Escondido City Council
August 28, 2024

Item10.

Figure II-6
General Plan Land Use Designations
Land Use Designation Require
d Sta
ndards:

Density and Design
Minimum Lot Size
Maximum Building Height
(Also refer to policies)
General Description of
Uses
Recommended
Urban Form Characteristics
Commercial
Neighborhood Commercial
This designation a
ccommodates very small scale neighborhood-oriented limited retail and office activities designed to serve residents in the immediate vicinity.

Neighborhood Commercial
General Commercial
Maximum Intensity: 0.35 FAR
Building Height: 1 story
Maximum Lot Size: 5 ac
Location: Minimum One (1) mile
from any other commercial cen-
ter or commercial zone, and
fronting on Major or Prime
Arterial roadway.

Design: Details of location, inten-
sity, height, scale, circulation,
signage architecture, and lighting
to be provided upon application.

Appropriate landscaped buffer
adjacent to residential.

Pedestrian- and bicycle-friendly
with convenient non-vehicular
access provided.

Dispensing motor fuel prohibited.

Zoning:

Commercial Neighborhood (C-N)
Small scale limited service uses
permitted in every land use
category including large Spe-
cific Planning Areas (SPAs) but
may not be an appropriate land
use in many residential or
industrial areas. Businesses are
intended to serve the im-
mediate neighborhood and may
include child care facilities.
 Low scale, low intensity, low
impact design
 Signage, lighting, landscaping,
businesses and hours of
operation compatible with the
surrounding residential
densities and intensities
 Parking areas heavily
landscaped to reduce radiant
heat effects
This designation accommodates a wide variety of retail and service activities intended to serve a broad customer base.

General Commercial Maximum Intensity: 0.5 FAR
Building Height: 1-4 stories
Buildings taller than 3 stories
may be appropriate for tourist-
serving facilities or in mixed use
overlay areas
Maximum Lot Size: None
Location: Along major
thoroughfares and in higher
intensity urban nodes.

Design: Details of location, scale,
intensity, height, signage, lighting,
circulation, and architecture shall
be provided during application.

Zoning: (C-G)
Commercial General
A broad range of retail and
service activities, including
local-serving commercial,
community shopping/ office
complexes, automobile sales
and service, eating and drinking
establishments, entertainment
facilities.
 Designed to promote pedestrian
activity characterized by “store
front” window displays and
extensive landscaping
 Located and designed to be com-
patible and transition with adja-
cent uses in scale, bulk, height
 Buildings designed to orient to
primary street frontages, with
individual building entries
 Parking areas heavily
landscaped to reduce radiant
heat effects
 Internal vehicular access
between sites is coordinated to
facilitate parking and minimize
curb cuts where feasible.

Escondido General Plan Land Use and Community Form Page II-23 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-24 Escondido General Plan Land Use and Community Form Figure II-6
General Plan Land Use Designations
Land Use Designation
Ma
(
Required Standards:

Density and Design
Minimum Lot Size
ximum Building Height
lso refer to policies)
General Description of
Uses
Recommended
Urban Form Characteristics
Commercial
Planned Commercial
This designation accommodates a variety of commercial activities within a self-contained comprehensively planned development.

Planned Commercial Maximum Intensity: 1.5 FAR A variety of commercial activities within a unified
planned commercial center.

Appropriate uses may
include general and
professional offices, tourist
serving facilities, specialty
and automobile retail, and
similar retail/service
businesses.

Refer to Planned
Commercial Section of this
Element for details on
specific properties
designated Planned
Commercial.
 Designed to integrate multiple
buildings and uses to be identifiable
as a distinct place
 Unified framework of pedestrian
walkways, public plazas, open
spaces, courtyards, and other
elements are developed
 Designed to promote pedestrian
activity characterized by “store
front” window displays and
extensive landscaping
 Public and internal right-of-ways
developed with landscaping, street
trees, and amenities to enhance
character and identity
 Site specific improvements may be
required to preserve unique
qualities and ensure compatibility
with surrounding areas
 Parking areas heavily landscaped
to reduce radiant heat effects
Building Height: 1-4 stories
(Amended by PHG 16-0006,
Ordinance 2016-11)
Maximum Lot Size: None
Location: At city gateways,
along major thoroughfares, at
major roadway intersections
and in higher intensity urban
nodes served by transit.

Design: Details regarding busi-
nesses, location of all buildings,
height, architecture and building
materials, landscaping, develop-
ment features, scale, intensity,
orientation for light and air, cir-
culation and parking patterns,
signage, lighting, land uses,
buffers, open space, market
analysis shall be provided
during application.

Zoning:

Planned Development (P-D)
Ordinance No. 2024-11
Exhibit "B"

229
Item10.

Figure II-6
General Plan Land Use Designations
Land Use Designation Required Standards:

Density and Design
Minimum Lot Size
Maximum Building Height
(Also refer to policies)
General Description of
Uses
Recommended
Urban Form Characteristics
Office
General Office, Planned Office
This designation accommodates a variety of activities in an office environment and in Mixed Use Overlay areas and is intended to prevent the proliferation of individual isolated offices.

General Office Maximum Intensity: 2.0 FAR
Building Height: 2-6 stories
Maximum Lot Size: None
Location: Along major
thoroughfares, at roadway
intersections and in higher
intensity urban nodes served by
transit.

Zoning:

Commercial Professional(C-P)
Hospital Professional (H-P)
Administrative and professional
offices; business support ser-
vices; financial, insurance, and
real estate services; supportive
commercial uses such as
restaurants.

Medical offices and health care
services, short-term convales-
cent and long-term care
facilities, research labs,
medical supply, and similar
uses.
 Compatible intensity with adjacent
uses to maintain the character in
scale, bulk, and height
 Buildings oriented to the street
frontage and designed to promote
pedestrian interest through
architectural articulation, attractive
landscaping, and similar techniques
 Parking located behind or within
buildings, or accommodated in
separate parking structures
 Public and semi-public outdoor
spaces such as plazas and court-
yards are encouraged
 Sidewalks incorporate landscaping,
street furniture, lighting, public art,
and similar amenities to establish
an attractive place for walking and
community activity
 Parking areas heavily landscaped
to reduce radiant heat effects
Planned Office Maximum Intensity: 2.0 FAR
Building Height: 1-3 stories
Maximum Lot Size: None
Location: City gateways, next to
freeways and interchanges,
along major thoroughfares, at
major roadway intersections and
in higher intensity urban nodes
served by transit.

Design: Details of building height
location, architecture and land-
scaping, scale, intensity, light and
air orientation, circulation and
parking patterns, signage, lighting,
land uses, buffers, open space,
market analysis shall be provided
during application
Zoning:

Planned Development (P-D)
Bio-technology, research and
development, corporate office
and related support office uses in
a campus-like setting. Limited
Support retail and service uses,
such as restaurants, dry
cleaners, gym / fitness centers,
markets, and office services
(e.g., printing / copying /
shipping) as well as compatible
public uses are also appropriate
if integrated into larger facilities.

Refer to Office Land Use Policies
and Target Area Land Use
Policies of this Land Use
Element for details on specific
properties designated Planned
Office.
 Designed to integrate multiple build-
ings into a master planned develop-
ment with coordinated architecture,
lighting, signage, landscaping, etc.
and a unifying theme that is
identifiable as a distinct place
 Buildings located and designed to
promote pedestrian activity along
their frontages
 Parking located behind or within
buildings, or accommodated in
separate parking structures
 Public and semi-public outdoor
spaces are encouraged such as
plazas and courtyards
 Parking areas heavily landscaped
to reduce radiant heat effects
Escondido General Plan Land Use and Community Form Page II-25 Ordinance No. 2024-11
Exhibit "B"

Item10.

Figure II-6
General Plan Land Use Designations
Land Use Designation Req
De
Min
Maxim
(Als
uired Standards:
nsity and Design
imum Lot Size
um Building Height
o refer to policies)
General Description of
Uses
Recommended
Urban Form Characteristics
Industrial
Industrial Office
This designation accommodates a variety of activities in an industrial environment adjacent to downtown near the transit station.

Industrial Office Maximum Intensity: 2.0 FAR
Building Height: 1-4 stories
Maximum Lot Size: None
Location: Southwest of the
Downtown Specific Planning
Area between Centre City
Parkway and Redwood Street
north of Sixth Avenue.

Land Uses: Manufacturing, ware-
house / distribution, assembling,
wholesaling, and support type
uses on sites which are zoned
M-2 & M-1 zones. This land use
designation accommodates the
widest range of Industrial activities
which conform to environmental
laws and industry standards. It
will also provide for Industrial
Office land uses, as specified in
the zoning code, on properties
which transition from the existing
M-2 or M-1 zones, to the I-O zone.

Provisions: Properties may not
“up-zone” from M-1 to M-2, but
may “down-zone” from M-2 to
M-1, or from M-1 and M-2 to I-O.

While the I-O zone will contain
stricter standards than the M-1
and M-2 zone (i.e. no outdoor
storage), a wider range of
permitted land uses will provide
incentive to re-zone to I-O which
will allow this industrial area to
recycle to less intensive uses
without creating non-conforming
use restrictions on existing M-2 &
M-1 zoned properties.

Zoning:

Industrial Office (I-O)
Light Industrial (M-1)
General Industrial (M-2)
Office uses transitioning from
older manufacturing uses
(adjacent to downtown and in a
more urban setting) with nearby
residential uses and convenient
access to transit.
 Generally buildings with ceiling
heights to accommodate production
and storage
 Develop pedestrian connections to
nearby transit
 More articulation, detailing, and
fenestration on facades visible from
major thoroughfares and freeways
 Landscaping and wall treatments
incorporated to buffer adjacent
sensitive uses
Page II-26 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

231
Item10.

Figure II-6
General Plan Land Use Designations
Land Use Designation Required Standards:

Density and Design
Minimum Lot Size
Maximum Building Height
(Also refer to policies)
General Description of
Uses
Recommended
Urban Form Characteristics
Industrial
Light Industrial, General Industrial
These designations accommodate a variety of activities in an industrial environment.

Light Industrial Maximum Intensity: 1.0 FAR Light manufacturing, ware- house, distribution, assembly,
and wholesale uses in a more
restrictive setting than the
General Industrial designation.

Lighter industrial and office
type uses are intended as well
as industries that generate
moderate daytime and
minimum nighttime noise
levels, and require li
mited or no
outside storage. Uses that
provide supporting products or
services for the primary
businesses are also allowed.
 Generally buildings with ceiling
heights to accommodate
production and storage
 Develop pedestrian connections
to nearby transit
 More articulation, detailing, and
fenestration on facades visible
from major thoroughfares and
freeways
 Landscaping and wall treatments
incorporated to buffer adjacent
sensitive uses
Building Height: 1-4 stories
Maximum Lot Size: None
Location: Generally south side of
Highway 78, west of Centre City
Parkway and north of Escondido
Creek.

Land Uses: Manufacturing, ware-
housing, distributing, assembling,
and wholesaling in a setting more
restrictive than the General
Industrial land use designation.

This includes sites for lighter
Industrial and office uses which
can comply with the stricter
development requirements of the
Light Industrial (M-1) and Industrial
Park (I-P) zones.

Zoning:

Light Industrial (M-1)
Industrial Park (I-P)
General Industrial Maximum Intensity: 1.0 FAR Intense manufacturing, ware- house and distribution, assem-
bly, and wholesale industrial
opportunities and allows out-
side storage. Uses that pro-
vide supporting products or
services for the primary
businesses are also allowed.

This designation should
generally not be located in
proximity to residential uses.

Building Height: 1-2 stories
Maximum Lot Size: None
Location: Generally south side of
Highway 78, west of Centre City
Parkway and north of Escondido
Creek.

Land Uses: Manufacturing, ware-
house, distribution, assembling,
and wholesaling accommodating a
wide range of heavier industrial
activities which conform to envi-
ronmental laws and Industry
standards. Also included are sites
for companies which provide
supporting products or services for
the primary businesses of the
zone.

Zoning:

General Industrial (M-2)
Escondido General Plan Land Use and Community Form Page II-27 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-28 Escondido General Plan Land Use and Community Form Figure II-6
General Plan Land Use Designations
Land Use Designation Required Standards:

Density and Design
Minimum Lot Size
Maximum Building Height
(Also refer to policies)
General Description of
Uses
Recommended
Urban Form Characteristics
Mixed Use Residential Overlay
Vertical Mixed Use Overlay, Horizontal Mixed Use Overlay These overlay designations accommodate a combination of commercial and/or office activities that include a residential component within a self-contained comprehensively planned development in specified General Plan locations.

Vertical Mixed Use
Horizontal Mixed Use
Exclusively
Residential
Exclusively
Commercial
Vertical
Mixed Use
Minimum: 1.5 FAR
Maximum 3.0 FAR
Percentage non-residential:

Minimum: 20% FAR
Maximum: 35% FAR
Location: At specified General
Plan locations.

Zoning: Mixed Use Overlay (M-U)
Mixed use development with
combined exclusively residential
and nonresidential buildings:

Intensity of Exclusively
Non Residential Buildings:

Minimum: 0.5 FAR
Maximum: 1.0 FAR
Density of Exclusively
Residential Buildings:

Minimum: 30 units/acre
Maximum: 80 units/acre
Mixed-Use Buildings:

Minimum: 1.5 FAR
Maximum 2.0 FAR
Percentage non-residential:

Minimum: 20% FAR
Maximum: 35% FAR
Location: At specified General
Plan locations
Zoning: Mixed Use Overlay (MU-O)
Mixed-use structures that
vertically integrate housing
above ground floor
commercial, office, other
pedestrian-active uses.

For mixed use structures,
commercial uses charac-
terized by noise, vibration,
odors, or other activities that
would adversely impact on-
site residential units are
prohibited.

Details regarding businesses,
location, intensity, height,
scale, circulation, signage
architecture, materials, and
lighting shall be provided
during application.

A Mixed use development
that horizontally distributes a
mix of land uses, which may
include residential, comer-
cial, office, and/or buildings
that may include vertically
integrated land uses.

For mixed use structures,
commercial uses charac-
terized by noise, vibration,
odors, or other activities that
would adversely impact on-
site residential units are
prohibited.

Details regarding busi-
nesses, location, intensity,
height, scale, circulation,
signage architecture,
materials, and lighting shall
be provided during
application.
 Buildings located along and oriented
toward street frontages, whose
cumulative mass, establishes an
“urban” or “village” character
 Buildings designed to promote
pedestrian interest through
architectural articulation, attractive
landscaping, and similar techniques
 Parking located behind or within
buildings, or accommodated in
separate parking structures
 Encourage pedestrian-oriented uses
such as outdoor cafes in the ground
floor of buildings
 Internal and external sidewalks and
walkways improved to establish an
attractive place for walking and
community activity including such
elements as landscaping, street
furniture, lighting, public art, and
similar amenities
 Develop pedestrian connections to
nearby transit stations
 Public and semi-public outdoor
spaces such as plazas and
courtyards are encouraged
 Separat
e secured entrances and
parking for residential and non-
residential land uses
 Adequate provisions to ensure
compatibility with issues related to
service deliveries, odors, trash, etc.

Ordinance No. 2024-11
Exhibit "B"

233
Item10.

Figure II-6
General Plan Land Use Designations
Land Use Designation
Other Land Uses
Specific Planning Areas.

Specific Planning Areas
Public Facility Overlay.

Public Facilities
Parks and Open Space.

Parks and Open Space
Required Standards:

Density and Design
Minimum Lot Size
Maximum Building Height
(Also refer to policies)
Development shall comply with
adopted Planned Development
or Specific Plan or standards
which shall be provided during
application processing as
prescribed in this General Plan.

Refer to General Plan Map and
text for development application
requirements.

Zoning:

Specific Plan (S-P)
Public facility design details shall
be provided during application
processing
Zoning:

Public Facility Overlay (PF-O)
applies single-use facilities,
underlying General Plan desig-
nation applies if land use is
eliminated.

Parks and open space design
details shall be provided during
application processing
Zoning:

Open Space-Park (OS-P)
General Description of
Uses
Accommodates areas which
require submittal of Planned
Development or Specific
Plans prior to development as
described in this General
Plan.

Refer to Specific Plan land
use policies for details on
specific properties designated
Specific Planning Area.

Overlay accommodates public
facilities including government
facilities, libraries, community
centers, and schools.

Accommodates land for public
recreational activity and
habitat preservation.

Permitted uses include 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.

Recommended
Urban Form Characteristics
 Applications should demonstrate
community benefit and furthering
the community’s interests
 Public buildings designed to
promote pedestrian interest
through architectural articulation,
attractive landscaping, and
similar techniques
 Pedestrian- and bicycle-friendly
with convenient non-vehicular
access provided as appropriate
 Parking areas heavily landscaped
t
o reduce radiant heat effects
 Buildings with public parks
designed to promote pedestrian
interest through architectural
articulation, attractive
landscaping, and similar
techniques
 Pedestrian- and bicycle-friendly
with convenient non-vehicular
access provided
 Parking areas heavily landscaped
to reduce radiant heat effects
Native American Tribal Lands.

Tribal Lands Accommodates lands that are
federally recognized reserva-
tions or Indian Villages. The
city has no land use authority
over Tribal Lands.

Esc
ondido General Plan Land Use and Community Form Page II-29 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-30 Escondido General Plan Land Use and Community Form H. Planned Commercial Land Use Areas
Planned Commercial sites allow a variety of commercial activities within a self-contained, comprehensively planned center including office and professional uses, tourist serving facilities, specialty retail, and other retail/service businesses (Figure II-7). Each Planned Com- mercial site has guiding principles that are designed to preserve unique qualities and to ensure compatibility with existing and surrounding land uses. Planned Commercial sites #4, #7, #8, #10, #12, #13, and #14 have been incorporated into larger “Target Areas” (described in Section J of this Element) that provide unique oppor- tunities for achieving the General Plan vision.

The Escondido Auto Park is a
comprehensively planned
regional commercial land use
specializing in the sale, lease
and maintenance of automobiles
Ordinance No. 2024-11
Exhibit "B"

235
Item10.

Figure II-7

Escondido General Plan Land Use and Community Form Page II-31 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-32 Escondido General Plan Land Use and Community Form

1. Highway 78 / Cloverdale Road
Location: Southwestern corner of Cloverdale Road and Highway 78 Size: Approximately 15 acres (Figure II-7, Area #1).

Planned Commercial Development 1 Guiding Principles:

The site shall be developed as a neighborhood shopping center to serve the surrounding planned residential development. The facility shall be aesthetically designed with high quality building and landscaping features, increased setbacks, and minimal grading impacts. The design shall be rural in character, compatible with the San Dieguito River Valley Regional Open Space Park, and shall include amenities that are accessible to users of the park, such as trail access and picnic areas. Uses shall relate directly with the needs of the neighborhood and the rural setting. For example, a ranch style market would be more appropriate than a supermarket.

2. Iris Lane / El Norte Parkway
Location: Northeastern corner of Iris Lane and El Norte Parkway Size: Approximately 23 acres (Figure II-7, Area #2).

Planned Commercial Development 2 Guiding Principles:

Land uses shall include a mixture of office, restaurant, and retail with a comprehensively planned architecture and signage plan. Heavily landscaped buffers and separation shall be maintained and shall substantially shield views of the site from surrounding residential development.

3. West Valley Parkway / Ninth Avenue
Location: Southwestern corner of W. Valley Parkway and Ninth Avenue
Size: Approximately 26 acres (Figure II-7, Area #3).

Planned Commercial Development 3 Guiding Principles:

Traffic, circulation, and pedestrian patterns shall be coordinated with development in the vicinity to promote walkability. Provisions for adequate pedestrian access and lighting shall be maintained in the overall design of the site.

Ordinance No. 2024-11
Exhibit "B"

237
Item10.

4. Westfield Regional Shopping Center
Location: Interstate 15 at Via Rancho Parkway
Size: Approximately 83 acres (Figure II-7, Area #4).

Planned Commercial Development 4 Guiding Principles:

Refer to Target Area ‘g’ in Section J

5. La Terraza
Location: La Terraza Boulevard and West Valley Parkway
Size: Approximately 41 acres (Figure II-7, Area #5).

Planned Commercial Development 5 Guiding Principles:

Land uses shall include office, hotel, restaurant, and retail. The hotel will be a high quality, full service hotel with supporting improve- ments, such as room service and conference / recreational facilities.

6. Canterbury Place
Location: Canterbury Place, south of Ninth Avenue
Size: Approximately 15 acres (Figure II-7, Area #6).

Planned Commercial Development 6 Guiding Principles:

Development shall incorporate high quality, unified design elements and superior architectural details that are sensitive to adjacent single- family zoning to the south and east. Development plans shall incor- porate substantial buffers to provide an attractive view from both I-15 and Ninth Avenue, as well as incorporate high quality landscaping throughout the project which exceeds normal city requirements in terms of size, quantity, and overall amounts. The scale of develop- ment and nature of uses shall be limited as necessary in order to generate no more than 3,690 vehicle trips per day based upon standards accepted by the City Engineer.

Development on the eastern and southern portions of the site shall be restricted to office uses and shall prevent overviewing of adjacent residential properties, limit noise and lighting impacts, and shall be heavily screened through a combination of mounding, walls, and landscaping. Retail uses should be freeway oriented and be integrated with office uses rather than located in large single tenant, freestanding buildings. Any future restaurant uses shall be full service rather than a fast-food or drive-through variety.

Escondido General Plan Land Use and Community Form Page II-33 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-34 Escondido General Plan Land Use and Community Form

7. Promenade Shopping Center
Location: West side of Interstate 15 at Via Rancho Parkway Size: Approximately 32 acres (Figure II-7, Area #7).

Planned Commercial Development 7 Guiding Principles:

Refer to Target Area ‘i’ in Section J

8. Del Dios Middle School
Location: West side of Auto Park Way North of Ninth Avenue Size: Approximately 15 acres (Figure II-7, Area #8).

Planned Commercial Development 8 Guiding Principles:

Refer to Target Area ‘i’ in Section J

9. Escondido Auto Park
Location: Auto Park Way between Valley Parkway / Andreason Dr.

Size: Approximately 85 acres (Figure II-7, Area #9).

General Plan Designation: Planned Commercial
Planned Commercial Development 9 Guiding Principles:

Land uses shall include auto dealerships, other automotive / com- mercial related uses and a variety of commercial and office facilities.

The auto dealers and auto related uses shall be located west of Escondido Creek with general commercial uses located on the Valley Parkway frontage and at the entrance to the auto dealerships west of the creek. Land uses and design features will be reviewed by the city for Master Plan consistency.

Ordinance No. 2024-11
Exhibit "B"

239
Item10.

Escondido General Plan Land Use and Community Form Page II-35

10. Auto Park Way / Tanglewood Drive
Location: South side of Auto Park Way at Tanglewood Drive Size: Approximately 8 acres (Figure II-7, Area #10).

General Plan Designation: Planned Commercial
Planned Commercial Development 10 Guiding Principles:

Refer to Target Area ‘i’ in Section J

11. Montiel Road
Location: South side of Montiel Road, north of Highway 78 Size: Approximately 15 acres (Figure II-7, Area #11).

General Plan Designation: Planned Commercial
Planned Commercial Development 11 Guiding Principles:

Land uses shall include limited light manufacturing and commercial establishments. Large landscaped setbacks shall be maintained to ensure compatibility with surrounding areas.

12. Mission Avenue / Quince Street
Location: Northwestern corner of Mission Avenue and Quince Street Size: Approximately 17.8 acres (Figure II-7, Area #12).

Planned Commercial Development 12 Guiding Principles:

Refer to Target Area ‘a’ in Section J
Ordinance No. 2024-11
Exhibit "B"

240
Item10.

Page II-36 Escondido General Plan Land Use and Community Form

13. Brotherton Road
Location: Southern side of Brotherton Road, east of Escondido Boulevard
Size: Approximately 1.8 acres (Figure II-7, Area #13).

General Plan Designation: Planned Commercial
Planned Commercial Development 13 Guiding Principles:

Refer to Target Area ‘f’ in Section J

14. 13th Avenue / Pine Street
Location: Block bounded by 12th, 13th Avenues, Pine and Quince Streets
Size: Approximately 2.75 acres (Figure II-7, Area #14).

General Plan Designation: Planned Commercial
Planned Commercial Development 14 Guiding Principles:

Refer to Target Area ‘c’ in Section J

15. Washington Avenue / Quince Street
Location: Northwestern corner of Washington Avenue and Quince Street bisected by Reidy Creek
Size: Approximately 15 acres (Figure II-7, Area #15).

