions that contributed to the Development Services
Department
X City, Qualified Architectural
Historian
Resolution No. 2023-85
Exhibit "D"

564
Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-3 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed determination of significance or eligibility. A historical resource shall be re-evaluated if its condition or setting has either improved or deteriorated, if new information is available, or if the resource is becoming increasingly rare due to the loss of other similar resources. The Historical Resources Assessment Report shall include an evaluation of whether the Project meets the Secretary of the Interior’s Standards. New construction in a historic district shall also be reviewed to ensure that it meets the standards so that it shall not have an adverse impact (including visual impacts or impacts to setting).

Projects in Level 2 (orange) areas where potential historical resources have been identified shall also be avoided or redesigned when possible. Areas in Level 2 (orange) indicate the presence of a potential historic district, but specific contributors have not been identified. A Historical Resources Assessment Report that includes an evaluation of the resource both individually and as a contributor to the proposed historic district shall be completed. If the resource is determined to be a non-contributor or not individually eligible, the Historical Resources Assessment Report shall also assess the potential for adverse impacts (including visual impacts or impacts to setting) to the proposed district in compliance with the Secretary of the Interior’s Standards and California Environmental Quality Act Guidelines.

Projects in the Level 3 (yellow) area of sensitivity have the potential to impact a historical resource because the level includes all buildings more than 45 years old. A Historical Resources Assessment Report evaluating the building and any potential historic district to which the historical resource may contribute shall be prepared. If no historical resources are identified, then no further action shall be required beyond documentation of the resources on the appropriate California Department of Parks and Recreation site forms. If a historical resource is identified, the Historical Resources Assessment Report shall assess the potential impacts from the Project following the Secretary of the Interior’s Standards and California Environmental Quality Act Guidelines.

CUL-2 Archaeological Evaluation Program. Before the issuance of a grading permit, future discretionary projects in the EVSP Area shall be reviewed by the City of Escondido Planning Department to determine if a Cultural Resources Study is required. Sitespecific archaeological surveys shall be conducted for the following types of projects: (1) projects in areas that have not been previously developed, or (2) projects that may impact built environment resources that meet the age threshold for eligibility.

For projects requiring a Cultural Resources Study, the work shall be conducted by a City of Escondido-approved qualified
archaeologist to determine the likelihood of the project site to contain archaeological resources by reviewing site photographs and existing historical information and conducting a site visit. A Native American monitor shall be on site during site-specific archaeological surveys. Before field reconnaissance,
background research, including a records search at the South Development Services
Department
X City, Qualified
Archaeologist
Resolution No. 2023-85
Exhibit "D"

565
Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-4 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed Coastal Information Center, shall be required. A record search from a nearby property may be used if the previous search was conducted within the last two years. In addition, a review of the Sacred Lands File maintained by the Native American Heritage Commission shall also be conducted.

If potential archaeological resources are identified through background research and field surveys, those resources shall be avoided, or significance evaluations shall be required for the potential archaeological resources identified. Potential resources include new resources identified as a result of a survey, previously recorded resources that have not been evaluated and are relocated during a survey, and previously recorded sites not relocated during the survey if there is a likelihood that the resources still exist. Significance evaluations shall not be required if the resources have been evaluated for California Environmental Quality Act significance within the last five years and if there has been no change in the conditions that
contributed to the determination of significance or eligibility.

An archaeological testing program shall be required for archaeological sites in need of resource significance evaluation.

Archaeological testing programs include evaluating the
horizontal and vertical dimensions of a site, chronological placement, site function, artifact/ecofact density and variability, presence and absence of subsurface features, and research potential. Tribal representatives and/or Native American monitors shall be involved in making recommendations
regarding the significance of prehistoric archaeological sites during this phase of the process. The testing program may require re-evaluation of the Project, which could result in a combination of project redesign to preserve significant resources and mitigation in the form of data recovery and monitoring (as recommended by the qualified archaeologist and Tribal
representatives and/or Native American monitors).

If significant archaeological resources are identified within the project footprint, the site may be eligible for designation on one or more registers. If no significant resources are found, and site conditions are such that there is no potential for further discoveries, then no further action shall be required. Resources found to be non-significant as a result of a survey and/or assessment in consultation with affiliated Tribes shall require no further work beyond documentation of the resources on the appropriate California Department of Parks and Recreation site forms and inclusion of results in the survey and/or assessment report. If no significant resources are found, but results of the initial evaluation and testing phase indicate that there is still a potential for resources to be present in portions of the property that could not be tested, then mitigation monitoring shall be required.

Avoiding and preserving the resources through project redesign is the preferred mitigation for archaeological resources. If avoidance is not possible, the City of Escondido shall consult with all applicable parties, including Native American Tribes if Resolution No. 2023-85
Exhibit "D"

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Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-5 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed prehistoric, in an effort to determine measures to mitigate any potential impacts to the resource in accordance with California Public Resources Code section 21083.2 and the California Environmental Quality Act Guidelines section 15126.4. A project archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for Archaeology shall employ measures that include documentation of the resource.

For archaeological resources for which preservation is not an option, a research design for a data recovery program shall be prepared in consultation with affiliated Tribes. The data recovery program shall be based on a written research design and would be subject to the provisions as outlined in California Public Resources Code section 21083.2.

CUL-3 Qualified Archaeologist and Native American Monitoring.

Prior to issuance of a grading permit, the Applicant shall provide written verification to the City of Escondido that a qualified archaeologist and a Native American monitor associated with a Tribe that is traditionally and culturally affiliated with the project location have been retained to implement a monitoring program for all subsurface investigations, including geotechnical testing and other ground-disturbing activities, whenever an
archaeological site or a Native American Traditional Cultural Property within the project footprint would be impacted. The archaeologist shall be responsible for coordinating with the Native American monitor. This verification shall be presented to the City of Escondido in a letter from the project archaeologist that confirms the selected Native American monitor is associated with a traditionally and culturally affiliated Tribe. The City of Escondido, prior to any pre-construction meeting, shall approve all people involved in the monitoring program.

Development Services
Department
X City, Applicant
CUL-4 Attend Pre-Grading Meeting. The qualified archaeologist and a Native American monitor shall attend a pre-grading meeting with the grading contractors to explain and coordinate the requirements of the monitoring program. During the initial grubbing, site grading, excavation, or disturbance of the ground surface, the qualified archaeologist and the Native American monitor shall be on site full time. The frequency of inspections shall depend on the rate of excavation, the materials excavated, and any discoveries of Tribal Cultural Resources as defined in California Public Resources Code section 21074. Archaeological and Native American
monitoring shall be discontinued when the depth of grading and soil conditions no longer retain the potential to contain cultural deposits. The qualified archaeologist, in consultation with the Native American monitor, shall be responsible for determining the duration and frequency of monitoring.

Development Services
Department
X X City, Qualified
Archaeologist, Native
American Monitor
Resolution No. 2023-85
Exhibit "D"

567
Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-6 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed CUL-5 Temporarily Halt Ground Disturbance Operation. In the event that previously unidentified archaeological and/or Tribal Cultural Resources are discovered, the qualified archaeologist and the Native American monitor shall have the authority to temporarily divert or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources. Isolates and clearly non-significant deposits shall be minimally documented in the field and collected so the monitored grading can proceed.

X X City, Qualified
Archaeologist, Native
American Monitor
CUL-6 Notify the City of Escondido of Archaeological and/or Tribal Cultural Resource Discovery. If a potentially significant archaeological and/or Tribal Cultural Resource is discovered, the qualified archaeologist shall notify the City of Escondido of said discovery. The qualified archaeologist, in consultation with the City of Escondido, the traditionally and culturally affiliated Tribe, and the Native American monitor, shall determine the
significance of the discovered resource. A recommendation for the Tribal Cultural Resource’s treatment and disposition shall be made by the qualified archaeologist, in consultation with the traditionally and culturally affiliated Tribe and the Native American monitor, and be submitted to the City of Escondido for review and approval.

Development Services
Department
X X City, Qualified
Archaeologist, Native
American Monitor
CUL-7 Avoidance and/or Preservation of Discovery. The avoidance and/or preservation of the significant Tribal Cultural Resource and/or unique archaeological resource must first be considered and evaluated as required by the California Environmental Quality Act. Where any significant Tribal Cultural Resources and/or unique archaeological resources have been discovered and avoidance and/or preservation measures are deemed to be infeasible by the City of Escondido, a research design and data recovery program to mitigate impacts shall be prepared by the qualified archaeologist (using professional archaeological methods), in consultation with the traditionally and culturally affiliated Tribe and the Native American monitor, and shall be subject to approval by the City of Escondido. The archaeological monitor, in consultation with the Native American monitor, shall determine the amount of material to be recovered for an adequate artifact sample for analysis. Before construction activities are allowed to resume in the affected area, the research design and data recovery program activities must be concluded to the satisfaction of the City of Escondido.

Development Services
Department
X X City, Construction
Contractor, Qualified
Archaeologist, Native
American Monitor
CUL-8 Collection and Treatment of Resources. If the qualified archaeologist elects to collect any Tribal Cultural Resources, the Native American monitor must be present during any testing or cataloging of those resources. Moreover, if the qualified archaeologist does not collect the cultural resources that are unearthed during the ground-disturbing activities, the Native American monitor may, at their discretion, collect said resources for later reburial on the project site. Any Tribal Cultural Resources collected by the qualified archaeologist shall be reburied on the Development Services
Department
X X City, Qualified
Archaeologist, Native
American Monitor
Resolution No. 2023-85
Exhibit "D"

568
Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-7 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed project site. Should the traditionally and culturally affiliated Tribes decline the collection, the collection shall be curated at the San Diego Archaeological Center. All other resources determined not to be Tribal Cultural Resources by the qualified archaeologist, in consultation with the Native American monitor, shall be curated at the San Diego Archaeological Center.

CUL-9: Artifact Disposition. For precontact resources, the following treatments shall be applied: Reburial of the resources on the project property. The measures for reburial shall include at least the following: Measures to protect the reburial area from any future impacts. Reburial shall not occur until all required cataloging, with an exception that sacred items, burial goods, and Native American human remains are excluded. Any reburial processes shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential final monitoring report.

Development Services
Department
X X City, Qualified
Archaeologist, Native
American Monitor
CUL-10 Monitoring and/or Evaluation Report. Prior to the release of the grading bond, a monitoring report and/or evaluation report, if appropriate, which describes the results, analysis, and conclusion of the archaeological monitoring program and any data recovery program on the project site, shall be submitted by the qualified archaeologist to the City of Escondido. The report shall be filed with the South Coastal Information Center under a confidential cover and not subject to a public records request. The Native American monitor shall be responsible for providing any notes or comments to the qualified archaeologist in a timely manner to be submitted with the report. The report shall include California Department of Parks and Recreation Primary and Archaeological Site Forms for any newly discovered resources. A copy of the final report shall be sent to the consulting affiliated Tribes.

Development Services
Department
X X City, Qualified
Archaeologist, Native
American Monitor
CUL-11 Identification and Treatment of Human Remains. If Native American human remains are discovered within a project footprint, the City of Escondido shall work with the most likely descendants identified by the Native American Heritage Commission as provided in California Public Resources Code section 5097.98. The Applicant may develop an agreement for treating or disposing of, with appropriate dignity, the human remains and any items of cultural patrimony associated with Native American burials with the appropriate Native Americans as identified by the Native American Heritage Commission.

Action implementing such an agreement is exempt from the general prohibition on disinterring, disturbing, or removing human remains from any location other than a dedicated cemetery (California Health and Safety Code section 7050.5):
• In the event of the accidental discovery or recognition of any human remains in any location other than a dedicated cemetery, the following steps shall be taken:
• All construction activity shall cease within 100 feet of the discovery until the county coroner is contacted and has completed their study.

Development Services
Department
X City, Construction
Contractor, Qualified
Archaeologist, Native
American Monitor
Resolution No. 2023-85
Exhibit "D"

569
Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-8 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed • The county coroner shall be contacted to determine whether an investigation of the cause of death is required.
• If the county coroner determines that the remains are Native American, they shall contact the Native American Heritage Commission within 24 hours.
• The Native American Heritage Commission shall identify the person or people it believes to be the most likely descendant from the deceased Native American.
• The landowner shall discuss and confer with the most likely descendant regarding all reasonable options for treatment of human remains and any associated grave goods as provided in California Public Resources Code section 5097.98.
• As part of the objectives, criteria, and procedures required by California Public Resources Code section 21082, the City of Escondido shall make provisions for historical or unique archaeological resources accidentally discovered during construction. These provisions shall include an immediate evaluation of the find by a qualified archaeologist in consultation with the affiliated Tribal representatives. If the archaeologist determines the find to be a significant historical or archaeological resource, contingency funding and a time allotment sufficient to allow for implementation of avoidance measures or appropriate mitigation shall be necessary. Work may continue on other parts of the project site while resource mitigation takes place.

CUL-12 Tribal Cultural Resources Evaluation. For any project with the potential to result in adverse impacts to Tribal Cultural Resources, the City of Escondido shall avoid and/or minimize impacts. Coordination and collaboration regarding the resources shall be completed with Tribes traditionally and culturally affiliated with the project location institutions, such as the South Coastal Information Center and the Native American Heritage Commission, including consultation as outlined in Senate Bill 18 and Assembly Bill 52. The resources shall be treated with culturally appropriate dignity, taking into account the Tribal cultural values and meaning of the resources, including but not limited to the following:
• Protecting the cultural character and integrity of the resources • Protecting the traditional use of the resources
• Protecting the confidentiality of the resources
If possible, the City of Escondido shall avoid and preserve the resources in place, including but not limited to planning and construction to avoid the resources and to protect the resources’ cultural and natural context.

Greenspace, parks, or other open space shall use appropriate planning to incorporate the resources with culturally appropriate protection and management criteria as determined through consultation with the affiliated Tribes. Permanent conservation easements or other interests in real property shall be created with culturally appropriate management criteria for the purposes of preserving or using the resources or places.

Development Services
Department
X X X City, Qualified
Archaeologist, Native
American Monitor
Resolution No. 2023-85
Exhibit "D"

570
Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-9 June 2023
East Valley Specific Plan
Mitigation Monitoring and Reporting Program for the East Valley Specific Plan Mitigation Measure No. Measure Person(s) to Verify
Timing of Verification
Responsible Party
Completed
Pre-Const. During Const. Post-Const. Initials Date Completed Noise
NOI-1 Construction Vibration Best Management Practices. All general construction activities that take place within 100 feet of a building with the potential to be damaged by excessive vibration, or general construction within 200 feet, or pile-driving, blasting, or other highimpact construction equipment within 900 feet of a daytime noisesensitive land use (public and private educational facilities, churches, libraries, museums, cultural facilities, golf courses, and passive recreational parks) shall do one of the following: (1) retain a qualified acoustician to demonstrate that vibration will not exceed the applicable Federal Transit Administration threshold (65 vibration decibel for vibration-sensitive land uses of 80 vibration decibel for other daytime land uses), or (2) implement the following construction best management practices recommended by the Federal Railroad Administration in the High Speed Ground Transportation Noise and Vibration Impact Assessment. The best management practices shall be included in project construction documents, including the grading plan and construction contract. Practices shall include the following:

1. Sequence of operations:
i. Phase demolition, earthmoving, and ground-impacting
operations to occur in different time periods.

2. Alternative construction methods:
i. Avoid impact pile-driving where possible in vibrationsensitive areas. Drilled piles or the use of a sonic or vibratory pile driver causes lower vibration levels where the geological conditions permit their use.
ii. Select demolition methods not involving impact, where possible.

For example, using pressure bursting for concrete demolition results in lower vibration levels than impact demolition by pavement breakers, and milling generates lower vibration levels than excavation using clam shell or chisel drops.
iii. Avoid vibratory rollers and packers near sensitive receptors.

Development Services
Department
X X City, Construction
Contractor, Qualified
Acoustician
Notes: City = City of Escondido
Resolution No. 2023-85
Exhibit "D"

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Item16.

Mitigation Monitoring and Reporting Program
Final PEIR MMRP-10 June 2023
East Valley Specific Plan
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Exhibit "D"

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Item16.

ORDINANCE NO. 2023-10

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, ADOPTING THE EAST VALLEY

SPECIFIC PLAN, AND ADOPTING AN AMENDMENT TO

THE CITYWIDE ZONING MAP TO CHANGE THE

DESIGNATION OF ALL PROPERTIES WITHIN THE EAST

VALLEY SPECIFIC PLAN AREA TO SPECIFIC PLAN (S-P)
The City Council of the City of Escondido, California does ordain as follows:

SECTION 1. The City Council makes the following findings:
a) The City of Escondido has undertaken the development of a specific plan for a portion of the East Valley Parkway Target Area to provide a key land use and planning policy document to guide decision-making in the coming years for an area of the City comprising of approximately 191 acres in the western portion of the East Valley area as shown in Exhibit “A” hereto. A verified application was submitted to, and processed by, the Planning Division of the Development Services Department as Planning Case No. PHG 20-0028, and seeks approval of a new Specific Plan (the “East Valley Specific Plan” or “EVSP”) and Rezone relating to all properties depicted in Exhibit “A;” and b) Said application was processed in accordance with the rules and regulations of the Escondido Municipal and Zoning Codes, and the applicable procedures and time limits specified by the Permit Streamlining Act (Government Code Section 65920 et seq.) and CEQA (Public Resources Code Section 21000 et seq.); and
c) The City Council of the City of Escondido is authorized by State law to adopt, and from time to time, amend the General Plan governing the physical development of the City of Escondido. The City Council may also adopt more detailed plans relating to the manner of development of various areas of the City of Escondido, like the proposed Project, which includes a Specific Plan request. State law, 573
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Government Code Section 65450 et seq., provides for the preparation, adoption, and amendment of specific plans. In accordance with Government Code Section 65454, no Specific Plan may be adopted or amended unless the proposed plan or amendment is consistent with the General Plan; and d) A future General Plan Amendment related to the EVSP may be brought before the City Council for clarity purposes, however the absence of such an amendment does not create any inconsistency between the EVSP and the General Plan; and e) The Planning Division of the Development Services Department completed its review and scheduled and held a public hearing regarding the EVSP before the Planning Commission on June 27, 2023, and as that meeting was continued, again on July 6, 2023. Following the public hearing on July 6, 2023, the Planning Commission adopted Planning Commission Resolution No. 2023-12, which recommended that the City Council approve the EVSP and Rezone.

SECTION 2: A certified copy of the Specific Plan and Rezone and all other related Project materials are on file on the City of Escondido’s website (www.escondido.org). The City Clerk, whose office is located at 201 North Broadway, Escondido CA 92025, is hereby designated as the custodian of the documents and other materials which constitute the record of proceedings upon which the City Council's decision is based, which documents and materials shall be available for public inspection and copying in accordance with the provisions of the California Public Records Act.

SECTION 3. The City Council did on July 19, 2023, hold a duly noticed public hearing as prescribed by law. Evidence was submitted to and considered by the City Council, including, without limitation:
a) Written information including all application materials and other written and graphical information.
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b) Oral testimony from City staff, interested parties, and the public. c) The City Council staff report, dated March 21, 2018, which along with its attachments, is incorporated herein by this reference as though fully set forth herein, including the Planning Commission's recommendation on the request.
d) Additional information submitted during the public hearing.

SECTION 4. Upon consideration of the Findings of Fact, attached as Exhibit “B” and incorporated herein by this reference as though fully set forth, the July 19, 2023, City Council staff report, the Planning Commission recommendation, based on the totality of the record and evidence described and referenced in this Ordinance, the City Council desires to adopt the East Valley Specific Plan to govern the physical development of the EVSP area.

SECTION 6. ENVIRONMENTAL REVIEW. Pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code Section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines), 14 California Code of Regulations Section 15000 et. seq., the City is the lead agency for the Project, as the public agency with the principal responsibility for approving the proposed Project.

Further pursuant to CEQA and the State CEQA Guidelines, a Final Program Environmental Impact Report (“PEIR”) relative to the Project was prepared and the City Council certified it through adoption of City Council Resolution No. 2023-85.

SECTION 5. A Rezone consisting of map and text changes to the Citywide Zoning Map is necessary to provide consistency between the General Plan, EVSP, Municipal Code and Zoning Code.

SECTION 6. The City Council hereby approves the East Valley Specific Plan, attached as Exhibit “C” hereto and incorporated herein by this reference as though fully set forth herein. 575
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SECTION 7. The Citywide Zoning Map is hereby amended to change the zoning of the EVSP area to Specific Plan (“S-P”) for the EVSP area (Exhibit “A” hereto).

SECTION 7. SEVERABILITY. If any section, subsection sentence, clause, phrase, or portion of this ordinance is held invalid or unconstitutional for any reason by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions.

SECTION 8. As of the effective date of this ordinance, all ordinances or parts of ordinances in conflict herewith are hereby repealed.

SECTION 9. The City Clerk is hereby directed to certify to the passage of this ordinance and to cause the same or a summary to be published one time within 15 days of its passage in a newspaper of general circulation for the City of Escondido.

SECTION 10. This Ordinance shall become effective 30 days from the date of the passage. 576
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Ordinance No. 2023-10
Exhibit "A"

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PLANNING CASE NO. PHG20-0028

FINDINGS OF FACT
Rezone Determinations:

1. The public health, safety and welfare will not be adversely affected by the proposed change because:
a. The Rezone would establish the East Valley Specific Plan (“EVSP”), which is a new specific plan, in a manner consistent with Article 18 of the Escondido Zoning Code and applicable provisions of the Escondido General Plan. b. The EVSP area (“EVSP Area”) is within an urbanized area of the City and all necessary services are either available or will be made available through the implementation of the EVSP.
c. The land uses allowed within the EVSP would be similar in nature to those allowed in surrounding zoning districts. Special land use restrictions would be applied to uses determined to have the potential to adversely impact the public health, safety and welfare through a Conditional Use Permit (“CUP”) process.

2. The property involved is suitable for the uses permitted by the proposed zone because:
a. The EVSP contains development standards and land use restrictions that would be compatible with the guideing priciples for the area established by the East Valley Parkway Target Area (“Target Area”) in the Escondido General Plan Land Use and Community Form chapter, and the EVSP area would be limited to that portion of the Target Area which is encumbered by a Mixed-Use Overlay.

3. The uses permitted by the proposed zone would not be detrimental to surrounding properties because:
a. The EVSP implements the proposed Specific Plan (“S-P”) zone and the uses permitted in the EVSP would be similar in density and intensity to uses in the vicinity.
b. The EVSP contains land use restrictions and development standards that place commercial uses to areas already designated to such uses, and contain provisions to address any potentially adverse impacts of such uses through requirments for CUPs as necessary.
c. The EVSP also contains land use restrictions and development standards that focus the highest density residential uses along major roadways and serve to extend allowances for similar densities in the Downtown Specific Plan immediately to the Ordinance No. 2023-10
Exhibit "B"

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west of the EVSP. Lower densities would be provided in areas closest to existing residential neighborhoods, and maximim permissible building heights would be reduced in these areas as well.