Planned Commercial Development 15 Guiding Principles:

Refer to Target Area ‘a’ in Section J
Ordinance No. 2024-11
Exhibit "B"

241
Item10.

Escondido General Plan Land Use and Community Form Page II-37

16. Mission Avenue
Location: Northern side of Mission Avenue, east of Escondido Boulevard
Size: Approximately 1.57 acres (Figure II-7, Area #16)
General Plan Designation: Planned Commercial
Planned Commercial Development 16 Guiding Principles: Refer to Target Area ‘b’ in Section J
(Amended by PHG 16-0006, Ordinance No. 2016-11)
Ordinance No. 2024-11
Exhibit "B"

242
Item10.

Page II-38 Escondido General Plan Land Use and Community Form

Ordinance No. 2024-11
Exhibit "B"

243
Item10.

Escondido General Plan Land Use and Community Form Page II-39

I. Specific Planning Areas
A Specific Planning Area (SPA) is a land use category defined in the General Plan that is applied in unique situations where comprehensive planning for an area is important to achieve a desired vision. Specific Plans are authorized by State Government Code Section 65450.

Required components of Specific Plans include a separately approved document and map that comprehensively prescribe the distribution, location, extent and intensity of major components of development, utilities, transportation, and facilities associated with the SPA.

Standards and criteria describing the process for approving private and public development projects within the SPA are also included.

This Element identifies Specific Planning Areas within Escondido’s General Plan and provides a narrative for the SPA’s character of development. Certain SPAs have not undergone processing for a Specific Plan document as prescribed above. Policies, standards, and guidelines for these particular SPAs may be refined at the time of Specific Plan adoption. These refinements shall not entail changes to the basic land uses or the character of development envisioned in the SPA narrative.

Specific Planning Areas #8, #9, and #13 are identified as “Opportu- nity Areas” where the city will focus infrastructure improvements to promote development (and redevelopment), enhance job growth, increase housing options, and revitalize the community (also refer to Section J of this Element).

Rancho San Pasqual
(Specific Planning Area #3)
is a Master Planned
Community that incorporated
clustering to preserve
hillsides and incorporate
public and private amenities
Ordinance No. 2024-11
Exhibit "B"

244
Item10.

Note: Areas circled in yellow refer to
land use changes subject to voter
approval. Current General Plan land
use designations will apply if voters
deny proposed Specific Plan land
use changes.

Fi
gure II-8
Page II-40 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

Item10.

Escondido General Plan Land Use and Community Form Page II-41

1. Emerald Heights (Palos Vista) SPA #1
Figure II-9
Location: In the northwestern portion of the planning area, at the terminus of Woodland Parkway, north of El Norte Parkway.

Size: Approximately 980 gross acres (Figure II-9).

Current Status: The Specific Plan Area is developed with 692 single family homes accessed from Woodland Parkway. Thirty-nine (39) agricultural estate lots have been graded in the northern portion with access from Mesa Rock Road with a portion of the units completed.

Adopted Plan Details: The Palos Vista Specific Plan establishes development standards and guidelines for this SPA. The project is a planned community with a mixture of residential land use densities and large open space areas in three Neighborhood Planning Areas:

Ordinance No. 2024-11
Exhibit "B"

246
Item10.
 Neighborhood 1 contains approximately 416.3 acres, is built out with 692 units, community center, tennis courts, sports courts, swimming pool and picnic areas with approximately 70 percent of the neighborhood dedicated as permanent open space. The maximum height of any residential unit is 30 feet and the maximum size of any residential unit is 3,000 square feet. The maximum heights of recreational buildings are limited to 50 feet, and the maximum size of any such individual building is 10,000 square feet.  Neighborhood 2 involves 63.5 acres of land dedicated as open space with no additional development potential.
 Neighborhood 3 involves approximately 500 acres with 39 agri- cultural estate lots ranging from 1.7 to 88 acres. The maximum height of any residential unit is 35 feet.

SPA 1 Guiding Principles:

A variety of design features have been incorporated to establish a strong sense of community identity. Guidelines are established in the Specific Plan for project entries, signs and lighting. Grading is limited to that necessary for construction of the infrastructure, circulation system and building sites. Major canyon slopes and floors remain in their native state with a total of approximately 70 percent of the project preserved in its natural state. Development adheres to the requirements of the City of Escondido’s grading ordinance with exceptions enlisted within the text of the specific plan.

Architectural guidelines intended to provide a consistent level of design throughout the community include a Spanish-Mediterranean style with variation in the roofs, massing, color, and detail to ensure variety throughout the project. Landscaping, irrigation and main- tenance details for the site have been included within the Specific Plan for appropriate plant and tree species, for landscaping of street, project entries, slopes, ground cover and for screening.

Page II-42
Esc
ondido General Plan Land Use and Community Form
Ordinance No. 2024-11
Exhibit "B"

247
Item10.

Escondido General Plan Land Use and Community Form Page II-43

2. Sager Ranch (Daley Ranch) SPA #2
Figure II-10
Location: In the northeastern portion of the planning area, primarily accessed from Valley Center Road.

Size: Approximately 150 gross acres (Figure II-10).

Current Status: The Specific Plan Area is undeveloped.

Adopted Plan Details: None
SPA 2 Guiding Principles:

Based on several varying factors, including those enumerated in Item C below, the ultimate density of the project may range from Rural I (one unit per 4, 8 and 20 acres) to Estate I (one unit per 1, 2, 4 and 20 acres). Development of the property may also include a rural resort / equestrian facility. The specific use(s), density and/or intensity of development shall be specified in the Sager Ranch Specific Plan which shall be supported by site specific technical studies, regarding public services, utilities and traffic, and environmental review to determine the appropriate use, density and intensity.

Ordinance No. 2024-11
Exhibit "B"

248
Item10.

Should such technical studies demonstrate that the factors enumerated in Item 3 below will be satisfied, the project may include residential densities in excess of those delineated above up to a maximum of 100 units and/or non -residential use(s) which are compatible with sur- rounding uses, including the Daley Ranch.

In addition to meeting the specific plan requirements of the State Government Code, Sager Ranch shall be developed under the fol - lowing conditions:

A. Residential/Rural-Equestrian Resort Facility:

1. The design of all development shall be subject to consistently applied architectural review to avoid adverse impacts.

2. Tr
ail connections from Sager Ranch into Daley Ranch shall be coordinated with the City’s Master Plan of Trails and located to the satisfaction of the City to avoid creating new trails within Daley Ranch.

B. Cons
ervation:

1. Adequate measures shall be implemented to ensure against contamination of Lake Dixon and the Lake Dixon drainage areas and to protect the same from the impacts of runoff and waste water.

2. Ad
equate measures shall be developed to minimize grading
requirements and avoid development on steep slopes and ridge lines.

C. Publ
ic Services:

1. Appropriate levels of public services and utilities shall be provided that shall be a factor in determining the ultimate density for the project:
a) Vehicular routes to and from the Specific Planning Area onto the adjacent road network;
b) Sewage facilities and infrastructure;
c) Water facilities and infrastructure for potable and
irrigation uses;
d) Storm water and drainage facilities and infrastructure; e) Public schools;
f) Fire and police protection;
g) Parks and recreation areas; and
h) Any other public facilities and services reasonably
necessary to assist applicable public agencies in fulfilling their respective obligations to provide service to residents within the Specific Planning Area.

Page II-44 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

Item10.

Escondido General Plan Land Use and Community Form Page II-45

3. Rancho San Pasqual (Eagle Crest) SPA #3
Figure II-11
Location: In the eastern portion of the planning area, accessed from Cloverdale Road and Rockwood Road.

Size: Approximately 872 gross acres (Figure II-11).

Current Status: The Specific Plan Area is developed with 580 single family homes.

Adopted Plan Details: The Eagle Crest Specific Plan establishes development standards and guidelines for this SPA. The project is a planned community with a mixture of residential land use densities, a golf course and club house. A 32-acre public community park located on the south side of Rockwood Road with hiking trails and a staging area are included as features of the Specific Plan.

Ordinance No. 2024-11
Exhibit "B"

250
Item10.

Page II-46 Escondido General Plan Land Use and Community Form SPA 3 Guiding Principles:

Single-family residential units are integrated into a cohesive community structure that addresses compatibility with existing and planned surrounding land uses; planning objectives of the city; prevailing and forecasted marketing trends; topographic and other important natural features. The Specific Plan incorporates a sensitive grading design, preservation of skyline ridges, significant natural resources and visually prominent hillside areas with residential and recreational uses.

The
open space system provides an implementing mechanism to protect important natural resources, major ridgelines and hillside areas in their natural state through the homeowners’ association as approved by the Community Development Director. Provisions for open space transition areas, recreation corridors into adjacent properties and recreation uses for the community are also included. The open space plan is comprised of conservation viewshed and scenic areas, golf course, community facilities and major roadways.

Th
e circulation system for the Specific Plan includes a private gated roadway designed to city standards, based upon a loop concept that takes access from Cloverdale Road and Rockwood Road. The system connects directly to all residential neighborhoods within the project through private streets. Regional access to the Specific Plan is provided by San Pasqual Valley Road. Municipal utilities and services (water, sewer, police, and fire) are provided to the site.

Ordinance No. 2024-11
Exhibit "B"

251
Item10.

Escondido General Plan Land Use and Community Form Page II-47

4. Valley View SPA #4
Figure II-12
Location: In the eastern portion of the planning area, accessed from Rockwood Road.

Size: Approximately 1,590 gross acres (Figure II-12).

Current Status: The Specific Plan Area is partially developed.

Adopted Plan Details: The Rancho Vista Monte Specific Plan establishes development standards and guidelines for a portion of this SPA. The project includes a planned community on 133 acres involving 80 single family units with 81 acres of the site preserved as open space. Remaining portions of the SPA do not have an approved Specific Plan.

Ordinance No. 2024-11
Exhibit "B"

252
Item10.

Page II-48 Escondido General Plan Land Use and Community Form SPA 4 Guiding Principles:

The SPA envisions an upscale, large lot single-family residential community, organized around a comprehensively planned open space system. The development may include a golf course and luxury resort hotel with extensive amenities in exchange for residential units determined to have the same impact. The aesthetic and rural character of the area will be maintained in accordance with strict site planning, architectural, and landscaping standards. The luxury resort, if proposed, shall fully mitigate all fiscal, environmental, and public facility impacts to the satisfaction of the city.

De
velopment as described above shall not be permitted in this area unless a Specific Plan is adopted by the City Council, pursuant to requirements of the State Government Code. A property owner within the SPA may elect to develop his/her property prior to adoption of a Specific Plan through a development application to the County. The development permitted should be of a low density so as not to preclude the desired land use pattern described above.

The
Specific Plan shall address the following issues:

A. Land Use:

1. The maximum theoretical yield of any Specific Plan within the SPA shall be determined by applying the slope density formula of the Rural II designation. Increased yield may be granted by the City Council through approval of a develop- ment agreement which will result in on -site and/or off -site community benefits above and beyond the impacts of the project(s). This potential increased yield shall not result in a total of more than 800 dwelling units for the entire SPA.

2. No de
velopment shall be permitted on slopes greater than 35
percent. Lands in this area shall be preserved as open space.

3. All r
esidential development shall be detached, single- family units. The minimum lot size shall be 1 acre, unless smaller lots are approved only in conjunction with a development agreement.

4. Recr
eation facilities to serve the needs of the residential community shall be provided in conveniently located sites.

Ordinance No. 2024-11
Exhibit "B"

253
Item10.

Escondido General Plan Land Use and Community Form Page II-49 B. Traffic Circulation:

The Specific Plan shall comprehensively analyze the traffic and emergency access demands placed on Circulation Plan
roadways, recognizing the impacts to adjacent developments. A circulation system shall be implemented that will provide safe access for residents within the SPA and maintain a level of service standard of “C” on roadways beyond the SPA to the satisfaction of the city. The improvement of Rockwood Road shall be closely coordinated with development.

C. Publ
ic Facilities:

The Specific Plan shall include a comprehensive analysis of public service and utility requirements and establish appro- priate financing mechanisms and phasing programs to meet such requirements to the satisfaction of the city.

E. Des
ign Considerations:

1. The Specific Plan shall contain a system of open spaces, including recreation areas, trails, and permanent open space areas and appropriate mechanisms to develop and maint ain the open space system.

2. The Specific Plan shall contain development standards and guidelines to minimize grading requirements and to pro - hibit development on steep slopes and skyline ridges.

3. The
Specific Plan shall include landscaping guidelines that maximize the use of native vegetation.

4. Development and open space areas shall be coordinated with the San Dieguito River Valley Regional Open Space Park
and appropriate regional open space planning efforts.

E. De
velopment of Areas within the Specific Planning Area, but Without an Adopted Specific Plan:

The “maximum theoretical density” of any development within the Valley View Specific Planning Area but without an adop- ted specific plan shall be determined by applying the slope density formulas of the Rural I category for areas over 25 percent slope, and Rural II for areas under 25 percent slope. Said development shall satisfy all public facility impacts and may require additional technical studies to determine specific mitigation measures.

Ordinance No. 2024-11
Exhibit "B"

254
Item10.

Page II-50 Escondido General Plan Land Use and Community Form

5. Northeast Gateway SPA #5
Figure II-13
Location: In the northeastern portion of the planning area, accessed from East Valley Parkway.

Size: Approximately 418 gross acres (Figure II-13).

Current Status: The Specific Plan is partially developed and divided into five (5) Planning Areas with individually approved projects in portions of the SPA.

Adopted Plan Details: The Northeast Gateway Specific Plan establishes lot sizes, development standards and guidelines for the entire area allowing a maximum of 517 dwelling units that may be transferred throughout the site subject to city approval.

PA 5
PA 2
PA 1
PA 1
PA 3 PA 1
PA 4
Ordinance No. 2024-11
Exhibit "B"

255
Item10.

Escondido General Plan Land Use and Community Form Page II-51 SPA 5 Guiding Principles:

The SPA envisions an upscale, large lot single-family residential development integrated with parks, trails and open space, and Ryan Community Park serving as a focal point. Alignment for hiking trails within the SPA shall conform to the City’s Master Plan of Trails.

Special emphasis shall be placed on criteria assuring high-quality architectural design for the residences, preservation of all slopes over 25% as open space, and sensitivity to views along Valley Parkway and other public streets. Nonresidential uses within the SPA may develop under a Conditional Use Permit without the benefit of a specific plan provided such uses establish compatibility with surrounding uses.

Details regarding each Planning Area (PA) include:

PA 1: A total of 340 units have been approved for this area.

PA 2: The design of the residences and parkway design shall be compatible with Planning Area 1. The development in this area will be at a lower density than Planning Area 1.

PA 3: A total of 30 units have been approved for this area.

PA 4: Includes Ryan Community Park, a public high school and residential land uses (adjacent to the southeastern corner of Hidden Trails Drive and Valley Parkway). The minimum lot size shall be one acre.

PA 5: This area is primarily be devoted to open space, recreational or other similar uses determined appropriate by the City.

Ordinance No. 2024-11
Exhibit "B"

256
Item10.

Page II-52 Escondido General Plan Land Use and Community Form

6. Lomas Del Lago SPA #6
Figure II-14
Location: Two distinct areas located on the west side of Interstate 15 (on both sides of Via Ranch Parkway) and at the southeastern corner of Bear Valley Parkway and San Pasqual Road.

Size: Approximately 300 total gross acres (Figure II-14).

Current Status: The Specific Plan is built-out.

Adopted Plan Details: The Lomas Del Lago Specific Plan estab - lishes lot sizes, development standards and guidelines for the SPA. The project contains 256 single family units and an 18-hole municipal golf course on the east side of interstate 15. A total of 178 single family units are located on the west side of Interstate 15.

SPA 6 Guiding Principles:

The SPA involves an upscale, gated community with single family homes on a variety of lot sizes. Private gated streets serve on-site streets on both sides of Interstate 15. The municipal 18 -hole golf course provides the community with a recreational facility while also preserving the 130 acre area as permanent open space. Municipal utilities and services (water, sewer, police, and fire) are provided to the site.

Ordinance No. 2024-11
Exhibit "B"

257
Item10.

Escondido General Plan Land Use and Community Form Page II-53

7. Bernardo Mountain SPA #7 (Deleted)
Location: On the northern shore of Lake Hodges, west of Interstate 15 and accessed from Via Rancho Parkway.

Size: Approximately 317 gross acres.

Current Status: The Specific Plan is vacant.

Adopted Plan Details: None
SPA 7 Guiding Principles:

The SPA formerly had development opportunity but was sub - sequently purchased by the San Dieguito River Park Joint Powers Authority as open space and integrated into the park system. No commercial or residential development is anticipated for the SPA and it is identified as “Open Space / Parks” on the General Plan Land Use Map.

Ordinance No. 2024-11
Exhibit "B"

258
Item10.

Page II-54 Escondido General Plan Land Use and Community Form Figure II-15

8. Escondido Research Technology Center
(Harmony Grove) SPA #8
Location: On the western side of the Planning Area along Citracado Parkway between Auto Park Way and Avenida del Diablo.

Size: Approximately 476 gross acres (Figure II-15).

Current Status: The Specific Plan is partially developed.

Adopted Plan Details: The Escondido Research Technology Center (ERTC) Specific Plan, and The Harmony Grove Industrial Park Specific Plan establish development standards and guidelines for 186 acres and 15 acres respectively. Both projects include employment land uses on lots ranging from approximately 1-40 acres. The remaining properties within the SPA require Specific Plan approval to establish development standards and guidelines.

Ordinance No. 2024-11
Exhibit "B"

259
Item10.

Escondido General Plan Land Use and Community Form Page II-55 SPA 8 Guiding Principles:

The project envisions a high quality business park, encouraging clean research and development, medical office and Industrial Park uses to expand Escondido’s employment base, increase median incomes and improve the community’s jobs/housing balance. Specific Plan(s) shall include attractive design standards, landscape features, integrated recreation, and compatible land uses. General guidance for these development standards may be similar to and derived from the ERTC and Harmony Grove Specific Plans.

In
creased building heights and intensities shall be focused along Citracado Parkway and in areas more distanced from residential uses to ensure compatibility. Primary access to non-residential areas within the Specific Plan Area south of Andreason Street shall be from Citracado Parkway and Lariat Drive. Vehicular access to nonresi- dential land uses from Harmony Grove Road west of Citracado Parkway shall be prohibited. Attention shall be given to buffer the semi-rural residential areas along “edges” near Harmony Grove Road (west of Citracado Parkway), Kauana Loa Drive and in the Eden Valley area by incorporating land uses, building heights, architectural materials, building orientations, setbacks, colors, screening, lighting and signage that are harmonious with adjacent lower intensity land uses.

The Specific Plan(s) shall include programs addressing legal non- conforming residential uses that ensure their eventual integration into future planned business park operations while allowing their continued operation prior to transitioning to non- residential uses.

Criteria and standards for proposed grading, multimodal trans - portation, and utility extensions shall be included to avoid adverse impacts and allow integration of adjacent SPA properties.

Th
e drainage areas running north and south through the center of this Specific Planning Area, as well as Escondido Creek, represent a desirable visual amenity. The Specific Plan shall include provisions for the enhancement of riparian areas and for the incorporation of the Escondido Creek Trail into the ultimate development plans while minimizing impacts to these resources.

Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-56 Escondido General Plan Land Use and Community Form

9. Downtown SPA #9
Figure II-16
Location: Central Escondido generally located east of Interstate 15, north of 6th Avenue, south of Mission Avenue and west of Fig Street Size: Approximately 475 gross acres (Figure II-16).

Current Status: The Specific Plan is divided into seven (7) Districts.

The area includes a historic walkable retail and service core around Grand Avenue with suburban-style shopping centers on the western and northern sides. A historic residential neighborhood borders the downtown on the south with office and retail to the east.

Adopted Plan Details: The Downtown Escondido Specific Plan establishes development standards and guidelines for the SPA.

Projects are approved based on their conformance with Specific Plan standards, guidelines, and principles allowing up to 5,275 dwelling units.

Ordinance No. 2024-11
Exhibit "B"

261
Item10.

Escondido General Plan Land Use and Community Form Page II-57 SPA 9 Guiding Principles:
1) Downtown’s vision embraces a dynamic, attractive, economically vital city center providing social, cultural, economic, and residen- tial focus while respecting its history.
2) The environment shall focus on pedestrian orientation to attract and accommodate local and non-local visitors to experience an atmosphere that is entertaining and vibrant with activity occurring through the day, evening and weekend hours.
3) The Specific Plan policies shall foster increased employment densities and encourage the attraction of businesses with salaries that raise the city’s median income and improve the jobs / housing balance. The Specific Plan also promotes:
a) Prioritizing infrastructure improvements to accommodate growth.
b) Targeting residential development around Grape Day Park. c) Expanding Grape Day Park to Washington Avenue to foster additional recreation opportunities and facilitate more con - venient access from northern areas.
d) Expanding the “Grand Avenue” pedestrian environment
throughout downtown by encouraging vertical mixed use
developments.
e) Strengthening the Escondido Creek path connection with downtown.
f) Providing convenient transit access, innovative housing options and pedestrian-oriented design.
g) Linking downtown to the development of future regional attraction(s) within Target Area #1 by providing attractive and safe pedestrian access.

Ordinance No. 2024-11
Exhibit "B"

262
Item10.

Page II-58 Escondido General Plan Land Use and Community Form

10. SPA #10 (Deleted)
This SPA was deleted from the General Plan pursuant to General Plan Amendment 95-02 / Resolution #96-32

11. Montreaux SPA #11 (Deleted)
The SPA formerly had development opportunity but was subse- quently purchased by the County of San Diego as open space and integrated into the regional open space system. No commercial or residential development is anticipated for the SPA and it is identified as “Open Space / Parks” on the General Plan Land Use Map.

Ordinance No. 2024-11
Exhibit "B"

263
Item10.

Escondido General Plan Land Use and Community Form Page II-59

12. Hidden Trails (East Grove) SPA #12
Figure II-17
Location: In the eastern portion of the planning area, accessed from Hidden Trails Road.

Size: Approximately 500 gross acres (Figure II-17).

Current Status: The Specific Plan Area is developed with 291 single family homes (completed) and up to six (6) agricultural home sites that are partially built out (297 total units).

Adopted Plan Details: The East Grove Specific Plan establishes development standards and guidelines for this SPA. The project is a planned community with a mixture of residential land use densities clustered on the more level portions of the site and surrounded by steeper open space and agricultural areas.

Ordinance No. 2024-11
Exhibit "B"

264
Item10.

Page II-60 Escondido General Plan Land Use and Community Form SPA 12 Guiding Principles:

The Hidden Trails Specific Plan integrates residential neighborhoods into a cohesive community structure and stresses the preservation of skyline ridges and significant natural resources by incorporating these features with recreational trails while allowing ongoing viable agriculture uses. Open space and circulation linkages provide separ- ation and connectivity between each residential neighborhood, as well as providing access to surrounding areas. The project includes strict provisions for the protection and preservation of important biological habitat.

Th
e Plan’s circulation system includes public streets designed to city standards, with two primary access points; Hidden Trails Road on the north, and Reed Road on the south. All streets are consistent with the Circulation Element and city design standards. In addition, the Specific Plan includes 3+ miles of public recreational trails along the Cloverdale and Old Guejito Grade Road alignment as detailed in the Specific Plan.

Ordinance No. 2024-11
Exhibit "B"

265
Item10.

Figure II-18

13. Imperial Oakes Corporate Center SPA #13
Location: In the northern portion of the planning area, bounded by Interstate 15 on the west, Country Club Lane on the north, El Norte Parkway on the south, Iris Lane and Centre City Parkway on the east.

Size: Approximately 163 gross acres (Figure II-18).

Current Status: The Specific Plan Area is developed with visitor service and general retail uses, church, office, Rod McLeod Com - munity Park, single family residential and vacant land. The site is bisected by SDGE overhead utility lines and there is limited access to the interior.

Adopted Plan Details: None
SPA 13 Guiding Principles:
1) The Specific Plan shall establish provisions for a comprehen- sively planned development focused on high paying, high employee density employment opportunities.