4. The proposed change is consistent with the adopted general plan in that:
a. The Land Use and Community Form chapter of the Escondido General Plan includes a Mixed-Use Overlay for the EVSP Area, and the EVSP would serve to implement this overlay. Uses permitted within the EVSP are consistent with those already permitted through application of the Mixed-Use Overlay and underlying general plan land use designations which allow a mixture of commercial uses and residential uses with densities of at least 30 dwelling units per acre. b. The Suitable Sites Inventory in the Housing Element of the Escondido General Plan anticipates development of a significant number of dwelling untis within the EVSP Area at densities consistent with the densities identified in the EVSP. Further, the EVSP establishes a Target Production Point (“TPP”) in order to achieve residential densities appropriate for construction of housing affordable to households at the various income levels specified in the Housing Element. c. Minor revisions will be made to the Land Use and Community Form chapter of the Escondido General Plan for clarity purposes, however the Rezone will not be inconsistent with the general plan.

5. The proposed change of zone does not establish a residential density below seventy (70) percent of the maximum permitted density of any lot or parcel of land previously zoned R3, R-4, or R-5 unless the exceptions regarding dwelling unit density can be made pursuant to the provisions set forth in Article 6 because:
a. The rezone would expand the amount of land permitted to be used for residential purposes through the application of an Urban IV/V district which is consistent with the densities permitted in the R-4 and R-5 zones. The minimum density permitted in the Urban IV/V district would be 70% of the maximum allowed in the R-5 zone, and the TPP establishes a density goal that is 83% of the maximum allowed in the R-5 zone.

6. The relationship of the proposed change is applicable to specific plans because:
a. The rezone would establish a new specific plan and all uses and development standards would be applicable throughout that specific plan.

7. The Rezone is consistent with the provisions contained in Section 65450 of the Government code which allows for preparation of specific plans in order to implement provisions of the general plan in that specific plan contains text and diagrams consistent with the provision of the Government Code.

Ordinance No. 2023-10
Exhibit "B"

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East Valley Specific Plan
Ordinance No. 2023-10
Exhibit "C"

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East Valley Specific Plan
Prepared by
Supported by
July 2023
Ordinance No. 2023-10
Exhibit "C"

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1.0 Introduction. . . . . . . . . . . . . . . . . . . . . . 1

1.1 Plan Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

1.2 Legal Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

1.3 East Valley Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

1.4 Planning Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

1.5 Specific Plan Contents. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

2.0 Vision, Goals, & Policies. . . . . . . . . . . . 7

2.1 Vision. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

2.2 Goals & Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

3.0 Land Use. . . . . . . . . . . . . . . . . . . . . . . . 16

3.1 Land Use Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

3.2 Land Use Designations. . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

3.3 Development Potential. . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

4.0 Parks & Public Realm. . . . . . . . . . . . . . 22

4.1 Park Overlay Zones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

4.2 Park and Public Realm Types. . . . . . . . . . . . . . . . . . . . . . . 24

4.3 Amenities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

4.4 Public Open Space Incentive Program. . . . . . . . . . . . . . . 30

4.5 Park Requirements & Fees. . . . . . . . . . . . . . . . . . . . . . . . . 31

5.0 Mobility. . . . . . . . . . . . . . . . . . . . . . . . . 32

5.1 Roadway Network. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

5.2 Bicycle Network. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

5.3 Pedestrian Network. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44

5.4 Transit Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

5.5 Transportation Demand Management. . . . . . . . . . . . . . 46

5.6 Parking Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

6.0 Public Services & Infrastructure. . . . . 52

6.1 Public Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

6.2 Public Infrastructure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

7.0 Development Standards &
Design Guidelines. . . . . . . . . . . . . . . . 59

7.1 Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . 59

7.2 Permitted & Conditional Uses. . . . . . . . . . . . . . . . . . . . . . 65

7.3 Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70

7.4 Design Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75

8.0 Implementation. . . . . . . . . . . . . . . . . . 79

8.1 Design Review & Permit Process. . . . . . . . . . . . . . . . . . . . 79

8.2 Potential Funding Mechanisms. . . . . . . . . . . . . . . . . . . . . 83

8.3 Implementation Strategy. . . . . . . . . . . . . . . . . . . . . . . . . . 86 Table of Contents
Ordinance No. 2023-10
Exhibit "C"

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Tables
Table 3-1 Land Use Designations. . . . . . . . . . . . . . . . . . . . . . . 20 Table 3-2 Development Potential by Type. . . . . . . . . . . . . . . 21 Table 5-1 Sidewalk Standards. . . . . . . . . . . . . . . . . . . . . . . . . . 44 Table 5-2 Motor Vehicle Parking Standards. . . . . . . . . . . . . . 48 Table 5-3 Supplemental Parking Standards. . . . . . . . . . . . . . 51 Table 6-1 School Capacities. . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Table 6-2 Estimated Wastewater Generation. . . . . . . . . . . . 58 Table 7-1 Development Standards . . . . . . . . . . . . . . . . . . . . . 63 Table 7-2 Permitted & Conditional Uses. . . . . . . . . . . . . . . . . 65 Table 7-3 Accessory Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 Table 8-1 Implementation Strategy. . . . . . . . . . . . . . . . . . . . . 86 Figures
Figure 1-1 Vicinity Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Figure 3-1 Land Use Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Figure 4-1 0.25-Mile Buffer From Parks . . . . . . . . . . . . . . . . . 23 Figure 4-2 Pedestrian Links and Linear Parks . . . . . . . . . . . 26 Figure 5-1 Roadway Network. . . . . . . . . . . . . . . . . . . . . . . . . . 33 Figure 5-2 Four-Lane Major Road Without Parking. . . . . . . 34 Figure 5-3 Four-Lane Collector Street. . . . . . . . . . . . . . . . . . . 36 Figure 5-4 Bicycle Network. . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Figure 5-5 Escondido Creek Trail Configuration. . . . . . . . . . 42 Figure 5-6 Public Transit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Figure 6-1 Public Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 Figure 6-2 FEMA Flood Zones. . . . . . . . . . . . . . . . . . . . . . . . . . 60 Figure 7-1 Frontages. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 Figure 7-2 Building Height. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Figure 7-3 Streetscapes & Gateways. . . . . . . . . . . . . . . . . . . . 75 Figure 8-1 Historic District Map. . . . . . . . . . . . . . . . . . . . . . . . 83 Ordinance No. 2023-10
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ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 1.0 INTRODUCTION 1 The City of Escondido developed the East Valley Specific Plan (“EVSP” or “Plan”) in collaboration with residents, local businesses, and land owners, to provide a forward-looking vision for the future of the East Valley Specific Plan Area (“Plan Area”). The EVSP presents goals, policies, design standards, and implementation strategies for categories such as land use, mobility, and parks and open space opportunities. The EVSP is intended to provide guidance for private development and public investment over the next 12+ years. This chapter will discuss the EVSP background, legal authority, historical and physical setting, planning context, and the contents of the Plan.

1.1 Plan Background
In 2004, Escondido City Council approved the East Valley Parkway Area Plan ("Area Plan") with the purpose of implementing a comprehensive strategy for the revitalization of the physical character and economic health of the East Valley Parkway businesses and communities. The East Valley Parkway Area Plan has since been the City’s implementing document for the Plan Area.

In 2012, the City of Escondido prepared a 2012 City of Escondido General Plan Update (“General Plan”) which identifies eleven “Target Areas” that provide unique opportunities for achieving the General Plan vision and involves a reevaluation of land use patterns and policies. The Plan Area is included within the limits of the General Plan’s East Valley Target Area. The General Plan’s East Valley Parkway Target Area guiding principles include:

1. Update the Area Plan for the Target Area to include smart growth principles as well as improved vehicular access and enhanced aesthetics from Highway 78 along Lincoln Avenue and Ash Street. Strengthen Escondido Creek path connections, and better integrate public/private recreational spaces.

2. Promote opportunities and incentives for attracting job training and technical/vocational schools and educational institutions that enhance employment opportunity for residents.

3. Establish a mixed use overlay between Palomar Hospital and Ash Street to focus residential growth with increased building heights and intensities, distanced from lower density residential and appropriate buffers to ensure compatibility.

In 2020, the City was awarded grant funding to develop a Housing Element Update, a Sector Feasibility Study, and an East Valley Specific Plan. The Housing Element Update allows the City to assess current conditions; plan for future conditions; and advance a set of programs to develop, conserve and maintain fair housing choices for current and future residents. The Sector Feasibility Study is a residential sector housing market study that offers a general framework for defining realistic goals for the preferred housing market outcomes. The City chose to craft the EVSP as a comprehensive planning and zoning document for the western portion of the General Plan East Valley Target Area. The EVSP establishes a link between implementing the goals and ideas of the General Plan, 2021 Housing Element Update, and Sector Feasibility Study.

1.0 Introduction
Ordinance No. 2023-10
Exhibit "C"

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ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 1.0 INTRODUCTION 2

1.2 Legal Authority
The EVSP is established through the authority granted to the City of California Government Code, Sections 65450 through 65457, as a means of systematically implementing the General Plan. A specific plan, through text and diagram(s), must identify the following:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.

2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).

The primary effect of a specific plan is the establishment of a clear and detailed plan for a defined area. Existing zoning is replaced with development standards of the specific plan which best meet the needs of the defined area.

After adoption by the City of Escondido, all public and private development projects and improvements must be consistent with the adopted specific plan.

State Law requires that a specific plan be in conformance with a city’s general plan. This Plan has been prepared in conformance with the General Plan for the enhancement of the East Valley community. The East Valley Specific Plan seeks to build upon the vision of the General Plan, provide more detailed guidance, and adapt to the area’s ongoing changes by applying use and development priorities to parcels and districts.

1.3 East Valley Setting
The Plan Area covers approximately 191 acres within the City of Escondido and is comprised of private and public ownerships. In order to plan for the future, it is important to understand the past and present; the following sections provide the historical and physical context of the Plan Area.

1.3.1 Historical Setting
The Plan Area was originally zoned as an agricultural district in the 1930s, which was later developed with mobile home parks and commercial development in the ‘50s and '60s. The commercial development is automobile-oriented, characterized by big and mid-box retail, strip commercial and food service establishments with ample parking generally located along the street frontage. Construction of the Escondido Creek flood control channel, known as the Escondido Creek Watershed Project, began in 1965.

The former Palomar Health Downtown Campus (“Campus”) building along East Valley Parkway, west of the Plan Area was constructed in phases between 1957 and 2002. Throughout this time, the Campus influenced the expansion of medical-oriented office and commercial uses developed within the western side of the Plan Area. In 2012, Palomar Health opened the Palomar Medical Center Escondido in western Escondido, to which many of the Palomar Health Downtown Campus facilities were relocated. The Palomar Health Downtown Campus has been demolished, and construction of a mixed-use residential and commercial project is underway at this time. With the relocation of the Palomar Health Downtown Campus, many medical office buildings in the Plan Area are facing increased vacancies.

The Plan Area’s policies and standards need to be updated to reflect new development priorities. These have been expressed as community-supported solutions to advance a number of the City’s overriding housing, economic, and environmental goals. The EVSP strategically applies them to parcels and districts to help realize the desired vision of the area.

Ordinance No. 2023-10
Exhibit "C"

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FAIRDALE AV
E 04TH AV

E WASHINGTON AV

ARROW GLE N
W 02ND AV

E VALLEY PY

E MISSION AV

N BROADWAY

OAK HILL DR

MILLS ST

SAN PASQUAL VALLEY RD

W VALLEY PY

S JUNIPER ST

KINGSTON DR

N FIG ST

S BROADWAY

JEFFERSON AV

N JUNIPER ST
N

HICKORY
ST

MILANE LN
S

ROSE ST

S GRAPE ST

CHERRY PL

BOYLE AV

S FIG ST

E LINCOLN AV

BUCHANAN ST

S HICKORY ST
E 05TH AV

EL RANCHO LN
E 03RD AV
N

ROSE ST

VALLEY BOULEVARD

ELMWOOD DR

S IVY ST

N ELM ST

E PARK AV

BEE C HWOOD ST

RIVA LN

S ASH ST

S KALMIA ST

S MAPLE ST

BIRCH AV

SHERMAN PL

S ELM ST

N CEDAR ST

S DATE ST

N BEECH ST

S BEECH ST
N

DATE ST

S CEDAR ST

WAVERLY PL

N KALMIA ST

N ASH ST

N IVY ST
E 07TH AV

CHESTNUT ST

HARDING ST

MC LAIN ST

W GRAND AV

RANRIDO DR

KATELLA WY
E 02ND AV

ADAMS AV

E PENNSYLVANIA AV

E OHIO AV

C I RCLE D R

ASTER ST

N GAMBLE ST

TAYLOR AV

PARK PL

PALOMAR TR

MARTIN DR

PAUL ST

E RUSTIC RD

PARK HILL LN

HOOVER ST

ROOSEVELT ST

N GRAPE ST

E GRAND AV
Legend
City of Escondido
East Valley Specific Plan Area

COUNTY OF

SAN DIEGO

E EL NORTE PY
17TH AV

E LINCOLN AV

E WASHINGTON AV

S JUNIPER ST

OAK HILL DR

IDAHO AV

S TULIP ST

SAN PASQUAL VAL LEY RD

E MISSION AV

N ESCONDIDO BL

E GRAND AV

CHESTNUT ST

SHERIDAN AV

N BROADWAY
W 02ND AV

S CENTRE CITY PY

N MIDWAY DR

S ROSE ST

BEAR VALLEY PY
S

W VALLEYPY

W WASHINGTON AV

W GRAND AV
W 09TH AV
W 05TH AV
W 13TH AV

N ROSE ST

W MISSION AV

E VALLEY PY

S DATE ST

S BROADWAY

S IVY ST

N ASH ST

S ESCONDIDO BL

N DATE ST
E 02ND AV
E 05TH AV
E 09TH AV

N CENTRE CITY PY

W EL NORTE
PY
S

MIDWAY D R
N

QUINCE ST

AUTO PARK WY

S CITRUS AV

ROCK SPRINGS
RD
E 13TH AV

LINCOLN PY

METCALF ST
Cty oscoddo
East Valley Specific Plan A
0 1,000 2,000 East Valley Specific Plan Vicinit
Scale in Feet
North
15 ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 1.0 INTRODUCTION 3 FIGURE 1-1 Vicinity Map
Ordinance No. 2023-10
Exhibit "C"

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ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 1.0 INTRODUCTION 4

1.3.2 Physical Setting
The Plan Area is located in central Escondido, immediately adjacent to, and east of downtown. As shown in Figure 1-1, East Valley Specific Plan Vicinity, the Plan Area is generally bound by Escondido Creek to the north; Harding Street to the east, Grand Avenue and East 2nd Street to the south; and North Hickory, South Hickory, and North Fig Streets to the west.

The Plan Area ranges in elevation of approximately 650 to 715 feet above mean sea level. The general northeastern San Diego climate consists of approximately 14 inches of rainfall over the course of approximately 41 days annually. The temperature ranges with an average winter low of 42 degrees Fahrenheit to an average summer high of 86 degrees Fahrenheit. The Plan Area offers eastern-facing views of Bottle Peak of the peninsular mountain range.

Escondido Creek, a concrete-lined flood control channel, flows through the center of Escondido and along the northern edge of the Plan Area, in a primarily east-west direction. The Escondido Creek forms the “spine” of the City’s Class 1 bicycle facility and also serves as an alternative non-motorized access route linking residents to employment, shopping and services.

1.4 Planning Process
The Plan Area is currently a product of historical land use decisions and functions. The development of this Plan built upon a series of previous planning efforts. The need for a specific plan for East Valley was identified in the General Plan to update the 2004 East Valley Parkway Area Plan. The City launched the East Valley Specific Plan effort in mid-2020. An Existing Conditions Report was prepared to identify the key issues, constraints, assets, and opportunities of the Plan Area. The Existing Conditions Report also provided a solid baseline to facilitate community input.

The planning process for the Plan included the involvement of community members, business stakeholders and interest groups in the Plan Area.

Interested parties were engaged in the project through press and media notifications, virtual workshops, surveys, eblasts, and website updates.

Spanish translations and services were also provided for these community involvement efforts. Despite COVID-19 restrictions on public gatherings, community input informed each stage of the planning process. The City engaged community members in a variety of venues and formats to ensure community input was received before moving forward. This constant communication produced an open and transparent process that helped inform and shape the development of each step in the process.

The City conducted a virtual-based workshop in Summer 2020 to gather community input on what individuals would like to see in the Plan Area and present the existing conditions analysis. An online survey was also sent out to business owners and property stakeholders in the Plan Area to provide an alternative method for community input on key aspects of the planning process to reach a broader audience.

Additionally, the City created and maintained a project website, which provided current project information, upcoming events, updates, key milestones, and project documents. A comment form was also made available via the project website in which community members could provide comments, suggestions, and concerns. Input received over the course of the online survey period provided valuable input on project priorities, desired outcomes, and land use and circulation alternatives.

Image of Escondido Creek
Ordinance No. 2023-10
Exhibit "C"

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ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 1.0 INTRODUCTION 5 Overarching comments received from the first round of community involvement included:
» Creating a strong identity for East Valley
» Providing affordable to moderate income housing
» Leveraging the Escondido Creek Trail
» Promoting walkability through mixed use buildings and complete streets concepts
» Enhancing streetscapes and building frontages through design and amenities
» Creating more public open space for the residents and visitors Using the Existing Conditions Report and community input gathered, three Land Use Alternatives were developed for the City and community to assess and identify a Preferred Land Use Alternative. In Fall 2020, a Land Use Alternatives Workshop was held virtually where the three Land Use Alternatives were presented to the public. The Preferred Land Use Alternative acts as a base in which this Specific Plan establishes the land uses, circulation network, design guidelines, and design standards.

The EVSP was virtually presented to the public in Fall 2020 soliciting input on the contents of the Land Use Alternatives. This second public workshop gave the community another opportunity to voice their preferences and ideas for the Plan Area. Spanish translation services and materials were also provided at this workshop. Input gathered through this outreach effort was folded into the Preferred Land Use Alternative, which is presented in the EVSP.

Overarching comments received from the second round of community involvement included:
» Providing affordable housing with appropriate design standards » Including parks and urban canopy as these are important concepts for an urban setting
» Mindfully establishing parking standards to accommodate future and current needs
» Allowing for community services and other existing uses while facilitating new opportunities
The Draft EVSP was released in Spring 2021 and Spring 2023 for public review, and later adopted by City Council ordinance No. 2023-10.

Public Workshop #2 for the East Valley Specific Land Use Alternatives Ordinance No. 2023-10
Exhibit "C"

588
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 1.0 INTRODUCTION 6

1.5 Specific Plan Contents
The Specific Plan contains eight chapters as follows:

Chapter 1.0 Introduction: Provides a broad overview of the process that informed the development of the EVSP and outlines the contents of the Specific Plan Chapters to follow.

Chapter 2.0 Vision, Goals, and Policies: Describes the future Plan Area and identifies the qualities most important to the East Valley neighborhood, which has been translated into the goals, policies, and vision. Topics identified for the Plan include: Land Use, Mobility, Open Space, Economic Development, Sustainable and Equitable Development, and Design. This chapter includes goals and policies for each of the topics to guide future development in the Plan Area.

Chapter 3.0 Land Use: Translates goals and implementing actions into a land use plan. This chapter describes the distinguishing features of each of the land use designations and the allowed uses and permit requirements for each as the Plan is implemented.

Chapter 4.0 Parks and Public Realm: Guides the park program including the Park Overlay Zone types of parks and public realm spaces and amenities. This chapter also establishes park standards for future development.

Chapter 5.0 Mobility: Sets forth the transportation network for the Plan Area including the roadway, bicycle, and pedestrian networks. This chapter also provides guidance on transportation demand management and parking standards in the Plan Area.

Chapter 6.0 Public Services and Infrastructure: Describes the public services within and around the Plan Area; including fire and medical facilities, police facilities, schools, and libraries. This chapter also includes the existing and anticipated capacities and demands for public infrastructure such as sewer and stormwater infrastructure, and provides the framework for future infrastructure improvements.

Chapter 7.0 Design Standards and Guidelines: Provides the urban design guidance for the Plan, including development standards and guidelines. This chapter sets forth standards and guidelines for the design of appropriate development including architectural characteristics, site planning, parking, and signage.

Chapter 8.0 Implementation: Describes how the Plan will be implemented and administered, and describes the development review procedures for projects within the Plan Area. This chapter also provides a summary of recommended public improvements, programs, and the financing tools needed to implement these strategies.

Ordinance No. 2023-10
Exhibit "C"

589
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 7 This chapter describes the intended future of the Plan Area and identifies the qualities most important to the East Valley community, which have been translated into the vision, goals, and policies. A series of public outreach events solicited community input on the vision and desired outcomes for the Plan Area; including a visioning exercise, which provided a framework of aspirations and targets to develop a comprehensive vision for the EVSP. Goals were developed based on the vision for each of the topics to guide future development in the Plan Area.

2.1 Vision
The East Valley Specific Plan incorporates a dynamic mix of land uses, ensuring a variety of residential options, linked together through safe streets and a business
corridor. The Plan creates an inviting atmosphere
and quality of life with attractive public spaces and
connected paths that leverage the Escondido Creek
Trail and provide a unique and artistic identity that
attracts local residents and North County Inland
residents to live, shop, dine, and recreate.

2.2 Goals & Policies
The EVSP vision establishes an all-embracing mission for the Plan Area, while the following goals and policies act as tangible steps or actions towards achieving the vision. The goals are broken out into the different topics or lenses in which to carry out the vision. Each goal is supported by policies that give the City measurable, implementable actions intended to help accomplish that goal. Goals and policies are provided for the following topics:

Land Use, Sustainable and Equitable Development, Site and Building Design, Mobility, Parks and Public Realm, Economic Development, Public Services and Infrastructure.

2.2.1 Land Use
Land Use Goal 1: A self-contained land use pattern that offers a mix of compatible land uses and community spaces.

Policies:

LU-1.1: Provide housing in proximity to commercial and employment uses through shared services or amenities such as reciprocal parking or shared community space.

LU-1.2: Provide incentives for the consolidation of lot ownership to facilitate revitalization and aesthetic improvements through comprehensive site planning and property maintenance coordination.

2.0 Vision, Goals, & Policies
Ordinance No. 2023-10
Exhibit "C"

590
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 8 LU-1.3: Incentivize new commercial and mixed-use development projects in preferred areas to include publicly accessible outdoor space.

LU-1.4: Locating new development within existing communities takes advantage of existing services and infrastructure, while strengthening the existing neighborhoods. Encourage new street-activating retail and other ground-floor commercial uses along East Valley Parkway to promote job creation, reduced auto-dependence, increased active transportation, and healthier lifestyles. See Section 7.2.3, Frontages & Ground-Floor Commercial, for applicable design standards.

LU-1.5: Provide flexible land use regulation to convert under-performing commercial spaces with more intensive and higher performing commercial land uses.

LU-1.6: The availability of stores and offices in close proximity to housing allows residents to work and shop close to home. Desirable land uses that serve surrounding residential uses and increase foot traffic include, but are not limited to: educational institutions and support facilities; entertainment uses, such as music venues, theaters amphitheaters; commercial types of recreational uses, such as athletic clubs; retail and dining uses; and professional services.

LU-1.7: Support an increasing range of services, retail shops, community facilities, public outdoor spaces, and other neighborhood amenities to serve new and existing residents and workers.

Land Use Goal 2: A housing program focused on affordable housing opportunities.

Policies:

LU-2.1: Redevelopment shall provide for a variety of housing options for all lifecycles and income levels in each development, with a mix of floor plans, sizes, and number of bedrooms provided. Create and preserve accessible, affordable housing, especially as mixed-income developments and in mixedincome neighborhoods.

LU-2.2: Support a flexible range of housing types – such as smaller unit sizes, compact housing types, live-work, ancillary dwelling units, or other innovative housing formats and design techniques.

LU-2.3: Develop or identify new incentives for affordable housing within the Plan Area, such as innovative funding sources like tax credit programs and public-private partnerships.

LU-2.4: Offer a range of options for development to fulfill affordable housing requirements.

LU-2.5: Housing constructed exclusively for low and moderate income households should not be concentrated in any single area of the Plan Area and such housing should be high quality in terms of design and construction without sacrificing affordability.

Example of ground-floor commercial
Example of live-work dwelling units
Ordinance No. 2023-10
Exhibit "C"

591
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 9 LU-2.6: Promote strong, on-site management of multi-family complexes to ensure the maintenance of housing and neighborhood quality.

LU-2.7: Improve the quality and availability of housing by addressing declining homeownership, neighborhood stability and overcrowding.

LU-2.8: Establish an Affordable Housing Trust Fund (AHTF) to assist in the delivery of affordable housing within the Plan Area. The AHTF should be used to provide affordable housing for lower and middle income households.

The AHTF can be used to augment State and Federal programs to expand affordable housing opportunities for these under-served groups.

2.2.2 Sustainable & Equitable Development
Sustainable and Equitable Development Goal 1: Environmentally mindful and equitable development standards for the Plan Area choices.

Policies:

SED-1.1: Encourage the rehabilitation of existing uses by clarifying the approval processes to avoid excessive conditions that discourage rehabilitation.

SED-1.2: Consider ways to improve equitable access to clean and sustainable energy. This could include the creation of a Clean Energy Equity Plan to support low-income residents and small organizations to purchase or obtain renewable energy. Also develop a program to engage with the Solar on Multi-Family Housing Program (“SOMAH”) to support local green job training.

SED-1.3: Investigate the use of renewable distributed energy systems, which have environmental benefits, but use a distributed system and/or creative pricing to achieve equity benefits as well. Investing in renewable distributed systems and building insulation programs can reduce the differential impact of energy use on lower-income households.

SED-1.4: Advance the placement of site energy facilities, including stations and lines, to avoid disproportionate impact on the health and well-being of low-income groups over other economic groups and move away from centralized coal-based or nuclear power generation.

SED-1.5: Promote equitable distribution of desirable public amenities, such as recreational facilities, grocery stores, public spaces, and other public amenities. Desirable public amenities should be focused in priority investment neighborhoods (PINs) that currently experience social or environmental injustice and/or bear a disproportionate burden of public health impacts. PINs are identified by the City’s Social Equity and Health Index Map.

SED-1.6: Create equitable transportation opportunities for all populations regardless of age, ability, race, ethnicity, or income.

SED-1.7: Maximize mitigation benefits locally by prioritizing local, or Plan Area mitigation for GHG emissions and biological impacts/habitat loss. If no local mitigation credits or mitigation opportunities are available, allow project applicants to seek out regional solutions first. If no regional solutions are available then State solutions, with a preference to proximity.

SED-1.8: Use regulatory and voluntary tools to increase access to neighborhood parks, passive parklands, parklets, and/or pop-up recreation programs to increase parkland coverage and/or expand equitable access to recreational opportunities.

SED-1.9: Provide landscape standards to include plant palettes that withstand drought conditions and promote plant-type resilience (in street and park trees, green roofs, etc.). Include tree plantings that are known to perform well in the general climate conditions, are climate resilient trees, and will increase canopy or vegetative cover.

Ordinance No. 2023-10
Exhibit "C"

592
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 10

2.2.3 Site & Building Design
Site and Building Design Goal 1: Alluring building forms and streetscapes that enhance the physical character and pride of East Valley.

Policies:

SBD-1.1: Provide objective zoning standards and guidelines that identify ways to achieve attractive, high quality spaces and development, defined by architecture and landscaping and consistent with the enhanced visual character envisioned for the Plan Area.

SBD-1.2: Create a landmark identity or focal point in the vicinity of the Ash Street/ East Valley Parkway intersection, which may be accomplished through a combination of elements such as building height and massing, signature architectural design and lush corner landscaping.

SBD-1.3: Support neighborhood efforts to create beauty and pride by removing blight and providing high-quality and well-maintained public infrastructure, parks and public facilities in each neighborhood.

SBD-1.4: Identify site criteria and establish enforceable development standards that emphasize tasteful transitions from high to low density residential uses and transitions from public to private spaces.

SBD-1.5: Protect single family residential neighborhoods by establishing step down height requirements.

SBD-1.6: Ensure new building massing does not result in “urban canyons” by providing regulations that address building lengths, building heights, building variety.

SBD-1.7: Design a positive and safe nighttime environment with better lighting design. Visible direct lamp glare from unshielded floodlight fixtures and lighting design that allows light to be cast up into the night sky shall be prohibited.

SBD-1.8: Establish a positive edge along rights-of-way by reducing the frontage of parking lots, reducing blank walks and increasing buildings oriented towards streets.

Example of high quality development using architectural articulation and variation Ordinance No. 2023-10
Exhibit "C"

593
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 11 Site and Building Design Goal 2: Development sites that seamlessly support all right-of-way users
Policies:

SBD-2.1: Establish design standards and guidelines that support a connected multi-modal transportation system so that all right-of-way users and activities are accommodated.

SBD-2.2: Encourage the reduction of parking to only what is needed and provide strategies to achieving this.

SBD-2.3: Manage internal traffic speeds within new developments to provide better multi-modal safety through the use of speed bumps, variation of pavement materials and colors, and other traffic calming measures.

SBD-2.4: Evaluate the feasibility of providing additional density bonuses or other incentives for new developments that include universal design (beyond the American Disability Act standards). Universal design is the design of products and environments to be usable by all people, to the greatest extent possible, without the need for adaptation or specialized design.

SBD-2.5: Promote and increase in pedestrian and bicycle trips within district by increasing bicycle lane miles, bicycle parking areas, accessible walkways, removal of obstructions, increasing shade, establishing open space, providing recreation and community facility destinations within 0.25 miles.

Site and Building Design Goal 3: Quality landscaping and greenspace throughout the public realm.

Policies:

SBD-3.1: Provide the framework for positive landscaping habits through the use of drought-tolerant plantings, increasing street trees and percentage of tree canopy, and using responsible soil practices. See Section 7.4.5, Landscape Design for guidelines on landscaping.

SBD-3.2: Provide landscaped “greenways” along East Valley Parkway, Ash Street, Grand Avenue, and Washington Avenue within the Plan Area.

SBD-3.3: Improve the quality of the trail and experience along Escondido Creek through landscaping and design standards.

Examples of high quality landscaping
Ordinance No. 2023-10
Exhibit "C"

594
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 12

2.2.4 Mobility
Mobility Goal 1: Public and private development that provides safe vehicular circulation while reducing overall vehicle miles traveled (VMT) and promoting alternative modes of transportation.

Policies:

M-1.1: Strive to maintain the General Plan’s Quality of Life standard for roadways that provide for minimal delays.

M-1.2: Encourage consolidation of driveways by providing incentives for lot consolidation.

M-1.3: Prohibit installation of new or additional curb cuts on East Valley Parkway and Ash Street (“Highway 78”), except as a replacement for closing another curb cut elsewhere on the frontage, to the satisfaction of the City Engineer and Caltrans.

M-1.4: Establish and implement Transportation Demand Management (TDM) programs to increase the number of people who use transit, walking, bicycling, and carpooling to access downtown. All new development shall be in compliance with the applicable transportation demand management (TDM) measures included in Section 5.5.

M-1.5: Reallocate excess space from traffic lanes to other uses.

M-1.6: Incorporate traffic calming features along mixed use and urban neighborhoods to ensure pedestrian and vehicular safety.

M-1.7: Development Impact Fees (DIFs) incurred by development projects within the Plan Area shall be applied to roadway and facility improvements within Plan Area.

Mobility Goal 2: A safe and connective pedestrian and cyclist experience for residents and workers, through quality design, public amenities, and accessible facilities.

Policies:

M-2.1: Construct public improvements commensurate with the proposed development, including but not limited to, bicycle facilities and amenities, enhanced sidewalks, street parkway landscaping, curb ramps, closures of curb cuts, lighting, benches and drainage improvements.

M-2.2: Encourage internal pedestrian connections between properties to minimize unnecessary vehicle miles traveled (“VMT”) and turning movements on roadways within the Plan Area.

M-2.3: Evaluate the feasibility of installing mid-block pedestrian crossings with pedestrian hybrid beacons along East Valley Parkway between Cedar Street and Beech Street, and between Ash Street and Harding Street.

M-2.4: Require new development or redevelopment to install sidewalk amenities including lighting, signage, seating, and street trees wherever feasible.

Example of public sidewalk amenities.

Ordinance No. 2023-10
Exhibit "C"

595
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 13 M-2.5: Provide safe, comfortable spaces to wait for buses that include lighting, new shelters, benches, wayfinding and transit information in multiple languages, and other amenities including those that improve access and comfort for people with disabilities.

M-2.6: Encourage parallel parking along roadways as a means of traffic calming to improve pedestrian safety.

M-2.7: Wayfinding and improve accessibility to and through East Valley Parkway by developing a comprehensive directional sign program for pedestrians and cyclists.

M-2.8: Develop bicycle routes and facilities that connect to transit stations, employment and commercial centers, schools, libraries, cultural centers, parks, the Escondido Creek Trail, and other frequently visited destinations throughout the community and region where they do not already exist.

M-2.9: Implement the Escondido Bicycle Master Plan and carry forward its efforts that ensure safe, adequate bike routes and encourage the replacement of vehicle trips with bicycle trips.

M-2.10: Increase availability of bicycle parking within proximity to commercial, office, residential development; as well as public places such as transit stops, libraries, parks, and the Escondido Creek Trail to make bicycling more appealing and convenient.

M-2.11: Require new larger development projects (e.g. commercial centers, educational institutions) to provide connections to existing and proposed bicycle routes, as well as bicycle parking, personal lockers, and other bicycle support facilities to encourage bicycling.

Mobility Goal 3: A transit-oriented community with safe, reliable and timely transit options.

Policies:

M-3.1: Link higher density residential developments, employment centers, and shopping areas via public transit. Public transit shall be provided via North County Transit District (“NCTD”) and Metropolitan Transit System (MTS) services, as well as ride sharing services.

M-3.2: Implement transit priority treatments (such as transit priority signals at intersections, queue jump lanes, and boarding islands or transit bulbs) on East Valley Parkway and decrease bus headways to improve overall transit travel times, and access to and from East Valley Parkway.

M-3.3: Provide extended bus platforms that are extensions of the curb that provide more space for riders to wait, board, and exit the bus. These extended bus platforms improve bus route efficiency by reducing the time a bus spends pulling out of and back into traffic.

M-3.4: Focus pedestrian safety improvements to be in proximity to transit stops.

M-3.5: Involve the community in identifying priority upgrades to transit stops to make them safer and more comfortable.

Mobility Goal 4: More efficient parking strategies.

Policies:

M-4.1: Identify parking management strategies that efficiently facilitate commercial uses while improving the overall pedestrian experience.

M-4.2: Consider opportunities for shared parking and access arrangements where lot consolidation is infeasible.

M-4.3: Develop a means for new development to pay an in-lieu parking fee as an alternative to providing off-street parking spaces on-site.

M-4.4: Implement real-time parking signage on parking structures to display parking availability and pricing.

Example of bicycle parking in proximity to commercial uses.

Ordinance No. 2023-10
Exhibit "C"

596
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 14

2.2.5 Parks & Public Realm
Parks and Public Realm Goal 1: Accessible public gathering spaces with social and recreational amenities.

Policies:

PPR-1.1: Public and private parkland shall comply with the applicable park requirements and fees established in Section 4.5, with consideration to the park amenities recommended in Section 4.4.

PPR-1.2: Tie development impact fees (DIFs) more closely to direct impacts of new development and utilize geographically based impact fees to help ensure fee calculations are closely tied to facilities in the Plan Area. Utilize development impact fees to create public outdoor spaces and amenities within the Park Overlay Zones.

PPR-1.3: Public and private parkland shall comply with the applicable Design Standards and Guidelines in Chapter 7.0.

PPR-1.4: Provide a mixture of amenities such as water features, public art, shade, drinking fountains, landscaping, seating options, and lighting in public outdoor spaces.

PPR-1.5: When designing parks and public spaces, consideration should be given to the specific use(s) within the space, the location in relation to schools, transit stops, daycare facilities, and other parkland spaces to maximize utility.

PPR-1.6: Public open spaces should include flexible area for public gatherings, such as lawn area or a paved plaza, at a scale that maintains intimacy.

PPR-1.7: Prioritize provision of parkland and community space within the Plan Area.

PPR-1.8: Parkland and community space shall be prioritized within the Park Overlay Zone (shown in Figure 3-1 Land Use Plan). Park locations should be identified based on 1) a deficiency of nearby public space; 2) existing and planned development of urban housing of all income levels; 3) proximity to primary pedestrian routes; 4) underutilization of property; and 5) consultation with local residents, business and property owners.

PPR-1.9: Work with the Plan Area residents, employees and business owners to identify park program elements. Examples of amenities in public outdoor spaces including seating options and children’s play areas.

Ordinance No. 2023-10
Exhibit "C"

597
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 2.0 VISION, GOALS & POLICIES 15

2.2.6 Economic Development
Economic Development Goal 1: Robust economic activity within the Plan Area.

Policies:

ED-1.1: Identify economic incentives that can be used to fund desired public benefits and support the attractiveness of East Valley. For example, provide development incentives (e.g., increased building square footage) for the provision of pedestrian amenities within private projects (e.g. landscaped plazas, courtyards, etc.).

ED-1.2: Create and maintain marketing collateral, an interesting and wellmaintained website, and positive messages conveyed to the media as marketing for East Valley.

ED-1.3: Provide an opportunity for start-up businesses to become established and promote the transition of marginal retail to higher and better uses.

ED-1.4: Develop objective zoning standards and design guidelines that streamline development to reduce time and costs of permit application processing and promote development.

2.2.7 Public Ser vices & Inf ras truc ture
Public Services and Infrastructure Goal 1: High-quality services and infrastructure that accommodate projected growth in the Plan Area.

Policies:

PSI-1.1: Ensure new development and redevelopment contribute their fair share towards public services so that the City continues to meet the quality of life standards for public services.

PSI-1.2: Develop and implement water management strategies for the existing system.

PSI-1.3: In coordination with the Wastewater Division of the City of Escondido Utilities Department, Water Division of the City of Escondido Utilities Department, and the Escondido Utilities and Public Works Departments, ensure that new development in the Plan Area has adequate water, sanitary sewer, and stormwater drainage.

PSI-1.4: Incorporate sustainable stormwater management features in new development and public improvements, including bio-swales, permeable pavers, rainwater collection systems, and other features to manage stormwater runoff.

PSI-1.5: Utilize recycled water for landscaping of public areas along with other non-potable applications as they come available.

PSI-1.6: Avoid flood zone areas or incorporate them into the overall site design of new development.

PSI-1.7: Encourage new development to accommodate current telecommunication technologies.

Ordinance No. 2023-10
Exhibit "C"

598
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 3.0 LAND USE 16 This chapter describes the Land Use Plan (“LUP”) for the EVSP, which acts as the policy framework for the development and use of land in the Plan Area. The overall goal of the LUP is to encourage new housing opportunities, improve economic vibrancy, and allow for flexibility in the use and implementation as East Valley changes over time, while preserving strongly utilized uses that exist today.

The Plan Area lies adjacent to a variety of neighborhoods; Downtown Escondido located to the west, residential neighborhoods located to the north and south, and large commercial shopping centers located to the east. The Escondido Transit Center is an approximately 20-minute walk southwest of the Plan Area and there are multiple transit stops throughout, which presents a significant opportunity to promote a land use mix that provides community services and activity nodes desired by the community.

3.1 Land Use Plan
The LUP for the Plan Area, shown in Figure 3-1, envisions a compatible mix of land uses that support the overarching goals and vision for this area. The LUP focuses on maintaining many of the existing uses, while clustering them into different areas to create a more cohesive pattern and design. As shown in Figure 3-1, Land Use Plan, the LUP is comprised of three land use designations and one overlay zone.

The LUP sets forth a transition of intensities throughout the Plan Area. To ensure the intended intensities, the land use designations shall be consulted in tandem with the design standards included in Chapter 7.0 Design Standards and Guidelines. For example, the LUP designates the majority of properties along East Valley Parkway as Mixed Use, which will create a more urban and vibrant character with an enhanced public realm through outdoor dining, public plazas, and other amenities as it transitions to larger commercial to the east and downtown to the west. General Commercial uses are clustered at the corner of East Valley Parkway and Ash Street to encourage more compact commercial footprints and create an activity node proximate to shopping, transit, and residences.

3.0 Land Use
Ordinance No. 2023-10
Exhibit "C"

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Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 3.0 LAND USE 17

FAIRDALE AV
E 04TH AV

E WASHINGTON AV

ARROW GLE N
W 02ND AV

E VALLEY PY

E MISSION AV

N BROADWAY

OAK HILL DR

MILLS ST

SAN PASQUAL VALLEY RD

W VALLEY PY

S JUNIPER ST

KINGSTON DR

N FIG ST

S BROADWAY

JEFFERSON AV

N JUNIPER ST
N

HICKORY
ST

MILANE LN
S

ROSE ST

S GRAPE ST

CHERRY PL

BOYLE AV

S FIG ST

E LINCOLN AV

BUCHANAN ST

S HICKORY ST
E 05TH AV

EL RANCHO LN
E 03RD AV
N

ROSE ST

VALLEY BOULEVARD

ELMWOOD DR

S IVY ST

N ELM ST

E PARK AV

BEE C HWOOD ST

RIVA LN

S ASH ST

S KALMIA ST

S MAPLE ST

BIRCH AV

SHERMAN PL

S ELM ST

N CEDAR ST

S DATE ST

N BEECH ST

S BEECH ST
N

DATE ST

S CEDAR ST

WAVERLY PL

N KALMIA ST

N ASH ST

N IVY ST
E 07TH AV

CHESTNUT ST

HARDING ST

MC LAIN ST

W GRAND AV

RANRIDO DR

KATELLA WY
E 02ND AV

ADAMS AV

E PENNSYLVANIA AV

E OHIO AV

C I RCLE D R

ASTER ST

N GAMBLE ST

TAYLOR AV

PARK PL

PALOMAR TR

MARTIN DR

PAUL ST

E RUSTIC RD

PARK HILL LN

HOOVER ST

ROOSEVELT ST

N GRAPE ST

E GRAND AV
Legend
Description
Park Overlay Zone
City of Escondido
East Valley Specific Plan Area
Land Use Plan
General Commercial
Mixed Use
Urban Residential IV/V
Open Space

COUNTY OF

SAN DIEGO

E EL NORTE PY
17TH AV

E LINCOLN AV

E WASHINGTON AV

S JUNIPER ST

OAK HILL DR

IDAHO AV

S TULIP ST

SAN PASQUAL VAL LEY RD

E MISSION AV

N ESCONDIDO BL

E GRAND AV

CHESTNUT ST

SHERIDAN AV

N BROADWAY
W 02ND AV

S CENTRE CITY PY

N MIDWAY DR

S ROSE ST

BEAR VALLEY PY
S

W VALLEYPY

W WASHINGTON AV

W GRAND AV
W 09TH AV
W 05TH AV
W 13TH AV

N ROSE ST

W MISSION AV

E VALLEY PY

S DATE ST

S BROADWAY

S IVY ST

N ASH ST

S ESCONDIDO BL

N DATE ST
E 02ND AV
E 05TH AV
E 09TH AV

N CENTRE CITY PY

W EL NORTE
PY
S

MIDWAY D R
N

QUINCE ST

AUTO PARK WY

S CITRUS AV

ROCK SPRINGS
RD
E 13TH AV

LINCOLN PY

METCALF ST
Cty oscoddo
East Valley Specific Plan A
0 1,000 2,000 East Valley Specific Plan Vicinit
Scale in Feet
North
15 ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 3.0 LAND USE 17 FIGURE 3-1 LAND USE PLAN
Ordinance No. 2023-10
Exhibit "C"

600
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 3.0 LAND USE 18

3.1.1 East Valley Specific Plan Density Transfer Program The purpose of the East Valley Specific Plan Density Transfer Program ("EVSP Density Transfer Program") is to enable the City to transfer densities from undeveloped or underutilized properties (sending areas) within the Plan Area to other properties in the Plan Area (receiving areas) to enable a developing property to increase its density beyond what current zoning would permit.

The transferred density will be held in a Density Credit Pool. » Sending Area - Areas identified to be conserved or restrained from further growth or density. This may include an area or property where development has occurred and is currently underutilized and further development is not anticipated. The unused density is transferred to a Density Credit Pool.
» Receiving Area - Area identified as having additional potential for development beyond that allowed by the zoning. The increased density can only be utilized by transferring of density from a Density Credit Pool. » Density Credit Pool - A Density Credit Pool consists of unused density from undeveloped or underutilized properties. Available density with the Density Credit Pool could be transferred to a developing parcel to increase the density beyond what is permitted through the current zoning. The overall transfer of density from sending areas to receiving areas would not exceed the overall planned density of a specific area. For projects that do not optimize their full development potential, a deed restriction would be placed on the property to document the transfer of unused density into the pool.

Density Transfer Process
The Density Credit Pool starts with unused density from city-owned parcels within the EVSP. The City could consider continuing to fill the density credit pool with excess unused density transferred from other undeveloped, developed, or developing public or private properties that are not developing to the maximum density allowed by current zoning (sending areas).