Escondido General Plan Land Use and Community Form Page II-61 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-62 Escondido General Plan Land Use and Community Form 2) The Plan shall include Smart Growth principles, and provide details regarding the appropriate access points, unifying design themes, attractive development standards and guidelines, land uses, and the prioritization of infrastructure improvements to accommodate growth. In addition, opportunities for a public trail system or other public recreational amenity that will link to Rod McLeod Community Park shall be integrated into the plan.
3) Increased buil ding heights and intensities shall be focused along Interstate 15 and in areas more distanced from the residential uses area to ensure compati bility. Employment uses shall integrate specific features to ensure compatibility with semi- rural the residential areas accessed from South Iris Lane by incorporating appropriate lower intensity land uses, building materials, heights, separation, orientation, colors, heights, screening, lighting and signage. Maximum densities in the residential area of the Specific Plan (identified in the map) shall be consistent with the Urban I single family land use designation.
4) The Specific Plan(s) shall include programs ad dressing legal non- conforming residential uses that ensure their eventual integration into future planned business park operations while allowing their continued operation prior to transitioning to non-residential uses.

Criteria and standards for proposed grading, circulation, and utility extensions shall be included to avoid adverse impacts and allow integration of adjacent SPA properties.

Ordinance No. 2024-11
Exhibit "B"

267
Item10.

Figure II-19

14. The Villages SPA #14
Location: The Project site is located in the northwest portion of the City, along both sides of West Country Club Lane, west of Nutmeg Street.

Size: Approximately 109.3 acres (Figure II-19).

Current Status: privately owned land consisting primarily of an abandoned 18-hole golf course.

Adopted Plan Details: T he Villages Specific Plan establishes developments standards and guidelines for this SPA. The project is a planned community with that includes a total of 380 residential homes at 3.5 dwelling units per acre; approximately 48.9 acres of permanent open space with active greenbelts; 3.5 acre of parks; and recreational, social, and community amenities in a Village Center
SPA 14 Guiding Principles:

The subject site provides a unique opportunity to allow for a compact mixed-use village in an already urbanized area, with existing infrastructure in place. The Specific Plan shall confer citywide benefits of infill development through goals and policies designed to incorporate smart growth principles.

Escondido General Plan Land Use and Community Form Page II-63 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-64 Escondido General Plan Land Use and Community Form The Specific Plan shall also establish provisions for comprehensively planned development, focused on context sensitivity, to ensure to ensure that the new development is compatible with existing community character.

Ordinance No. 2024-11
Exhibit "B"

269
Item10.

15. South Centre City SPA #15
Figure II-20
Location: The planning area extends 2.25 miles along Centre City Parkway and Escondido Boulevard, located in southwest Escondido.

Size: The planning area consists of about 420 acres of land in the neighborhoods surrounding Quince Street, South Escondido Boulevard, and Centre City Parkway (Figure II-20)
Current Status: Privately owned land consisting of various residential, commercial, and industrial/employment land uses and activities.

Adopted Plan Details: The South Centre City Specific Plan establishes goals, policies, allowable land uses, development standards and guidelines for this area, with a focus of guiding future investments to protect our quality of life.

Escondido General Plan Land Use and Community Form Page II-65 Ordinance No. 2024-11
Exhibit "B"

270
Item10.

Page II-66 Escondido General Plan Land Use and Community Form SPA 15 Guiding Principles:
he South Centre City Specific Plan brings together detailed regulations into a focused development scheme to improve community health, safety, sustainability, and economic prosperity, while respecting the unique character of South Centre City and preserving the southern gateway character. The guiding principles of the Specific Plan are to:
1) Incorporate smart growth principles which promote compact, walkable development patterns in close proximity to transit and strong multi-modal connections. Some areas within the
planning area are envisioned to be future activity centers that are close to a mixture of land uses, including housing, schools, retail and services, and public amenities
2) Identify sites for specific types of development of a variety of sizes and intensities, and include both new single use/type development in mixed-use settings, as well as more
comprehensive mixed-use projects.
3) The Specific Plan shall preserve the character of established residential neighborhoods along South Centre City Parkway and adjacent streets, while encouraging positive changes and revitalization. Increased building intensities and use types shall be focused along future activity centers. Maximum residential densities shall be 30 units per acre. New development
standards and design guidelines will make sure that new development fits into its physical setting and transitions in scale and mass.
4) The Specific Plan shall establish opportunities for urban linear parks, a shared use trail for pedestrians and bicyclists, and venues for public art.

Four (4) contiguous General Plan Target Areas were combined for the South Centre City Specific Plan, including the South Quince Street Target Area, the South Escondido Boulevard/Centre City Parkway Target Area, the South Escondido Boulevard/Felicita Avenue Target Area, and the Centre City Parkway/Brotherton Road Target Area. By design, the Specific Plan implements the principal core themes and associated “Guiding Principles” of each Target Area. Through detailed development regulations, the Specific Plan also ensures that future projects and investments within the planning area contribute to achieving the build-out vision of each Target Area.

Ordinance No. 2024-11
Exhibit "B"

271
Item10.

Fig ure II-21

16. East Valley SPA #16
Location: The planning area is located in central Escondido, immediately adjacent t o, and east of downtown. The area extends approximately 1- mile along Escondido Creek, a concrete -lined flood control channel.

Size: The plan area covers approximately 191 acres within the City of Escondido.

Current Status: Commercial development characterizes a majority of the planning area. Big and mid- box retail, grocery , and food service establishments are located within the planning area vicinity.

Medical office buildings are also present due to the influence of the former Palomar Health Medical campus, which was demolished late 2021. Since the medical campus demolition, there has been an increase in vacancies within the surrounding office spaces.

Page II-67
Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-68 Escondido General Plan Land Use and Community Form Adopted Plan Details: The East Valley Specific Plan establishes goals, policies, allowable land uses, development standards and guidelines for a wealth of topics are addressed as part of the plan including: mobility, open space and t rails, economic development, s ustainable and equitable development, and design.

Guidi
ng Principles: The East Valley Specific Plan’s goals incorporate a dynamic mix of land uses to ensure planned residential, commercial, and open space uses are linked together through multi-modal transportation corridor. Connections to Escondido Creek Trail and aspiration to provide a unique and artistic identity seeks to revitalize the area and attract residents and businesses.

Ordinance No. 2024-11
Exhibit "B"

273
Item10.

J. General Plan Opportunity Areas
General Plan Opportunity Areas (Target Areas and Specific Planning Areas) identify where land use changes are anticipated and en- couraged to implement core themes of: a) opportunities to live, work, and play; b) protect, preserve and revitalize neighborhoods; and c) conserve and sustain resources (Figure II -19). Opportunity Areas incorporate smart growth principles that promote compact, walkable development pat-terns in close proximity to transit and strong multi- modal connections. In these areas the city will focus infrastructure improvements to promote development (and redevelopment), en- hance job growth, increase housing options, and revitalize the com- munity.

1. Specific Planning Areas
Refer to Section “I” for Specific Plan Opportunity Areas:

1. Escondido Research and Technology Center SPA #8

2. Downtown Escondido SPA #9

3. Imperial Oakes Corporate Center SPA #13

2. Target Areas
Target Areas include “Guiding Principles” for achieving the build-out vision. Underlying zoning will define land uses in concert with an “Area Plan” overlay to help guide development:
a. Downtown Transit Station
b. Highway 78 at Broadway
c. South Quince Street
d. S. Escondido Boulevard / Centre City Parkway
e. S. Escondido Boulevard / Felicita Avenue
f. Centre City Parkway / Brotherton Road
g. Westfield Regional Shopping Center
h. East Valley Parkway
i. Promenade Retail Center and Vicinity
j. Felicita Corporate Office Center
k. Nordahl Road Transit Station
Escondido General Plan Land Use and Community Form Page II-69 Aerial view of Downtown
Escondido and East Valley
Parkway which are identified as
General Plan Opportunity Areas
Ordinance No. 2024-11
Exhibit "B"

274
Item10.

Figure II-19
Page II-70 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

Item10.

Escondido General Plan Land Use and Community Form
a. Downtown Transit Station Target Area
Location: Southeast of Interstate 15 and Highway 78
Size: 296 acres (Figure II-20).

Figure II-20
General Plan Designation: General Commercial (68 acres) Planned Commercial (14 acres) General Industrial (148 acres); Light Industrial (66 acres)
Current Status: Developed with low intensity general and auto- related and home improvement retail, restaurants, manufacturing, commercial / industrial services, building / landscaping / irrigation supply, concrete / asphalt production.

Target Area 1 Guiding Principles:
1) Establish the area north of the transit station and east of Reidy Creek and Rock Springs Road for locating a regional attraction involving entertainment, employment, commercial and residential uses incorporating unified development standards and design guidelines that also provide strong pedestrian connections to downtown.
2) Consider opportunities and incentives for increasing employment densities and attracting businesses with salaries that raise the city’s median income and improving the jobs/housing balance.

Page II-71
Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-72 Escondido General Plan Land Use and Community Form 3) Allow existing construction material manufacturing, trash trans- fer, and agricultural supply land uses west of Reidy Creek to continue operating and prohibit similar new uses.

Guidin
g Principles for Mission Avenue / Quince Street
(Planned Commercial #12):

Land use shall include mid- to big-box retailers or other uses that could anchor revitalization efforts in the area. Design standards shall maintain a common architectural theme with colors, materials and landscaping that unifies the development.

Guidin
g Principles for Washington Avenue / Quince Street
(Planned Commercial #15):

The site may continue to operate as an outdoor swap meet in accor- dance with the previously approved Conditional Use Permits for the use until such time the site is redeveloped, and also may be used or developed in ways consistent with existing zoning designations.

Development of any parcel that requires a zone change or requests city participation in the nature of fee reductions, off-site improve- ments, or tax sharing shall require a Planned Development approval.

The site may be developed with a mix of commercial, office, retail, restaurant, and light industrial uses that support revitalization efforts throughout the area and take advantage of the Escondido Transit Center and SPRINTER Light Rail located two blocks to t he south along Quince Street. New development should encourage consoli- dation of properties and incorporate “smart growth” design principles.

The development also may include crossing or covering of the existing flood control channel. Enhancement along th e channel (such as decorative fencing, landscaping, pedestrian- oriented features/ amenities, etc.) also should be incorporated into future projects where appropriate. Traffic circulation and pedestrian patterns shall be coordinated when future development of the site is proposed to provide integrated access points and to ensure appropriate vehicular and pedestrian access between the individual parcels and adjacent streets.

In order to maintain appropriate levels-of-service on the surrounding street system and minimize potential air-quality impacts, the scale of development and nature of the uses shall be limited as necessary in order to generate no more than a cumulative total of 12,160 vehicle trips per day. Specific site and technical studies may be required, to address and/or mitigate any project specific impacts related to traffic/circulation, utilities, air quality, noise and hazardous materials associated with future development of the site, and as identified in the Mitigated Negative Declaration.

Ordinance No. 2024-11
Exhibit "B"

277
Item10.

Escondido General Plan Land Use and Community Form Page II-73 b. Highway 78 / Broadway Target Area
Figure II-21
Location: Terminus of Highway 78, north of downtown, east of Centre City Parkway, west of Juniper Street
Size: 122 acres (Figure II-21).

General Plan Designation: General Commercial (148 acres) Current Status: Low intensity general and auto-related retail, restaurants, office and commercial services and supply
Target Area 2 Guiding Principles:
1) Evaluate opportunities to enhance vehicular entrance to the community along Highway 78 and consider a gateway element to the city along Lincoln Avenue.
2) Promote higher intensities along Broadway and consider establishing a unifying architectural and landscaping theme as a means to improve the overall image and serve as an entry into downtown.
3) Consider opportunities and incentives for increasing employment densities and attracting businesses with salaries that raise the city’s median income and improving the jobs/housing balance.

Ordinance No. 2024-11
Exhibit "B"

278
Item10.

Page II-74 Escondido General Plan Land Use and Community Form Guiding Principles for Mission Avenue
(Planned Commercial Area #16):

Land uses planned for this site include a self-storage facility up to four stories in height with limited retail/restaurant tenant area on the ground floor of the structure. Development standards shall include a Floor Area Ratio of 1.5 and building setbacks approximately 30 feet in width on all sides. On-site parking requirements for the various land uses shall be established through a site-specific parking study reviewed as part of a proposed Maser Development Plan for the project.
(Amended by PHG 16-0006, Ordinance 2016-11)
Ordinance No. 2024-11
Exhibit "B"

279
Item10.

Escondido General Plan Land Use and Community Form Page II-75 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-76 Escondido General Plan Land Use and Community Form c. South Quince Street Target Area
Figure II-22
Location: South of downtown north of 15th Avenue along both sides of Quince Street.

Size: 104 acres (Figure II-22).

General Plan Designations: Urban I (20 acres); Urban II (25 acres); Planned Commercial (5 acres); General Commercial (15 acres); Industrial Office (39 acres)
Current Status: Mid-range density multi-family, low intensity general retail, office restaurants, small scale industrial and manu- facturing services.

Target Area 3 Guiding Principles:
1) Establish an Area Plan that incorporates smart growth principles, promotes increased density and intensity near the transit center, encourages façade improvements, property revitalization and integrates public/private recreational space.
2) Consider opportunities and incentives for increasing employment densities and attracting businesses with salaries that raise the city’s median income and improving the jobs/housing balance.

Ordinance No. 2024-11
Exhibit "B"

281
Item10.

Escondido General Plan Land Use and Community Form Page II-77 3) Incorporate provisions for a commercial and office mixed-use overlay in the residential portions of the Area Plan to allow compatible non-residential land uses with the neighborhood.

Guiding Principles for 13th Avenue / Pine Street
(Planned Commercial #14):

Land uses shall include retail uses that are compatible with adjacent residential neighborhood. Development standards shall include decorative masonry walls to screen trash enclosures and loading areas of commercial uses. Reciprocal access for the entire project shall be provided through the existing commercial parking lot to the satis- faction of the Planning Department. All buildings and lighting shall be unified in design, single story and orient away from residential uses on Quince Street and 12th Avenue. Delivery schedules for the commercial uses shall be structured so as not to occur during with late night or early morning hours, and delivery areas shall be oriented away from residential areas.

Ordinance No. 2024-11
Exhibit "B"

282
Item10.

Page II-78 Escondido General Plan Land Use and Community Form Figure II-23
d. S. Escondido Blvd/Centre City Pkwy Target Area
A Land Use Area Plan will be maintained for the residential area between Fifth and Sixteenth Avenues, Centre City Parkway and Escondido Boulevard (Figure II -23). The neighborhood is predo- minately characterized by older single and multifamily housing stock.

The area plan shall address the following objectives:
a. Promote a wide range of housing opportunities.
b. Provide adequate infrastructure.
c. Establish development standards and design guidelines to ensure quality architecture and landscaping, adequate off-street parking, on-site open space, and recreation areas.
d. Include strategies for the development of neighborhood parks within the area.
e. Create standards to facilitate the establishment of child care homes and centers.
f. Establish a density range where maximum densities can only be attained through lot consolidation and consistency with the above goals.
(Amendment to this policy will continue to require voter approval) Ordinance No. 2024-11
Exhibit "B"

283
Item10.

Escondido General Plan Land Use and Community Form Page II-79 Figure II-24
e. S. Escondido Blvd / Felicita Avenue Target Area
Location: 15th Avenue, Escondido Boulevard, Centre City Parkway Size: 167 acres (Figure II-24).

General Plan Designations: Urban III (29 acres); Urban IV (12 acres); General Commercial (126 acres); Mixed Use Overlay (minimum 30 units per acre)
Current Status: Multi- family, low intensity suburban shopping, general retail, office, restaurants, and small scale services.

Adopted Plans: S. Escondido Boulevard Commercial Area Plan Target Area 5 Guiding Principles:
1) Update the existing Area Plan for the Target Area to include smart growth principles; strong connections to transit and inte- gration of public/private recreational space, and criteria for considering exclusively residential development along Escon- dido Boulevard. 2) Establish a mixed use overlay with increased density and intensity in close proximity to transit and services. Ensure compatibility with adjacent lower density residential with appropriate building heights, intensities, and buffers.

Ordinance No. 2024-11
Exhibit "B"

284
Item10.

Page II-80 Escondido General Plan Land Use and Community Form Figure II-25
f. Centre City Parkway/Brotherton Road Target Area
Location: In the vicinity of Brotherton Road and Citracado Parkway on both sides of Centre City Parkway.

Size: 55 acres (Figure II-25).

General Plan Designations: Urban III (7 acres); General Commer- cial (48 acres); Planned Commercial (1.8 acres) Mixed Use Overlay (minimum 30 units per acre)
Current Status: Mid-range density mixed use, low intensity subur- ban shopping, general retail, office, and small scale services.

Adopted Plans: S. Escondido Boulevard Commercial Area Plan Target Area 6 Guiding Principles
1) Update the existing Area Plan for the Target Area to include smart growth principles; a gateway element for the city, aesthetic enhancements along Centre City Parkway, strong connections to transit, integration of public/private recreational space, criteria for considering exclusively residential development along Escon- dido Boulevard, and features to ensure pedestrian safety.

Ordinance No. 2024-11
Exhibit "B"

285
Item10.

Escondido General Plan Land Use and Community Form Page II-81 2) Establish a mixed use overlay with increased density and intensity in close proximity to transit and services. Ensure compatibility with adjacent lower density residential with appropriate building heights, intensities, and buffers.

Guiding Principles for Brotherton Road
(Planned Commercial #13):

Land uses planned for this site shall be limited to mini-storage units or other uses compatible with adjacent residential properties subject to the provisions set forth in the Zoning Code. Development standards shall include a 6-foot-high block wall, in combination with a mini- mum 20- foot-wide heavily landscaped buffer utilizing mature non- deciduous trees and shrubs with dense foliage to be incorporated along the property abutting residentially zoned property to create a visual buffer upon installation. All structures shall provide roof coverings, similar to and compatible with surrounding residential development. Site studies, to the satisfaction of the Planning Depart- ment may also be required to ensure surrounding residential proper- ties are not impacted.

Ordinance No. 2024-11
Exhibit "B"

286
Item10.

Page II-82 Escondido General Plan Land Use and Community Form g. Westfield’s Regional Shopping Center
Figure II-26
Location: Interstate 15 and Via Rancho Parkway interchange Size: 77 acres (Figure II-26).

General Plan Designations: Planned Commercial #4
Current Status: Multistory regional shopping center with several anchor tenants, smaller in-line shops and free-standing up-scale dining establishments. Site is owned by the city under long-term lease contract to a private developer.

Target Area 7 Guiding Principles:
1) Continue to coordinate future shopping center expansion efforts that attract a regional customer base and support city revenues. 2) Consider opportunities and incentives that increase employment densities and attract businesses including office, theater, hotel, entertainment and visitor serving uses that complement existing retail and offer salaries that raise the city’s median income and improve the jobs/housing balance.
3) Promote transit access and connection for the site and consider opportunities for amending parking requirements as transit use to and from the site increases.

Ordinance No. 2024-11
Exhibit "B"

287
Item10.

Escondido General Plan Land Use and Community Form Page II-83 h. East V
alley Parkway Target Area
Figure II-27
Location: Generally, between Escondido Creek and Grand Avenue, between Palomar Hospital and Midway Drive.

Size: 331 acres (Figure II-27).

General Plan Designations: Office (70 acres); General Commercial (261 acres), Mixed Use Overlay (minimum 30 units per acre).

Current Status: Low intensity general retail, office, restaurants, and small-scale service businesses.

Adopted Plans: East Valley Parkway Area Plan and East Valley Specific Plan
Target Area 8 Guiding Principles:
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.

Ordinance No. 2024-11
Exhibit "B"

288
Item10.

Figure II-28
i. Promenade Retail Center and Vicinity Target Area
Location: Interstate 15, Auto Park Way and Valley Parkway Size: 106 acres (Figure II-28).

General Plan Designations: Planned Commercial, Urban IV (Multi- family, up to 24 units per acre)
Current Status: Retail shopping center with several anchor tenants, smaller in-line shops, auto dealership, middle school, apartments.

Target Area 9 Guiding Principles:
1) Work with the school district to coordinate any transition to retail use. Establish high quality, unified architectural design features for new development with particular attention to visibility from Interstate 15 and southern residential areas.
2) Consider opportunities and incentives for increasing employment densities and attracting businesses including offices, theaters, hotels, entertainment and visitor serving uses that complement existing retail and offer salaries that raise the city’s median income and improving the jobs/housing balance.
3) Commercial uses shall include automobile sales and compatible uses. Single family residential uses near I-15 shall transition to commercial through separate development applications.
4) Mixed-use development shall be permitted south of Ninth Avenue and shall orient toward Ninth Avenue and Del Dios Highway.

Page II-84 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

Item10.
j. Felicita Corporate Office Target Area
Location: Interstate 15 and Felicita Road Interchange area.

Size: 87 acres (Figure II-29).

General Plan Designations: Planned Office
Figure II-29
Current Status: Low intensity medical offices, single family units, churches, agriculture, vacant.

Target Area 10 Principles:
1) Promote opportunities and incentives for increasing employment densities and attracting businesses with salaries that raise the city’s median income and improving the jobs/housing balance.
2) Land uses shall be consistent with the Planned Office designation with a focus on attracting high paying, high employee density employment opportunities.
3) Development shall include high quality, unified design elements that provide for superior architecture and features such as building height, mass, colors, materials, signage, landscaping, lighting, parking and circulation that are sensitive to adjacent single-family zoning. Increased building heights and intensities shall be located closer to the freeway in areas that are more distanced from lower density residential with compatible buffers provided.

Escondido General Plan Land Use and Community Form Page II-85 Ordinance No. 2024-11
Exhibit "B"

290
Item10.
k. Nordahl Road Transit Station Target Area
Figure II-30
Location: On the western side of the Planning Area along Auto Park Way south of Nordahl Road and Mission Avenue.

Size: Approximately 170 gross acres (Figure II-30).

General Plan Designations: Specific Planning Area #8, Light Indus- trial, General Industrial
Current Status: The area is partially developed.

Target Area 11 Guiding Principles:
1) Promote opportunities and incentives that increase employment densities and attract businesses with salaries that raise the city’s median income and improve the jobs/housing balance.
2) Establish an Area Plan that incorporates flexible land uses adjacent to the transit station, and along Auto Park Way, to include office, medical, convalescent, and support services. Similar provisions shall be included in the Specific Plan text associated with SPA #8.

Page II-86 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

291
Item10.

Escondido General Plan Land Use and Community Form Page II-87 3) Development shall include high quality, unified design elements that incorporates superior architecture and
features such as building height, mass, colors, materials, signage, landscaping, lighting, parking and circulation. 4) Development adjacent to singl e-family zoning located to the southwest shall be of compatible height and scale with buffers included that enhance the transition of land uses. 5) Increased building heights and inten sities are appropriate closer to the Nordahl Transit Station and along Auto Park Way that are distanced from lower density residential areas to ensure compatibility.
6) Opportunities for a passenger shuttle service between the Nordahl Transit Station and Palomar Hospital shall be
encouraged.

Ordinance No. 2024-11
Exhibit "B"

292
Item10.

Page II-88 Escondido General Plan Land Use and Community Form K. Special Application Measures
The General Plan establishes the rationale, goals, objectives, and policies for future actions within the community. However, because areas of the community differ in characteristics such as topography, development potential, and intensity, special application measures provide a means to carry out certain objectives of the General Plan to benefit the community. These measures include: residential lot clustering, development agreements, annexations, and General Plan Amendments.

1. Residential Lot Clustering
Residential Lot Clustering (clustering) is a useful development tool for protecting sensitive resources, avoiding hazardous areas, and/or preserving the natural appearance of hillsides. Clustering involves assessing the natural characteristics of a site and grouping the buildings or lots through an on-site transfer of density rather than distributing them evenly throughout the project as in a conventional subdivision. Not only do cluster developments help preserve open space, they also tend to minimize the visual impacts associated with development, reduce the cost of building and maintaining public roads, and decrease grading in environmentally sensitive areas.

A residential development in
northern Escondido that utilized
clustering to preserve large
open space buffers
Ordinance No. 2024-11
Exhibit "B"

293
Item10.

Escondido General Plan Land Use and Community Form Page II-89 The maximum development yield (that is, the number of dwelling units) that can be built as part of a clustered development project shall be derived by applying the maximum permissible density in each applicable residential land use category, subject to applicable slope density categories and adjusted for natural floodways as prescribed in the General Plan policies. The number of dwelling units actually permitted in a cluster development may be less following application of the policies that shall govern cluster development projects.

2. Development Agreements
California Planning law authorizes cities and developers to enter into a contract in which mutually benefitting concessions and assurances governing a property are negotiated and approved. For the developer, a development agreement grants vested rights for a period of time that guarantees a project’s approval even if future changes to local plan- ning or zoning laws might otherwise restrict or prohibit development of that project. In exchange, the city is assured certain public benefits by the developer that could include construction of improvements, public facilities and/or services, fees, or other commitments that the city ordinarily cannot require of the developer. Development agree- ments are individually approved by the City Council with terms unique to project and situation pertaining to the development.

3. Annexations
Approximately one -half of Escondido’s Planning Area involves territory that is located outside the city’s municipal boundaries and governed by San Diego County (Figure II -30). Transitioning these properties into the city requires annexation through the Local Agency Formation Commission (LAFCO) and property owner involvement.

Annexation policies are intended to ensure that the city’s boundary expansions occur in a manner that are consistent with the General Plan’s vision and meet Escondido’s long term goals.

4. General Plan Review and Amendment
The General Plan reflects a 20+ year time horizon to allow for the systematic implementation of desired land use patterns, mobility network, and facility installation. Periodic review of the General Plan is an important facet in its implementation to allow for adjust- ments in response to changing conditions, both internal and exter - nal, the availability of more recent planning data, and shifts in community values.

Ordinance No. 2024-11
Exhibit "B"

294
Item10.

Page II-90 Escondido General Plan Land Use and Community Form Changing conditions may result in General Plan Amendment requests which should be carefully considered. In conformance with Section 65358(b) of the State Government Code each mandatory element of the General Plan may be amended up to four times per year. Each amendment may include multiple changes to the General Plan. The General Plan policies regarding amendments are intended to ensure greater predictability for both the development community and the public and include local requirements requiring a public vote for certain types of land use amendments.

Ordinance No. 2024-11
Exhibit "B"

295
Item10.

Escondido General Plan Land Use and Community Form Page II-91 L. Unincorporated Neighborhoods in the
Planning Area
Surrounding Escondido’s corporate boundaries are several unincor- porated neighborhoods within the General Plan and Sphere of Influ- ence (Figure II-31). It is anticipated that requests for annexing unincorporated properties in these areas will be considered during the planning horizon of the General Plan. Annexation involves an evalu- ation and determination of facilities and services that will be provided in the territory proposed for incorporation to the city, as well as financing mechanisms to fund the necessary facility infrastructure. The following information analyzes facilities and services as well as financing opportunities within unincorporated neighborhoods sur - rounding the city of Escondido.

The unincorporated areas of
Eden Valley and Harmony
Grove have adopted a rural
lifestyle with equestrian uses
Ordinance No. 2024-11
Exhibit "B"

296
Item10.

Figure II-31
Page II-92 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

Item10.

Escondido General Plan Land Use and Community Form Page II-93

1. Eden Valley and Harmony Grove Neighborhoods
Location / General Description: The Eden Valley and Harmony Grove neighborhoods are located in a rural valley along the western portion of Escondido, generally bounded by Hill Valley Road to the north, Escondido’s General Plan boundary to the west, Escondido Creek Conservancy natural open space to the south, and Country Club Road, Kauana Loa Drive and portions of Harmony Grove Road to the east. The area generally north of Mount Whitney Road forms the boundary between the Eden Valley and Harmony Grove neigh - borhoods. The area includes single family residential on one-acre and larger lots, a concrete pipe manufacturing company, agricultural uses, a historic spiritualist retreat center, and vacant property.

The H
armony Grove neighborhood is included in the County’s adopted Elfin Forest and Harmony Grove San Dieguito Community Plan; a policy document created to address the issues, characteristics and vision of the two communities. Future development within Harmony Grove includes a 468-acre Specific Plan approved by the County that will involve a mixed-use rural residential village consisting of commercial uses, a fire station, open space, equestrian facilities and up to 742 units.

App
roximate Acreage: 1,000 acres
Water Service: Rincon Water District supplies potable water to these neighborhoods as part of its service area (refer to Infrastructure and Mobility Element, Figure III-12) The District receives imported water from Northern California and the Colorado River via the Metropolitan Water District of Southern California (MWD) and the San Diego County Water Authority (SDCWA).

Was
tewater Service: There are no wastewater service providers in the Eden Valley and Harmony Grove neighborhoods. Properties are developed with private septic systems to individually treat wastewater generated on-site. The future Harmony Grove Village project will involve construction of an on-site package sewer treatment facility to serve the development.

Drai
nage: No storm drain system serves the Eden Valley and
Harmony Grove neighborhoods. Drainage through the area naturally flows in a southerly direction through the Eden Valley neighborhood into the Harmony Grove neighborhood and drains into E scondido Creek, which flows west-ward to San Elijo Lagoon and the Pacific Ocean. The future Harmony Grove Village project will involve a master planned storm drain system to serve the development.

Ordinance No. 2024-11
Exhibit "B"

298
Item10.

Page II-94 Escondido General Plan Land Use and Community Form Safety: The San Diego County Sheriff's Department provides generalized patrol and investigative services in the unincorporated areas of Escondido’s General Plan. The nearest stations are located in San Marcos and Vista. The California Highway Patrol has the primary jurisdiction for traffic services in unincorporated areas.

Fire P
rotection: The Eden Valley neighborhood is served by the San Marcos Fire Protection District, a community facilities district that serves the city of San Marcos and several other outlying unincor- porated communities. The closest fire station is located on Woodland Parkway in San Marcos. Harmony Grove is served by the Elfin Forest /Harmony Grove Fire Department which maintains a fire station on Elfin Forest Road. Both fire protection agencies maintain mutual aid agreements with neighboring jurisdictions, including Escondido.

Refer to the Community Protection Element, Figure VI-3 for service boundaries.

Def
iciency Improvement Financing Analysis: Annexing properties in this area would result in a reorganization of agencies that provide facilities and services based on direction from the Local Agency Formation Commission and negotiations with responsible agencies.

The annexation process includes an evaluation of facility, service and infrastructure deficiencies to determine the type and amount of improvements that may be required in order to annex to the city.

Options for financing improvements that correct deficiencies include benefit assessment districts, Capital Improvement Programs, Com- munity Facilities Districts and / or other payment mechanisms.

2. Felicita Park and Lake Hodges Neighborhoods
Location / General Description: The Felicita Park and Lake Hodges neighborhoods are located in the southern portion of Escondido, generally bounded by Interstate 15 and Centre City Parkway on the north and east, West Valley Parkway and Del Dios Highway on the west, and Lake Hodges on the south. The area generally north of Via Rancho Parkway forms the boundary between the Felicita Park and Lake Hodges neighborhoods. The area includes Felicita County Park, single family residential on one-half acre and larger lots, agricultural uses, and vacant property.

App
roximate Acreage: 1,500 acres
Water
Service: Two water agencies supply potable water to these neighborhoods. Portions of the Lake Hodges Neighborhood adjacent to Via Rancho Parkway are not within any water service boundary (refer to Infrastructure and Mobility Element, Figure III-12).

View of Lake Hodges from
Escondido looking south
Ordinance No. 2024-11
Exhibit "B"

299
Item10.

Escondido General Plan Land Use and Community Form Page II-95 Rincon Water District provides water service to areas south of Via Rancho Parkway as well as in the immediate vicinity of Felicita County Park. The city of Escondido provides water service to areas adjacent to Interstate 15. Rincon Water District and Escondido re- ceive imported water from Northern California and the Colorado River via the Metropolitan Water District of Southern California (MWD) and the San Diego County Water Authority (SDCWA). In addition, Escondido receives approximately 15% of its water from local sources.

Was
tewater Service: There are no wastewater service providers in the Felicita Park and Lake Hodges neighborhoods. Properties are developed with private septic systems to individually treat wastewater generated on-site.

Drai
nage: No storm drain system serves the Felicita Park and Lake Hodges neighborhoods. Drainage through the area naturally flows in a southerly direction and drains into Lake Hodges, which flows into the San Dieguito River and the Pacific Ocean.

Safety: The San Diego County Sheriff's Department provides generalized patrol and investigative services in the unincorporated areas of Escondido’s General Plan. The nearest stations are located in San Marcos and Vista. The California Highway Patrol has the primary jurisdiction for traffic services in unincorporated areas.

Fire Protection: The Felicita Park and Lake Hodges neighborhoods are within the Rincon Fire District, which is staffed by the city of Escondido Fire Department through a contractual arrangement. The closest fire station is located on Felicita Road in Escondido. The Escondido Fire Department maintains mutual aid agreements with neighboring jurisdictions. Refer to the Community Protection Element, Figure VI-3 for service boundaries.

Def
iciency Improvement Financing Analysis: Annexing properties in this area would result in a reorganization of agencies that provide facilities and services based on direction from the Local Agency Formation Commission and negotiations with responsible agencies.

The annexation process includes an evaluation of facility, service and infrastructure deficiencies to determine the type and amount of improvements that may be required in order to annex to the city.

Options for financing improvements that correct deficiencies include benefit assessment districts, Capital Improvement Programs, Com - munity Facilities Districts and / or other payment mechanisms.

Ordinance No. 2024-11
Exhibit "B"

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Page II-96 Escondido General Plan Land Use and Community Form

3. Citrus Valley Neighborhood
Location / General Description: The Citrus Valley neighborhood is located in the southeastern portion of Escondido, generally bounded by Escondido’s corporate boundaries on the north, east and west, and the city of San Diego’s San Pasqual Valley on the south. The area includes single family residential on one-half acre and larger lots, agricultural uses, and vacant property.

Approximate Acreage: 3,000 acres
Water Service: Two water agencies supply potable water to this area.

Portions of the Citrus Valley neighborhood adjacent to San Pasqual Valley Road are not within any water service boundary (refer to Infrastructure and Mobility Element, Figure III-12).

Rincon Water District provides water service to the southern portion of the neighborhood comprising approximately 15% of the territory.

The city of Escondido provides water service to the remaining area.

Rincon Water District and Escondido receive imported water from Northern California and the Colorado River via the Metropolitan Water District of Southern California (MWD) and the San Diego County Water Authority (SDCWA). In addition, Escondido receives approximately 15% of its water from local sources.

Wastewater Service: There are no wastewater service providers in the Citrus Valley neighborhood. Properties are developed with private septic systems to individually treat wastewater generated on-site.

Drainage: No storm drain system serves the Citrus Valley neigh- borhood. Drainage through the area naturally flows in a southerly direction and drains into Lake Hodges, which flows into the San Dieguito River and the Pacific Ocean.

Safety: The San Diego County Sheriff's Department provides generalized patrol and investigative services in the unincorporated areas of Escondido’s General Plan. The nearest stations are located in San Marcos and Vista. The California Highway Patrol has the primary jurisdiction for traffic services in unincorporated areas.

Fire Protection: The Citrus Valley neighborhood is within the Rincon Fire District, which is staffed by the city of Escondido Fire Department through a contractual arrangement. The closest fire stations are located on Bear Valley Parkway and Midway Drive in Escondido. The Escondido Fire Department maintains mutual aid agreements with neighboring jurisdictions. Refer to the Community Protection Element, Figure VI-3 for service boundaries.

Ordinance No. 2024-11
Exhibit "B"

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Escondido General Plan Land Use and Community Form Page II-97 Deficiency Improvement Financing Analysis: Annexing properties in this area would result in a reorganization of agencies that provide facilities and services based on direction from the Local Agency Formation Commission and negotiations with responsible agencies.

The annexation process includes an evaluation of facility, service and infrastructure deficiencies to determine the type and amount of improvements that may be required in order to annex to the city.

Options for financing improvements that correct deficiencies include benefit assessment districts, Capital Improvement Programs, Com - munity Facilities Districts and / or other payment mechanisms.

4. Lake Wohlford Neighborhood
Location / General Description: The Lake Wohlford neighborhood is located in the eastern portion of Escondido, generally bounded by the city’s corporate boundaries on the west, the unincorporated community of Valley Center to the north, the city of San Diego’s San Pasqual Valley to the south, and unincorporated territory to the east. The area includes Lake Wohlford which serves as one of Escondido’s principal water storage facilities and recreational areas. Additional land uses include the San Pasqual Indian Reservation, a small private airstrip, rock quarry, a mobile home park, single family residential on one acre and larger lots, agricultural uses, and vacant property.

Approximate Acreage: 6,500 acres
Wat
er Service: Three water agencies supply potable water to ap- proximately 2,500 acres within the neighborhood. Approximately 4,000 acres of the neighborhood are outside the Metropolitan Water District boundaries and not within any water service boundary (refer to Infrastructure and Mobility Element, Figure III-12).

Valley Center Municipal Water District provides water service to the northern and eastern portion of the neighborhood comprising approximately 40% of the territory. The city of Escondido provides water service to less than 150 acres the neighborhood near Valley Center Road and Lake Wohlford Road. Valley Center Municipal Water District and Escondido receive imported water from Northern California and the Colorado River via the Metropolitan Water District of Southern California (MWD) and the San Diego County Water Authority (SDCWA). In addition, Escondido receives approximately 15% of its water from local sources.

Was
tewater Service: There are no wastewater service providers in the Lake Wohlford neighborhood. Properties have private septic systems that individually treat wastewater generated on-site.

View of Lake Wohlford
looking east
Ordinance No. 2024-11
Exhibit "B"

302
Item10.

Page II-98 Escondido General Plan Land Use and Community Form Drainage: No storm drain system serves the Lake Wohlford neigh- borhood. Drainage for the southern 40% of the neighborhood naturally flows in a southerly direction and drains into Lake Hodges, which flows into the San Dieguito River and the Pacific Ocean. The northern portion of the neighborhood drains into Escondido Creek, which flows westward to San Elijo Lagoon and the Pacific Ocean.

Safe
ty: The San Diego County Sheriff's Department provides generalized patrol and investigative services in the unincorporated areas of Escondido’s General Plan. The nearest stations are located in San Marcos and Vista. The California Highway Patrol has the primary jurisdiction for traffic services in unincorporated areas.

Fire P
rotection: The Lake Wohlford neighborhood is within the Valley Center Fire Protection District. The closest fire station is located on North lake Wohlford Road. The Valley Center Fire Protection District maintains mutual aid agreements with neighboring jurisdictions. Refer to the Community Protection Element, Figure VI- 3 for service boundaries.

Def
iciency Improvement Financing Analysis: Annexing properties in this area would result in a reorganization of agencies that provide facilities and services based on direction from the Local Agency Formation Commission and negotiations with responsible agencies.

The annexation process includes an evaluation of facility, service and infrastructure deficiencies to determine the type and amount of improvements that may be required in order to annex to the city.

Options for financing improvements that correct deficiencies include benefit assessment districts, Capital Improvement Programs, Com - munity Facilities Districts and / or other payment mechanisms.

5. North Broadway and Jesmond Dene Neighborhoods
Location / General Description: The North Broadway and Jesmond Dene neighborhoods are located in the northern portion of Escondido, generally bounded by Interstate 15 on the west, the unincorporated community of Hidden Meadows on the north, Daley Ranch on the east and the city’s corporate boundaries on the south. The area includes single family residential on one-half acre and larger lots, agricultural uses, commercial nurseries, and vacant property.

App
roximate Acreage: 4,500 acres
Water
Service: Four water agencies supply potable water to these neighborhoods; Valley Center Municipal Water District, Rincon Water District, Vallecitos Water District, and the city of Escondido.

Ordinance No. 2024-11
Exhibit "B"

303
Item10.

Escondido General Plan Land Use and Community Form Page II-99 Valley Center Municipal Water District provides water service to the northern portion of the neighborhood comprising approximately 75% of the territory. Vallecitos Water District provides water service to the portion of the neighborhood along Interstate 15. Rincon Water District provides water service in the southwest portion of the neighborhood and the city of Escondido serves the extreme southeast portion of the neighborhood.

Bot
h districts receive imported water from Northern California and the Colorado River via the Metropolitan Water District of Southern California (MWD) and the San Diego County Water Authority (SDCWA). In addition, Escondido receives approximately 15% of its water from local sources (refer to Infra-structure and Mobility Element, Figure III-12).

Was
tewater Service: There are no wastewater service providers in the North Broadway and Jesmond Dene neighborhoods. Properties are developed with private septic systems to individually treat waste- water generated on-site.

Drai
nage: No storm drain system serves the North Broadway and Jesmond Dene neighborhoods. Drainage in the North Broadway area flows into Reidy Creek in a southerly direction that ultimately drains into Escondido Creek. Drainage in the Jesmond Dene neighborhood flows in a southerly direction that drains into Reidy Creek.

Safety: The San Diego County Sheriff's Department provides generalized patrol and investigative services in the unincorporated areas of Escondido’s General Plan. The nearest stations are located in San Marcos and Vista. The California Highway Patrol has the primary jurisdiction for traffic services in unincorporated areas.

Fire Protection: The North Broadway and Jesmond Dene neighbor- hoods are within the Deer Springs, San Marcos, and Rincon Fire Protection Districts. The Deer Springs Fire Protection District serves approximately 90% of the neighborhoods and maintains a fire station on Deer Springs Road near the Interstate 15 interchange. The San Marcos Fire Department serves the southeastern portion and main- tains fire stations in San Marcos.

The
southeastern portion of the North Broadway neighborhood is served by the Rincon Fire Protection District, which is staffed by the city of Escondido Fire Department through a contractual arrangement.

The closest fire station is located on Felicita Road in Escondido. All Fire Departments maintain mutual aid agreements with neighboring jurisdictions. Refer to the Com-munity Protection Element, Figure VI- 3 for service boundaries.

Ordinance No. 2024-11
Exhibit "B"

304
Item10.

Page II-100 Escondido General Plan Land Use and Community Form Deficiency Improvement Financing Analysis: Annexing properties in this area would result in a reorganization of agencies that provide facilities and services based on direction from the Local Agency Formation Commission and negotiations with responsible agencies.

The annexation process includes an evaluation of facility, service and infrastructure deficiencies to determine the type and amount of improvements that may be required in order to annex to the city.

Options for financing improvements that correct deficiencies include benefit assessment districts, Capital Improvement Programs, Com - munity Facilities Districts and / or other payment mechanisms.

6. Rock Springs Road Neighborhood
Location / General Description: The Rock Springs Road neighbor- hood is located in the western portion of Escondido, generally bounded by Interstate 15 on the east, Montiel Road on the south, El Norte Parkway on the north, and the city of San Marcos on the west. The area includes single family residential on one-quarter acre and larger lots, agricultural uses, and vacant property.

App
roximate Acreage: 300 acres
Water
Service: Two water districts supply potable water to these neighborhoods; Vallecitos Water District and Vista Irrigation District.

Vista Irrigation District provides water service to approximately one- half of the Rock Springs neighborhood. Vallecitos Water District provides water service to the remaining portion of the neighborhood (refer to Infrastructure and Mobility Element, Figure III-12).

Both districts receive imported water from Northern California and the Colorado River via the Metropolitan Water District of Southern California (MWD) and the San Diego County Water Authority (SDCWA). In addition, Vista Irrigation District receives between 30 – 80% of its water from local sources (refer to Infrastructure and Mobility Element, Figure III-12).

Was
tewater Service: Vallecitos Water District provides wastewater treatment service to properties within its service area. Vista Irrigation District does not provide wastewater treatment services. Properties without wastewater service are developed with private septic systems to individually treat waste-water generated on-site.

Drai
nage: Developed properties in the Rock Springs Neighborhood are served by a combination of storm drains in suburban tracts and open culverts in more rural / underdeveloped areas.

Ordinance No. 2024-11
Exhibit "B"

305
Item10.

Escondido General Plan Land Use and Community Form Page II-101 Drainage in the Rock Springs neighborhood flows westward into San Marcos Creek that ultimately drains into Batiquitos Lagoon and the Pacific Ocean.

Safety: The San Diego County Sheriff's Department provides generalized patrol and investigative services in the unincorporated areas of Escondido’s General Plan. The nearest stations are located in San Marcos and Vista. The California Highway Patrol has the primary jurisdiction for traffic services in unincorporated areas.

Fire Protection: The neighborhood is served by the San Marcos Fire Protection District, a community facilities district that serves the city of San Marcos and several other outlying unincorporated commu- nities. The closest fire station is located on Woodland Parkway in San Marcos. The district maintains a mutual aid agreement with neigh- boring jurisdictions, including Escondido. Refer to the Community Protection Element, Figure VI-3 for service boundaries.

Deficiency Improvement Financing Analysis: Annexing properties in this area would result in a reorganization of agencies that provide facilities and services based on direction from the Local Agency Formation Commission and negotiations with responsible agencies.

The annexation process includes an evaluation of facility, service and infrastructure deficiencies to determine the type and amount of improvements that may be required in order to annex to the city.

Options for financing improvements that correct deficiencies include benefit assessment districts, Capital Improve ment Programs, Com- munity Facilities Districts and / or other payment mechanisms.

7. Lehner Valley County Island Neighborhood
Location / General Description: The Lehner Valley county island neighbor-hood are located in the northern portion of the city of Escondido, generally bounded by Broadway on the west, Rincon Avenue on the north, Sheridan Avenue on the south, and Conway Drive on the east. The area includes single family residential on one- half acre and larger lots, agricultural uses, and vacant property.

Approximate Acreage: 100 acres
Water Service: The area is served by the city of Escondido water system (refer to Infrastructure and Mobility Element, Figure III-12).

Escondido receives imported water from Northern California and the Colorado River via the Metropolitan Water District of Southern California (MWD) and the San Diego County Water Authority (SDCWA). In addition, the city receives approximately 15% of its water from local sources.

Ordinance No. 2024-11
Exhibit "B"

306
Item10.

Page II-102 Escondido General Plan Land Use and Community Form Wastewater Service: There are no wastewater service providers in the Lehner Valley neighborhood. Properties are developed with private septic systems to individually treat wastewater generated on- site.

Drai
nage: No storm drain system serves Lehner Valley neighbor - hood. Drainage in the area flows into Reidy Creek in a westerly direction that ultimately drains into Escondido Creek.

Safe
ty: The San Diego County Sheriff's Department provides generalized patrol and investigative services in the unincorporated areas of Escondido’s General Plan. The nearest stations are located in San Marcos and Vista. The California Highway Patrol has the primary jurisdiction for traffic services in unincorporated areas.

Fire P
rotection: The Lehner Valley neighborhood is within the Rincon Fire District, which is staffed by the city of Escondido Fire Department through a contractual arrangement. The closest fire stations are located on Ash Street and Nutmeg Street in Escondido. The Escondido Fire Department maintains mutual aid agreements with neighboring jurisdictions. Refer to the Community Protection Element, Figure VI-3 for service boundaries.

Deficiency Improvement Financing Analysis: Annexing properties in this area would result in a reorganization of agencies that provide facilities and services based on direction from the Local Agency Formation Commission and negotiations with responsible agencies.

The annexation process includes an evaluation of facility, service and infrastructure deficiencies to determine the type and amount of improvements that may be required in order to annex to the city.

Options for financing improvements that correct deficiencies include benefit assessment districts, Capital Improvement Programs, Com - munity Facilities Districts and / or other payment mechanisms.

Ordinance No. 2024-11
Exhibit "B"

307
Item10.

Escondido General Plan Land Use and Community Form Page II-103 M. Land Use and Community Form Goals
and Policies
A complete list of the General Plan Goals is located in the Vision and Purpose. Specific goals and policies related to land use and community form provided below are intended to guide development to meet present and future needs, achieve a vibrant community, and enhance the character of Escondido.

1. Community Character
GOAL 1: A community composed of distinct residential neigh- borhoods, business districts, and employment centers,
whose urban form reflects the natural environmental
setting.

Com
munity Character Policy 1.1
New development should serve to reinforce the city’s present development pattern of higher-intensity development within the downtown area and lower-intensity development in outlying areas. As a guide toward accomplishing this objective, new development projects shall be at an appropriate density or clustered intensity based upon their compatibility with the majority of the existing surrounding land uses. This policy shall limit density transfers from constrained portions of a property as defined in the land use and open space goals. (Amendment to this policy will continue to require voter approval) Com
munity Character Policy 1.2
The boundaries of the Land Use categories depicted on the General Plan are not precise. However, the categories are generally intended to avoid intensification of existing land use or zoning designations where land use compatibility and the objectives of the General Plan are at issue.
(Amendment to this policy will continue to require voter approval) Community Character Policy 1.3
Focus development into areas where land use changes achieve the community’s long term goals. Facilitate development that is consistent with the build out vision for each area through incentive programs and efficient administrative and discretionary approval processes for plot plans, Planned Developments, Area Plans, Specific Plans, and Zoning Overlays.

Ordinance No. 2024-11
Exhibit "B"

308
Item10.

Community Character Policy 1.4
Consider the appropriateness of alternative methodologies to define project objectives, determine thresholds of significance, and assess the environmental impacts of projects that further Escondido’s smart growth objectives for downtown infill, mixed-use, pedestrian- oriented, and transit-oriented development, consistent with the requirements of the California Environmental Quality Act (CEQA).