At a later time, the property owner of a sending property could request reallocation of transferred density should they desire to increase the density on their property if the density units are still available or if there are additional units available in the Density Credit Pool.

Allocation of the density from the pool would only occur when developing properties request additional density beyond that permitted by the underlying land use designation. The request for an increase in units would require City Council approval of a Planned Development Permit. Provided there is adequate density available in the Pool, there would be no ceiling on the amount of density that could be requested, but rather, each development would be scrutinized through the entitlement and environmental review process to ensure appropriate and desired development within the community.

A property owner or developer who requests density from the Density Credit Pool will need to submit an application for a Planned Development Permit to the Planning Division. The Planning Division would review the Planned Development application for completion, project design, environmental concerns, CEQA process, zoning compliance, and other City and state regulations.

When a development is approved to receive density from the Density Credit Pool, those density units would be deducted from the Density Credit Pool. The Density Credit Pool documents pertinent data for each sending and receiving property such as assessor parcel numbers, addresses, ownerships, acreages, existing dwelling units and/or allowable dwelling units, additional dwelling units requested, application dates, approval dates, available number of units within the pool, number of units approved, and resolution number approving the allocations.

The EVSP Density Transfer Program is routinely monitored to ensure that the number of dwelling units for the Plan Area would not be permitted to exceed the buildout of the EVSP. Annual reports to the City Council are presented by City staff to outline approved projects, constructed projects, balance left in the Density Credit Pool, and recommendations for the upcoming year.

Ordinance No. 2023-10
Exhibit "C"

601
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 3.0 LAND USE 19

3.2 Land Use Designations
Table 3-1, Land Use Designations, presents the land use designations, permitted densities within that designation, and a description of the use.

Table 3-1 includes the applicable land use designation, minimum density, and maximum density permitted. To demonstrate the availability of Plan Area to accommodate future housing development, sufficient housing yields need to be reached to accommodate a jurisdiction’s Regional Housing Needs Assessment (“RHNA”) allocation. No residential permit shall be issued on any property that falls below the minimum density established unless certain findings are made by the City Council. The City Council may permit limited development of such property (that falls below a minimum density) if, which considering the property as a whole, that the project results in higher quality development than what would have otherwise been achieved through minimum density compliance; and makes a finding that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level, or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category, pursuant to Government Code Section 65863. The maximum density may be exceeded on a case-by-case basis, through the rounding-up provision or from the EVSP Density Transfer Program (pursuant to Section 3.1.1). For projects that do not optimize their full development potential, a deed restriction would be placed on the property to document the transfer of unused density into the pool.

Table 3-1 also includes a Target Production Point (“TPP”) for each land use designation. The TPP is the midpoint of the density range that estimates realistic site development capacities that are likely to yield smaller housing units at a higher density that is more affordable by design. The City will make a finding that the TPP contributes a key density in the 21-30 density range to facilitate moderate income levels (moderate-income limit to equal 120 percent of the county’s area median income, adjusted for family size); and a key density in the 30-80 density range for lower income levels (below 80 percent of the county’s area median income). To ensure that the EVSP achieves a build-out that accommodates RHNA, especially for lower- and moderate- income households, no residential permit shall be issued on any property with a unit yield that is lower than the TPP density yield unless a fee in lieu is received for on-site production. The TPP in-lieu fee shall be paid into an applicable housing trust fund and used (along with other local funding sources) to finance affordable housing developed off-site. The perunit fee shall be deemed a comparable affordable unit contribution towards lower or moderate income households. The TPP in-lieu fee is paid at the time of building permit issuance, or for conversion of existing apartments to condominiums prior to the recordation of a final map and/or issuance of a certificate of compliance.

Ordinance No. 2023-10
Exhibit "C"

602
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 3.0 LAND USE 20 Table 3-1 Land Use Designations

LAND USE

DESIGNATION

APPLICABLE
ZONING DESCRIPTION MINIMUM DENSITY1 / FAR2

MAXIMUM
DENSITY3 / FAR4
TARGET

PRODUCTION
POINT (TPP)5
Urban IV/V EVSP-U-5 Multi-family residential units, town homes, apartments, flats and condominiums. 15,000 sf/ac retail and office uses are permitted.
21 du/ac 30 dwelling unit
(du)/ac
25 du/ac
General
Commercial
EVSP-CG Local-serving commercial, automobile service, eating/drinking establishments, entertainment facilities, retail, office, service establishments, etc. Intended for other commercial uses not suitable for residential zones.
--- 1.0 FAR 0.5 FAR
Mixed Use EVSP-MU A blend of multi-family residential with other compatible uses, such as commercial and/or office uses in a horizontal and/or vertical arrangement. Intended along major thoroughfares, proximate to shopping centers, entertainment, community facilities and employment opportunities.

1.5 FAR
30 du/ac

3.0 FAR
80 du/ac 45 du/ac
Park Overlay
Zone
EVSP-POZ Active and passive parks as well as land to protect, maintain, and enhance the community’s natural resources and include detention basins and creek corridors.

Development Impact Fees (DIFs) contribute to park space in these areas.

See Section

4.5 Park
Requirements
and Fees
1 The minimum and maximum density and FAR standards shall not account for basements and subterranean parking. Density values shall be rounded up to the nearest whole number. 2 The floor air ratio (FAR) is the measurement of a building's floor area in relation to the size of the lot/parcel that the building is located on. This measurement is used to set standards for non-residential land use designations.
3 All maximum density calculations are rounded up to determine the number of housing units per developable acre of property. Rounding up shall mean rounding the fractional unit yield up to the nearest whole unit. The maximum density may be exceeded pursuant to the Density Transfer Program and/or Density Bonus Law. For the purposes of calculating density bonus pursuant to Density Bonus Law, Government Code section 65915 et. seq., only the maximum density limit for each zone in Table 3-1 shall be used to which density bonus is calculated for density bonus projects. 4 Exceptions to the maximum FAR may be considered as incentive for allocating public open space greater than the required minimum; see Section 4.4 Public Open Space Incentive Program for details. 5 All minimum and TPP density calculations are rounded down. Rounding down shall mean rounding the fractional unit yield down to the nearest whole unit.

Ordinance No. 2023-10
Exhibit "C"

603
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 3.0 LAND USE 21

3.3 Development Potential
The development potential of the Plan Area shown in Table 3-2, Development Potential by Type, estimates the potential growth by land use type over the next 12-plus years of which this Plan will be implemented. The table also shows the difference compared to existing conditions. Since the future is inherently uncertain and the activities of private property owners are not within the City’s direct control, these are broad, planning-level estimates for the potential of future development given the heights, intensities, and land uses specific in the Specific Plan. These numbers are not intended as predictions or quotas on development, and the actual future development mix and amount that occurs over the next 12-plus years will vary from these estimates.

These numbers were used to analyze economics, infrastructure, transportation, environmental conditions, and other municipal-related effects. Buildout assumptions are based generally on the building envelope allowed in each land use designation to provide a realistic future development scenario. The Plan Area’s development potential was determined by assuming buildout of vacant and underutilized parcels.

The ultimate development potential will also be influenced by the Density Transfer Program. The Density Transfer Program, as discussed in Section 3.1.1, would enable the City to transfer densities from undeveloped or underutilized properties (sending areas) within the EVSP to developing properties (receiving areas) to enable a developing property to increase its density beyond what current zoning would permit.

Table 3-2 Development Potential by Type
DEVELOPMENT TYPE 2035 SPECIFIC PLAN BUILDOUT EXISTING CONDITIONS (2020)1 DIFFERENCE BETWEEN SPECIFIC

PLAN & EXISTING CONDITIONS
Residential 6,164 dwelling units 581 dwelling units + 5,583 du Multifamily Housing 5,516 dwelling units 324 dwelling units + 5,192 du Office 657,786 sf 637,053 sf + 20,733 sf
Retail 1,025,801 sf 624,501 sf + 401,300 sf
Parks 25 ac 0 ac + 25 ac2
Community Services 123,084 sf 4,900 sf + 118,184 sf
1 Existing conditions data comes from 2010 Census Data and 2012-2016 American Community Survey 5-year Estimates used by Urban Footprint. 2 The EVSP Land Use Plan allows for up to 25 acres of parkland and open space; however it is estimated that only approximately 10 acres of parkland and open space would occur.

Ordinance No. 2023-10
Exhibit "C"

604
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 22 In response to a changing world, communities are seeking more greenspace and outdoor spaces close to their homes. The vision for EVSP includes incorporating an active open space network, attractive public spaces, connected paths, parkland, and open space of the Plan Area fabric. This comprehensive and interconnected parkland network will provide a variety of active and passive recreational opportunities for community members and visitors of all ages, which will enhance the overall quality of life, community health, and wellness.

This chapter outlines the Park Overlay Zone; park and public realm types to occur in the Plan Area; amenities; and the park requirements and fees.

4.1 Park Overlay Zones
The EVSP establishes Park Overlay Zones intended to integrate public parkland and outdoor spaces within proximity to schools, transit, trails and activity nodes. As shown in Figure 3-1, Land Use Plan, the Park Overlay Zones span over multiple blocks in various areas throughout the Plan Area. The purpose of designating larger areas instead of individual parcels is to allow for flexibility in implementation of park facilities.

The Park Overlay Zones act as recommended, or priority areas, for parks and public spaces within the Plan Area. The placement of Park Overlay Zones also broadens the geographic area within 0.25-mile (or 5-minute walk) of a park, as demonstrated in Figure 4-1, 0.25-mile Buffer from Parks. As shown in Figure 4-1, there are two existing nearby parks: Washington Park located approximately 0.2 miles northeast of the Plan Area, and Grove Park located approximately 0.2 miles north of the Plan Area.

The Park Overlay Zones do not establish what type of park or amenities shall occur within that zone. The types of parks and public outdoor spaces permitted in these areas are described in Section 4.2, Park and Public Realm Types. The Park Overlay Zone relies on the underlying land uses and zoning for allowable uses and applicable development standards. The Park Overlay Zone only provides permitted uses in addition to the permitted uses indicated in the underlying uses in Table 7-2, Permitted and Conditional Uses.

4.0 Parks & Public Realm
Ordinance No. 2023-10
Exhibit "C"

605
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 23

MOUNTAIN

VIEW PARK

ROD MCLEOD
PARK
GRAPE

DAY PARK

WASHINGTON
PARK

ESCONDIDO

WESTSIDE PARK

EL NORTE PARK
GROVE
PARK

AUTO PARK WY
17TH AV

E EL NORTE PY

W MISSION AV

E LINCOLN AV
SAN

PASQUAL VALLEY RD

S ESCONDIDO BL

E WASHINGTON AV

S JUNIPER ST

OAK HILL DR

IDAHO AV

E MISSION AV

N ESCONDIDO BL

E GRAND AV

CHESTNUT ST

E VALLEY PY

N BROADWAY
W 02ND AV

W WASHINGTON AV

S TULIP ST

N MIDWAY DR
I-15 RA

S ROSE ST

W VALLEY PY
S IRIS
LN

W GRAND AV
W 09TH AV
W 05TH AV

N ROSE ST
BEAR

VALLEY PY

S DATE ST

S BROADWAY

S IVY ST

N ASH ST

N DATE ST

S CENTRE CITY PY
E 02ND AV

N CITRUS AV
E 05TH AV

SHERIDAN AV
S

CITRUS AV
E 09TH AV

N CENTRE CITY PY

W EL NORTE PY
N

QUINCE ST

WANEK RD

ROCK SPRINGS
RD
E 13TH AV
DEL
DIOS
RD

LINCOLN PY

METCALF ST
Legend
City of Escondido
Easy Valley Specific Plan Area
City of Escondido Parks
City of Escondido Parks 0.25-mile Buffer
Park Overlay Zone
Park Overlay Zone - 0.25-mile Buffer

COUNTY OF

SAN DIEGO

E EL NORTE PY
17TH AV

E LINCOLN AV

E WASHINGTON AV

S JUNIPER ST

OAK HILL DR

IDAHO AV

S TULIP ST

SAN PASQUAL VAL LEY RD

E MISSION AV

N ESCONDIDO BL

E GRAND AV

CHESTNUT ST

SHERIDAN AV

N BROADWAY
W 02ND AV

S CENTRE CITY PY

N MIDWAY DR

S ROSE ST

BEAR VALLEY PY
S

W VALLEYPY

W WASHINGTON AV

W GRAND AV
W 09TH AV
W 05TH AV
W 13TH AV

N ROSE ST

W MISSION AV

E VALLEY PY

S DATE ST

S BROADWAY

S IVY ST

N ASH ST

S ESCONDIDO BL

N DATE ST
E 02ND AV
E 05TH AV
E 09TH AV

N CENTRE CITY PY

W EL NORTE
PY
S

MIDWAY D R
N

QUINCE ST

AUTO PARK WY

S CITRUS AV

ROCK SPRINGS
RD
E 13TH AV

LINCOLN PY

METCALF ST
Cty oscoddo
East Valley Specific Plan A
0 1,000 2,000 East Valley Specific Plan Vicinit
Scale in Feet
North
15 ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 23 FIGURE 4-1 0.25-MILE BUFFER FROM PARKS
Ordinance No. 2023-10
Exhibit "C"

606
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 24

4.2 Park & Public Realm Types
The function and amenities of a park depend on the needs of the surrounding community and the size of the proposed park or public space. With this in mind, the following types of parks are permitted within the Park Overlay Zones.

4.2.1 Pocket Parks
Pocket parks are small outdoor spaces, no more than one acre, that are best suited in urban areas surrounded by a mix of uses that lack places for people to recreate. Pocket parks are intended to provide a safe and inviting environment for surrounding community members. Pocket parks in the Plan Area would serve nearby families, employees, shoppers, and visitors. With the surrounding community in mind, pocket parks would provide amenities best suited for its future users. See Section 4.3, Amenities, and Chapter 7.0, Development Standards and Design Guidelines, for amenities and park design standards and guidelines.

4.2.2 Neighborhood Parks
Neighborhood parks such as Grape Day Park, Washington Park, and Grove Park, serve as the foundation for the urban parkland network within Escondido. Neighborhood parks are characterized as over three acres.

Neighborhood parks may offer both active and passive recreational options.

Active recreational uses include, but are not limited to, soccer fields, baseball and softball diamonds, tracks, skate parks, dog parks, pump tracks, and hardcourts areas. Passive recreational uses include, but are not limited to: walking, hiking, cycling, and picnicking. See Section 4.3, Amenities, and Chapter 7.0, Development Standards and Design Guidelines, for amenities and park design standards and guidelines.

Examples of neighborhood parks
Example of a pocket park
Ordinance No. 2023-10
Exhibit "C"

607
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 25

4.2.3 Linear Parks
Linear parks are longer than they are wide, and typically follow a linear object, such as rail lines, utility easements, waterfronts, creeks, and alleys. Linear parks can be as short as one block or as long as several miles. Linear parks typically serve as outdoor areas for physical activities and boost alternative transportation.

The Escondido Creek Trail, which runs through the north side of the Plan Area, provides bicycle and pedestrian access to a variety of destinations throughout the City, such as Downtown Escondido, neighborhood parks, and shopping centers. Further detailed in the Escondido Creek Trail Master Plan (“Trail Master Plan”), the City was awarded grant funds to bring the community’s vision to life by revitalizing the Escondido Creek Trail and turning it into a premier linear park. A central focus of the Trail Master Plan is to foster healthy and active communities by improving safety, accessibility, and aesthetics for pedestrians and bicyclists along the Escondido Creek Trail. The Trail Master Plan includes design standards for trail features such as rest stops, Class I bicycle lane widths, public art, fitness equipment, mile markers, landscaping, and trail furnishings (e.g. benches, waste bag dispensers, bike racks, metal trash and recycling receptacles). The EVSP is designed to complement the plans and efforts included in the Trail Master Plan by increasing access, signage, and amenities proximate to the Escondido Creek Trail as well as site and building design to maximize the aesthetics and activity along the Trail corridor. The linear parks shall also complement and provide linkages to and from primary and secondary pedestrian facilities; see Figure 4-2, Pedestrian Links and Linear Parks.

The LUP has also identified linear parks that oriented in a general east-west direction. Considering parcel sizes in this area are relatively small, future development would not be able to provide large standalone outdoor spaces.

Therefore, these alley linear parks would provide the nearby residents with publicly-accessible outdoor space for physical activity and recreation. See Section 4.3, Amenities, and Chapter 7.0, Development Standards and Design Guidelines, for amenities and park design standards and guidelines. See also Section 5.1.5 Alleys for a cross-section of an Alley Linear Park.

Examples of linear parks
Ordinance No. 2023-10
Exhibit "C"

608
Item16.

E GRAND AV

FAIRDALE A
E 04TH AV

E WASHINGTON AV

ARROW GLE N
02ND AV

E VALLEY PY

E MISSION AV

N BROADWAY

OAK HILL DR
M L

SAN PASQUAL VALLEY RD

W VALLEY PY

S JUNIPER ST

KINGSTON DR

N FIG ST

S BROADWAY

JEFFERSON AV

N JUNIPER ST
N

HICKORY
ST
S

ROSE ST

S GRAPE ST

CHERRY PL

BOYLE AV

S FIG ST

E LINCOLN AV

S HICKORY ST
E 05TH AV

EL RANCHO LN
E 03RD AV

VALLEY BOULEVARD

ELMWOOD DR

S IVY ST

N ELM ST

E PARK AV

BEE C HWOOD ST

S ASH ST

S KALMIA ST

S MAPLE ST

BIRCH AV

SHERMAN PL

S ELM ST

N CEDAR ST

S DATE ST

N BEECH ST

S BEECH ST
N
DATE
ST

S CEDAR ST

WAVERLY PL

N KALMIA ST

N ASH ST

N IVY ST
E 07TH AV

CHESTNUT ST

HARDING ST

MC LAIN ST

W GRAND AV

RANRIDO DR

KATELLA WY
E 02ND AV

ADAMS AV

E PENNSYLVANIA AV

E OHIO AV

C I RCLE D R

ASTER ST

N GAMBLE ST

PARK PL

PALOMAR TR

MARTIN DR

PAUL ST

E RUSTIC RD

PARK HILL LN

HOOVER ST

ROOSEVELT ST

N GRAPE ST

ILANE LN

ILLS ST

ILANE LN

BUCHANAN ST
TAYLOR

BUCHANAN ST
TAYLOR
V

MIL S ST L
0 1 000 , 2 0, 00
Scale in Feet
North
ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS AND PUBLIC REALM 26 FIGURE 4-2 PEDESTRIAN LINKS AND LINEAR PARKS
LEGEND
East Valley Specific Plan Area
City of Escondido
Creek Trail
Primary Pedestrian Link
Secondary Pedestrian Link
Tertiary Pedestrian Link
Linear Park
Ordinance No. 2023-10
Exhibit "C"

609
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 27

4.2.4 Public Outdoor Spaces
Public outdoor spaces provide varying sizes of human-made open space that can be used for a variety of uses, such as sitting, dining, socializing, recreating, and as venues for arts and entertainment. The public outdoor spaces are best suited in areas surrounded by, or adjacent to, commercial and/or office uses to allow for outdoor dining and other commercial opportunities to utilize and allure users to the space. Public outdoor spaces may include:
» Plazas
» Piazza
» Parklets
» Courtyards
» Seating areas
» Play areas
» Recreational facilities or equipment
» Dog parks
See Section 4.3, Amenities, and Chapter 7.0, Development Standards and Design Guidelines, for amenities and park design standards and guidelines.

4.2.5 Public Right-of-Way
The public right-of-way includes the streets, sidewalks, bikeways, and trails.

These spaces act as the physical linkages to and from parkland, residences, and other destinations. Public rights-of-way should provide shade trees, generous sidewalks, street furniture, public art, and spaces for people to sit.

The public right-of-way also encourages active transportation and supports the compact, walkable design envisioned in the EVSP. The Escondido Creek Trail functions as the spine for pedestrian mobility within the Plan Area, and, with implementation of the Trail Master Plan, will provide additional access and amenities to its users.

See Section 5.2, Bicycle Facilities, and Section 5.3, Pedestrian Facilities, for bicycle and pedestrian network information. See Chapter 7.0, Development Standards and Design Guidelines, for amenities and park design standards and guidelines.

Examples of outdoor public spaces Examples of public right-of-way amenities Ordinance No. 2023-10
Exhibit "C"

610
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 28

4.3 Amenities
Parks and public realm spaces should offer a number of amenities and features that draw people into the space. Park and public realm amenities may vary and shall consider the anticipated users of the park space. Amenities shall be subject to the design review process. See Chapter 7.0, Development Standards and Design Guidelines, for design standards and guidelines for amenities.

Recommended amenities for pocket parks include, but are not limited to:
» Children’s play structures
» Fitness circuit
» Shaded seating options
» Drinking fountains
» Small dog park area
» Landscaping
» Benches
» Lighting
» Public Art
Recommended amenities for neighborhood parks include, but are not limited to:
» Children’s play structures
» Hard-courts for sports such as basketball, tennis courts, and pickleball » Soft-courts such as bocce ball courts and sand volleyball » Baseball or softball diamonds
» Multi-purpose recreation fields for sports such as soccer or frisbee » Tracks
» Multi-use pathways with connections to pedestrian and bicycle facilities » Drinking fountains
» Pump tracks and skate parks
Examples of public amenities
Ordinance No. 2023-10
Exhibit "C"

611
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 29 Recommended amenities for public outdoor spaces include, but are not limited to:
» Water features
» Public art
» Shaded seating options
» Drinking fountains
» Landscaping
» Amphitheater with hardscape seating
Recommended amenities for linear parks include, but are not limited to:
» Shade
» Multi-use pathways with connections to pedestrian and bicycle facilities » Fitness circuit
» Landscaping
» Community garden
» LED Lighting
» Benches
Recommended amenities for public right-of-way include,
but are not limited to:
» Wayfinding signage
» Lighting
» Shade structures
» Benches
Examples of public amenities
Ordinance No. 2023-10
Exhibit "C"

612
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 30

4.4 Public Open Space Incentive Program
The East Valley Public Open Space Incentive Program further facilitates highquality and accessible public open space areas for community members and visitors. By allocating public open space above the required minimum, new developments are able to choose from any of the following incentives to enhance their project:
» Increased FAR
– Example: Up to 10 percent additional floor area can be added to a project by providing publicly-accessible parks, plazas, linear parks including alleyways or the Escondido Creek Trail or open space in a project design. The public space shall be larger than 500 square feet, adjacent to Grand Avenue, East Valley Parkway, the Escondido Creek trail or an alleyway, with the provision of tables, chairs, pedestrianscale lighting of at least 2 foot candles minimum. » Permits and Project Approvals Acceleration
– Example: Expedited approvals for projects providing publiclyaccessible parks, plazas, or open space in a project design. » Development Rights Bank
– Example: With the installation of 0.25 acres of a public plaza in the middle of a project, the developer shares the unused development capacity for this 0.25 acres (based upon the underlying zoning) with another project in the general area. The developer could also transfer the development capacity elsewhere within their own project, with the assumption that the resulting project design conforms with other aspects of the development regulations (such as height limits, etc.).
» Fee Reductions
– Example: Fee reduction or waiver of zoning application by providing publicly-accessible parks, plazas, or open space in a project design. » Incentive Zoning
– Example: Reductions of required setbacks for commercial and residential development through the provision of publicly-accessible parks, plazas, or open space in a project design. This incentive will only be authorized if the market supports the increase in density for residential or non-residential uses.