Community Character Policy 1.5
The city should maintain its single-family residential development pattern, except in locations such as the downtown, along major transportation corridors, and around commercial and public activity centers, where higher densities are more appropriate.
(Amendment to this policy will continue to require voter approval) Community Character Policy 1.6
Residential Categories are established for purposes of providing the city with a range of building intensities to address various site constraints and opportunities. Proposed development shall not exceed the densities shown on the Land Use Plan and outlined in Figure II-6. (Amendment to this policy will continue to require voter approval).

Community Character Policy 1.7
Incorporate iconic signage, artwork, landscaping and/or architecture characterized as uniquely Escondido at gateway locations to define a sense of entry and strengthen community identity.

Community Character Policy 1.8
Require development projects to locate and design buildings, construct energy and water efficient infrastructure, reduce greenhouse gas emissions, enhance community livability and economic vitality, and implement other practices contributing to sustainable resources.

Community Character Policy 1.9
Promote development in downtown, at transit stations, and other key districts to accommodate a mix of land uses and configure uses to promote walkabilty, bicycling, and transit uses, reducing the need for the automobile.

Community Character Policy 1.10
Reduce light pollution and preserve views of the night sky through the design and sighting of light fixtures to minimize light spill-over onto adjacent properties.

Community Character Policy 1.11
Encourage new development to minimize the creation of incom- patible glare through development design features (e.g., minimizing use of certain types of exterior building materials).

Page II-104 Escondido General Plan Land Use and Community Form Iconic art sculptures, such
as the “New Leaf” on
Center City parkway at
Felicita Avenue instill
community character
Ordinance No. 2024-11
Exhibit "B"

309
Item10.

Community Character Policy 1.12
No development shall be permitted on slopes greater than 35% or in natural 100 -year floodways. If approved by the city and other appropriate local, state and federal agencies, an environmental channel may be considered within the floodway. Adequate land - scaping, revegetation, flood control measures and usable open space beyond the embankments of the environmental channel shall be provided as determined by the city.
(Amendment to this policy will continue to require voter approval) Community Character Policy 1.13
Subject to city approval, parcels legally created prior to the adoption of this General Plan and wholly with-in constrained lands as defined in Community Character Policy 1.12 may be eligible for the develop- ment of a single dwelling unit, providing the property meets mini- mum lot size for the zoning and land use designations.
(Amendment to this policy will continue to require voter approval) Community Character Policy 1.14
Recognize Community Plans approved by the Board of Supervisors within Escondido’s General Planning Area and coordinate land use and design guidelines to minimize impacts in areas where city/county lands transition. Collaborate with annexing property owners to retain desired components of their Community Plans by considering appropriate zoning overlay designations in the event of annexation.

Community Character Policy 1.15
Notify and coordinate with surrounding property owners and resident groups when conducting land use studies affecting residents of unincorporated communities to include property owners, resident groups, homeowner’s associations, and / or planning advisory groups that make their presence known to the city. Utilize neighborhood meetings to notify interested parties to gather information and solicit input for recommendation to various decision-makers.

Community Character Policy 1.16
Support the formation of Homeowners’ Associations to maintain private streets, common open space areas, and landscaping within and adjacent to such developments, and facilitate annexation into the city’s Landscape Maintenance District (or an acceptable alternative) for maintenance of similar landscaping improvements where no Homeowners’ Association is established.

2. Land Use Zoning
GOAL 2: Regulations that clearly and effectively implement land use development goals and objectives.

Escondido General Plan Land Use and Community Form Page II-105 Ordinance No. 2024-11
Exhibit "B"

Item10.

Page II-106 Escondido General Plan Land Use and Community Form Land Use Zoning Policy 2.1
Update and revise city ordinances to reflect the goals, objectives and policies in the adopted General Plan.

Land Us
e Zoning Policy 2.2
Apply zoning overlays to implement specific standards, regulations and guidelines that further advance General Plan policies and city programs for development within Land Use Area Plans and Specific Plans.

Land Us
e Zoning Policy 2.3
Establish new zoning categories in areas where the city’s existing zoning will not adequately implement the goals and objectives of the General Plan based on the designations identified in Figure II-32:

Figure II-32
General Plan Land Use Zoning Category
Rural I, Rural II Residential Agriculture (R-A)
Planned Development (PD-R)
Estate I, Estate II Residential Estate (R-E)
Planned Development (PD-R)
Suburban, Urban I
Single-Family Residential (R-1)
Mobilehome Residential (R-T)
Planned Development (PD-R)
Urban II Light Multiple Residential (R-2)
Mobilehome Residential (R-T)
Urban III Medium Multiple Residential (R-3)
Urban IV High Multiple Residential (R-4)
Urban V Very High Multiple Residential (R-5)
Office Commercial Professional (C-P)
Hospital Professional (H-P)
Planned Office Planned Development Office (PD-O)
General Commercial Commercial General (C-G)
Neighborhood Commercial Commercial Neighborhood (C-N)
Planned Commercial Planned Development (PD-C)
Light Industrial Light Industrial (M-1)
Industrial Park (I-P)
General Industrial Light Industrial (M-1)
General Industrial (M-2)
Industrial Office
Industrial Office (I-O)
Light Industrial (M-1)
General Industrial (M-2)
Open Space / Parks Public (P)
Specific Planning Area Specific Plan (SP)
Public Facility Overlay Various
Mixed Use Overlay Various
Tribal Land Overlay Various
Ordinance No. 2024-11
Exhibit "B"

311
Item10.

Land Use Zoning Policy 2.4
Consider locational and operational characteristics of existing and proposed land uses, as well as the surrounding zoning patterns, when establishing zoning and overlay designations to ensure compatibility and appropriateness.

Land Us
e Zoning Policy 2.5
Maintain clear and precise definitions of constrained lands and methodologies for calculating residential project densities and allowable density transfers to account for slopes, natural floodways, and environmentally sensitive areas (Figure II-33).

3. Residential Development
GOAL 3: Neighborhoods that provide a variety of housing types, densities, and design, and a mix of uses and services
that support resident needs.

Residential Development Policy 3.1
Residential Density is defined as the maximum number of dwelling units permitted per acre, including streets within the development, excluding all ultimate circulation element street rights-of-way, adjustments for floodways as defined by the Federal Emergency Management Agency (FEMA—see Flooding Map) or the City, slope categories, and other environmental factors as designated in each land use category and/or open space/ conservation element. Building intensity is based upon the number of dwellings per acre permissible in each category subject to constraints and opportunities provided by all General Plan policies. Limited nonresidential development, such as churches or schools, may occur in residential categories subject to state and local ordinances.
(Amendment to this policy will continue to require voter approval) Residential Development Policy 3.2
Permit limited non-residential development, such as churches or schools, on properties designated by residential use classifications subject to state and local ordinances.

Residential Development Policy 3.3
The residential land use designation indicates MAXIMUM develop- ment yields. To meet General Plan Goals and Objectives, including, but not limited to, population goals and environmental considerations, the ACTUAL yield may be considerably less than maximum potentials.

Population density can be determined by the San Diego Association of Governments (SANDAG) projection of an average number of residents per dwelling unit by the build-out target year of (Policy continued on next page)
Escondido General Plan Land Use and Community Form Page II-107 Suburban Land Use Designation
(105 acre site)
(Minimum Lot Size 10,000 SF)
0-25% @ 3.3 du/ac. (50 ac) = 165 du
25-35% @ 1.5 du/ac. (40 ac) = 60 du
35%+ @ 1 du/20 ac. (10 ac) = 1 du
Circulation Element (5 ac) = N/A Street
Dedication
Total Site Area 105 ac = 226 du
Potential Yield = 226 du
Maximum Allowable Density:

Max. Permitted DU 226 du = 2.26 du/ac
Area for Yield 100 ac
Notes:

Development shall be transferred
off 35%+ slope (or sensitive
habitat) areas.

Circulation Element Streets right-of-
way dedication areas are not
included in yield calculations.

Suburban Land Use Designation
requires 10,000 SF minimum lot
size unless clustered pursuant to
General Plan Policies.

Figure II-33

RESIDENTIAL YEILD

EXAMPLE
Ordinance No. 2024-11
Exhibit "B"

312
Item10.

Page II-108 Escondido General Plan Land Use and Community Form 2035 and the maximum units per acre allowed by each land use designation. In lower density categories, the number of residents per unit will often exceed three due to relatively large structures. Con- versely, in multi-family areas, smaller unit sizes will result in 1-2 per- sons per unit being commonplace. Further, population and building intensities are estimated in the General Plan Vision and Purpose. (Amendment to this policy will continue to require voter approval) Resid
ential Development Policy 3.4
Require that properties in Urban III, IV, and V residential desig- nations be developed at a minimum 70% of their permitted densities in order to promote transit ridership and walking, support nearby commercial establishments and take advantage of infrastructure improvements sized to accommodate their intended intensities.

Resid
ential Development Policy 3.5
Establish minimum single family lot sizes as prescribed in Figure II-6 unless the development is clustered in accordance with the cluster provisions.

Resid
ential Development Policy 3.6
Limit the use of panhandle lots and unusual lot slopes in uncon- strained areas and consider their use to preserve slopes, ridgelines, habitat areas, and other resources identified in the Resource Con- servation Element.

Residential Development Policy 3.7
No permits shall be approved for the development of any lot which is not consistent with the density restrictions of the General Plan except for single-family lots which existed prior to the effective date of the General Plan. Such single -family lots shall comply with all other provisions of the General Plan, including applicable requirements of a Facilities Plan.

Exceptions from density requirements may also be permitted to allow the timely development of lots created by the recordation of a vesting tentative subdivision map subsequent to the effective date of the General Plan providing it conforms to applicable requirements of a Facilities Plan.

Nothing in this General Plan shall prohibit the continued use of legally established mobile home spaces and the possibility of owner- ship conversion at existing densities legally established under previous ordinances and statutes. Said mobile home spaces shall also be exempt from General Plan clustering provisions.
(Amendment to this policy will continue to require voter approval) Mobile home parks represent a
sizable portion of Escondido
General Plan land uses and
policies permit ownership
conversions at existing densities
Ordinance No. 2024-11
Exhibit "B"

313
Item10.

Escondido General Plan Land Use and Community Form Page II-109 Residential Development Policy 3.8
Land use designations and zoning classifications may accommodate maximum yields for one residential development proposal which may not be achievable due to conflict with the overall population objec- tives. In review of residential development proposals, population objectives may be considered to preserve the welfare of the com- munity.
(Amendment to this policy will continue to require voter approval) Residential Development Policy 3.9
Promote new residential subdivisions, multi -family projects, and development in Mixed Use Overlay areas to incorporate smart growth principles such as:
a) Walkways, shade trees, seating areas and other pedestrian activity, and enhance resident quality of life;
b) Features that promote the use of alternative transportation options; c) Opportunities for residents to conduct routine errands close to their residence;
d) Maximum connectivity with surrounding uses to become a part of the area rather than an isolated project;
e) Architectural elements or themes from the surrounding neighbor- hood; and,
f) Appropriate transitions between land use designations to minimize compatibility conflicts.

Resid
ential Development Policy 3.10
Encourage proportionate numbers of two-story dwelling units within single family detached subdivisions to promote variety and avoid monotonous streetscapes and visual impacts.

Resid
ential Development Policy 3.11
The maximum development yield for slopes over 35% is established only for the purpose of determining the potential for density transfer as permitted by the General Plan.
(Amendment to this policy will continue to require voter approval) Residential Development Policy 3.12
Where slope categories are indicated, the maximum development yield will be determined by the sum of acreages within each slope category.
(Amendment to this policy will continue to require voter approval) Ordinance No. 2024-11
Exhibit "B"

314
Item10.

Page II-110 Escondido General Plan Land Use and Community Form Residential Development Policy 3.13
The development potential on slopes greater than 35% or in natural floodways or in City- approved environmental channels may be transferred to other portions on the site at one dwelling unit per 20 acres in all residential land use categories.
(Amendment to this policy will continue to require voter approval)

4. Neighborhood Maintenance & Preservation
GOAL 4 Residential neighborhoods that are well-maintained and enduring, and continue to be great places to live for
multiple generations.

Nei
ghborhood Maintenance & Preservation Policy 4.1
Utilize code enforcement measures and incentive programs as neces- sary to promote property maintenance and prevent the deterioration of established housing stock.

Nei
ghborhood Maintenance & Preservation Policy 4.2
Residential neighborhoods shall be protected from the encroachment of incompatible activities or land uses such as heavy service com- mercial businesses which may have a negative impact on the residential living environment.
(Amendment to this policy will continue to require voter approval) Neighborhood Maintenance & Preservation Policy 4.3
Integrate pedestrian-friendly features, promote walkability, and work with residents to enhance existing neighborhood character and aesthetics.

Nei
ghborhood Maintenance & Preservation Policy 4.4
In the design of both Rural designations and of Estate I single-family residential development, consideration should be given to public improvement standards which allow for a more rural environment, such as flexibility in street rights of -way, increased setbacks and pedestrian circulation systems such as trails or paths, provided health and safety are not compromised.
(Amendment to this policy will continue to require voter approval) Neighborhood Maintenance & Preservation Policy 4.5
Mobile home parks should be given particular attention to ensure that building and safety regulations are continually met and that the mobile home parks are well maintained. Additionally, criteria will be developed to evaluate the conversion of mobile home parks to ownership or alternative uses.
(Amendment to this policy will continue to require voter approval) Ordinance No. 2024-11
Exhibit "B"

315
Item10.

Escondido General Plan Land Use and Community Form Page II-111 Neighborhood Maintenance & Preservation Policy 4.6
A Land Use Area Plan will be developed for the Old Escondido Neighborhood and other neighborhoods predominately characterized by older single-family residential housing stock. The area plans shall address the following objectives:
a) Orientation towards pedestrian activities: The improvement of area streetscapes to provide, at a minimum, street lights and continuous sidewalks.
b) Preservation of the single-family residential character: Intro - duction of zoning that discourages demolition of single-family dwellings that are subsequently replaced by high density multi- family units.
c) Preservation of historic/cultural resources: Consideration of a conservation district that would provide guidelines for protecting the historical/ cultural resources in the area through design and development standards.
d) Integration with Downtown Specific Plan and South Escondido Corridor other adjacent Area Plans: Development guidelines that require uses that will complement the two areas that border the neighborhood and provide a transition between the single-family residential core and commercial uses.
e) Implementation measures such as overlay zones, design guide- lines and incentive programs for rehabilitation and preservation. (Amendment to this policy will continue to require voter approval)

5. Residential Clustering
GOAL 5 Clustering of single family residential units to maintain site topography, protect natural resources, and avoid
hazards.

Resid
ential Clustering Policy 5.1
Minimum lot size standards for single -family cluster development shall be:

Designation Minimum Lot Size
Rural I 2acres
Rural II 1acre
Estate I 20,000 square feet
Estate II 10,000 square feet
Suburban 7,920 square feet
Urban I 3,630 square feet
(Amendment to this policy will continue to require voter approval) Ordinance No. 2024-11
Exhibit "B"

316
Item10.

Page II-112 Escondido General Plan Land Use and Community Form Residential Clustering Policy 5.2
Clustering is not intended to maximize the density or yield, or to circumvent the existing zoning. It shall be utilized as a tool to preserve slopes, ridgelines and sensitive habitat or provide a community benefit.
(Amendment to this policy will continue to require voter approval) Residential Clustering Policy 5.3
Under the clustering provision, lot widths, building separations and setbacks, and unit bulk shall be consistent with community design and zoning policies.
(Amendment to this policy will continue to require voter approval) Residential Clustering Policy 5.4
When utilizing cluster provisions, a project shall not have an adverse visual impact on the surrounding areas by blocking scenic views, by resulting in a scale of development incompatible with the setting, by siting buildings that project above the ridgeline, or by extensive grading, cutting and filling, or by terracing that disrupts the natural shape and contour of the site.
(Amendment to this policy will continue to require voter approval) Residential Clustering Policy 5.5
Cluster developments shall not increase geotechnical and flooding hazards for adjoining properties.
(Amendment to this policy will continue to require voter approval) Residential Clustering Policy 5.6
Cluster projects shall avoid sensitive cultural and biological resources and density transfer from such sensitive areas shall be of limited yield to meet the above policies.
(Amendment to this policy will continue to require voter approval) Residential Clustering Policy 5.7
Lands devoted to permanent open space should not be developed with structural uses other than agricultural accessory buildings. Uses should be restricted to agriculture; historic, archaeological, or wildlife preserve; water storage or recharge area; leach field or spray disposal area; scenic areas; protection from hazardous area; or public outdoor recreation.
(Amendment to this policy will continue to require voter approval) Residential Clustering Policy 5.8
The provisions for clustering units shall be utilized only within Planned Development Zones or Specific Planning Areas.
(Amendment to this policy will continue to require voter approval) The Hidden Trails development
clustered residential units on
flatter portions of the site to
preserve agricultural uses on
hillside areas through the
Specific Plan process
Ordinance No. 2024-11
Exhibit "B"

317
Item10.

Escondido General Plan Land Use and Community Form Page II-113 Residential Clustering Policy 5.9
In no event shall the reduction of lot sizes for clustered projects exceed the open space areas within the development.
(Amendment to this policy will continue to require voter approval) Residential Clustering Policy 5.10
When clustering, the portion of the site to be developed for residential purposes shall not significantly change the character of the surrounding area.
(Amendment to this policy will continue to require voter approval).

6. Planned Development
GOAL 6: Large scale, multi -use projects that are designed to create distinct districts that complement the existing
community and urban form.

Plan
ned Development Policy 6.1
Planned Development Zoning shall be used to address unique characteristics of a development site and the surrounding land uses to better implement the goals and policies of the General Plan but not to attain maximum yield.
(Amendment to this policy will continue to require voter approval) Planned Development Policy 6.2
Planned Development zoning should be limited to projects of adequate size and unique physical characteristics to effectively implement the appropriate policies.
(Amendment to this policy will continue to require voter approval) Planned Development Policy 6.3
Development proposals involving Planned Developments shall address and/or include, if applicable:
a) Visual impacts of the development from the Valley floor and from adjoining properties;
b) Preservation of the natural setting by minimizing earth movement and removal of native vegetation and by using compatible building materials, textures and colors;
c) Grading, erosion control and revegetation/ landscaping require- ments;
d) Preservation of the creeks and their adjoining vegetation in a natural state and the use of buffering techniques to control undesired access;
(Policy continued on next page)
Ordinance No. 2024-11
Exhibit "B"

318
Item10.

Page II-114 Escondido General Plan Land Use and Community Form e) Implementation of appropriate management techniques in areas of rare and endangered plant and animal species;
f) Adequate buffers and separations from adjacent properties; g) Superlative architectural design features of all structures; h) Adequate separation between structures and attention to the bulk and scale to avoid a monotonous streetscape; and
i) Preservation / maintenance of common open space or community area.

The Planned Development zoning ordinance may require further detailed information to achieve General Plan goals and objectives. (Amendment to this policy will continue to require voter approval) Plan
ned Development Policy 6.4
Clustering residential units shall be permitted only in conjunction with a Planned Development or Specific Planning Areas (SPA) (see provisions for clustering).
(Amendment to this policy will continue to require voter approval)

7. Mixed Use Overlay Zones
GOAL 7: Districts containing a mix of uses enabling residents to live close to their jobs, shopping, entertainment, and
recreation, reducing the need to use the automobile and promoting walking and healthy lifestyles.

Mixed
Use Overlay Policy 7.1:

Designate areas for the development of mixed-use projects in a pedestrian-friendly environment integrating housing with retail, office, and service uses (childcare, health, etc.) consistent with the General Plan’s vision and long-term growth needs.

Mixed Use Overlay Policy 7.2
Establish guidelines and standards for mixed-use development through Area Plans that include but are not limited to; minimum density and intensity requirements; landscaping and open space, allowable uses; building heights; and any shared parking standards consistent with Figure II-6.

Mixed
Use Overlay Policy 7.3
Focus the tallest buildings and developments with the highest intensities and densities in mixed use districts in the downtown and key urban activity centers that are well -served by transit, close to employment, services, utilities, and recreational facilities.

Ordinance No. 2024-11
Exhibit "B"

319
Item10.

Mixed Use Overlay Policy 7.4
Review proposed projects in mixed use overlay districts and encourage features that:
a) Promote a wide range of housing opportunities;
b) Facilitate the establishment of child care homes and centers; c) Create a walking environment to encourage pedestrian activity; d) Maximize alternative transportation modes;
e) Provide opportunities for residents to conduct routine errands close to their residence;
f) Integrate with surrounding uses to become a part of the neighborhood rather that an isolated project;
g) Incorporate architectural elements or themes from the sur- rounding neighborhood;
h) Provide appropriate transition between land use designations to minimize compatibility conflicts;
i) Provide adequate infrastructure;
j) Ensure quality architecture and landscaping, adequate off-street parking, on-site open space, and recreation areas;
k) Integrate on-site or fund off-site development of neighborhood parks;

8. Commercial Land Uses
GOAL8: A diversity of economically prosperous and well- designed commercial districts providing a choice of
uses for Escondido’s residents and visitors.

Comme
rcial Land Use Policy 8.1
Establish Neighborhood Commercial, General Commercial, and Planned Commercial land use designations as described in Figure II-6 to accommodate the various types of retail and service-related needs.

Com
mercial Land Use Policy 8.2
Permit the development of a broad range of retail and service activities within the General Commercial land use designation as described in Figure II-6.

Com
mercial Land Use Policy 8.3
Promote the development of a variety of commercial activities within self-contained, comprehensively planned commercial centers within the Planned Commercial land use designation as described in Figure II-

6. Escondido General Plan Land Use and Community Form Page II-115 ‘Via Roble’ mixed use
development on Escondido
Boulevard incorporated a variety
of residential dwellings including
shopkeeper units, single family
detached, and multi-family
Ordinance No. 2024-11
Exhibit "B"

320
Item10.

Commercial Land Use Policy 8.4
Permit the development of convenience-oriented commercial uses that provide retail goods and services to local residents, as permitted within the Neighborhood Commerc ial land use designation, in areas designated for residential uses without a public vote as described in Figure II-6.

Commercial Land Use Policy 8.5
Allow isolated commercial development within residential and industrial designations only when commercial uses are compatible with the Neighborhood Commercial designation and the uses are intended to primarily serve the immediate needs of the area.

Commercial Land Use Policy 8.6
Require that commercial buildings be located in planned, group concentrations rather than in a linear strips, except for designated corridors, and incorporate features that minimize impacts on adjacent sensitive uses associated with noise, property maintenance, product deliveries, trash service, and other potentially incompatible charac- teristics.

Commercial Land Use Policy 8.7:

Support efforts to strengthen and rehabilitate existing commercial areas east of the I-15 freeway.

Commercial Land Use Policy 8.8:

Generally encourage commercial d evelopment west of the I-15 freeway to uses that serve the immediate surrounding areas and regional high-volume centers requiring freeway access and visibility that are compatible with surrounding land uses.

Commercial Land Use Policy 8.9
Require, as necessary, new commercial development larger than five acres requiring entitlement approvals to submit a study of the existing and/or approved commercial development in the project vicinity, existing vacancy rates for similar commercial uses, market feasibility, and other information as deemed necessary by the city to identify adverse economic impacts contributing to blight.

Commercial Land Use Policy 8.10
Require that commercial development be located and designed to benefit from the access afforded by the circulation system without impairing its operation by:
a) Requiring a traffic and circulation study for all commercial development over five acres or smaller centers, if necessary, as deemed by the City Engineer.
(Policy continued on next page)
Page II-116 Escondido General Plan Land Use and Community Form General Plan policies promote
self-contained, comprehensively
planned commercial centers
Ordinance No. 2024-11
Exhibit "B"

321
Item10.

Escondido General Plan Land Use and Community Form Page II-117 b) Prohibiting points of access if they are too close to intersections and will result in unacceptable congestion or in safety hazards as determined by city staff.
c) Limiting the number of access points and curb cuts to maintain efficient traffic operations.

Com
mercial Land Use Policy 8.11
Allow drive through facilities subject to the mitigation of identified air quality, traffic safety, and visual impacts based on appropriate studies submitted to the satisfaction of the city prior to approval.

9. Office Land Use
GOAL 9: A diversity of office uses enabling residents to live and work in Escondido and attain good wages.

Off
ice Land Use Policy 9.1
Establish General Office, and Planned Office land use designations as described in Figure II -6 to accommodate the various types of office needs.

Off
ice Land Use Policy 9.2
Encourage the development of office buildings in planned, grouped concentrations, and incorporate features that minimize impacts on adjacent sensitive uses associated with noise, property maintenance, product deliveries, trash service and other potentially incompatible characteristics.