Any development interested in utilizing one or more incentives from this program will need to discuss the details with the appropriate City Staff member(s). Incentive(s) used for a project are documented and tracked by the City.

All modifications to development standards are authorized by the processing of a Planned Development application. Parkland Development Impact Fee reductions or density transfers shall be reviewed and considered concurrent with the zoning application, through the processing of a Development Agreement. Fee waivers for zoning applications, if any, shall be established by resolution by the City Council.

Ordinance No. 2023-10
Exhibit "C"

613
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 4.0 PARKS & PUBLIC REALM 31

4.5 Park Requirements & Fees
The 2012 General Plan identified 9,000 acres of existing and projected open space and parks within City limits and anticipated 9,500 acres by 2035. The City of Escondido Climate Action Plan (“ECAP”) calls for the conservation of 400 acres of agricultural land and/or open space from being developed into residential units. The EVSP Land Use Plan allows for up to 25 acres of parkland and open space; however it is estimated that only approximately 10 acres of parkland and open space would occur through implementation of the EVSP.

Ten acres of parkland and open space would help the City reach their parks and open space projections.

The EVSP envisions the creation of new parks and public spaces as opportunities become available. This is expected to occur over time through a variety of ways, including acquisition of property by the City, public improvements funded by grants and the City’ s Capital Improvement Program, public/private and public/public joint ventures, and through private development. Private development park requirements may be implemented in multiple forms:
» New residential and mixed-use development may dedicate park space onsite as part of a Development Agreement
» New residential and mixed-use development may pay an in-lieu fee, or Development Impact Fee (“DIF”), which will contribute to City acquisition and construction of parks within the Plan Area.

Example of public park
Ordinance No. 2023-10
Exhibit "C"

614
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 32 The EVSP is designed for residents and visitors to move about the community safely and efficiently. The Plan Area is well connected to the surrounding destinations in Escondido; conveniently located east of Downtown Escondido, approximately one mile from the Escondido Transit Center, with the Escondido Creek Trail immediately accessible. Although visitors and residents of the Plan Area primarily rely on private automobiles, public transit and non-motorized opportunities are available in the form of buses and a multi-use trail.

This chapter discusses the various forms of mobility throughout the Plan Area including: the road network, bike and pedestrian facilities, transit options, Transportation Demand Management strategies, and parking standards.

5.1 Roadway Network
The EVSP roadway network consists of current roadways within the Plan Area. No new roadways are proposed, however, some roadways may be reclassified in the future to accommodate all roadway users and necessary roadway functions. The net effect of the changes will be improved pedestrian and bicycle mobility with minimal impact on vehicular mobility. As shown on Figure 5-1, Roadway Network, the EVSP includes four roadway classifications:

Four-Lane Major Road, Four-Lane Collector Street, Two-Lane Local Collector Street, and Local Street. Alleys are also included in this chapter to established the desired character of alley types.

The roadway classifications described in this section are those that exist at the time of approval of the EVSP. A work effort by the City’s Engineering Division is currently underway and may reclassify certain roadways in the future.

5.0 Mobility
Ordinance No. 2023-10
Exhibit "C"

615
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 33

FAIRDALE AV
E 04TH AV

E WASHINGTON AV

ARROW GLE N
W 02ND AV

E VALLEY PY

E MISSION AV

N BROADWAY

OAK HILL DR

MILLS ST

SAN PASQUAL VALLEY RD

W VALLEY PY

S JUNIPER ST

KINGSTON DR

N FIG ST

S BROADWAY

JEFFERSON AV

N JUNIPER ST
N

HICKORY
ST

MILANE LN
S

ROSE ST

S GRAPE ST

CHERRY PL

BOYLE AV

S FIG ST

E LINCOLN AV

BUCHANAN ST

S HICKORY ST
E 05TH AV

EL RANCHO LN
E 03RD AV
N

ROSE ST

VALLEY BOULEVARD

ELMWOOD DR

S IVY ST

N ELM ST

E PARK AV

BEE C HWOOD ST

RIVA LN

S ASH ST

S KALMIA ST

S MAPLE ST

BIRCH AV

SHERMAN PL

S ELM ST

N CEDAR ST

S DATE ST

N BEECH ST

S BEECH ST
N

DATE ST

S CEDAR ST

WAVERLY PL

N KALMIA ST

N ASH ST

N IVY ST
E 07TH AV

CHESTNUT ST

HARDING ST

MC LAIN ST

W GRAND AV

RANRIDO DR

KATELLA WY
E 02ND AV

ADAMS AV

E PENNSYLVANIA AV

E OHIO AV

C I RCLE D R

ASTER ST

N GAMBLE ST

TAYLOR AV

PARK PL

PALOMAR TR

MARTIN DR

PAUL ST

E RUSTIC RD

PARK HILL LN

HOOVER ST

ROOSEVELT ST

N GRAPE ST

E GRAND AV

N HICKORY ST
Legend
City of Escondido
East Valley Specific Plan Area
Classification
4-Lane Major Road
4-Lane Collector Street
2-Lane Local Collector Street

COUNTY OF

SAN DIEGO

E EL NORTE PY
17TH AV

E LINCOLN AV

E WASHINGTON AV

S JUNIPER ST

OAK HILL DR

IDAHO AV

S TULIP ST

SAN PASQUAL VAL LEY RD

E MISSION AV

N ESCONDIDO BL

E GRAND AV

CHESTNUT ST

SHERIDAN AV

N BROADWAY
W 02ND AV

S CENTRE CITY PY

N MIDWAY DR

S ROSE ST

BEAR VALLEY PY
S

W VALLEYPY

W WASHINGTON AV

W GRAND AV
W 09TH AV
W 05TH AV
W 13TH AV

N ROSE ST

W MISSION AV

E VALLEY PY

S DATE ST

S BROADWAY

S IVY ST

N ASH ST

S ESCONDIDO BL

N DATE ST
E 02ND AV
E 05TH AV
E 09TH AV

N CENTRE CITY PY

W EL NORTE
PY
S

MIDWAY D R
N

QUINCE ST

AUTO PARK WY

S CITRUS AV

ROCK SPRINGS
RD
E 13TH AV

LINCOLN PY

METCALF ST
Cty oscoddo
East Valley Specific Plan A
0 1,000 2,000 East Valley Specific Plan Vicinit
Scale in Feet
North
15 ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 33 FIGURE 5-1 Roadway Network
Ordinance No. 2023-10
Exhibit "C"

616
Item16.

5.1.1 Four-Lane Major Road
This roadway classification includes four travel lanes, controlled access, no parking, and raised/landscaped medians for added safety and efficiency in providing protected left turns at selected locations. Four-Lane Major Roads are intended to provide intra-city and sub-regional service. Right-of-way shall be 82 to 102 feet in width. Four-Lane Major Roads in the Plan Area include:
» East Valley Parkway
» N. Ash Street
F
ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 34 FIGURE 5-2 Four-Lane Major Road Without Parking1
1 Modifications to these cross sections may be necessary if future traffic engineering studies determine specific roadway and intersection geometry need to be modified to safely accommodate intended users. Transit amenities (e.g. lighting, shelters, benches) shall be provided where appropriate within the sidewalk and parkway right-of-ways. These roadways shall be designed and constructed to the requirements of the City Engineer and Fire Marshal.

Ordinance No. 2023-10
Exhibit "C"

617
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 35 The illustrated roadway concepts provide an idea of what future roadway classifications may look like. This rendering is intended solely to illustrate typical design elements and amenities that may occur to enhance the public realm.

East Valley Parkway Concept
Ordinance No. 2023-10
Exhibit "C"

618
Item16.

5.1.2 Four-Lane Collector Street
This roadway classification includes four travel lanes, controlled access, and no parking, or restricted to, areas where turn pockets or continuous turn lanes are provided. Four-Lane Collector Streets are intended to provide intracity travel. Right-of-way shall be 84 feet in width. Four-Lane Collector Streets in the Plan Area include:
» Grand Avenue
» Washington Avenue
» N. Date Street (East Valley Parkway to Grand Ave)
» N. Fig Street
ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 36 FIGURE 5-3 Four-Lane Collector Street
Ordinance No. 2023-10
Exhibit "C"

619
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 37 The illustrated roadway concepts provide an idea of what future roadway classifications may look like. This rendering is intended solely to illustrate typical design elements and amenities that may occur to enhance the public realm.

Grand Avenue Concept
Ordinance No. 2023-10
Exhibit "C"

620
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 38

5.1.3 Two - L ane Lo cal Colle c tor s
Local Collectors are intended to serve as intermediate routes to handle traffic at volumes between those of Collector Street systems and roadways of higher classification. Local Collectors provide vehicular and pedestrian access to properties directly abutting the public right-of-way and have two lanes total. Local Collectors may handle some local through traffic, but the primary purpose is to connect the local roadway system to the arterial network. Curb ramps are provided at sidewalk intersections, however most intersections do not provide painted crosswalks.

Local Collectors include two travel lanes with parking, except where parking is removed to provide turn lanes. Right-of-way for Local Collectors shall be 42 feet in width where there is no parking provided and 66 feet in width where parking is provided. Local Collectors in the Plan Area include:
» Hickory Street
The City standards for Local Collectors are provided in the City’s Design Standards and Standard Drawings.

5.1.4 Lo cal Stre et s
Local streets are two-lane roadways without medians and not shown on the Circulation Plan or Figure 5-1, Roadway Network of this Specific Plan. Local Streets provide a vital service by connecting subdivision and neighborhoods to the City’s street system. Centerline striping is typically not provided, and curbside parking is allowed. Traffic carrying capacity is physically similar to a local collector; however, the qualitative limit of acceptable traffic volumes in a residential environment is substantially lower (less than 10,000 vehicles per day). All roads not marked in Figure 5-1, Roadway Network, are classified as Local Streets.

Ordinance No. 2023-10
Exhibit "C"

621
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 39 Alley Concept
The illustrated building forms are not intended to limit the shape, forms, roof styles or architectural styles. This rendering is intended solely to illustrate typical building forms, design elements and amenities that may occur in order to enhance the public realm.

5.1.5 Alleys
An alley is a roadway that provides access to the rear or side of parcels, parking, loading docks, or refuse collection in commercial and residential areas. Midblock alleys north of East Valley Parkway and between East Valley Parkway and Pennsylvania Avenue should be primarily used for vehicular access because parking is encouraged on the side streets and alleys to maintain the East Valley Parkway pedestrian orientation.

Alleys can also be designed to incorporate green infrastructure that improves stormwater drainage while providing safe greenspaces for residents to recreate. As further described in Section 4.2.3, Linear Parks, this type of alley is characterized as an alley linear park. Alley linear parks are planned for midblock alleys south of East Valley Parkway, within the residential areas. See Section 4.2.3 for characteristics of linear parks. The City standards for Alleys are provided in the City’s Design Standards and Standard Drawings.

5.2 Bicycle Network
The Escondido Creek Trail provides a Class I multi-use bikeway that offers an east-west connection for bicyclists and pedestrians. The EVSP bicycle network was designed in unison with the City’s 2012 Bicycle Master Plan, which proposes Class I bikeways, Class II bike lanes, and Class III bike routes along various roadways of the Plan Area. The EVSP bicycle network was also designed to align with the proposed bicycle facilities included in the 2012 Escondido Creek Trail Master Plan. As shown on Figure 5-4, Bicycle Network, the Plan Area will have 0.86 miles of Class I multi-use paths, 1.42 miles of Class II bike lanes, and 0.23 miles of Class III bike routes.

Ordinance No. 2023-10
Exhibit "C"

622
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 40

FAIRDALE AV
E 04TH AV

E WASHINGTON AV

ARROW GLE N
W 02ND AV

E VALLEY PY

E MISSION AV

N BROADWAY

OAK HILL DR

MILLS ST

SAN PASQUAL VALLEY RD

W VALLEY PY

S JUNIPER ST

KINGSTON DR

N FIG ST

S BROADWAY

JEFFERSON AV

N JUNIPER ST
N

HICKORY
ST

MILANE LN
S

ROSE ST

S GRAPE ST

CHERRY PL

BOYLE AV

S FIG ST

E LINCOLN AV

BUCHANAN ST

S HICKORY ST
E 05TH AV

EL RANCHO LN
E 03RD AV
N

ROSE ST

VALLEY BOULEVARD

ELMWOOD DR

S IVY ST

N ELM ST

E PARK AV

BEE C HWOOD ST

RIVA LN

S ASH ST

S KALMIA ST

S MAPLE ST

BIRCH AV

SHERMAN PL

S ELM ST

N CEDAR ST

S DATE ST

N BEECH ST

S BEECH ST
N

DATE ST

S CEDAR ST

WAVERLY PL

N KALMIA ST

N ASH ST

N IVY ST
E 07TH AV

CHESTNUT ST

HARDING ST

MC LAIN ST

W GRAND AV

RANRIDO DR

KATELLA WY
E 02ND AV

ADAMS AV

E PENNSYLVANIA AV

E OHIO AV

C I RCLE D R

ASTER ST

N GAMBLE ST

TAYLOR AV

PARK PL

PALOMAR TR

MARTIN DR

PAUL ST

E RUSTIC RD

PARK HILL LN

HOOVER ST

ROOSEVELT ST

N GRAPE ST

E GRAND AV
FIG ST

HARDING ST
Legend
City of Escondido
East Valley Specific Plan Area
Existing Classification
Class I
Class III
Recommended Classification
Class II Lane
Class III Route

COUNTY OF

SAN DIEGO

E EL NORTE PY
17TH AV

E LINCOLN AV

E WASHINGTON AV

S JUNIPER ST

OAK HILL DR

IDAHO AV

S TULIP ST

SAN PASQUAL VAL LEY RD

E MISSION AV

N ESCONDIDO BL

E GRAND AV

CHESTNUT ST

SHERIDAN AV

N BROADWAY
W 02ND AV

S CENTRE CITY PY

N MIDWAY DR

S ROSE ST

BEAR VALLEY PY
S

W VALLEYPY

W WASHINGTON AV

W GRAND AV
W 09TH AV
W 05TH AV
W 13TH AV

N ROSE ST

W MISSION AV

E VALLEY PY

S DATE ST

S BROADWAY

S IVY ST

N ASH ST

S ESCONDIDO BL

N DATE ST
E 02ND AV
E 05TH AV
E 09TH AV

N CENTRE CITY PY

W EL NORTE
PY
S

MIDWAY D R
N

QUINCE ST

AUTO PARK WY

S CITRUS AV

ROCK SPRINGS
RD
E 13TH AV

LINCOLN PY

METCALF ST
Cty oscoddo
East Valley Specific Plan A
0 1,000 2,000 East Valley Specific Plan Vicinit
Scale in Feet
North
15 ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 40 FIGURE 5-4 Bicycle Network
Ordinance No. 2023-10
Exhibit "C"

623
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 41

5.2.1 Class I Bikeways
The Escondido Creek Trail is intended to provide a recreational opportunity but not act as a direct high-speed commute route due to potential conflicts with pedestrians and frequent street crossings. The Escondido Creek Trail Master Plan states that, wherever space allows, the Escondido Creek Trail width and graded shoulders should meet the design guidelines for Class I bikeway as defined by the Caltrans Highway Design Manual. The Caltrans Highway Design Manual characterizes Class I bikeways to be a minimum paved width of eight (8) feet, with a two (2) foot recovery area on either side. A minimum two (2) foot wide graded decomposed granite area with clearance to obstructions should also be provided adjacent to the pavement. Class I bikeways, unless adjacent to an adequate pedestrian facility,1 are for the exclusive use of bicycles and pedestrians, therefore any facility serving pedestrians must meet accessibility requirements2. The Escondido Creek Trail is the only Class I Bikeway planned within the Plan Area.
1 See Index 1001.3(n) of Caltrans Highway Design Manual (July 2020) 2 See DIB 82 of Caltrans Highway Design Manual (July 2020) Example of Class I Bikeway Examples of Class II Bike Lanes

5.2.2 Class II Bike Lanes
Class II bike lanes are marked bicycle lanes within roadways adjacent to the curb lane, delineated by appropriate striping and signage. The minimum bicycle lane width is five (5) feet, but certain edge conditions can dictate additional desirable bicycle lane width. However, even where roadway width is available, Class II bike lanes should be no wider than eight (8) feet, with a six (6) foot bike lane and a two (2) foot buffer, to prevent the appearance of a travel lane that could encourage motorists to drive or park in them. Class II bike lanes are planned along the following roadways:
» N. Fig Street (E. Washington Ave to East Valley Parkway) » N. Date Street (East Valley Parkway to E. 2nd Avenue) » N. Ash Street
» Grand Avenue
Ordinance No. 2023-10
Exhibit "C"

624
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 42 FIGURE 5-5 Escondido Creek Trail Configuration
Ordinance No. 2023-10
Exhibit "C"

625
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 43

5.2.3 Class III Bic ycle Routes
Class III bicycle routes are suggested bicycle routes marked by a series of signs and/or sharrows designating a preferred route between destinations such as schools, workplaces, and residential and shopping areas. The designation of a roadway as a Class III facility should be based primarily on the advisability of encouraging bicycle use on that particular roadway. While the roadways chosen for bicycle routes may not be free of problems, they should offer the best balance of safety and convenience of the available alternatives. Class III bicycle routes are planned along the following roadway:
» S. Fig Street (south of East Valley Parkway)
» N. Elm Street
» N. Date Street (north of East Valley Parkway)
» N. Cedar Street
» N. Beech Street
Advisory Bike Lanes
Advisory Bike Lanes are wide bike lanes that are painted with dashed lines on either side of the road. In the center of the road, there is a space for cars with no center line. This car lane is often wider than a normal lane but not wide enough for two cars to pass. When cars meet head-on, they negotiate the space by moving into the bike lane temporarily. The arrangement requires motorists to be flexible about the space and negotiate with each other, while giving bike riders a more secure space of their own at the edge. Advisory Bike Lanes or Advisory Shoulders should be considered for any Class III Bicycle Routes.

5.2.4 Bic ycle Park ing St andards
Bicycle parking is an essential amenity for implementing smart growth principles. It allows a convenient, reliable bicycle storage option for residents and employees when trip planning and lessens dependence on single passenger automobile travel. The following bicycle parking standards shall be applied to new development within the Plan Area:
» Short-term bike parking should be provided in well-lit, visible locations on private property in convenient locations near primary building entrances and the public sidewalk. Short-term bike parking should not impede pedestrian circulation.
» Short-term bicycle parking shall be provided using bicycle racks securely anchored to the ground. The bicycle frame and at least one wheel should be able to be securely locked to the racks.
» Provide direct pathways from bikeways to bicycle parking areas and building entrances.
» Long-term bicycle parking should be fully enclosed or located indoors.

If accommodated in a parking garage, long-term bicycle parking should be located near a building entrance or pedestrian pathway, in a well-lit, visible area.
1 Loading / unloading space shall be reviewed and considered as part of the CUP application for the development application. 2 Maximum can be exceeded pending City approval.

Examples of Class III Bike Routes Examples of bike storage and parking Ordinance No. 2023-10
Exhibit "C"

626
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 44

5.3 Pedestrian Network
Pedestrian facilities in the Plan Area include the Escondido Creek Trail and sidewalks along all public roadways. The General Plan envisions a pedestrianfriendly environment where public spaces, including sidewalks and off-street paths, offer a level of convenience, safety, and attractiveness to the pedestrian that will encourage and reward the choice to walk.

To support this vision, the EVSP includes a network of sidewalks, trails and linear parks organized around the grid network of public roadways. Section

2.2.4, Mobility Goals and Policies, includes policies intended to improve pedestrian comfort and mobility, such as mid-block pedestrian crossings and installation of sidewalk amenities. The sidewalks and planting areas included in the pedestrian zone shall comply with the following sidewalk standards in Table 5-1, Sidewalk Standards.

Table 5-1 Sidewalk Standards

TYPE OF ROADWAY

MINIMUM

SIDEWALK
WIDTH

MINIMUM

PLANTING
AREA
WIDTH

CONTIGUOUS
OR NONCONTIGUOUS
Major Roads with Parking 5' 5' Non-contiguous
Major Roads without Parking 5' 7' Non-contiguous
Collector Streets 5’ 5’ Non-contiguous
Private Drives 5’ 6’ Contiguous
Examples of pedestrian networks
Ordinance No. 2023-10
Exhibit "C"

627
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 45 Examples of transit providers in Escondido with access to the Plan Area

5.4 Transit Network
Public transit is an important component of the mobility network, providing access to both local and regional destinations. Escondido is served by Metropolitan Transit System (“MTS”) and North County Transit District (“NCTD”).

The Escondido Transit Center is a regional transit hub, located approximately

0.7 miles northwest of the Plan Area. The Escondido Transit Center is a comprehensive transit hub providing both bus and rail access serving as the eastern terminus for the NCTD Sprinter light rail line and the northern terminus of the MTS Breeze Rapid bus transit line. NCTD operates the BREEZE bus system, with bus stops located throughout the City, and also manages the SPRINTER light rail line that provides passenger service from Escondido to Oceanside. MTS and NCTD services connects users to key locations in East Valley and in surrounding jurisdictions, such as Palomar College, Escondido High School, the YMCA, Kaiser/Senior Center, Downtown Escondido, and the Escondido Public Library. NCTD has bus stops along East Valley Parkway, Grand Avenue, and East Washington Avenue, as shown in Figure 5-6, Public Transit.

On-demand public transit, like taxis or ride-sharing services, also provide additional flexibility for users while still allowing them to travel without a car.

The City is continuously coordinating with MTS and NCTD to review potential bus stop locations, promoting changes and improvements to service over time as new development occurs.

Ash Street, which has significant potential for development and provides an efficient north-south connection, is a potential transit route street. Section

2.2.4, Mobility Goals and Policies, includes policies intended to improve transit efficiency and rider comfort; including implementation of transit priority treatments, extended bus platforms, and comfortable waiting spaces for riders that includes wayfinding, transit information, and other amenities.

Public right-of-way along Four-Lane Major Roads shall allow for these types of transit enhancements and amenities.

Public transit cannot perform to its highest potential if it lacks safe accessibility.