Off
ice Land Use Policy 9.3
Encourage the integration of service, financial, dining, and other support uses in office complexes to enable employees to remain on site and reduce automobile use.

Off
ice Land Use Policy 9.4
Locate and design office buildings to assure compatibility and transitions with adjoining neighborhoods, with the greatest building intensities and heights in the downtown, near transit, and mixed use districts.

Off
ice Land Use Policy 9.5
The General Office land use designation shall accommodate admini- strative and professional offices, business support services, financial, insurance, and real estate services, supportive commercial uses such as restaurants, as well as medical related offices, short -term conva- lescent and long-term care facilities, research labs, medical supply, and similar uses.

Ordinance No. 2024-11
Exhibit "B"

322
Item10.

Office Land Use Policy 9.6
Accommodate large scale bio -technology, research and develop- ment, corporate office and related support office uses in a campus- like setting within the Planned Office land use designation. Allow limited support retail and service uses, such as restaurants, dry cleaners, gym/fitness centers, markets, and office services (e.g., printi ng / copying / shipping) as well as compatible public uses if integrated into larger facilities.

10. Industrial Land Use
GOAL10: A variety of industrial uses located and designed to assure compatibility with adjoining land uses offering
diverse jobs for the community.

Industrial Land Use Policy 10.1
Establish Industrial Office, Light Industrial, and General Industrial land use designations as described in Figure II-6 to accommodate the need for the various types of industrial uses.

Industrial Land Use Policy 10.2
Encourage the development of industrial buildings in planned, group concentrations and incorporate features that minimize impacts on adjacent sensitive uses associated with noise, property maintenance, product deliveries, trash service and other potentially incompatible issues.

Industrial Land Use Policy 10.3
Require that projects located within the Industrial Office classification be designed to be aesthetically attractive and compatible with adjoining land uses addressing such elements as land use, building architecture, landscaping, screening of outside storage, and out - building uses. Scale the amount of required improvements to the size of the project for businesses expanding their operations.

Industrial Land Use Policy 10.4
Encourage the development of “Safety Uses” (e.g. police station, fire department, city related uses etc.), support commercial, and indus- trial-related office uses (e.g. architects, data processing, engineering, contractor, government services, corporate headquarters) in the Industrial Office land use designation as an incentive to transition from M2 and M1 zones to the IO zone.

Industrial Land Use Policy 10.5
Accommodate industries that generate moderate daytime and minimum nighttime noise levels, and require limited or no outside storage in Light Industrial designated properties.

Page II-118 Escondido General Plan Land Use and Community Form General Plan policies promote
self-contained, comprehensively
planned office development with
opportunities for support
facilities such as fitness centers
and restaurants
Ordinance No. 2024-11
Exhibit "B"

323
Item10.

Escondido General Plan Land Use and Community Form Page II-119 Industrial Land Use Policy 10.6
Require development on properties located in designated Light Industrial areas to incorporate stricter standards than comparable General Industrial designated sites for building architecture, land - scaping, and screening of outside storage, property setbacks, and open land use.

Ind
ustrial Land Use Policy 10.7
Correlate the scale and amount of required improvements with the size of the project for businesses expanding their operations.

Ind
ustrial Land Use Policy 10.8
Maintain building intensity standards for Industrial designated properties as required by law.

Ind
ustrial Land Use Policy 10.9
Allow more flexible requirements affecting building architecture, landscaping, screening of outside storage, or outbuilding use depen- ding on location and visibility from off -site areas on properties designated General Industrial. Scale the amount of required improve- ments to the size of the project for businesses expanding their operations.

11. Specific Plan Area Land Use
GOAL 11: Large-scale, multi-use projects that create a sense of distinct identity, provide amenities, and are cohesively and comprehensively developed.

Speci
fic Planning Area Land Use Policy 11.1
Establish the Specific Planning Area land use designation and require submittal of a Specific Plan application to manage the phased and cohesive development of large scale, multi-use projects (in compliance with California Government Code Sections 65450, et seq.) as described in Figure II-6.

Spec
ific Planning Area Land Use Policy 11.2
Allow additional areas to be designated as Specific Planning Areas as requested by landowners/property owners subject to criteria defining the type of project, the character of the intended development, proposed land uses and intensities, pertinent conditions or restrictions on development, appropriate application process, and demonstration of how the proposed Specific Planning Area furthers the goals and objectives of the General Plan more effectively than existing land use designation(s).

Ordinance No. 2024-11
Exhibit "B"

324
Item10.

Specific Planning Area Land Use Policy 11.3
Specific Plans shall not be utilized in a wide -spread manner to circumvent or modify the character or intent of ordinances, land use designations and/or city goals and objectives, but rather should be reserved for a limited number of proposals which, by nature, are ideally suited for the comprehensive planning efforts involved in the Specific Planning process.
(Amendment to this policy will continue to require voter approval) Specific Planning Area Land Use Policy 11.4
Specific Planning Areas (SPA’s) shall be utilized to consider development proposals analyzing zoning regulations, development standards, land uses, densities, building intensities tailored to the need and unique characteristics of a particular area. Generally, SPAs should only be applied to larger areas and where community benefit can be demonstrated.
(Amendment to this policy will continue to require voter approval) Specific Planning Area Land Use Policy 11.5
Specific criteria to evaluate the suitability of a Specific Plan shall be established which shall include:
a) The site should be of sufficiently large area to take advantage of density transfers where appropriate, thereby preserving significant open space areas within the Specific Plan area;
b) The site should have unique physical characteristics, such as uneven terrain or hillside areas that, without a Specific Plan, might not be effectively protected and incorporated into the overall development plan;
c) The site should be of sufficient area that lends itself to a compre- hensive site design utilizing a combination of attractive land- scaping and open space amenities left in their natural condition; d) The site should be of sufficient area and nature that lends itself to long-term development phasing (e.g., in excess of five years) which can effectively be monitored and controlled; and
e) The site should require flexibility in planning to deal with compatibility with different surrounding land uses and extensive public improvement requirements.
(Amendment to this policy will continue to require voter approval) Specific Planning Area Land Use Policy 11.6
No Specific Plan shall be adopted by the City Council until the Council has reviewed the proposed Plan for compliance with the following requirements which are in addition to requirements imposed by State Government Code Sections 65450, et seq.:
(Policy continued on next page)
Page II-120 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

Item10.

Escondido General Plan Land Use and Community Form Page II-121 a) Residential, industrial and commercial structures built within the Specific Plan area shall be constructed under rigorous quality control programs and safeguards (e.g., appropriate restrictive covenants running with the land);
b) Appropriate protection against soil erosion, particularly where hillside development is involved, shall be assured;
c) Assurance shall be provided that any hillside cutting will be minimized or appropriately landscaped so that visible scarring will be mitigated to the extent feasible;
d) All open space areas shall be identified and appropriate measures providing for their preservation shall be included;
e) Design criteria, development regulations and building standards shall be provided sufficient to ensure that residential, industrial and commercial structures are compatible with the surrounding environment;
f) Adequate assurance shall be provided that the circulation and access needs of the project residents and the surrounding community are properly addressed;
g) Appropriate arrangements to ensure that public facilities and services adequate to serve the project residents are available shall be described; and
h) The Specific Plan demonstrates implementation of the goal and objectives of the General Plan and furthers the interests of the community.
(Amendment to this policy will continue to require voter approval) Specific Planning Area Land Use Policy 11.7
Clustering residential units shall be permitted only in conjunction with a Planned Development or Specific Planning Area (SPA) (see provisions for clustering).
(Amendment to this policy will continue to require voter approval)

12. Open Space / Park Land Use
GOAL 12: Open space lands that provide an attractive
environmental setting for Escondido and visual relief
from development, protect the viability of natural
resources and habitat, offer recreational
opportunities for residents and visitors, and protect
the public from the risks of natural hazards.

Ordinance No. 2024-11
Exhibit "B"

326
Item10.

Open Space Land Use Policy 12.1
Establish the Open Space / Park land use designation to identify city and county properties reserved for active and passive parks, habitat preservation, and public safety purposes as described in Figure II-6.

Open Space Land Use Policy 12.2
Require any proposed land use change in areas designated as Open Space to conform in type and intensity with the surrounding land uses.

Open Space Land Use Policy 12.3
Encourage the preservation of lands within the Planning Area that are owned by other public agencies for use as undeveloped open space, recreational purposes or mitigation banking.

Open Space Land Use Policy 12.4
Explore options to purchase lands used for recreation or open space purposes within the Planning Area that are owned by other public agencies and available for acquisition, as appropriate. Retain such property acquisitions in their current use for possible mitigation banking purposes, or to develop as additional recreational oppor- tunities for Escondido residents.

13. Public Facility Overlay
GOAL 13: Adequate and accessible civic, utility, institutional, educational, cultural, and service uses supporting the needs of
Escondido’s residents and businesses.

Public Facility Overlay Policy 13.1
Establish the Public Facility overlays to accommodate “single use” municipal facilities and government operations such as libraries, community centers fire stations, municipal firing range, treatment facilities, public schools, etc. as described in Figure II-6.

Public Facility Overlay Policy 13.2
Ensure that any proposed land use change in this category shall conform to the underlying land use designation with respect to type of activity and intensity of development.

Public Facility Overlay Policy 13.3
Maintain a buffer zone around the Hale Avenue Resource Recovery Facility (HARRF) and restrict development in order to minimize public exposure to odors and public health risks. Limit the amount of new residential development within this zone and permit non- residential uses that would not adversely impact existing residences. Encourage development to incorporate site planning and architectural layout techniques that minimizes exposure to odors.

Page II-122 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

327
Item10.

Escondido General Plan Land Use and Community Form Page II-123

14. Tribal Area Land Use Policies
GOAL 14: Recognition of the jurisdictional authority of local Native American Tribes.

Tri
bal Area Land Use Policy 14.1
Establish the Tribal Area land use designation as described in Figure II-6 for federally recognized reservations or Indian Villages and for which the city has no land use authority.

15. Development Agreement Policies
GOAL 15: Shared public and private commitments for large scale, multi-year, and multi-use projects to assure
conformance with community development objectives.

Develo
pment Agreement Policy 15.1
Encourage Development Agreements as a mechanism to secure community benefits from applicants that the city cannot require as part of a project’s approval.

Develo
pment Agreement Policy 15.2
Approve a Development Agreement for increased residential density within Specific Planning Areas (SPA) #2 and #4 in excess of the basic entitlement, provided that community benefits exceed those normally required of comparable development projects. The yield/benefit determination shall be made by the City Council and shall not exceed the maximum stated in the SPA section.

Develo
pment Agreement Policy 15.3
Specify, if needed, the number of building permits to be allocated on a yearly basis and the correlation and timing for the provision of facilities and/or financing for on-site or off-site community benefits in all Development Agreements.

Develo
pment Agreement Policy 15.4
Regularly monitor Development Agreements to ensure compliance and to address community concerns and needs that may change over time.

Ordinance No. 2024-11
Exhibit "B"

328
Item10.

Page II-124 Escondido General Plan Land Use and Community Form

16. Annexation
GOAL 16: Annexation of properties for the provision of municipal services whose development shall complement and be
compatible with adjoining areas without placing an
undue financial burden on the city.

Ann
exation Policy 16.1
Allow property owners to annex to the city, and actively annex unincorporated lands owned by the city.

Ann
exation Policy 16.2
Promote the annexation of unincorporated lands where it is deter - mined in the city’s interest to promote orderly development, implement goals and objectives, and /or to expedite facilities and services.

Ann
exation Policy 16.3
Demonstrate that facilities, services, and infrastructure are adequate to serve proposed annexations in accordance with city standards, acknowledging Neighborhood Maintenance & Preservation Policy

4.4 allowing more flexible public improvement requirements in the Rural and Estate I single-family residential areas.

Annex
ation Policy 16.4
Allow annexations if it can be demonstrated that appropriate improvements as determined by the city will be financed by the property owner(s), and that such expansion of the city will not have unacceptable adverse fiscal or environmental impacts to existing city services or residents. Exceptions to this policy may be considered subject to Policy 16.2.

Annexation Policy 16.5
Provide services to unincorporated areas when there is a mutual agreement between the city and appropriate agencies, if any, provided the city is compensated for costs incurred.

Ann
exation Policy 16.6
Maintain an annexation procedures manual outlining the steps and city policies regarding annexations that includes, but is not be limited to, applicant’s responsibilities, requirements for environmental review, requirements for development plans, and fees for annexation.

Ann
exation Policy 16.7
Update the Sphere of Influence as necessary concurrent with each five-year review of the General Plan.

Ordinance No. 2024-11
Exhibit "B"

329
Item10.

Escondido General Plan Land Use and Community Form Page II-125 Annexation Policy 16.8
Expand the Sphere of Influence to be coterminous with the Planning Area boundary where such expansion is deemed appropriate by the City and the Local Agency Formation Commission.

17. General Plan Review and Amendments
GOAL 17: A dynamic General Plan that is responsive to com - munity values, visions, needs, economic conditions, resource availability, and state and federal legislation.

General Plan Review and Amendment Policy 17.1
Track, monitor, and report the performance and the General Plan land use goals and policies and, where there are substantive deviations in development practice or anticipated impacts, assess their implications and appropriateness for Plan amendments.

General Plan Review and Amendment Policy 17.2
Comprehensively review and update the General Plan, as appropriate at five year intervals.

General Plan Review and Amendment Policy 17.3
Prior to any major extensions of services or utilities to accommodate changes in land use, significant growth inducing, and environmental implications including significant growth inducing impacts, shall be thoroughly reviewed based upon the Growth Management policies of this document and any necessary mitigation measures implemented. (Amendment to this policy will continue to require voter approval) General Plan Review and Amendment Policy 17.4
Require General Plan Amendments when proposals:
a) Request the development of a site for a designation or density/ intensity other than indicated on the Land Use Map or within the text of the General Plan;
b) Do not meet or exceed adopted Quality of Life Standards; c) Request changes to, or not substantially consistent with, General Plan policies, goals or objectives; and,
d) Are determined by the city to be inconsistent with policies contained in the General Plan text.

Ordinance No. 2024-11
Exhibit "B"

330
Item10.

Page II-126 Escondido General Plan Land Use and Community Form General Plan Review and Amendment Policy 17.5
Substantiate the need for General Plan Amendments with written findings submitted by the applicant that considers the following criterion:

Identified physical, social, or city-wide economic factors or changes that have made the General Plan designation, policy statement goal, or intent in question inappropriate from the standpoint of the general public welfare.

Unless the applicant provides substantial documentation that the changes have occurred, the GPA request shall be denied.

Gener
al Plan Review and Amendment Policy 17.6
Permitted land uses in the residential areas of the City shall be intensified only when the voters approve such changes. No General Plan Amendment or new Specific Planning Area shall be adopted which would:
a) Increase the residential density permitted by law,
b) Change, alter, or increase the General Plan Residential Land Use categories, or
c) Change any residential to commercial or industrial designation on any property designated as: Rural, Estate, Suburban, Urban.

Unless and until such action is approved and adopted by the voters of the City at a special or general election, or approved first by the City Council and then adopted by the voters in such election. (Amendment to this policy will continue to require voter approval) Gener
al Plan Review and Amendment Policy 17.7
Periodically review and update the city’s Planning Area boundary to identify areas appropriate for amendment which shall be conducted through the General Plan Amendments process.

Gener
al Plan Review and Amendment Policy 17.8
Require California Environmental Quality Act (CEQA) review for development that exceeds the 2035 forecasted General Plan develop- ment capacity as defined in Figure II-5.

18. Environmental Review
GOAL 18: Environmental quality regulations that mitigate for impacts associated with development to preserve and
protect Escondido’s unique environment.

Ordinance No. 2024-11
Exhibit "B"

331
Item10.

Escondido General Plan Land Use and Community Form Page II-127 Environmental Review Policy 18.1
Maintain Environmental Quality Regulations in accordance with city, state, and federal requirements.

Envi
ronmental Review Policy 18.2
Require environmental review and mitigation of impacts, if necessary, consistent with city, state, and federal requirements for development projects the Planning Area.

Envi
ronmental Review Policy 18.3
Periodically review and update environmental thresholds and special sensitive areas as more specific and recent information becomes available.

Envi
ronmental Review Policy 18.4
Require all development to conform to the General Plan, Facilities Plans, Areas Plans, and Quality of Life Standards.

Ordinance No. 2024-11
Exhibit "B"

332
Item10.

Page II-128 Escondido General Plan Land Use and Community Form Ordinance No. 2024-11
Exhibit "B"

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i
East Valley Parkway Area Plan
Approved: September 22, 2004
City Council Resolution No. 2004-136
(Effective Date: November 5, 2004)
Acknowledgements
City Council:

Lori Holt Pfeiler, Mayor
Marie Waldron, Mayor Pro Tem
Tom D’Agosta
Ed Gallo
Ron Newman
East V alley Parkway Citizens Committee:

Sam Abed
David Buckley
William Corwin
William de la Fuente
Gene Heyer
Jon Hudson
Reg Javier
Harvey Mitchell
Michael Morasco
Paul Page
Bill Reedy
Dennis Snyder
Shirley Winter
Dana Wohlford
City of
Escondido:

Clay Phillips, City Manager
Charles D. Grimm, Director of Community Development
Jonathan Brindle, Assistant Planning Director
Jo Ann Case, Economic Development Manager
Susan Oliver, Code Enforcement Manager
Barbara Redlitz, Principal Planner, Project Manager
Lyn Dedmon, Economic Development Analyst
Craig Carter, Police Department
Greg Ellis, Police Department
Lori Asper, Senior Graphics / GIS Technician
Ruben Luna, Graphics / GIS Technician
C
over Photo: “Shifting Threshold” © by Joan Irving, 2002 335
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ii
As amended:

Res
olution 2005-79(R) ...................................................................... Effective May 4, 2005 Ordinance 2019-09 ............................................................................. Effective October 10, 2019 Ordinance 2021-11 .............................................................................Effective November 26, 2021 Ordinance 2024-105 .......................................................................... Effective, [DATE] 336
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iii
Changes to the East Valley Parkway Area Plan
On July 19, 2023, the Escondido City Council adopted the East Valley Specific Plan (EVSP), a plan which reevaluates and modifies the policies, allowable uses, and land use patterns within a segment of the East Valley Parkway Area Plan (EVPAP). In order to reflect these changes, the Escondido City Council adopted ROrdinance No. 2024-105 on August 7, 2024, which adjusts the EVPAP’s boundaries so that they do not conflict with the EVSP.

The figures below provide a side-by-side comparison between the old EVPAP boundary and the new site limits. As depicted in the image below (right), parcels located generally east of Hickory Street, west of Harding Street, south of the Escondido Creek Channel (with exception of those surrounding the Ash and Washington intersection) and north of Grand Avenue, are now subject to regulations in the EVSP.

California Government Code Section 65450 grants specific plans like the EVSP authority to lead the “sy stemic implementation” of a City’s general plan. In the event there is any future or unresolved conflicts between EVPAP and EVSP, the EVSP shall prevail. For parcels that fall under the area now governed by the EVSP, readers need to reference the EVSP for applicable guidelines, allowable uses, and any additional information .

The EVSP can be found online at:
https://escondido.gov/DocumentCenter/View/2283/East-Valley-Specific-Plan- 337
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)
I \
't-��\,., �
,-
j
✓-
Legend
CJ Old East Valley Parkway Area Plan
East Valley Parkway Area Plan
�
E,'iCONDIDO
o"'"<:"'°"'�.----
Vicinity Map (Previous Boundary)
Legend
CJ Current East Valley Parkway Area Plan
East Valley Parkway Area Plan
�
!,��.,.!lO
Vicinity Map (Current Boundary)
338
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East Valley Parkway Area Plan
Table of Contents
27 Section 5 28
28 28

4.10 Review Process
Appearance

5.1 Objectives

5.2 Pro perty Maintenance and Enforcement

5.3 Design Guidelines 29
Section Title Page
Section 1 Introduction 1

1.1 Purpose 1

1.2 Location 1

1.3 History 4

1.4 Plan Preparation Process 6
Section 2 Relationship to General Plan and City Policies 8

2.1 General Plan Conformance 8

2.2 Bicycle Facilities Master Plan 9

2.3 Zoning 9
Section 3 Area Plan Goals 11

3.1 Goals 11
Section 4 Land Use 12

4.1 Objectives 12

4.2 Existing Land Use 12

4.3 Future Land Use Opportunities 14

4.4 Land Use Policies 14

4.5 Principal Land Uses 15

4.6 Permitted Accessory Uses and Structures 23

4.7 Prohibited Uses 24

4.8 Parking 25

4.9 Signs 26
339
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5.4 Public Art 29
Section 6 Circulation and Infrastructure 31

6.1 Objectives 31

6.2 Existing Conditions 31

6.3 Transit 34

6.4 Bicycle and Pedestrian Paths 34

6.5 Circulation Policies 34

6.6 Directional Signs 35

6.7 Other Infrastructure 35
Section 7 Economic Development 37

7.1 Economic Development 37

7.2 Marketing 37
Section 8 Design Guidelines 39

8.1 Introduction and Purpose 39

8.2 Overall Design Concept 39

8.3 Architectural Design Guidelines 42

8.4 Site Design Guidelines 43

8.5 Building and Architectural Guidelines 49

8.6 Landscape Guidelines 54

8.7 Signage and Lighting Guidelines 56

8.8 Residential and Mixed-Use Guidelines 56
Section 9 Implementation 58

9.1 Implementation Mechanisms 58
Figures Follows
Page

1. Vicinity Map 2

2. General Plan 3

3. Zoning 10

4. Circulation Plan 32

5. Design Concept 40

6.A Mediterranean Design Concept 44

6.B Mediterranean Design Concept 45

6.C Conceptual Site Plan 46

7.A Contemporary Style 47

7.B Contemporary Style 48

8. Conceptual Building Renovation 51
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9. Building Renovation 52

10. Site Renovation 53
Tables

4.1 Permitted and Conditionally Permitted Principal Uses 17

4.2 Permitted Accessory Uses and Structures 23
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1 Mission Statement: The mission of the East Valley
Parkway Area Plan is to develop and implement a
comprehensive strategy for the revitalization of the
physical character and economic health of East Valley
Parkway businesses and community.

SECTION 1. INTRODUCTION

1.1 Purpose
The purpose of the East Valley Parkway Area Plan is multifold:
• To address the Commercial Policy objectives identified in the City’s General Plan including opportunities to attract office and professional uses, rehabilitate existing commercial centers, strengthen existing establishments through façade and streetscape improvements, and consolidate access point to improve traffic circulation
• To continue and strengthen the efforts for the renaissance of the area • To develop strategies encouraging older developed properties to upgrade facades, parking areas and landscaping and to maintain properties in a well-kept manner according to current Municipal Code
requirements
• To provide direction for the design of buildings, site planning, signs, and landscaping
• To provide a marketing tool for attracting targeted uses that contribute to economic development, and to encourage
additional educational uses to build upon the existing education cluster
• To provide guidelines for residential uses as part of mixed-use development • To develop strategies that encourage home ownership of residential units • To identify priorities for infrastructure improvement

1.2. L
ocation
East Valley Parkway is located in the central portion of the City of Escondido, immediately adjacent to and east of downtown (refer to Figure 1– Vicinity Map). The East Valley Parkway Area Plan boundary begins generally east of Harding Street and extends an approximate two-miles along East Valley Parkway to just east of Citrus Avenue (refer to Figure 2– General Plan). A portion of the area is bounded by the Escondido Creek flood control channel on the north and portions of Grand Avenue on the south. 342
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treet trees frame distant mountain views along the scenic parkway

1.3 History
Brief Chronology of the Area:

The East Valley Parkway area thrived during its heyday during the 1960s as a major retail and entertainment district anchored by suburban shopping centers with ample parking.

With the development of the North County Fair regional shopping center (renamed Westfield Shoppingtown North County and subsequently North County Mall) at the southern boundary of the City, the customer base along East Valley Parkway declined and older buildings experienced higher vacancy rates. The area has experienced a renaissance which began in the late 1990s, as evidenced by new anchor businesses, a consolidation of retail, adaptive reuse of marginal commercial uses, a growing educational cluster, and the phased undergrounding of utilities. In 2023, the City adopted the East Valley Specific Plan (EVSP) governing portions of the East Valley Parkway Area Plan’s geographic area, thereby reducing the total area of the area plan.