Unfortunately, people who walk to transit may be more susceptible to traffic violence. People who ride transit, especially those who depend on it such as youth, seniors, and people with disabilities, deserve safe routes to transit. Speeding, dangerous vehicle turning behaviors, and failing to yield to pedestrians may create dangerous conditions for people walking to transit stops. Engaging the community to shape projects that meet the needs of the many people walking and taking transit in the Plan Area is an important component of a successful specific plan. Section 2.2.4 Mobility Goals and Policies includes policies intended to create safe routes to transit.

Ordinance No. 2023-10
Exhibit "C"

628
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 46

5.4.1 Eas t Valley Shut tle
To link Downtown with East Valley, a shuttle system would serve as a local connector for both community residents and visitors or tourists. The shuttle could include non-rail transportation methods such as: electric jitneys, Bus Rapid Transit (BRT), or a streetcar. The route would follow the boundaries of the Plan Area and connect to East Valley Parkway and Grand Avenue, as shown in Figure 5-6, Public Transit. The East Valley Shuttle is expected to be developed at such time when it is appropriate and feasible.

5.5 Transportation Demand Management
Transportation demand management (“TDM”) measures can be used to mitigate transportation impacts associated with new development and provide transportation choices for residents and visitors of the Plan Area.

The TDM measures included in this section are intended to reduce the overall number of vehicle miles traveled (VMT) by providing better opportunities to choose alternative modes. The following TDM measures build off the General Plan TDM policies and are separated by public improvements and private development.

5. 5.1 Public Improvement s
Public improvement projects carried out by the City shall strive to implement the following TDM strategies:

1. Develop and implement a Safe Routes to Transit Plan.

2. Participate in the City’s commuter program that includes subsidized transit passes, preferred parking spots for carpool or vanpool, bike racks, showers on-site, teleworking, and flexible work schedules.

3. Encourage employers to offer programs, facilities, and incentives to their employees that would promote carpooling, transit use, and use of other alternative modes. Provide businesses and business organizations, such as Chambers of Commerce, with information on iCommute.

4. Provide information on commuting resources. Install a kiosk with information on commute alternatives and provide information on Web sites and newsletters.

5. Participate in and promote annual regional events and campaigns that encourage commute alternatives to driving alone, such as Bike to Work Month, Dump the Pump, Rideshare Week, and Walk and Bike to School Day.

5.5.2 Private Development
Private development projects carried out by private developers shall strive to implement the following TDM strategies:

Residential

1. Provide bicycle parking as required by Table 5-3, Supplemental Parking Standards.

2. Provide six-month transit passes to new residents.

3. Monitor transit use by new residents for the first six months of operation and present monitoring results to the City.

Non-Residential

1. Provide bicycle parking as required by Table 5-3, Supplemental Parking Standards.

2. Provide “end-of-trip” facilities onsite for bicycle commuters (i.e. bicycle parking spaces, showers, changing rooms, and lockers).

3. Provide informational material to employees for carpool and vanpool ride-matching services.

4. Develop alternate workplace, telecommuting, and/or alternate work schedule programs.

Ordinance No. 2023-10
Exhibit "C"

629
Item16.

FIG ST

E EL NORTE PY

S JUNIPER ST

E WASHINGTON AV
SAN
PAS

QUAL VALLE Y RD

OAK HILL DR

IDAHO AV

S ESCONDIDO BL

E MISSION AV

N ESCONDIDO BL

E GRAND AV

CHESTNUT ST

E VALLEY PY

SHERIDAN AV

W MISSION AV

N BROADWAY
W 02ND AV

S TULIP ST
N

MIDWAY DR

S ROSE ST

W VALLEY PY

W GRAND AV
W 09TH AV
W 05TH AV

N ROSE ST

S I RIS LN

BEAR VALLEY PY

BOYLE AV

VISTA VERDE WY

S DATE ST

S BROADWAY

S IVY ST

N ASH ST

N DATE ST

S CENTRE CITY PY
E 02ND AV

N CITRUS AV
E 05TH AV
S
CITRUS
AV
E 09TH AV

N CENTRE CITY PY

E LINCOLN AV

S MIDWAY DR
N

QUINCE ST

WANEK RD

W WASHINGTON AV

W EL NORTE
PY

LINCOLN PY
Legend
City of Escondido
East Valley Specific Plan Area
East Valley Shuttle
NCTD Bus Routes (Servicing SPA)
351/352
355/357
371
388
Transit Stops
Date of Exhibit: 1/14/2021
SANGIS/SANDAG Aerial Imagery, 2017
City of Escondido Public Transit
Miles
ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 47 FIGURE 5-6 Public Transit
Ordinance No. 2023-10
Exhibit "C"

630
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 48

5.6 Parking Standards

5.6.1 Motor Vehicle Parking Standards
Unless otherwise specified in State or Federal law, off-street parking shall be provided in accordance with Article 39 of the Escondido Zoning Code, in conjunction with the provisions stipulated in this chapter. The number of off-street automobiles may be provided as covered or uncovered, but shall be no less than that set forth in Table 5-2, Motor Vehicle Parking Standards, for residential uses, and no more than what is set forth in Table 5-2 for non-residential uses. Where the parking requirements for a use are not specifically defined herein, the parking requirements for such use shall be determined by the Director of Community Development. Such determination shall be based upon the following:

1. The parking requirements for the most comparable use specified in this chapter; and/or

2. A parking study or other evidence satisfactory to the Director of Community Development.

Table 5-2 Motor Vehicle Parking Standards
USE1 MINIMUM RESIDENTIAL PARKING SPACES REQUIRED (COVERED OR UNCOVERED) Single-Family, Two-Family, Three-Family, and
Multi-Family Dwelling Units
Per Article 39 of the Escondido Zoning Code.

Artisan Loft or Live-Work Dwelling Units One (1) parking spaces per unit. Adequate provisions for loading and unloading or pick-up and dropoff zones shall be accommodated.

Rooming houses, lodging houses, social
clubs and fraternal organizations with
sleeping rooms
One (1) parking space for each three (3) sleeping rooms.

Senior Housing Two (2) parking spaces, plus 0.5 parking spaces per unit. Senior housing must also provide adequate provisions for loading and unloading or pick-up and drop-off zones.

Small and Large Residential Care Facility One (1) space for every two employees on the largest shift at the facility, plus one parking space for each five (5) sleeping rooms.

Transitional and Supportive Housing 0.5 spaces per unit.

Mixed-Use Residential See applicable parking standards for separate uses and provide parking accordingly.

USE MAXIMUM NON-RESIDENTIAL PARKING SPACES PERMITTED 2
Mixed-Use Commercial See applicable parking standards for separate uses and provide parking accordingly. 1 Modifications to the parking requirements may be requested pursuant to the applicable provisions of the Escondido Zoning Code.

Ordinance No. 2023-10
Exhibit "C"

631
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 49 USE1 MINIMUM RESIDENTIAL PARKING SPACES REQUIRED (COVERED OR UNCOVERED) Restaurant with or without alcoholic
beverages; drive-through fast food, coffee,
quick service retail establishments or
kiosks; drinking establishments (on-sale
beer and wine, etc.) including bars; tasting
rooms; and taverns with or without craftprocessing brewery, distillery, or winery (light production)
One (1) space for each 100 square feet of gross floor area.

Retail and Office One (1) space for each 250 square feet of gross floor area.

Recreation One (1) space for each 100 square feet of gross floor area. 1 Modifications to the parking requirements may be requested pursuant to the applicable provisions of the Escondido Zoning Code. 2 An increase of up to 25% of the maximum parking allowance may be requested through the adminstration adjustment process.

Table 5-2 Motor Vehicle Parking Standards (Continued)
Ordinance No. 2023-10
Exhibit "C"

632
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 50

5.6.2 Supplement al Park ing St andards
In order to promote a reduction in vehicle emissions and vehicle miles traveled, the following standards are provided to accommodate alternatives to motor vehicle transportation and reductions in emissions. A further purpose is to add to the safety and convenience of residents and visitors by providing adequate, attractively designed, and functional facilities for off-street parking and loading.

Electric Vehicle Charging Stations
Electric Vehicles ("EVs") operate either partially or exclusively on electrical energy from the electrical grid. EV charging stations shall be provided in new developments or remodeling or expansions of existing development as required by the California Building Code.

Bicycle Parking
Bicycle parking facilities provides either short- or long-term storage opportunities for residents and/or visitors to safely lock or store their bicycles onsite. The standards below classify a Class 1 bicycle parking facility, which includes a locker, individually locked enclosure within a building or parking structure providing protection for each bicycle therein from theft, vandalism and weather. A Class 2 bicycle parking facility includes a stand or other device constructed to enable users to lock the frame and one wheel of each bicycle parked therein. Bicycle parking should be located in close proximity to the building’s entrance in highly-visible, well-lit areas. Bicycle parking facilities shall not impede pedestrian or vehicular circulation and should be harmonious with their environment both in color and design.

Loading / Unloading Spaces
Ride-sharing, ride-hailing, and delivery services have influenced the demand for loading/unloading spaces for many uses. Loading/unloading areas for the temporary parking of commercial vehicles for the loading or unloading of people or merchandise shall be provided in compliance with the standards included in Table 5-3, Supplemental Parking Standards.

These loading and unloading requirements are in addition to those parking standards required by Table 5-2, Motor Vehicle Parking Standards. That is, the required number of loading and unloading spaces must be calculated separately from other on-site parking provisions.

Ordinance No. 2023-10
Exhibit "C"

633
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 5.0 MOBILITY 51 Table 5-3 Supplemental Parking Standards
USE MIN. BICYCLE PARKING MIN. LOADING / UNLOADING SPACES

RESIDENTIAL
Hotel and Motel
One (1) Class 2 space / 20 units or three (3) Class
2 spaces, whichever is less
One (1) loading space for every 10 units or four (4)
loading spaces, whichever is less
Multi-Family Dwelling Units
(excluding duplexes)
One (1) Class 1 space / 10 attached units or three
(3) Class 1 spaces, whichever is less
- AND -
One (1) Class 2 space / 5 residential units or 10
Class 2 spaces, whichever is less
Projects with more than 10 units must provide one
(1) loading space for every 10 units or four (4) loading spaces, whichever is less
Artisan Loft or Live-Work Dwelling Units One (1) Class 2 space / unit or three (3) Class 2 spaces per project, whichever is less
One (1) loading space for every five (5) units or five (5) loading spaces, whichever is less.

Rooming houses, lodging houses, clubs
and fraternities having sleeping rooms
One (1) Class 2 space / 5 sleeping rooms or three
(3) Class 2 spaces, whichever is less
One (1) loading space for projects with 10 or fewer
sleeping rooms, or two (2) loading spaces, whichever
is less

NON-RESIDENTIAL
Commercial
One (1) Class 2 space / 1,400 sf or five (5) Class 2
spaces, whichever is less
One (1) usable loading space / 1,400 sf or two (2)
spaces per tenant, whichever is less.

Restaurants/Food One (1) Class 2 space / 500 sf or five (5) Class 2 spaces per tenant space, whichever is less
One (1) usable loading space / 1,400 sf or four (4)
loading spaces per tenant space, whichever is less
Retail One (1) Class 2 space / 1,000 sf or five (5) Class 2 spaces per tenant space, whichever is less
One (1) usable loading space / 3,000 sf or three (3)
loading spaces per tenant, whichever is less
Recreation
One (1) Class 2 space / 1,000 square feet of
usable indoor or outdoor recreation area or 10
Class 2 spaces, whichever is less
One (1) usable loading space / 2,000 sf of usable
indoor or outdoor recreation area or two (2) loading
spaces, whichever is less
Education and Childcare Three (3) Class 2 spaces per classroom serving adults and children five (5) years of age or older
Half of one (0.5) usable loading space per classroom,
rounded up to the nearest whole number1
Mixed-use Same as specfied above for each use.
1 Loading / unloading space shall be reviewed and may be adjusted as part of a CUP application for the development application.

Ordinance No. 2023-10
Exhibit "C"

634
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES & INFRASTRUCTURE 52

6.0 Public Services & Infrastructure
This chapter of the EVSP is intended to identify and address the most relevant public services and infrastructure systems within the Plan Area. In addition, this chapter offers thresholds and targets to maintain adequate level of service and safety as growth occurs.

Local government agencies provide the Plan Area with fire and emergency services, police services, schools, and libraries, as shown in Figure 6-1, Public Services. Public infrastructure associated with the EVSP consists of water, wastewater, and stormwater systems. With consideration to the strain in which the EVSP may put on these public services and infrastructure, it is important to proactively prepare for future demands on these services. Each of the public services and infrastructure systems are discussed in this chapter, as they relate to the Plan Area.

6.1 Public Services
Future development would be dependent on the availability of the necessary facilities, staff, and equipment to maintain adequate response times or services for fire and police. As such, the EVSP may trigger the need for new or expanded services and facilities to provide acceptable service levels for municipal services. In other words, additional staffing and/or facilities may be required to serve new development in the Plan Area.

In conjunction with development, there are opportunities to require new and/or expanded public service facilities or services. Development in the Plan Area shall comply with required development impact fees and General Plan policies, which would reduce impacts on fire, police, and emergency facilities, as well as schools, community centers, and libraries. Collection of development impact fees would incrementally fund expansion or construction of new facilities as growth is accommodated. There is also the opportunity to coordinate with agencies to make sure the EVSP complies with codes and requirements regarding fire protection, police protection, education, and community services.

Residential projects shall also fund the on-going operational cost of providing municipal services required for the project, through either an agreement to form or annex into a Community Facilities District or the establishment of another lawful funding mechanism reasonably accepted by the City.

Ordinance No. 2023-10
Exhibit "C"

635
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES & INFRASTRUCTURE 53

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LOMA LN

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Legend
City of Escondido
East Valley Specific Plan Area
Schools (Public & Private)
Law Enforcement Facilities
Fire Stations
Public Library

COUNTY OF

SAN DIEGO

E EL NORTE PY
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N ESCONDIDO BL

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CHESTNUT ST

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N BROADWAY
W 02ND AV

S CENTRE CITY PY

N MIDWAY DR

S ROSE ST

BEAR VALLEY PY
S

W VALLEYPY

W WASHINGTON AV

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N ROSE ST

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E VALLEY PY

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N DATE ST
E 02ND AV
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N CENTRE CITY PY

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PY
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MIDWAY D R
N

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ROCK SPRINGS
RD
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LINCOLN PY

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Cty oscoddo
East Valley Specific Plan A
0 1,000 2,000 East Valley Specific Plan Vicinit
Scale in Feet
North
15 ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES AND INFRASTRUCTURE 53 FIGURE 6-1 PUBLIC SERVICES
Ordinance No. 2023-10
Exhibit "C"

636
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES & INFRASTRUCTURE 54 Examples of ermergency services vehicles

6.1.1 Fire and Emergency Medical Services
The potential for wildland fires presents a hazard where development is adjacent to open space or within close proximity to wildland fuels or designated fire severity zones. Steep hillsides and varied topography within portions of the City also contribute to the risk of wildland fires. According to the City’s Wildland–Urban Interface Fire Severity Zones, the Plan Area is not mapped in a high or very high fire severity zone. In case of fire or other natural disaster, the General Plan includes an emergency evacuation route plan, which designates both East Valley Parkway and Ash Street as evacuation routes. As discussed in Chapter 5.0 Mobility, East Valley Parkway and Ash Street shall be designed and constructed to the requirements of the City Engineer and Fire Marshal.

The Escondido Fire Department (“EFD”) provides fire protection and emergency medical services to the City of Escondido through a contractual arrangement established in 1984 with the Rincon Del Diablo Fire Protection District. EFD currently has seven fire stations that house emergency response personnel and equipment, the nearest station to the Plan Area is Fire Station #2 at 421 North Midway Drive, as noted in Figure 6-1, Public Services. The department also has fire stations with paramedic units located throughout the community. EFD addresses fire emergencies, medical aid emergencies, special rescue emergencies, hazardous materials incidents, and mass disaster incidents.

The EVSP would result in increased demand for emergency responses.

However, new development shall be subject to development impact fees which contribute to the EFD’s ability to provide adequate response times.

6.1.2 Police
The Escondido Police Department central operations are located at 1163 North Centre City Parkway. As discussed in the General Plan, intensification of land uses have tremendous influence on the demand for police services.

Changes in population, additional recreational facilities, increased traffic volumes, expanded city limits, and new businesses all increase the pressure on maintaining and supporting law enforcement services. The General Plan states, “The city shall maintain personnel staffing levels based on communitygenerated workloads and officer availability. Resources will be adjusted to maintain an initial response time for Priority 1 calls (crimes in progress or life threatening) of no more than five (5) minutes and an initial response time for Priority 2 calls (serious calls requiring rapid response but not life threatening incidents) of no more than six and one-half (6.5) minutes.” New development within the Plan Area shall be subject to development impact fees which contribute to the Escondido Police Department’s ability to maintain appropriate staffing levels.

Ordinance No. 2023-10
Exhibit "C"

637
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES & INFRASTRUCTURE 55

6.1.3 Schools
The Plan Area is serviced by the Escondido Unified School District (“EUSD”) and the Escondido Union High School District (“EUHSD”). The Plan Area is served by Central Elementary School to the west, Farr Elementary School to the north, Oak Hill Elementary School to the east, Del Dios Middle School to the west, Mission Middle School to the north, Orange Glen High School to the east, and Escondido High School to the north. In addition, several charter and private schools serve the community. The 2018–2019 school capacities are shown in Table 6-1 School Capacities. In addition, Palomar Community College maintains a local campus on East Valley Parkway, and California State University, San Marcos is located five miles east of Escondido.

Table 6-1 School Capacities
SCHOOL 2018-2019 CAPACITY (STUDENTS)1
Central Elementary 855
Farr Elementary 720
Oak Hill Elementary 795
Del Dios Middle School 810
Mission Middle School 1170
Orange Glen High School 2,4002
Escondido High School 2,800
1 Appendix P of Palomar Heights EIR
2 Data provided via email correspondence with EUHSD (October 26, 2020)

6.1.4 Libraries
The City of Escondido currently operates one public library: the Escondido Library located at 239 South Kalmia Street, approximately 0.3 miles southwest of the Plan Area. The library offers a wide variety of print, media and online resources as well as public computers, community programs, and meeting space. As the City’s General Plan Quality of Life Standard for library services states, “The public library system shall maintain a stock and staffing of two (2) collection items per capita and three (3) public library staff per 8,000 residents of the city of Escondido. The city shall provide appropriate library facilities with a minimum of 1.6 square feet of library facility floor area per dwelling unit of the city prior to build out of the General Plan where feasible. The city shall continue to expand the role of technology in providing library services and resources to Escondido residents.”
Under this standard, at 2035 Specific Plan Buildout (as discussed in Section

3.3 Development Potential), the EVSP would generate an additional need to maintain 5,246 collection items, 1.31 library staff, and 9,862 square feet of library facility floor area. To accommodate anticipated growth, the General Plan recommends the expansion of the City’s existing library facilities to meet the needs of Escondido’s expanding population.

New development and redevelopment within the Plan Area would be subject to development impact fees which incrementally contribute to expansion or construction of new library facilities and help the City maintain the quality of life standards.

Ordinance No. 2023-10
Exhibit "C"

638
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES & INFRASTRUCTURE 56

6.2 Public Infrastructure
1 City of Escondido. May 2016. 2015 Urban Water Management Plan. https://www.escondido.org/Data/Sites/1/media/PDFs/Utilities/water/Escondido2015UWMP_Final.pdf As the Plan Area redevelops, public infrastructure needs must respond to changing conditions. Public infrastructure such as water, stormwater, and sewer systems are vital considerations for comprehensive planning, as they provide the basic services for development. This section sets targets to meet future demands while providing a more sustainable system to serve residents and businesses.

6. 2.1 Water
Water is provided to the EVSP area by the City of Escondido. The City of Escondido is a municipal water retailer that treats and delivers the water supplied by Metropolitan Water District of Southern California (“MET”) and the County of San Diego Water Authority (“SDCWA”) to and from local sources to its customers.

The City’s 2015 Urban Water Management Plan (“UWMP”) establishes the planned upgrades to the water system within the Plan Area. The UWMP estimates the residential water consumption rate to be approximately 182 gallons per capita per day (gpcd) for the year of 2020.

In order to meet the increase in demand, the City is continuously pursuing a variety of projects that would enhance the City’s local water supply, expanding recycled water facilities and implementing potable reuse. These additional supplies will provide a reliable local water source for the City and will assist in reducing dependence on supplies that are purchased from San Diego County Water Authority, which are largely imported1
.

Section 8.2, Recommended Programs and Public Improvements, provides guidance in accommodating the water demands from new development and redevelopment with implementation of the EVSP.

6.2.2 Stormwater
The Plan Area storm drain system consists of a network of curbs/gutters, pipes, culverts, and concrete channels, maintained by the Public Works Department.

The City has identified a need to: (1) retrofit areas of existing development that do not have water quality treatment measures incorporated into their designs and (2) rehabilitate streams, channels, and habitats within City boundaries.

As shown in Figure 6-2, FEMA Flood Zones, portions of the Plan Area along Escondido Creek are within the FEMA Flood Zone X; meaning the area has a 0.2% annual chance of flood. Escondido Creek, east of Ash Street is FEMA Flood Zone A, meaning there is no base flood elevations determined. East of Ash Street and south of Escondido Creek is Flood Zone AH up to the Private Road; Zone AH has a flood depth of 1 to 3 feet (usually areas of ponding).

The City's Capital Improvement Plan FY 2022-2023 includes a new storm drain system and upsizing project along East Valley Parkway, east of Ash Street within the FEMA floodplain. This project is estimated to be complete in 2031.

This will help ensure East Valley Parkway can properly act as an emergency flood evacuation route.

In addition, the City is in the process of making upgrades to stormwater drain pipes and installing trash screens in City storm drains in accordance with the Statewide Trash Amendments. In addition to these Citywide drainage improvements, the Specific Plan has established standards that require water quality treatment measures for future development.

The Plan Area is already built-out with office, commercial, and residential uses. Since the Plan Area is composed primarily of impervious surfaces (structures, paving, and concrete), it is expected that new development will not significantly increase the overall quantity of impervious surfaces. New development and redevelopment in the Plan Area is subject to City and State drainage and stormwater quality requirements. In addition, any new development or redevelopment within the Plan Area shall comply with the stormwater management policies listed in Section 2.2.7, Public Services and Infrastructure Goals and Policies. Therefore, stormwater runoff quantities are not expected to increase and the storm drainage system will not require upgrades to increase capacity.