Detailed History:

Incorporated in 1888, Escondido is one of the oldest cities in the County. Over time, land use within the East Valley area has transitioned from agricultural uses to an automobile- oriented commercial area bordered by residential uses. The original e
astern city limits terminated at Ash Street. The eastern pa rt of the valley was fast growing with ranches, orchards and other agricultural uses. This growth led to the need for a new, second elementary school to serve the east part of the City. Known as Oak Glen School, the school was constructed in 1892 in a grove of oaks at the east end of the valley. Destroyed by fire two years later, the school was rebuilt and renamed Orange Glen School, its current name. The unpaved road heading east from the downtown area past the school was known during the 1920s as “the road to Valley Center”.
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5 City zoning districts dating back to the 1930s designate the properties between Hickory and Ash Streets as an agricultural district. Defining the western boundary of the study area was Palomar Medical Center, established in 1950 on the site of the former Escondido Hotel.

The eastern City boundary at Ash Street remained unchanged until 1959 when properties along East Valley Parkway annexed to the City. Some of the earliest development along the parkway consisted of mobile home parks, many of which still remain. As the City grew, commercial development followed the trend seen in other older cities characterized by traditional downtown settings; neighborhood stores and shopping centers with ample on- site parking were developed to provide services outside the downtown shopping area. Zoning dating back to the 1960s designated the East Valley area, along with the downtown and South Escondido Boulevard areas, as general commercial districts. A significant event in the development of the East Valley area was the 1964 opening of the City’s first large shopping center, known as Escondido Village. The fully-enclosed, air- conditioned shopping center was built on the site of a former dairy, on the corner of East Valley Parkway at Ash Street. While considered “state of the art” at the time, the center was renovated in the early 1990s to provide an open-air mall and increase street visibility for merchants.

Hi
storically, the Escondido valley area was subjected to a number of floods as Escondido Creek topped its banks, most significantly in 1916 and 1927. Construction of the Escondido Creek flood control channel, known as the Escondido Creek Watershed Project, began in 1965. The project was built in four phases, using a combination of federal and state funds and a bond measure financed by Escondido residents. This concrete-lined channelextends from approximately Lake Wohlford Road on the east to the Harmony Grove bridge on the west end, and abuts the rear of many properties north of East Valley Parkway. The channel maintenance road also functions as a bicycle path.

Subs
equent commercial development has been automobile -oriented, characterized by big and mid-box retail, strip commercial and food service establishments with ample parking generally located along the street frontage. Additional shopping centers were constructed, anchored by major retail stores such as Fedco, theaters, and grocery stores. In addition, a number of public uses were established. The satellite campus of Palomar College was established in 1989. In the 1990s the City purchased a commercial center located between Midway Drive and Citrus Avenue, and converted the former grocery store building into the East Valley Community Center, containing a branch library and gymnasium. Adaptive reuse of a shopping center east of Valley Plaza and Rose Street has been completed with the construction of a new charter high school campus
whi
ch opened in Fall 2003.

An underutilized commercial center was successfully renovated to the satellite campus of Palomar College, stimulating the establishmentof other educational uses
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6 One of the main catalysts for the East Valley Parkway recent revitalization is the residential developments further east and north along East Valley Parkway, including Hidden Trails (East Grove – Specific Plan Area 12) and Eureka Ranch (Specific Plan Area #5). Another catalyst for redevelopment was demolition of the former Fedco and Vineyard Shopping Center, and replacement with the Albertsons and Home Depot centers. The installation of a series of public art pieces known as “Shifting Threshold” in 2001 and 2003, provides a colorful and festive depiction of the East Valley area as it transitions from its agricultural beginnings to its current status as an important commercial district. Additional infill development behind the Escondido Village Shopping Center is anticipated, which may result in the relocation of the Escondido School District administrative offices elsewhere within the district.

1.4 Plan Preparation Process
The need for an area plan for the East Valley Parkway area was identified in the Commercial Policies of the 1990 General Plan. To implement the General Plan objectives, the East Valley Overlay Ordinance (Ordinance 91 -51) was adopted in 1991 as an interim ordinance. The overlay ordinance was intended to guide development and land use decisions in a manner consistent with the General Plan, until such time as a final area plan was adopted. Since that time, area property and business owners have continued to work with the City to focus attention and resources on the commercial district by forming the East Valley Association (EVA), a non-profit organization.

In 1997, SANDAG funded an urban design study for the East Valley Parkway corridor aimed at developing design
solutions that would enhance and revitalize the area. The design consultant (Estrada Land Planning) facilitated public workshops and recommended design solutions to address
community concerns. The recommendations were included
in the East Valley Parkway Corridor Urban Design Study
Summary Report, dated August 1997. Many of the concepts 347
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7 included in this study have been implemented as part of subsequent development proposals, and additional recommendations are incorporated into the area plan (Refer to Figure 5 – Overall Design Concept). Since the late 1990s a number of properties have undergone revitalization or replacement of existing business with new tenants. The EVA continues to work closely with representatives from numerous City departments to revitalize the physical character and economic growth of the area.

At
t he request of the EVA in 2002, the City Council directed staff to prepare a comprehensive area plan for the East Valley Parkway area that replaced the interim overlay ordinance. The City Council appointed a 13- member citizen’s committee, consisting primarily of property and business owners and area residents, to work with staff in developing the plan. The citizens’ committee focused their efforts on reviewing land use regulations, and developing design guidelines and property maintenance standards. 348
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8 SECTION 2. RELATIONSHIP TO THE GENERAL PLAN

AND OTHER CITY POLICIES

2.1 General Plan Conformance
The City’s General Plan provides a blueprint for growth and development within the City.

It specifically identifies the East Valley area for special consideration. Properties within the East Valley Parkway Area Plan are designated General Commercial (GC) in the Land Use Element of the General Plan (refer to Figure 2 – General Plan). This designation is characterized by a broad range of retail and service activities, including personal and business retail sales and service, eating and drinking establishments, and offices.

Automobile sales and service, while generally allowed in the general commercial area, are subject to special zoning restrictions
along East Valley Parkway. The
anticipated building height is
generally low -profile (one to three
stories) although taller structures
may be permitted where tourist-
serving facilities or mixed -use
projects are proposed.

Commercial centers provide a broad mix of retail and service uses Development and implementation of the Area Plan shall be consistent with the General Plan, which includes a number of Commercial and Economic policies applicable to the East Valley commercial area, as described below:
• E
conomic Policy B3.3 encourages the continued revitalization of the East Valley Parkway commercial area by upgrading its appearance and achieving a coordinated land use pattern, including retail, offices, visitor-serving activities and residential development.
• Commercial Policy B4.2 e
stablishes the need to develop and adopt programs and
ordinances directed at strengthening and rehabilitating existing commercial centers.
• Commercial P
olicy B4.4 requires new commercial developments over five acres in size to submit a study of existing and approved commercial development in the vicinity, vacancy rates, and other information to evaluate potential blight in existing commercial areas.
• Commercial Policy B4.5 r
equires future commercial activities to be organized in planned, grouped concentrations rather than organization in a linear fashion. • Commercial P olicy B4.12 addresses the need to prepare a Land Use Area Plan for East Valley Parkway, and establishes the following objectives:
a. Analyze opportunities for attracting office and professional uses to the area; b. Encourage the rehabilitation of existing commercial centers rather than expansion;
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9 c. Seek ways of strengthening the existing
establishments through façade and streetscape
improvements. Upgraded public and private
landscaping and aesthetically-upgraded signage;
d. Consider multiple -family residential and office
uses as a replacement for some existing commercial
uses; and
e. Establish mechanisms to consolidate access points
to commercial centers to improve traffic
circulation.
• C
irculation Policy D2.7 establishes guidelines limiting access to Major Roads, such as East Valley Parkway, through the use of medians and access controls to maintain street capacity.
• Circulation Policy D2.7 e stablishes a policy of consolidating driveway access points along classified streets of Collector and above, to enhance and protect the capacity and safety of classified streets by reducing potential traffic conflicts. As a Major Road, East Valley Parkway is subject to this policy.

2.2 Bicycle Facilities Master Plan
The Bicycle Facilities Master Plan, adopted in 1993, establishes a system of bicycle routes and support facilities intended to provide an alternate mode of transportation as well as a recreational opportunity. The master plan identifies a Class 1 grade -separated bikeway situated along the service road bordering the channelized portion of Escondido Creek from the western end of the City to Lake Wohlford Road. The City has completed construction of this bicycle path from North Broadway to East Washington Avenue. A segment of this pathway borders the south side of the creek channel adjacent to the commercial properties along East Valley Parkway. Future improvements are anticipated to provide a grade - separated bicycle crossing at Date and Ash Streets.

2.3 Zoning
Zoning Districts
Properties within the area plan prior to the EVSP’s adoption in 2023 included a mix of zoning districts with the CG (General Commercial) district encompassing the largest area, and including the CP (Professional Commercial), HP (Hospital Professional), PD -R (Planned Development – Residential) and PD -C (Planned Development – Commercial) districts.

With the adoption of the EVSP, the only zoning district remaining in the area plan is the CG (General Commercial) district and CP (Professional Commercial). The intent of the Area Plan Overlay is to refine the list of land use and development standards of the underlying zone to conform w ith the General Plan policies and provide clear criteria for both new and existing development.

The standards of the underlying zoning and this area plan overlay shall be applied to development and use of property within the area plan boundaries as shown on Figure 2. 350
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11 Business Enhancement Zone (BEZ)
The East Valley Parkway Area is within the Escondido Business Enhancement Zone (BEZ). The intent of the BEZ is to induce and facilitate projects that provide significant public benefit and strengthen the image and appearance of the City. Projects within the BEZ are eligible for incentives pursuant to criteria adopted by the City Council. The potential incentives include financial assistance, relief from certain zoning requirements and expedited processing.

SECTION 3. AREA PLAN GOALS

3.1 Goals
The following goals were developed to provide direction for the future development and revitalization of the East Valley Parkway area, as envisioned by the General Plan:

1. Provide surrounding neighborhoods with a convenient and attractive commercial area for their shopping, dining, entertainment, education and employment needs by attracting a full range of quality uses to the area, including retail, high-paying office and professional uses, educational clusters and sit-down dining establishments

2. Encourage revitalization of existing commercial centers through implementation of façade and streetscape improvements incorporating quality design of all exterior building improvements, landscaping and exterior colors

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

4. Determine where and to what extent existing commercial centers should recycle to mixed-use incorporating multiple family residential components

5. Identify site criteria and establish enforceable development standards for mixed-use residential developments through the Planned Development process, emphasizing design
elements and site ameni ties which typify and promote the home ownership market

6. Encourage the rehabilitation of existing uses by clarifying the approval processes to avoid excessive conditions that discourage rehabilitation

7. Develop comprehensive design guidelines to promote quality architectural design, reorientation of linear strip commercial with clustered site planning, and to unify the streetscape appearance as a landscaped parkway

8. Develop enforceable standards to insure properties are monitored and maintained at a high level of compliance with code requirements and conditions of approval.

9. Provide smooth traffic flow and improve accessibility to and through East Valley Parkway by developing a comprehensive directional sign program, and by consolidating access points onto East Valley Parkway
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12 SECTION 4. LAND USE

4.1 Objectives
The primary objective of the land use section is to identify a full range of desirable land uses that can achieve the area plan goals of stimulating the visual and economic revitalization and to provide surrounding neighborhoods with a convenient and attractive place for their shopping, dining, entertainment, education and employment needs. The land use objectives are intended to strengthen the area’s economic base, increase property values and support surrounding areas.

4.2 Existing Land Use
Existing Conditions:

The East Valley Parkway area is an established commercial district developed with a broad spectrum of retail, service, educational and recreational uses. The area contains approximately 329 businesses that represent approximately 4% of the total number of businesses in Escondido. With the establishment of the interim overlay ordinance in 1991, the list of permitted and conditionally permitted uses as established by the underlying zoning districts was refined to reflect the General Plan policies to promote revitalization of the corridor. Towards this end, a variety of automotive -related uses were specifically prohibited, including the sale or rental of motor vehicles, equipment and boats, and a higher level of review through the conditional use permit process was established for service stations and automobile sales and services. Any such existing uses are considered non - conforming and are limited in their ability to expand or extend the life of the use, pursuant to Zoning Code Section 33-1240 et seq.

Former Palomar Hospital anchored the west end of the parkway adjacent to downtown Escondido Existing land use is characterized by the following conditions:
• A high number of small to mid-size retail establishments, transitional uses, social services and food establishments, and minimal office development. Food 353
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13 establishments cater primarily to the fast-food market, while sit-down, family style restaurants are few in number.
• Existing buildings are low -scale, primarily single story. Older centers are characterized by traditional shopping center design with retail stores developed in a linear strip with shared parking located in front of the buildings and having little or no landscaping. Recently reconstructed centers include clustered developments with outpad buildings, site plans with improved street visibility and well-distributed parking.
• A cluster of educational uses, including Palomar College, Escondido Charter High School and the Escondido Union School District administrative offices are centrally located along or adjacent to the parkway.

E
scondido Charter High School opened in Fall 2003
• Mixed-use developments containing a combination of retail and office uses are limited. No mixed-use residential projects have been developed since the Interim Overlay Ordinance was established in 1991.
• Recreational uses include the bicycle path along the Escondido Creek flood control channel and the East Valley Community Center. While located north of the flood control channel at Rose Street outside of the Area Plan boundaries, Washington Park also serves the recreational needs of the area.

Ownership P
atterns and Lot Configurations:

Individual ownership patterns and unusual lot configurations can create obstacles to efficient and attractive land use and site planning. An example of fragmented ownership is the area between Harding Street and N. Midway Drive north of E. Valley Parkway, which consist of irregular lot sizes and configurations including lots with pan handles and shared access across several separately owned properties and developments. Properties east of Harding Street are deeper, allowing larger setbacks for parkway landscaping, parking lot screening and consolidated signage. Many established uses operate under long- term lease agreements which provide stability to the tenant but may be a deterrent to potential new property owners. For example, the Valley Plaza shopping center includes a number of long, narrow lots that are individually owned, contain multiple driveways and minimal parking lot landscaping. Efforts to revitalize the center in a comprehensive manner have been challenging due to the need to coordinate with multiple owners and tenants. 354
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14 I
ndividual ownership of some older commercial properties makes revitalization efforts difficult to coordinate between multiple owners

4.3 Future Land Use Opportunities
Mixed-U se:

Since 1990 the General Plan Land Use Element has promoted the establishment of opportunities for mixed-use residential and office development along East Valley Parkway.

However, no new mixed-use developments have been established. The intent of the General Plan policy is to increase the residential population in close proximity to commercial uses and to provide a range of viable land uses to replace or enhance underutilized commercial centers. Conversion of commercial s ites to residential–only uses is not anticipated or promoted, since such redevelopment would reduce the inventory of employment and revenue- generating commercial lands. However, establishment of mixed-use projects that include a residential component can enhance the vitality and stability of the area. Mixed- use projects, including a combination of retail/office and retail/ residential units with high quality design and amenities targeting the home- ownership market, are encouraged. The planned development process will be required for mixed-use residential projects.

Other Targeted Land Uses:

East Escondido has experienced significant residential growth, with the development of the Hidden Trails development and other approved subdivisions in the East Valley Parkway and East Washington areas and in Valley Center. Development of gaming casinos on tribal lands to the north has also contributed to an increased number of motorists along the parkway. To service this growth and take advantage of the increased exposure to motorists, an opportunity exists for infill development to attract new, higher quality commercial and office uses and spur revitalization of underutilized parcels.

4.4 Land Use Policies
The following policies are intended to guide land use patterns and distribution:

1. Encourage consolidation of ownership to facilitate revitalization and significant aesthetic improvement through comprehensive site planning and design and property maintenance coordination.
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15 2. Provide incentives for the consolidation of properties within the Valley Plaza Shopping Center to encourage redevelopment in a comprehensive design.

3. Consider opportunities for shared parking and access arrangements where lot consolidation is infeasible.

4. Encourage the establishment of desirable land uses to serve the increasing residential base and to capture visitor traffic in east Escondido, including the following:
• Home improvement and home furnishing
stores
• Educational institutions and support
facilities
• Medical and hospital support uses
• Concentration of Class A office space for
large employers, flagship / headquarters buildings, and mixed-use office developments
• Office buildings for small independent and incubator businesses and professional services, serving the employment needs of the new residents in the east valley area
• Sit-down and family-style restaurants
• Entertainment uses, including movie theaters
• Commercial types of recreational uses, such as athletic clubs R
ecent construction of a second large home improvement center boosts sales tax revenue and provides convenient retail trade to meet demand created by significant new residential construction in the east portion of Escondido

4.5 Principal Land Uses
The following Table 4.1 lists those uses in the underlying commercial zone that are permitted (P) subject to business license or plot plan review, or subject to conditional use permit (C) pursuant to Zoning Code Article 61, Division 1. An asterisk (*) indicates uses subject to special regulations of the Zoning Code article shown in parentheses. The review process is described in Section 4.10.
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16 S
cenic hillsides provide an attractive backdrop to this shopping center 357
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17 Table 4.1
P

ERMITTED AND CONDITIONALLY PERMITTED PRINCIPAL USES

USE TITLE CG CP
RESIDENTIAL AND LODGING:
• Bed and Breakfast (Article 32*) C* ---
• Hotels and Motels (Article 63*) C* ---
• Lodging for organization members only C ---
• Mobile home or travel trailer parks (Articles 45 & 46*) C* --- • Multi-family residential as part of a mixed-use project PD ---

MANUFACTURING, WHOLESALE TRADE, AND
STORAGE:
• Any use or structure permitted or conditionally permitted in a zone and involving hazardous materials (Section 33-
666*)
C* C*
• Mini-warehouse storage facilities (Article 57*) C* --- • Newspaper printing and publishing P ---
RETAIL TRADE:

Automotive and marine craft
• Automotive parts and accessories sales with no repair or installation P ---
• Gasoline service stations including concurrent sale of alcoholic beverages and motor vehicle fuel (Article 57* and Council Resolution #5002*)
C* ---
Food and Drink Sales
• Food stores (grocery, produce, candy, baked goods, meat, delicatessen, etc.), excluding sale of liquor, tobacco and smoking-related products as primary use)
P ---
• With facilities to dispense gasoline (Article 57*) C* --- • Liquor stores, packaged (off-sale) --- ---
General Retail
• Antique and Consignment stores P ---
• Bargain basement stores --- ---
• Building materials and supplies including lumber, heating, plumbing, and electrical equipment, etc. (Outdoor storage or sale subject to CUP)
P ---
• Consignment shop (Section 33-1127 of the Zoning Code*) P --- • Drugstores P P
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18 USE TITLE CG CP
• Drug stores with drive-through (Section 33-341 of the Zoning Code*)
C C
• Florists, gifts, cards, newspapers and magazines P P
• Florists, gift, cards, newspapers and magazines with drive- through (Section 33-1127 of the Zoning Code*)
C C
• Furniture, home and office furnishing and equipment,
electrical appliances, and office machines and supplies P ---
• General retail of new merchandise, NEC (as determined by the Director of Development Services, based on
conformance with the purpose of the specific zone,
interaction with customers, the appearance of the building, the general operating characteristics, the type of vehicles and equipment associated with the use, and including
incidental assembling of customized items);
P ---
• General retail of new merchandise, NEC with drive-
through (Section 33-1127 of the Zoning Code*)
C ---
• Hospital/medical equipment sales P ---
• Nurseries and garden supply stores P ---
• Outdoor retail, NEC (as a principal use) C ---
• Pharmacies P P
• Sporting goods (includes ammunition and firearms,
fishing, hunting, golf, playground equipment, etc.)
P ---
• Temporary seasonal sales such as Christmas tree and
wreath sales, pumpkin sales, etc., on vacant lots subject to site plan approval
P ---
EATING AND DRINKING ESTABLISHMENTS:

Cabarets and nightclubs (with or without alcoholic beverages, including comedy clubs, magic clubs, etc.)
C ---
Drinking places-alcoholic beverages (on-sale beer and wine and on-sale general licenses and public premises) includes bars and taverns, does not include restaurants serving alcoholic beverages.

C ---
Restaurants, cafes, delicatessens, and sandwich shops, without alcoholic beverages
P P
• With on-sale beer and wine and on-sale general licenses P --- • Auto oriented drive-in, drive-through (Section 33-341*) C --- • Specialized food sales from pushcart facilities (Section 33-342*)
P* P*
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19 USE TITLE CG CP
SERVICES:

Animal Care (excluding kennels) P ---
Automotive services (including motorcycles, motorized vehicles, marine craft and recreational vehicles)
• Automobile supply stores with incidental installation P --- • Boutique car sales or car dealership --- ---
• Car-wash, polishing, vacuuming, detailing as a primary or accessory use C* ---
• Commercial vehicle repair --- ---
• General vehicle repair C ---
• Junyard and wrecking yard --- ---
• Limited vehicle repair and service in freestanding or single tenant building C ---
• Limited vehicle repair and service in multi-tenant centers which were comprehensively designed and approved for
automotive repair prior to Area Plan
P ---
• Tow yard storage --- ---
• Tractor or heavy truck sales, storage, or rental C --- Educational services
• Day nurseries, child care centers (Article 57*) C* C* • Schools, including kindergarten, elementary, junior, and senior high schools (Article 57*) P* ---
• Special needs education P P
• University, college, junior college, and professional schools P P
• Vocational and trade schools P P
• Other special training (including art, music, drama, dance, language, etc.) P ---
Government services
• Administrative centers and courts P P
• Employment and training services P P
• Operation Centers C C
• Police and fire stations C C
• Postal services P P
Financial services and institutions
• Banks, securities brokers, credit offices (excluding check cashing as a primary use) P P
• Check-cash / pay day --- ---
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20 USE TITLE CG CP
• Insurance P P
Medical, dental and related health services
• Counseling services C C
• Hospitals, excluding small medical clinics C C
• Medical clinics and blood banks P ---
• Medical, dental, optical, and other health care offices and laboratories
P P
• Sanitariums, convalescent and residential care facilities C --- • Other medical and health services NEC C C
Offices and business services, except medical
• Call centers and telemarketing services C C
• General business services (including advertising, building services, credit reporting, detective/protective services, drafting, employment services, news syndicate, computer services, etc.)
P P
• General office use (includes professional offices, legal services)
P P
• Mailing, stenographic, accounting and office services P P • Messenger services P P
• Real estate services P P
• Travel agencies and services P P
Repair services, except automotive
• Apparel and shoe repair and alteration P ---
• Bicycle repair P ---
• Locksmiths and key shops P P
• Miscellaneous repair services (excluding machine shops and welding services)
P ---
• Small appliance repair and services (including TV, radio, VCR, computers, household appliances, etc.)
P ---
• Watch, clock, and jewelry repair P P
Social, professional, and religious organizations and services • Churches, synagogues, temples, missions, religious
reading rooms, and other religious activities including columbaria and mausoleums as an incidental use (Article 57*)
C* C*
• Professional organizations (political membership,
veterans, civic, labor, and similar organizations, etc.) P P
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21 USE TITLE CG CP
• Social services and charitable organizations including only office and administrative activities, and excluding direct distribution of goods or services to the ultimate client at this location
P P
• Youth Organizations (Article 57*) C* ---
Other services
• Assembly halls, fraternities, sororities, lodges, etc. C --- • Barber, beauty, nail, and tanning services, excluding tattoo parlors P P
• Hospital/medical equipment rental and leasing P ---
• Laundry and dry cleaning services (Section 33-343 of the Zoning Code*)
• Commercial laundry --- ---
• Dry cleaning, laundering, pressing and dying for on-
site retail customers only P ---
• Pick-up service only P P
• Self-service, coin-operated P ---
• Mortuary (excluding crematories and mausoleums) P --- • Personal services, NEC (including clothing and costume rental, marriage bureaus, baby-sitting services, etc.) P --- • Photographic and duplicating services:
• Blueprinting and photocopying P P
• Studios, developing, printing, and similar services,
except commercial photography P P
• Commercial photography, including aerial
photographs and mapping services P ---
• Picture framing, assembly only P ---
• Recycling Services
• Reverse vending machines occupying a total of fifty
(50) square feet or less (Article 33*): P* P*
• Small collection facilities occupying a total of five hundred (500) square feet or less (Article 33*): P* P*
• Aluminum can and newspaper redemption center
without can crushing facilities (Article 33*): C* ---
CULTURAL ENTERTAINMENT AND RECREATION:
• Adult entertainment establishments (Article 42*) P* --- • Amusement assembly, including amusement parks,
arcades, dance halls, drive-in movie theaters, miniature golf, go-carts, electronic game centers, etc.

C ---
• Cultural, including museums, art galleries, etc. P P
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22 USE TITLE CG CP
• Entertainment assembly, including gymnasiums, athletic clubs, body building studios, dance studios, martial arts schools, etc.