Ordinance No. 2023-10
Exhibit "C"

639
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES & INFRASTRUCTURE ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES AND INFRASTRUCTURE 57 FIGURE 6-2 FEMA FLOOD ZONES
Ordinance No. 2023-10
Exhibit "C"

640
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 6.0 PUBLIC SERVICES & INFRASTRUCTURE 58

6.2.3 Wastewater System
The Wastewater Division of the City of Escondido Utilities Department provides wastewater treatment facilities and services to the Plan Area. The 2012 Wastewater Master Plan identified relevant improvements within the Plan Area including, the replacement of undersized pipeline in sections on East Valley Parkway. Such projects are financed through the sewer fees charged for connection and services, as well as other capital funds available through the City’s Capital Improvement Program.

The Escondido 2012 Wastewater Master Plan estimates the average daily wastewater flow for the City of Escondido in 2030 is approximately 14.4 million gallons per day (mgd). The 2012 Wastewater Master Plan also forecasts for 2035 buildout of the General Plan, including buildout of the East Valley Plan Area. The 2012 Wastewater Master Plan estimates wastewater generation rates using the metrics: 55 gpcd for residential population, and 38 gpcd for employment population.

As shown in Table 6-2, Estimated Wastewater Generation, the 2035 EVSP Buildout would generate a wastewater discharge of approximately 674,888 gpcd, a net increase of 478,779 gpcd from the existing wastewater generation.

This increase will require the upsizing of some wastewater mains serving new development and redevelopment. To help accommodate the increase in wastewater generation, the City of Escondido is currently in the process of constructing a recycled water system running adjacent to the existing sewer trunk main to serve the farming areas east of the Plan Area. Future expansion of the current Recycled Water system is anticipated via Capital Improvement Projects and new development projects.

In addition, any new development or redevelopment within the Plan Area shall comply with the wastewater management policies listed in Section 2.2.7, Public Services and Infrastructure Goals and Policies. Lastly, Section 8.2, Recommended Programs and Public Improvements, provides City guidance to accommodating the wastewater demands from new development and redevelopment with implementation of the EVSP.

Table 6-2 Estimated Wastewater Generation

GENERATION TYPE

EXISTING

CONDITIONS
(GPCD)
2035 GENERAL

PLAN BUILDOUT
(GPCD)
2035 EVSP

BUILDOUT
(GPCD)
Residential Population 110,495 145,750 547,360
Employment Population 85,614 74,214 127,528
Total 196,109 219,964 674,888
Sources: City of Escondido2012 Wastewater Master Plan, UrbanFootprint, 2010 US Census Bureau Ordinance No. 2023-10
Exhibit "C"

641
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 59

7.0 Development Standards & Design Guidelines
The Development Standards & Design Guidelines chapter of the EVSP is intended to help achieve the vision for the EVSP by setting standards and guidelines for future development. This chapter complements other citywide guidance such as the Escondido Municipal Code, which provides regulations for a variety of design topics such as setbacks, landscaping, and parking. The EVSP provides development standards and guidelines that are intended to supplement the City’s provisions with more specific guidance for how to achieve the unique vision for the Plan Area. The following design guidelines and standards apply to future public improvements and private development in the Plan Area. These guidelines and standards also address the design of new buildings and renovations to existing structures. Where conflicts between the EVSP and the Escondido Municipal Code exist, the requirements of the EVSP shall take precedence.

7.1 Development Standards
Development standards are provided herein to regulate the size, location and physical dimensions of buildings or places. The purpose of establishing development standards is to ensure future design of development is aligned with the vision of the Specific Plan as a livable, pedestrian-oriented community. See Table 7-1 Development Standards for standards for each land use designation and area.

7.1.1 Building Conversion
Any project looking to convert an existing building to a new use will be subject to design review to assess appropriateness of the proposed use and any proposed changes in relation to the area, the building, and the site.

Any project seeking to convert a building will also need to meet the California Building Code.

7.1. 2 Open Space
Open space is required for each new development. These open spaces shall include elements such as shade, seating, water features, and public art. As used in this section, “public open space” is open space accessible by the public at-large; “common open space” is open space available for general use of a project’s residents and their guests; and “private open spaces” is open space restricted for use by residents of a specific dwelling unit and their guests.

New development or redevelopment of residential dwelling units shall comply with the following standards:
» 200 square feet of useable open space area shall be provided per dwelling unit. This number may be reduced to 125 square feet of usable open space for properties which meet or exceed the target production point.
» A minimum of 50 square feet per unit of the required useable open space shall be common or public open space.
» A minimum of 50 square feet of private open space for 50 percent of the dwelling units.
» Dedications to linear parks and Creekside areas can be counted toward the public and common open spaces.
» Design public and common open spaces to be visible and accessible from buildings, as well as streets and pedestrian and bicycle networks. They may be designed as forecourts or along linear parks or the Escondido Creek Trail to support pedestrian activity and connect to the public realm.

Ordinance No. 2023-10
Exhibit "C"

642
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 60 » Design common open spaces as cortiles or atriums with good connectivity within a site, with clear and safe point of access; or in other areas that encourage circulation opportunities between adjacent uses. » Public and common open spaces should provide high quality landscaping and high quality paving materials, such as stone, concrete with tile, etc.; and pedestrian-scaled lighting to encourage pedestrian use of the space. » Public and common open spaces should account for climatic factors such as sun orientation.
» Public and common open spaces should utilize outdoor furniture and coordinate with site building design to provide variegated types of seating, low walls, trash receptacles, landscape screening and tree canopy, bike racks and other elements.
» Public and common open spaces spaces should incorporate methods to reduce stormwater runoff. However, green stormwater solutions should contribute towards the utility of the courtyard and publicly accessible space. Design interventions to capture, clean and recycle stormwater runoff should minimize impacts on semi-public spaces (i.e. stormwater channels and basins are not allowed to encroach into semi-public or private open space).

The City will consider exceptions to the maximum FAR for new or redevelopment that allocate public open space greater than the required minimum established in this section. See Section 4.4, Public Open Space Incentive Program for details.

7.1. 3 Retail Corners & Frontages
Retail Corners, Active Frontages, and Creek Frontages are identified throughout the Plan Area, see Figure 7-1 Frontages.
» Retail Corners - road intersections focused on activating the economic activity in the Plan Area. Intersections include:
– East Valley Parkway and Ash Street
– East Valley Parkway and Date Street
– East Valley Parkway and Fig Street
» Active Frontage - corridors focused on providing a safe and alluring atmosphere. Corridors include:
– Ash Street
– East Valley Parkway
» Creek Frontage - multi-use trail focused on stimulating the use of Escondido Creek. The Escondido Creek Trail generally runs east-west in the Plan Area, north of East Valley Parkway. See Table 7-1, Development Standards, for the setback along the Escondido Creek.

For areas designated as residential and mixed-use, ground-floor residential is permitted. The following criteria shall apply to new development that proposes ground-floor residential uses in the mixed-use land use designation:
» The development provides places of interaction with small plazas and courtyards or cafe seating to help animate the street.
» The exterior and interior design of the first floor is designed to be retail-ready with an interior ground-floor height of 16 feet, a minimum unit depth of the greater of 25 feet or 25% of the building depth, and oversized storefront windows accommodated on the ground-floor facing the public right-of-way.
» Place shared amenities such as workout rooms, game rooms, and other social facilities where they will be visible from street view on the groundfloor. » The building standards applied to the ground-floor space must adhere to the most restrictive use and occupancy classification anticipated based on the purpose or purposes for which they may be used; and shall comply with the rating that reflects multiple occupancy groups so that an area, room, or space may be occupied at different times with different uses.

Ordinance No. 2023-10
Exhibit "C"

643
Item16.

E GRAND AV

FAIRDALE A
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VALLEY BOULEVARD

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PALOMAR TR

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ILANE LN

ILLS ST

ILANE LN

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TAYLOR

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0 1 000 , 2 0, 00
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ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 61 ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 61 FIGURE 7-1 Frontages
LEGEND
East Valley Specific Plan Area
City of Escondido
Retail Corners
Active Frontage
Creek Frontage
Ordinance No. 2023-10
Exhibit "C"

644
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 62

7.1.4 Landscaping
The percentage of required landscaped area of proposed development is included in Table 7-1, Development Standards. In addition to that standard, landscaping within public right-of-way shall comply with the following:
» Street tree spacing should be 20 feet.
» Tree canopy coverage shall be determined for proposed projects by calculating the area of the proposed tree canopy at 75% of tree maturity.

Tree canopy maturity can be determined by referencing the Sunset Western Garden book or a comparable botanical reference. When tree canopy maturity is given as a range then the designer shall use the average.
» Tree canopy coverage shall be 25% of the Landscaped Area in Urban IV/V; 15% in Mixed Use; and 25% in General Commercial. See Table 7-1, Development Standards for Landscaped Area requirements. » Stormwater channels and basins shall not be permitted in the landscaped area of public right-of-way.
» Vertical gardening elements or screened landscaping shall be provided for any ground level exterior wall face or façade of the building (that measures 15 feet or more on residential structures and 25 feet on nonresidential structures) that does not include windows, doors, columns, pilasters, or other articulation greater than 12 inches in depth or a substantial material change (paint color is not considered a substantial change).

7.1. 5 Building Design Standards
The following building design standards shall apply to new development to enhance the visual character of the Specific Plan Area:
» Building heights shall be varied by a minimum of 10 feet. See Section

7.4.4 Architectural Design for guidelines on building articulation.

7.1.6 Additional Requirements & Performance Standards
In addition to the standards included in Table 7-1, Development Standards, the following shall apply, where applicable:
» Individual residential dwelling units shall include a washer and dryer and 80 cubic square feet of storage space per unit. Storage space shall be provided on-site and not be located within a bedroom closet. » Development shall comply with the signage requirements of the Escondido Zoning Code except that no freestanding sign shall exceed eight (8) feet in height.
» Unless otherwise specified, development projects are to refer to the Escondido Zoning Code and development regulations for all additional requirements and performance measurements.

Ordinance No. 2023-10
Exhibit "C"

645
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 63 Table 7-1 D evelopment St andards

DEVELOPMENT STANDARD LAND USE / AREA

URBAN IV/V MIXED USE GENERAL COMMERCIAL ESCONDIDO CREEK TRAIL Setback1: the minimum horizontal
distance between a lot line and the
nearest part of any building or structure
on the lot.

Front: 8’
Rear: 8’
Alley 3: 5'
Side Internal1
: 0’
Side Street: 8’
Front: 8’
Rear: 8’
Alley 3: 5'
Side Internal: 0’
Side Street: 8’
Front: 10’
Rear: 10’
Side Internal: 01’
Side Street: 10’
Creekside building or structure: 20'
Creekside wall or fence4: 10'
Landscaped Area2: the landscape area
is calculated as a minimum area of
pervious surface designed to contain
plant material (ground covers, shrubs,
trees). These areas are required to be
irrigated with an automatic irrigation
system.
25% minimum 20% minimum 15% minimum -
Building Placement: the massing and
location of structures on individual
parcels
- - - Buildings shall be designed with dual
orientation in order to provide access
and a public face to both the Escondido
Creek frontage and side frontages
Building Height5: the vertical distance
measured from the average level of the
highest and lowest point of that portion
of the lot covered by the building or
structure to the top of the building or
structure (see Section 7.4.4 Architectural
Design for building height design
guidelines)
55' maximum
or
35' maximum
75' maximum 75' maximum 75' maximum
1 Side internal setbacks shall comply with access requirements per the Fire Code for ladder access based on the occupancy and egress points. 2 Landscaped area may occur within setbacks. See Section 7.1.4, Landscaping, for additional standards for landscaping within public right-of-way. 3 Alley setbacks shall apply to buildings, walls, or fences. 4 The creekside wall or fence setback may be reduced at the discretion of City application review if the site design warrants the placement of the fence at the property line because of the need to enclose a tot lot or dog play area.
5 Maximum building height in the Urban IV/V district is dependant on location; see Figure 7-2, Building Height.

Ordinance No. 2023-10
Exhibit "C"

646
Item16.

E GRAND AV

FAIRDALE A
E 04TH AV

E WASHINGTON AV

ARROW GLE N
02ND AV

E VALLEY PY

E MISSION AV

N BROADWAY

OAK HILL DR
M L

SAN PASQUAL VALLEY RD

W VALLEY PY

S JUNIPER ST

KINGSTON DR

N FIG ST

S BROADWAY

JEFFERSON AV

N JUNIPER ST
N

HICKORY
ST
S

ROSE ST

S GRAPE ST

CHERRY PL

BOYLE AV

S FIG ST

E LINCOLN AV

S HICKORY ST
E 05TH AV

EL RANCHO LN
E 03RD AV

VALLEY BOULEVARD

ELMWOOD DR

S IVY ST

N ELM ST

E PARK AV

BEE C HWOOD ST

S ASH ST

S KALMIA ST

S MAPLE ST

BIRCH AV

SHERMAN PL

S ELM ST

N CEDAR ST

S DATE ST

N BEECH ST

S BEECH ST
N
DATE
ST

S CEDAR ST

WAVERLY PL

N KALMIA ST

N ASH ST

N IVY ST
E 07TH AV

CHESTNUT ST

HARDING ST

MC LAIN ST

W GRAND AV

RANRIDO DR

KATELLA WY
E 02ND AV

ADAMS AV

E PENNSYLVANIA AV

E OHIO AV

C I RCLE D R

ASTER ST

N GAMBLE ST

PARK PL

PALOMAR TR

MARTIN DR

PAUL ST

E RUSTIC RD

PARK HILL LN

HOOVER ST

ROOSEVELT ST

N GRAPE ST

ILANE LN

ILLS ST

ILANE LN

BUCHANAN ST
TAYLOR

BUCHANAN ST
TAYLOR
V

MIL S ST L
0 1 000 , 2 0, 00
Scale in Feet
North
h
ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 64 FIGURE 7-2 Building Height
East Valley Specific Plan Area
City of Escondido
Max Height 75’
Max Height 55’
Max Height 35’
LEGEND
Ordinance No. 2023-10
Exhibit "C"

647
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 65

USE GENERAL

COMMERCIAL
(EV-CG)

URBAN IV/V
(EV-U5)1

MIXED USE
(EV-MU)1
PARK

OVERLAY
ZONE
(EV-POZ)2
Residential and Lodging
Bed and Breakfast (Article 32*) --- C C ---
Hotels and Motels (Article 32 and 63*) C --- C ---
Single-Family Dwelling Units3 --- P --- ---
Mobile home or travel trailer parks (Articles 45 & 46*) --- --- --- --- Two-Family, Three-Family, and Multi-Family Dwelling Units --- P P --- Two-Family, Three-Family, and Multi-Family Dwelling Units as part of a Mixed-Use Project --- P P --- Artisan Loft or Live-Work Dwelling Units --- --- MC --- 1 Accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) are subject to the provisions of Article 70 of the Escondido Zoning Code. 2 For areas within the EV-POZ, the underlying land use shall apply; the uses shown as permitted in the EV-POZ are in addition to the permitted uses indicated in the underlying land use. 3 Existing single-family dwelling units will be considered conforming, provisionally, with the goal to promote their conversion to a higher density. Existing single-family dwelling units shall maintain limited conforming status to allow full use of the property (i.e. occupancy and/or make improvements to the structure) unless/until the dwelling unit is considered abandoned pursuant to section 33-1242(a) of the Escondido Zoning Code. At which time, an abandoned use shall be discontinued and no further occupancy of improvements to the building shall be allowed.

7.2 Permitted & Conditional Uses
Table 7-2 presents the permitted uses allowed in each land use designation.

Permitted uses are intended to support the vision for the Plan Area. Land uses shall be considered prohibited unless they are determined to be similar to listed uses. The Director of Community Development shall make a determination regarding whether a requested use that is not listed is similar in function and intensity to one that is listed. The Director of Community Development shall have the responsibility and authority to interpret the meaning and applicability of all provisions and requirements of this Chapter, which may include determining the applicability of use categories or determining that a land use classification is similar to the listed uses permitted, or conditionally permitted, within various zones. Such interpretations are subject to the terms and limitations of sections 33-6 and 33-13 of the Escondido Zoning Code.

Conditional Use Permits (CUPs) and Minor CUPs, listed in Table 7-2, Permitted & Conditional Uses, are subject to the consideration and approval of the Zoning Administrator in accordance with the provisions of the Zoning Code.

An administrative adjustment or variance may be requested as authorized per Article 61 of the Escondido Zoning Code for the following property development standards:
» Up to a twenty-five (25) percent reduction of required yards/setbacks for parking, outdoor dining, free standing signage, architectural elements with no habitable space, and common open space.
» Reductions up to twenty-five (25) percent of the required number of parking spaces for uses in non-residential zones, pursuant to section 33- 764 of the Zoning Code.
» Modifications of the identified front, street side, side and rear lot lines of a lot in order to facilitate orderly development on a parcel subject to unusual circumstances, including but not limited to, topography, grading, drainage and stormwater treatment, utility facilities, easements, access and other site constraints or development requirements. » Other adjustments as specified by Article 61 of the Escondido Zoning Code.

Table 7-2 Permitted & Conditional Uses
P=Permitted; C=Subject to CUP; MC=Subject to Minor CUP; *=Subject to special regulations of Zoning Code; --- = Prohibited Use Ordinance No. 2023-10
Exhibit "C"

648
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 66

USE GENERAL

COMMERCIAL
(EV-CG)

URBAN IV/V
(EV-U5)1

MIXED USE
(EV-MU)1
PARK

OVERLAY
ZONE
(EV-POZ)2
Small Residential Care Facility / Transitional Housing --- P P --- Large Residential Care Facility / Transitional Housing --- C C --- Supportive Housing --- P P ---
Retail Trade and Sales
Artisan crafts (might include light production and assembly) P --- P --- ATM kiosk P --- P ---
Bargain basement store --- --- --- ---
Cabaret (with or without alcohol), including music, comedy, and magic clubs C --- C --- Commercial and medical cannabis sales --- --- --- ---
Consignment stores (Article 57*) C* --- --- ---
Drinking establishments (on-sale beer and wine, etc.) including bars; tasting rooms; and taverns with or without craft-processing brewery, distillery, or winery (light production)

C --- C ---
Drive-through establishment (Section 33-341*) C --- --- --- Electric vehicle charging station (for fee) P --- P --- Farmers’ market / community garden with for-sale plots or produce (roadside sales) C C C C Firearms dealer C --- C ---
Food stores P --- P ---
General retail P --- P ---
Liquor store --- --- --- ---
Outdoor retail as a principal use (including nurseries) C* --- --- --- Pawn shops, second hand stores, and thrift shops --- --- --- --- Pharmacy and drug stores P --- P
Restaurant with or without alcoholic beverages P --- P --- Smoker’s Lounge --- --- --- ---
Sporting goods store (includes ammunition and firearms) C --- C --- Sporting goods store (excludes ammunition and firearms but includes fishing, hunting, golf, playground equipment, etc.)

P --- P ---
Table 7-2 Permitted & Conditional Uses (Continued)
P=Permitted; C=Subject to CUP; MC=Subject to Minor CUP; *=Subject to special regulations of Zoning Code; --- = Prohibited Use Ordinance No. 2023-10
Exhibit "C"

649
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 67

USE GENERAL

COMMERCIAL
(EV-CG)

URBAN IV/V
(EV-U5)1

MIXED USE
(EV-MU)1
PARK

OVERLAY
ZONE
(EV-POZ)2
Tobacco product store --- --- --- ---
Services
Adult entertainment (Article 42*) --- --- --- ---
Animal care, excluding daycare and boarding P --- C --- Animal care, animal daycare, and boarding C --- --- --- Barber/beauty services, excluding tattoo parlor or body piercing P --- P --- Business services (general) P --- P ---
Churches, synagogues, temples missions, etc.; professional and social service organizations; and youth organizations

C C C ---
Crematoriums, mortuary, mausoleums, etc. --- --- --- --- Cultural services and entertainment (including museums) P P P --- Dry cleaning, drop-off and pick up only (Articles 13 and 57*) P --- P --- Dry cleaning, commercial press or on-site pressing (Articles 13 and 57*) --- --- --- --- Duplicating services (including screen printing, blueprinting, printing, and photocopying) P --- P --- Child care center (Article 57*) C* C* C* ---
Primary and secondary education (including kindergarten, elementary, junior, and high schools) (Article 57*)

C --- C ---
Post K-12 education (including professional and trade schools) C --- C --- Group counseling services and other special training (including art, music, dance, drama, etc.)

P --- P ---
Employment training services P --- P ---
Entertainment and assembly, including arcades, dance halls, theaters, miniature golf etc. C --- C --- Government services C C C ---
Financial institutions, banks, savings and loans, securities brokers, etc. P --- P Financial institutions, non-chartered check-cash and pay day loan --- --- --- --- Florists, gifts, cards, newspapers, and magazines P P P --- Hospitals, excluding medical clinics C --- C ---
Table 7-2 Permitted & Conditional Uses (Continued)
P=Permitted; C=Subject to CUP; MC=Subject to Minor CUP; *=Subject to special regulations of Zoning Code; --- = Prohibited Use Ordinance No. 2023-10
Exhibit "C"

650
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 68

USE GENERAL

COMMERCIAL
(EV-CG)

URBAN IV/V
(EV-U5)1

MIXED USE
(EV-MU)1
PARK

OVERLAY
ZONE
(EV-POZ)2
Health and fitness facilities (gyms and venues) P --- P --- Laundry self-service coin operated (Article 57*) C --- --- --- Personal services (other) P --- P ---
Office, general P --- P ---
Massage establishments (Article 38*) --- --- --- ---
Medical, small clinics (including dental, optical, etc.) P --- P --- Medical, large clinics and service organizations (including blood banks and healthcare establishments)

P --- C ---
Park – private, semi-private or publicly accessible open space on private property P P P P Park – public --- --- --- P
Repair services shop (including small appliance repair, watch/clock repair, etc.) P --- P --- Recycling services --- --- --- ---
Studios and galleries (including photography, art, printing, etc.) P --- P --- Transportation services as a primary use (including car or bike sharing station, helipad, park and ride facilities, municipal parking lots and parking structures, taxicab or shuttle station, transit stations etc.)

C C C ---
Automotive Services
Auto oriented drive-in, drive-through (Section 33-341*) C* --- --- --- Automotive car and vehicle sales (car dealership) (Article 57*) --- --- --- --- Automotive car wash, polishing, vacuuming, detailing as a primary use (Article 57*) C --- --- --- Automotive vehicle repair, limited (Article 57*) C* --- --- --- Automotive vehicle repair, general and commercial (including tire retreading/recapping, tow services) (Article 57*)
--- --- --- ---
Boutique car sales (No more than one on the same location; two cars maximum) (Article 57*)
C* --- C* ---
Gasoline service station with or without alcohol sales (Article 57*) C* --- --- --- Industrial, Manufacturing, and Storage
Table 7-2 Permitted & Conditional Uses (Continued)
P=Permitted; C=Subject to CUP; MC=Subject to Minor CUP; *=Subject to special regulations of Zoning Code; --- = Prohibited Use Ordinance No. 2023-10
Exhibit "C"

651
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 69

USE GENERAL

COMMERCIAL
(EV-CG)

URBAN IV/V
(EV-U5)1

MIXED USE
(EV-MU)1
PARK

OVERLAY
ZONE
(EV-POZ)2
Electric generating facilities as a primary use (Article 57*) C --- C --- Industrial and manufacturing --- --- --- ---
Mini-warehousing and storage facilities (Article 57*) --- --- --- --- Outdoor storage as a primary use, including building materials and equipment --- --- --- --- Outdoor storage, vehicles and fleet vehicle storage (overnight or after normal business hours, or for rent)
--- --- --- ---
Utilities (including central processing, regulating, generating, distribution, etc.) C --- C --- Tow yard and junk yard --- --- --- ---
Table 7-2 Permitted & Conditional Uses (Continued)
P=Permitted; C=Subject to CUP; MC=Subject to Minor CUP; *=Subject to special regulations of Zoning Code; --- = Prohibited Use Ordinance No. 2023-10
Exhibit "C"

652
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 70

7.3 Accessory Uses
Accessory uses are permitted as specified, provided they are incidental to, and do not substantially alter the operating character of the permitted principal use or structure as determined by the Director of Community Development. When provided by these regulations, it shall be the Director to determine if a proposed accessory use is necessary and customarily associated with, and is appropriate, incidental, and subordinate to the principal use, based on the Director’s evaluation of the resemblance of the proposed accessory use to those uses specifically identified as accessory to the principal uses and the relationship between the proposed accessory use and principal use.

Temporary and accessory uses provided for within this section do not apply to the minor or major use of land or activities coordinated within the public rightof-way.

ACCESSORY USE GENERAL

COMMERCIAL
(C-G)

URBAN IV/V
(R-5-30)

MIXED USE
(M-U)
PARK

OVERLAY

ZONE (POZ)
Accessory dwelling units (Article 70*) --- P P ---
Arts and crafts (Article 57*) P P P P
ATM kiosk with drive-through C* --- C* ---
Car or bike sharing station P P P P1
Drive-through as an accessory use C --- --- ---
Electric vehicle charging stations (Article 57*) P P P P Florists, gifts, cards, newspapers, and magazines with drive through (Section 33-341)* C --- C Home occupation - minor (Article 44*) --- P P ---
Home occupation – major (Article 44*) --- P2 P2 ---
Live entertainment C* --- C* ---
Public art displays, murals, sculptures, and other visual art P P P P Outdoor display (Article 73*) P --- P ---
Outdoor sales (Article 73*) P --- P ---
Outdoor storage, miscellaneous storage fully screened P --- --- --- Outdoor storage, vehicles and fleet vehicle storage (overnight or after normal business hours, or for rent) less than or equal to 10 percent of all parking provided for that use

P --- C ---
1 Bike sharing only.
2 Shall only apply to properties with one single family residence and/or single-family residence with an accessory unit.

Table 7-3 Accessory Uses
P=Permitted; C=Subject to CUP; *=Subject to special regulations of Zoning Code; ---=Prohibited Use Ordinance No. 2023-10
Exhibit "C"

653
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 71 Table 7-3 Accessory Uses (Continued)
P=Permitted; C=Subject to CUP; *=Subject to special regulations of Zoning Code; Blank = Prohibited Use

ACCESSORY USE GENERAL

COMMERCIAL
(C-G)

URBAN IV/V
(R-5-30)

MIXED USE
(M-U)
PARK

OVERLAY

ZONE (POZ)
Outdoor storage, vehicles and fleet vehicle storage (overnight or after normal business hours, or for rent) more than 10 percent of all parking provided for that use) C* --- C* ---
Outdoor storage, vehicles used for business operations and deliveries during normal business hours only.

P --- P ---
Recycling facilities (including reverse vending and small collection) (Article 33*) P --- P --- Temporary uses and special events (Article 73*) P P P P Urban agriculture / community gardens P P P P
Wireless communication facilities, micro and macro cell towers (Article 34*) P C P C Wireless communication facilities, other communications (Article 34*) P P P P Ordinance No. 2023-10
Exhibit "C"

654
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 72

7.4 Design Guidelines
The following section provides design guidelines to achieve the vision for East Valley. This section is intended to complement the development standards included in Section 7.3, as well as supplement existing City and State provisions with more specific guidance for how to achieve the unique vision for East Valley.

7.4.1 Streets & Rights-of-Way
Design for multi-mobility
» Develop complete streets that include suitable infrastructure for walking, biking, along with other travel modes.
» Reduce vehicular parking in lots and increase on street parallel parking. » On Major Roads, restrict vehicular lane widths to eleven (11) feet to slow vehicular traffic.
» Provide sidewalks at a minimum width of five (5) feet, even on private drives.
» Prioritize intersection crossing for pedestrians along East Valley Parkway and Ash Street.
» Increase bulb outs along Major Roads to provide additional pedestrian space and visibility.
» Place street furniture at ¼-mile intervals along sidewalks for pedestrian comfort and use. Streetscape improvements should be prioritized in accordance with Figure 7-3, Streetscapes and Gateways.
» Provide continued landscape parkway along all the streets to create a more attractive, inviting pedestrian realm.
» Parkway planting should be used to buffer the street from the pedestrian zone and minimize paving where curb-to-building sidewalks are not needed, along Local Collectors.
» District gateways should be considered at the locations shown in Figure 7-3, Streetscapes and Gateways. These gateways may include subtle elements such as medallions in the paving, or more prominent elements such as signs or public art.
» Minimize the number of drive approaches along a block to reduce conflicts between pedestrians and automobiles; curb cuts should be consolidated and placed at mid-block, or provide alley access for service and parking, where feasible.
» Avoid placing public utilities and streetscape amenities in areas where sidewalk widths are five (5) feet or less in width to avoid conflicts with pedestrians.
» Provide safe and convenient transportation options for people of all ages and abilities.
» Increase access and wayfinding signs to the Escondido Creek Trail.

7.4. 2 Parks & Plazas
Design publicly-accessible parks and plazas to enhance the livability of the district
» Where applicable, locate the main entrance to park near a bus stop or crosswalk.
» Place play areas a minimum of fifty (50) feet from the street or parking lot.
» Develop a distinct theme for each park when appropriate, to establish a unique character that is consistent with the park's activities and locations. The theme should be implemented through the use of characteristic architectural details, colors, materials, furnishings, play equipment and plant selection. Provide a unified park design by providing repeated details, colors and materials throughout the park.

See Section 4.3 Amenities, for the recommended park amenities for each public park type.

Ordinance No. 2023-10
Exhibit "C"

655
Item16.

E GRAND AV

FAIRDALE A
E 04TH AV

E WASHINGTON AV

ARROW GLE N
02ND AV

E VALLEY PY

E MISSION AV

N BROADWAY

OAK HILL DR
M L

SAN PASQUAL VALLEY RD

W VALLEY PY

S JUNIPER ST

KINGSTON DR

N FIG ST

S BROADWAY

JEFFERSON AV

N JUNIPER ST
N

HICKORY
ST
S

ROSE ST

S GRAPE ST

CHERRY PL

BOYLE AV

S FIG ST

E LINCOLN AV

S HICKORY ST
E 05TH AV

EL RANCHO LN
E 03RD AV

VALLEY BOULEVARD

ELMWOOD DR

S IVY ST

N ELM ST

E PARK AV

BEE C HWOOD ST

S ASH ST

S KALMIA ST

S MAPLE ST

BIRCH AV

SHERMAN PL

S ELM ST

N CEDAR ST

S DATE ST

N BEECH ST

S BEECH ST
N
DATE
ST

S CEDAR ST

WAVERLY PL

N KALMIA ST

N ASH ST

N IVY ST
E 07TH AV

CHESTNUT ST

HARDING ST

MC LAIN ST

W GRAND AV

RANRIDO DR

KATELLA WY
E 02ND AV

ADAMS AV

E PENNSYLVANIA AV

E OHIO AV

C I RCLE D R

ASTER ST

N GAMBLE ST

PARK PL

PALOMAR TR

MARTIN DR

PAUL ST

E RUSTIC RD

PARK HILL LN

HOOVER ST

ROOSEVELT ST

N GRAPE ST

ILANE LN

ILLS ST

ILANE LN

BUCHANAN ST
TAYLOR

BUCHANAN ST
TAYLOR
V

MIL S ST L
0 1 000 , 2 0, 00
Scale in Feet
North
ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 73 FIGURE 7-3 Streetscapes & Gateways
LEGEND
East Valley Specific Plan Area
City of Escondido
Priority Streetscape
Secondary Streetscape
Tertiary Streetscape
Priority Gateway
Secondary Gateway
Ordinance No. 2023-10
Exhibit "C"

656
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 74

7.4. 3 Site Design
Define public space with architecture and landscape
» Maintain a continuous building street wall and limit spatial gaps to those necessary to accommodate vehicular and pedestrian access. » Link adjoining outdoor spaces with comfortable paths and walkways to create a network of spaces.
» Discourage developments that are internally focused at the expense of an active street environment, or developments that result in “left-over” space.
» Frame important views of natural and man-made landmarks, and look for opportunities to open new views of landmark buildings and features. » Encourage the presence of well-defined outdoor space, such as on-site plazas, interior courtyards, patios, terraces and gardens. » Create visual inlets to improve public safety.

Buffer adjacent sensitive land uses from undesirable impacts » New buildings should appear similar in mass and scale to traditional buildings, including width and height. The perceived mass of a building should be reduced by dividing it into modules and expressing them in ways that cause them to appear to be a collection of smaller forms. » Subdivide horizontal mass into portions or segments compatible with the scale of adjacent buildings.
» Provide horizontal expression at lower floor heights to establish a sense of scale.
» Use moldings, a change in material, or an offset in the wall plane to define the scale of lower floors in relation to the street. Employ vertical architectural elements such as columns, pilasters, or other articulation greater than 12 inches in depth to subdivide buildings into small increments at the ground floor and upper stories.
» When a building is to be only two, three, four or more stories entirely, variation in building height should be accomplished by changing cornice and roof lines/forms. Some breaks in the wall planes and “stepped back” design elements will help create open areas and changes to the roofline.

Provide a minimum of four feet in setback in order to be effective in reducing scale as seen from the street. This area may be used for street balconies or upper story planter boxes or gardens.
» Recognize the adjacent, existing built environment with respect to scale, including adjacent unbuilt areas.

Limit the impact of parking
» Seek opportunities to reduce surface parking lots and convert them to higher and better uses.
» Locate parking behind buildings or interior to a block to support pedestrian-oriented streets.
» When surface parking lots are needed, break down their scale with an abundance of canopy trees and landscape buffering. Surface parking lots should seek to have 60% canopy coverage.
» Locate parking garages to the interior of a block, where feasible. » Design parking garages with the same level of attention as a commercial or residential building when they are located adjacent to streets, the Escondido Creek Trail, or rights-of-ways.
– Hide sloped vehicular ramps from view and design garage façade with horizontal and vertical articulation.
– Articulate and emphasize pedestrian entrances to garages. » Direct parking lot lighting away from adjacent properties and use pedestrian-scaled fixtures that emit a warm light.
» Direct parking lot stormwater drainage into planter areas designed as bio-swales before directing water into underground stormwater facilities.

Incorporate sustainable practices into site and building design » Implement energy conservation programs such as the use of smart grid technology and the installation of solar panels.
» Utilize LED lighting in accordance with Article 35 of the Escondido Zoning Code, Outdoor Lighting.

7.4.4 Architectural Design
Break building massing with articulation
» Horizontal and vertical articulation is important to establish an interesting façade and align important elements with established buildings of character.
» Buildings should be treated architecturally in their entirety. Visually prominent rear elevations should contain design elements utilized in Ordinance No. 2023-10
Exhibit "C"

657
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 75 both side and front elevations.
» Provide a minimum of 30% of building façades with windows that are transparent and prohibit mirrored glass.
» Provide recess windows to provide visual interest.
» Limit window displays and the amount of fixed glazing facing streets. » Emphasize building presence at major corners, public entrances, or terminus for a view corridor.
– Include design elements that differentiate them from their midblock neighbors and integrate special features that accentuate the buildings’ presence on the corner and help provide a visual landmark.
» Design buildings with a defined, base, middle and top to help reduce the visual scale and to promote a strong skyline and pedestrian-friendly building relationship to sidewalks and rights-of-way.
– Design human-scale building bases that appear open and inviting to the public and contain appropriate pedestrian amenities. – Encourage recessed main building or shop entrances consistent with a traditional “main street” design that is inviting and does not interrupt street and/or retail continuity.
– Allow large developments to pull back from the street edge for plazas or gracious entry fore-courts, provided street continuity is not unduly interrupted along the majority of the block . » Buildings greater than three (3) stories should provide variation by using balconies, fenestration, and sunshades to create an interesting pattern of projections and recesses, light, and shadow. Use moldings, a change in material, and an offset in the wall plane on the third story to define the scale of lower floors in relation to the street.
» Encourage publicly-accessible rooftops for entertainment and dining as a community benefit, with incentives for public access.
» Buildings occupying more than 100 feet for street frontage should provide varied cornice and roof lines/forms on all elevations facing street frontages.
» Step-backs should be a minimum of four (4) feet.

Examine building placement as a way to improve development » Orient buildings towards public (and private) streets to positively define street edges. Align with primary street frontages and public spaces to frame the pedestrian environment. Buildings located adjacent to both public open space amenities, such as parks, and public streets should be designed with a dual orientation so that they can provide access and a public face to both the primary street frontage and to the public open space.
» Openings in the street wall should be restricted to only those needed to provide for pedestrian paseos, plazas, entry forecourts, and permitted vehicular access driveways.
» Main building entrances should be on the primary street frontage.

Buildings located on corner lots should consider siting primary building entrances at the corner to establish an orientation to both the primary and secondary street frontages and symbolically acknowledge the importance of the intersection.

Improve overall visual and structural performance through quality building materials and best practices
» Durable, high quality exterior building materials (i.e. durable and timeless (concrete, brick, stone, stucco, glass etc.) should be used to convey the sense of quality and permanence desired for the Plan Area, minimize maintenance concerns, and promote buildings that will last over time. The use of such materials is especially important at the street level, where they are more visible to the public.
» Building material and colors should be used to unify and provide visual interest to building exteriors, but the number of materials and colors generally should be limited to promote a visual simplicity and harmony. » Restrict the use of prefabricated buildings to those made of metal or steel.
» Detached buildings and structures should complement the main structure, incorporating compatible details, materials and colors.

Establish a positive edge along rights-of-way
» Unify the street with visual continuity; use design elements that fit into the rhythm of the street rather than “scream for attention.” » Reinforce the architectural context of Escondido.
» Locate and orient buildings to face public streets and civic spaces, such as public plazas, to encourage adjacent ground floor uses » Limit blank walks.
» Orient buildings towards streets, not toward parking lots.

Ordinance No. 2023-10
Exhibit "C"

658
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 76

7.4. 5 Landscape Design
Reinforce the public realm with landscape
» Emphasize the consistent use of tree species, size and spacing along a street to create rhythm and reinforce the space of the street. – Street tree spacing should be 20 feet on center or less. – Prioritize tree plantings over the location of utilities. » Maximize and protect the root zone area.
– Plan for a minimum of 1,000 cubic feet of soil for trees. – Where possible provide 2,000 cubic feet of soil for trees. – Along streets providing for continuous impervious rooting space. – Utilize space behind sidewalks in addition to parkways for tree. plantings to promote maximum tree canopy.
– Utilize suspended sidewalks to increase root zone area.

Promote healthy soils and tree health
» Limit soil compaction and mono-cultures.
» Protect the base of trees by avoiding tree grates unless absolutely necessary.

Utilize drought tolerate plantings
» Promote a landscape palette that reflects the history, culture, and climate of Escondido.
» Landscaping shall comply with the City of Escondido Approved Street Tree List, and Article 62 of the Escondido Municipal Code, which states that all plant materials shall conform to the requirements described in the latest edition of American Standards for Nursery Stock published by the American Association of Nurserymen and shall use water conserving plant materials that are a native to the San Diego region or are adapted to a hot dry summer/cool winter climate.
» Group plant material according to water needs/hydrozones. » Restrict the use of turf for active recreational purposes only. » Promote plant species that attract butterflies, birds, and other indigenous animals.

Provide landscape the promotes human comfort and safety » Restrict ground-level landscaping that conflicts with building entrances and window displays.
» Encourage the use of on-site planting, furniture, lighting and site details that respect the landscape character of the immediate area and support the design intentions of the building architecture.
» Design public realms so they provide clear sightlines for safety and eliminate spaces that cannot be seen from right-of-ways. » Consider different design solutions based on wind, solar exposure, noise, and adjacent land uses.

Provide and plan for maintenance while limiting costs
» Require automatic watering systems.
» Establish a landscape maintenance budget at the beginning of the design process rather than at the end.

7.4.6 Signage
Signage should be clear and effective
» Information on signs shall be brief, clear, and simple with appropriately sized lettering, and a clear information hierarchy. When appropriate, symbols can be used in place of text. Supplementary signage, such as wayfinding signage should communicate their message in a clear, legible fashion with letters at least 3 inches in height.
» Landmarks and views help residents and visitors alike orient themselves and find their destinations. However, the presence of signs, maps, and other wayfinding tools in the public realm is also important.

Environmental graphics orient vehicles and pedestrians, point out places of interest; add visual interest to the street, contribute to a sense of place, and encourage further exploration of the area.
» Signs shall enhance the public realm and aid in the creation of a street’s character. Signs shall not impede pedestrian traffic, block sight lines along roadways, or disturb adjacent residences.
» Signage should reinforce the brand and character of the district » The color, material, scale, lettering, and lighting shall complement the surrounding street environment and building(s) that the sign addresses. » Signs shall never overpower the building, and shall fit comfortably into the architecture of the storefront. Signs shall be mounted in a manner that does not detract from building. Signs shall comply with Article 66 of the Escondido Municipal Code.

Ordinance No. 2023-10
Exhibit "C"

659
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 77 » Signs shall be designed with durable materials and be well maintained. » Alley walkways and intra-block passages should also receive signage that interests and attracts pedestrians.
» Reference and simulate the City's existing signage for commercial and residential signage.

7.4.7 Outdoor Lighting
Limit overly bright outdoor lighting
» Limit hot spots where things are over lit.
» Utilize warm rather than cool light.
» Place the brightest lights near entrances to buildings in order to guide pedestrians.

Emphasize lighting that is pedestrian-scaled and oriented » Large, cobra head fixtures communicate that the street is the car’s domain, whereas smaller, human-scaled fixtures suggest that the street is safe to walk.
» Street lighting should assure that sidewalks are the pedestrian’s realm. » Include lighting along all streets, sidewalks, pedestrian connections, and on private property to ensure comfort and safety.

7.4. 8 Creekside Development
Improve the user experience along the Creek Trail
» Integrate new fences and low-profile walls (48 inches or less) only where necessary; reduce height and select a more decorative fence or soften with landscape. Fences should use similar materials, span dimensions, heights, and construction techniques as the fencing used at the top of the Creek Channel: black tubular steel or black metal wire fencing with top rail. If pilasters and screen walls are necessary, they should be lowprofile and be architecturally compatible with the main building and the design context of the Escondido Creek Trail.
» Install trail gateways, monuments, and signage at each roadway intersection.
» Provide trash and recycling receptacles, dog waste bag stations, water filling stations, and shaded benches at approximately ¼-mile intervals. » Include activity stations, such as parcourse and kid's play structures, along the Creek Trail at approximately ½-mile intervals. » Provide bicycle racks at roadway intersections and bicycle repair stations at approximately ½-mile intervals.
» Install consistent trail lighting.
» Accentuate all entries facing the Escondido Creek Trail with strong architectural definition such as recessed entry and/or direct access with building design features such as moldings, lighting, overhangs, and/or awnings.

Encourage development adjacent to the Creek Trail to interact with and amplify the Creek Trail.
» Use a hierarchy of planting sizes and materials to mark the transition between the horizontal ground plane at the trail and the vertical frontages of the buildings.
» Accent gateway or entry points with distinctive trees and plants. » Adjacent development to the Creek Trail should:
– Avoid the use of solid fencing along the Creekside boundary of the property; instead, utilize landscaping as privacy mechanisms. – Utilize the 20' Creekside setback for semi-public amenities such as picnic tables, enclosed turf dog parks, bicycle racks and kid's play structures.
– Provide an abundance of tree canopy of approximately 50 percent shade coverage within the 20' Creekside setback.

See Escondido Creek Trail Concept on the following page.

Ordinance No. 2023-10
Exhibit "C"

660
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 7.0 DESIGN STANDARDS & GUIDELINES 78 Escondido Creek Trail Concept
The illustrated creek trail concept is intended solely to illustrate typical amenities, setbacks, and landscaping that may occur adjacent to the creek.

Ordinance No. 2023-10
Exhibit "C"

661
Item16.

ESCONDIDO EAST VALLEY SPECIFIC PLAN | CHAPTER 8.0 IMPLEMENTATION 79 The EVSP sets forth implementation measures in the form of the process provisions, funding mechanisms, and actions that provide a framework for implementation of future development and adoption of the Specific Plan.

To achieve the vision of the EVSP, the goals and policies must be reviewed, adhered to, and implemented in a systematic and consistent manner to successfully serve the purpose of the EVSP. Implementation of the EVSP will occur through subsequent reviews and approvals of development permits by the City to ensure that development is consistent with the EVSP and other applicable requirements.

The vision for the EVSP can be achieved through a concerted and cooperative public-private partnership. Implementation by the City of Escondido can help streamline the development process, plan for a mix of uses that will result in a vibrant community and improve circulation and mobility options. This will encourage the private sector to capitalize on the many opportunities of the East Valley neighborhood, and in turn help create an improved quality of place, vibrant mixed-use districts, high quality parks and open spaces, and unique employment opportunities. The EVSP directly affects private property primarily through the regulation of land uses and physical property improvements.

Implementation of these regulations shall be achieved largely through the planning approval and design review process utilizing the decision-making authority of the Director of Community Development, Planning Commission, Zoning Administrator, and City Council. The City will also need to collaborate with local agencies such as school districts as well as other public and private agencies regarding implementation programs that affect their areas of jurisdiction.

All construction and development within the EVSP area shall comply with the provisions of the EVSP. If any issues arise which are not covered by this document, the most applicable provision of the Escondido Municipal Code shall prevail, as determined by the Director of Community Development. All regulations, conditions, standards, and policies in the EVSP shall be deemed distinct and independent provisions. If any section, clause, phrase, or portion of this document is determined to be invalid by the decision of any federal or state court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the EVSP.

8.0 Implementation
Ordinance No. 2023-10
Exhibit "C"