C ---
• Health and fitness facilities, including gymnasiums,
athletic clubs, body building studios, dance studios,
martial arts schools, etc.

P C
• Libraries P P
• Parks P P
• Sports and recreation facilities, including bowling alleys, billiards, indoor and outdoor skating facilities, batting cages, riding schools and stables, etc.

C ---
• Swimming schools and pools C ---
• Theaters, indoor motion picture and legitimate P ---

TRANSPORTATION, COMMUNICATIONS AND
UTILITIES:

Transportation
• Ambulance and paramedic C ---
• Bus and train depots P
• Park-and-ride facilities P P
• Parking lots and parking structures (short term) P P
• Taxicab stand P ---
Communications (telephone, telegraph, radio, TV, etc.)
• Broadcasting (radio and/or television), recording, and/or sound studios
P P
• Personal wireless service facilities
• roof-mounted or building-mounted facilities
incorporating stealthy designs and/or screened from
public ways or significant views (Article 34*)
P* P*
• pole-mounted or ground-mounted facilities that
incorporate stealthy designs and do not exceed 35’ in
height (Article 34*)
P* P*
• pole-mounted or ground-mounted facilities that exceed 35’ in height or roof-mounted or building-mounted
designs which project above the roofline and are not
completely screened or considered stealthy (Article
34*)
C* C*
• Other communications, NEC C C
• Radio and television transmitting towers C C
• Telephone exchange stations and telegraph message
centers
P P
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23 USE TITLE CG CP
Utilities (electric, gas, water, sewage, etc.)
• Central processing, regulating, generating, control,
collection, storage facilities and substations
C C
• Distribution facilities P P
* = S
ubject to special regulations –see Zoning Code Article in parentheses NEC = Not Elsewhere Categorized

4.6 Permitted Accessory Uses and Structures
Accessory uses and structures are permitted in commercial zones, 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 Development Services. Such permitted accessory uses and structures include, but are not limited to, the following:

T
able 4.2

PERMITTED ACCESSORY USES AND STRUCTURES

USE TITLE CG CP
• Accessory buildings such as garages, carports and
storage buildings clearly incidental to permitted use P P • ATM kiosk P P
• ATM kiosk with drive-through (Section 33-341 of the
Zoning Code*) C ---
• Bus stop shelters (Article 57* and Article 9*, Chapter 23 EMC*) P* P*
• Caretaker’s or resident manager’s quarters (for
lodgings, motels, hotels, and mortuaries) P ---
• Check cashing P P
• Drive-through (Section 33-341 of the Zoning Code*) C C • Employee recreational facilities P P
• Fleet Storage (as an accessory use) P P
• Helipad, as incidental use only (Article 57*) C* C*
• Live entertainment P P
• Liquor sales, packaged off-sale P ---
• Outdoor dining in conjunction with an approved eating place (Article 57*) P* P*
• Outdoor display of merchandise (Article 73*) P* P*
• Satellite dish antennas (Article 34*, CUP required for some sizes and heights) P*/C* P*/C*
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24 • Storage of materials used for the construction of a building, including the contractor’s temporary office,
provided that such use is on the building site or
immediately adjacent thereto and provided further, that such use shall be permitted only during the
construction period and the thirty (30) days thereafter P P
• Temporary outdoor sales (Article 73*) and special
events subject to the issuance of a temporary use
permit
P* P*
• Tobacco products P P
• Tow truck operation incidental to repair P/C ---
• Vending machines (Article 33*) P* P*
* = Su
bject to special regulations – see Zoning Code Article in parentheses.

4.7 Prohibited Uses
All uses not listed as permitted primary or accessory uses, or conditionally permitted uses shall be prohibited. Such prohibited uses include but are not limited to those which for a special emphasis are listed below:
(a) Automobile, motorcycle, truck and trailer rentals
(b) Boat sales and rentals
(c) Check cashing as a primary use
(d) Commercial vehicle repair
(e) Equipment rental and leasing services
(f) Motor vehicle sales and car dealerships (new or used), including boutique car sales, recreational vehicles, motorcycles and other motorized vehicles (g) Pawn shops
(h) Retail uses with across the board maximum pricing or “everything under” pricing (i) Social services and charitable organizations involving the direct distribution of goods or services to the ultimate client at this location (j) Swap meets (interior or exterior), involving the rental or leasing of numerous small, delineated spaces to separate, unrelated proprietors which collectively sell a wide variety of goods and services, within a building, location or business, as a single entity
(k) Tattoo parlors
(l) Thrift stores
(m) Tobacco store and private smoker’s lounge
(n) Tow yard storage, junkyards, and fleet storage as a primary use (o) Used or secondhand merchandise, excluding consignment sales (p) All uses and structures not listed as permitted primary or accessory uses, or conditionally permitted uses shall be prohibited. However, the Director of Development Services may approve a use, after study and deliberation, which is found to be consistent with the purposes of this article, similar to the uses listed as permitted uses, and not more detrimental to the zone than those uses listed as permitted uses
(q) Any existing residential structure shall not be used for both residential and commercial
purposes at the same time.
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25 4.8 Parking
Existing conditions:

Properties within the area plan contain limited to no on-site parking, and on-street parking along East Valley Parkway is prohibited. Lack of available parking limits redevelopment opportunities for these properties. Larger properties further east generally contain ample on-site parking, with shared access and parking arrangements. Available parking tends to be located along the street frontage, resulting in large setbacks for retail uses. Distribution of some required parking in older commercial centers is inconveniently located behind commercial buildings. As redevelopment of shopping centers occurs, the clustering of buildings and redistributing of parking to improve accessibility for customers, employees and delivery vehicles will be encouraged.

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onsolidated driveways and attractive landscaping soften the view of large parking lots Parking Standards:

1. The parking ratios and design of the parking lots shall be consistent with Zoning Code Section 33-760. Reconfiguration of parking lots shall require plot plan review (per Section 33-340) by the Design Review Board.

2. Required parking for shopping centers (as defined by Zoning Code Section 33-765) may be reduced through the planned development or other legislative action and environmental review process, subject to all of the following criteria:
• A parking demand study is prepared demonstrating that the parking reduction will not result in overflow parking on public streets or residential neighborhoods.
• The site design for the shopping center provides internal vehicular circulation and convenient pedestrian connections between store entries.

3. Reductions in the number of required parking spaces (up to 25%) may be approved through the BEZ process (Article 69) through an Administrative Adjustment.

4. Landscaping shall comply with City Landscape Standards of the CG Zone at a minimum. Additional landscaping may be required at the discretion of the Design Review Board and Director of Development Services.

5. For new development, joint -use parking and access agreements with adjacent properties may be required where feasible to provide an opportunity to eliminate 366
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26 unnecessary curb cuts, utilize existing parking, facilitate pedestrian circulation and eliminate unnecessary parking facilities.

6. Parking lot design shall conform to the Design Guidelines in Section 8 to the extent feasible.

4.9 Signs
Since the East Valley Parkway commercial area is not located along a major freeway, the success of the businesses is largely dependent upon directional signs to guide customers to the district, particularly from Interstate 15 through the Downtown area. A comprehensive Citywide directional sign program will be developed. The program will include signage to direct people to established business districts like East Valley Parkway.

Business signage is intended to identify a center or building and to attract potential customers. Given the function of East Valley Parkway as a Major Road handling a high volume of traffic, business signage is oriented towards motorists rather than pedestrians.

While shopping centers under common ownership or management have developed comprehensive sign programs, the narrow parcel configurations under separate ownership lack sign coordination. Consequently, existing signs often compete with each other to attract attention through overly bright colors and excessively large lettering and graphics, resulting in an often cluttered and eclectic appearance. L arge exterior windows are often used as canvasses for temporary painted signs and posters, adding to the visual clutter. The sign ordinance will be enforced to reduce the clutter of illegal signs and make legal signs more effective. New signs shall be cons istent with the Citywide Sign Ordinance (Article 66 of the Zoning Code). Due to the lack of direct street frontage and visibility of the Major retailer parcel within the Escondido Village Shopping Center Subarea, one additional freestanding sign not to exceed 150 SF of display area shall be allowed on East Valley Parkway. Additional sign guidelines are contained in Section 8 Design Guidelines.

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onsolidating shopping center signage on entry monuments reduces visual clutter and confusion for the motorist
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27 Section 4.11 Review Process

1. Business licenses: The Director of Development Services (Director) or his designee shall review all business license requests within the area plan to determine if the proposed land use and required parking are consistent with the provisions of the Area Plan Tables 4.1 and 4.2, and Zoning Code Section 33-765. The Director may refer business licenses to the Fire and Building Departments to determine compliance with other applicable codes.

2. Exterior modifications:
a. T he Design Review Board (DRB) shall review all proposed exterior improvements as defined by the Zoning Code Section 33- 1354, to determine conformance with Section 8 - Design Guidelines. The DRB may recommend to the Director the conditions to be applied to the project. All such conditions are subject to appeal to the Planning Commission.
b. All other exterior modifications to structures or sites not otherwise subject to DRB review, including changes in exterior colors or materials, shall comply with Section 8 – Design Guidelines, as determined by the Director or his designee. The Director may request submittal of information needed to determine conformance with requirements and may refer requests to the DRB prior to approval.

3. Permits: The Director or his designee shall review all requests for building permits, plot plans and discretionary permits within the area plan to determine if the proposed use and development are consistent with the provisions of the Area Plan and design guidelines.

4. Property Compliance Evaluation: Prior to approval of any plot plan or discretionary permit, the Director shall prepare a property compliance evaluation to ensure that the property conforms to the Property Maintenance Ordinance (Article 20 of the Municipal Code), the Sign Ordinance (Article 66 of the Zoning Code) and any prior approvals. No approvals shall be granted until compliance issues are resolved or conditioned to the Director’s satisfaction. The Director may solicit input from the East Valley Association and other interested organizations as deemed necessary or appropriate.
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28 SECTION 5: APPEARANCE

5.1 Objectives
An important objective of the area plan is to provide an attractive appearance along the parkway through the application of design guidelines for streetscape and façade improvements, by oversight of exterior building and property modifications through a review process, and by enforcement of property maintenance requirements. The intent is to create a landscaped parkway that complements rather than competes with the natural setting of the valley floor and frames the backdrop of the mountains to the east, while still facilitating the visibility of commercial uses to motorists. Implementation measures to improve the visual appearance focus on code enforcement, property maintenance review, design guidelines and public art, as described below.

We
ll-maintained buildings and landscaping shows respect for the customer by making them feel welcome, comfortable and safe

5.2 Property Maintenance and Enforcement
As an established commercial district that does not have the advantage of a common ownership or management entity, the parkway has developed incrementally. Many established uses are tenants rather than owners, and therefore have limited resources or authority to upgrade or maintain the property. Multiple ownerships, within a block, often contribute towards varying approaches in property maintenance. City standards regarding landscaping requirements, sign allowances and architectural design review have evolved over many years. The result is an inconsistent and uncoordinated visual appearance as properties have developed under the standards in effect at the time.

P
roperty maintenance contributes significantly to the visual appearance of the area. While the amount of on- site landscaping may vary, proper maintenance of landscaped areas contributes making the area appear to be thriving and attractive. Proper watering, weeding, 369
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29 pruning, trash removal and fence repair are necessary maintenance practices for all property owners and tenants. General building maintenance, such as painting, graffiti removal and adequate night lighting is also important. Self policing of business signage to ensure only legal signs exist, benefits the business itself and the surrounding businesses.

Th
e following policies are intended to guide property maintenance and enforcement:

1. Require commercial properties to be well -maintained, free from litter, well lit for security, free of illegal signs, and in good repair. Particular attention shall be paid to the portions of the property visible from public streets and the Escondido Creek channel bicycle path, to maintain an attractive appearance.

2. Establish a property maintenance review process as part of the East Valley Parkway Overlay Zone to further insure that a property conforms to all applicable landscape, sign and development standards, as previously described in Section 4.10.

5.3 Design Guidelines
To provide a visually attractive streetscape, a comprehensive set of design guidelines has been prepared (refer to Section 8). Given the length of the commercial district, variety of architectural styles, exterior materials, site layouts, and landscape elemen ts, a single unified thematic design is infeasible and may discourage creative design solutions. Therefore the design guidelines are intended to encourage quality design through consideration of the natural elements, the context of the project, the needs of the owner and users, and the aesthetic and functional enjoyment of the final solution. The guidelines establish an expectation of quality design, creativity and incorporation of unifying elements as the basis for review by the Design Review Board, to be implemented in proportion to the nature of the proposed improvements. For example, since redeveloped sites have greater flexibility regarding the inclusion of new design elements compared to minor changes such as business licenses changes and repainting of buildings, the Design Review Board is granted some degree of flexibility and discretion to determine thresholds for compliance. The complete Design Guidelines are contained in Section 8.

5.4 Public Art
The City collects a Public Art fee at the t ime of building permit issuance for new development. The East Valley area has benefited significantly from the public art program with the installation of several public art pieces along the parkway. The artwork known as “Shifting Threshold” by Joan Irving, includes the installation of a series of interrelated glass and metal pieces constructed at several key locations within the median and public parkway. The art pieces provide colorful graphic depictions representative of the City’s rich agricultural, cultural and industrial history, and provide a thematic identity to the area.

Completed in 2001 and 2003, the art pieces define the east and west entries to the parkway at N. Hickory Street and Citrus Avenue, as well as at key nodes located near Harding and Rose Streets and Midway Drive. Additional opportunities for public art projects using 370
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30 private donations are anticipated; the most recent installation is the grouping of sculptures around the flagpole at the new charter high school.
“
Shifting Threshold”, a public art project by local artist Joan Irving includes a series of sculptures along East Valley Parkway emphasizing the rich heritage of the City of Escondido
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31 SECTION 6: CIRCULATION AND INFRASTRUCTURE

6.1 Objective
The area plan is intended to identify and accommodate circulation and infrastructure needs pursuant to Circulation Element standards for level of service and median and parkway landscaping, while facilitating access to commercial properties, in an effort to improve the appearance and safety for pedestrian and vehicular traffic.

6.2 Existing Conditions
Regional C ontext
The East Valley Parkway area lacks direct freeway access. The district begins approximately 1.5 miles east of Interstate 15, beyond downtown Escondido. Highway 78 as an elevated freeway terminates at the North Broadway exit, and continues east and south as an at-grade highway along Lincoln Parkway to Ash Street where it crosses East Valley Parkway and ultimately transitions to San Pasqual Valley Road. The primary travel routes to the parkway are from I15 through downtown and from Highway 78 south to Ash Street.

Additional visitors arrive from the northeast via Valley Center Road and from the southeast via Bear Valley Parkway and Citrus Avenue. Merchants and property owners have consistently indicated that their customers have difficulty finding their businesses, due to the lack of immediate freeway access, the need for I15 motorist to travel through the downtown area, the street name and directional changes along the way, and the lack of adequate directional signage.

General P
lan
The Circulation Element of the General Plan designates East Valley Parkway as a Major Road from Hickory Street to Midway Drive, with an anticipated paved width of 82 feet (four travel lanes and a center median or turn lane) within a102-foot right-of-way. East of Midway Drive, the road transitions to a Prime Arterial consisting of a 106 foot paved width (six travel lanes and a center median or turn pocket) within a 126- foot right of way. To accommodate the maximum number of travel lanes, street parking is prohibited in most areas. The Circulation Element also designates Grand Avenue as a Collector Road, with a paved width of 64 feet with an 84- foot right -of-way. Grand Avenue is fully improved within the district.

P
ortions of the East Valley Parkway district are not fully improved to General Plan standards. The eastern segment of the parkway (east of Midway) is improved to the ultimate width, with a paved center turn lane. The central and western segments are constructed to four travel lanes with a center turn pocket. To accommodate projected traffic along East Valley Parkway at acceptable levels of service, the Circulation Element anticipates that additional widening is needed, driveways will be consolidated where possible and a raised center median will ultimately prohibit mid-block left turns. A number of Circulation Element streets intersect East Valley Parkway, as shown on the attached Circulation Plan (Figure 4).
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33 W
estbound motorists approach the Ash Street intersection (Highway 78) Site Access and Parking
Many properties utilize individual curb cuts along East Valley Parkway for driveway access. Individual properties lacking frontage along a side street, alley, or via a shared access agreement rely on these curb cuts for access. A center turn lane is provided along much of the parkway to allow mid- block left turn movements. However along other segments (such as the approach to the Rose St Street intersection from the West on East Valley Parkway), a raised center median prohibits mid-block left-turn movements, forcing motorists to make U -turns at the next intersection. Separate curb cuts facilitate access to individual properties, but impede overall circulation flow. Additionally, multiple driveways create the need for competing signage.

Due to the nature of existing land uses along the parkway, large truck rigs often park on the street. To ensure compatibility with established residential uses, parking of “big rigs” is prohibited in front of the residential property on the north side.

Mi
d-block left turn lanes, which facilitate access to individual businesses, may impede traffic flow 374
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34 6.3 Transit
The North County Transit District (NCTD) operates the public transit system in Escondido.

Current bus ridership along East Valley Parkway is low; additional bus routes are provided along Grand Avenue, Washington Avenue and Mission Avenue. A Park and Ride facility is available along Grand Avenue west of Rose Street.

NCTD coordinates with the City regarding bus routes and bus stop locations. Due to the constrained right -of-way, bus turnouts are currently unavailable; new developments may be required to provide bus turnouts, ADA accessible pads and benches where feasible. Bus shelters and shade structures, while desirable, are generally not required due to low ridership levels and maintenance concerns.

6.4 Bicycle and Pedestrian Paths
As discussed in Section 2.2, the Bicycle Facilities Master Plan identifies a network of bicycle paths traversing East Valley Parkway. Phased implementation of the bicycle path system has been funded primarily through SANDAG. Completion of the Escondido Creek bicycle path continues to be a top priority as a way to provide an alternative and convenient mode of transportation and enjoyable recreational opportunity. The City will continue to pursue funding for grade -separated cross ings (bridges or underpasses) at key locations.

P
edestrian circulation is provided along improved sidewalks through most of the district.

The long “super blocks” between Harding Street and Citrus Avenue and the lack of mid- block crossings discourage pedestrians who are inconvenienced by the long distances between controlled intersections. Pedestrians wishing to cross to the other side to access a bus stop or commercial center must travel long distances and double -back. This configuration is particularly difficult for the large number of senior citizens live in the apartment buildings and mobile home parks along the parkway.

Opportunities to improve pedestrian circulation across East Valley Parkway will be explored as part of future capital improvement projects.

6.5 Circulation Policies
New developments shall be subject to the following policies in order to balance the need for smooth traffic flow with convenient customer access:

1. Evaluate opportunities to improve circulation across East Valley Parkway and to provide through-block connections to Grand Avenue as part of major development projects within the “super block” area between Harding and Rose Streets. 375
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35 2. Prohibit installation of new or additional curb cuts on East Valley Parkway except as a replacement for closing another curb cut elsewhere on the frontage, to the satisfaction of the public works director and Caltrans.

3. Construct public improvements commensurate with the proposed development, including but not limited to, e nhanced or replaced sidewalks, street parkway landscaping, curb ramps, closures of curb cuts, lighting, benches and drainage improvements.

4. Promote internal vehicular and pedestrian connections between properties and encourage shared access and parking to discourage unnecessary turning movements on East Valley Parkway.

5. Encourage consolidation of driveways by providing incentives for lot consolidation.

6. Install raised landscaped medians between intersections as part of any Capital Improvement Program project involving street widening where adequate right -of- way is available.

6.6 Directional Signs
Since the parkway lacks direct freeway access, a system of directional signs is needed to identify the East Valley commercial district and to assist customers in locating specific businesses and uses. A comprehensive Citywide directional sign program will be developed and is anticipated to include the following components:

1. Primary directional signs to direct people to established business districts including the East Valley Parkway area; and

2. Wayfinding signs to assist visitors in finding a specific use.

6.7 Other Infrastructure
Utilities
The City is working in coordination with San Diego Gas and Electric Company (SDG&E) to underground utilities along the parkway. Typically, utility undergrounding is incorporated into any street widening project, such as the anticipated widening of East Valley and Bear Valley Parkways from Citrus Avenue to Valley Center Road. SDG&E will construct the utility undergrounding on portions of East Valley Parkway that are not associated with a widening project. When completed, the removal of overhead utility lines will greatly enhance the visual appearance of the parkway. Other anticipated underground improvements include installation of fiber optic conduit. 376
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36 U
tility undergrounding is accomplished incrementally as part of street improvement projects Drainage
The commercial district is within the Escondido Creek drainage basin. The concrete-lined Escondido Creek channel borders the district on the north. Drainage improvements are constructed as part of the capital improvement program or concurrent with new development. Currently a drainage problem exists at the East Valley Parkway intersection with Ash Street (Highway 78). Correcting this deficiency is the responsibility of Caltrans. 377
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37 SECTION 7. ECONOMIC DEVELOPMENT

7.1 Economic Development
The long-term economic viability of East Valley Parkway is dependent on a number of actions including:
• Having a vision for the area on which consensus is reached • Having an economic strategy with goals that support the vision • Having active interest and participation by area residents, property owners and business owners who are willing to invest and work towards the vision.

A diverse business base, an attractive business environment, well maintained properties and pride of ownership are critical to achieving the Vision set forth in the East Valley Parkway Area Plan.

Th
e following goals support the Vision for the East Valley Parkway (EVP) area:
a. Strengthen the economic viability of the business area by ensuring a diverse business base
b. Improve and enhance the image and appearance of EVP to attract business and customers
c. Make property maintenance an expectation and a priority for property owners and tenants
d. Increase home ownership on East Valley Parkway and in the immediate area
O
ngoing and changing activities will be required to achieve these goals and ultimately the Vision for the area. The City of Escondido will continue to provide sound infrastructure and public services to the area, however the owners and inhabitants, both business and residential, must make a commitment to the vision, make investments in the area’s properties and structures, and be willing to work toward the goals and the Vision.

7.2 Marketing
The East Valley Parkway Area Plan is an effective marketing tool for business and investment attraction. The Plan clearly demonstrates the vision and standards that the community, property and business owners have for the area. An aesthetically pleasing appearance for the area is a key component for business and investment attraction, to increase property values and to attract customers to East Valley Parkway.

T
he parkway is a nchored by successful major retailers such as Home Depot, Palomar College, and by a nine -acre campus of Escondido Charter High School. Consolidation of retail to a core area located between the former Palomar Medical Center and Midway Drive has been occurring since 1998. Marginal retail properties are being 378
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38 adaptively reused for non- retail uses, such as the former Edwards Theater site becoming the Charter High School campus. The Parkway is in a period of renaissance that can be maximized by following standards and guidelines set forth in the Area Plan.

W
hile considered “State of the art” at the time of its original construction, the Escondido Village Mall was converted from a struggling indoor mall into a successful open-air retail center
Marketing collateral, an interesting and well -maintained website, and positive messages conveyed to the media, are relatively inexpensive and important in marketing the Parkway and its viability. Businesses should also participate in cooperative advertising, which reduces individual advertising costs and has more visual impact.

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arketing efforts should also include the Brand Attributes, as appropriate, that are part of the City’s Marketing Plan. They include:
• Escondido as the heart of San Diego North
• Escondido’s strategic location for living, working and visiting
• Escondido as the cultural center of San Diego North
• Escondido’s history, heritage and hometown appeal
• Escondido’s abundance of natural beauty, vineyards,
agriculture and supporting businesses
• Escondido’s progressive future rooted in an authentic past 379
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39 SECTION 8. DESIGN GUIDELINES

8.1 Introduction and Purpose
The Area Plan Design Guidelines are intended to inform and guide property development and renovation along East Valley Parkway. The guidelines are not regulatory and represent concepts the Director of Development Services and the Design Review Board (DRB) will apply in evaluating a project. The intent of the guidelines is to:
• E
ncourage quality, attractive and creative design that is compatible with other well- designed buildings, while respecting the property owner’s objectives and economic implications regarding building materials and style
• Derive good site and building design from consideration of light and shadow, massing, human scale, texture, barriers, accessibility for the users, natural air flow, solar orientation, and view opportunities.
• P
rovide a design framework for property owners and their design teams to define the City’s expectations and expedite the review process by reducing the need for redesign. However, in order to encourage the creative use of innovative and individual design expressions, some flexibility in the application of the guidelines may be allowed if the level of project quality is elevated • Create an aesthetically pleasing
environment
• Provide direction to property owners
regarding aesthetic upgrades that can be
achieved on smaller properties where
major renovation is not economically
feasible
• Serve as a catalyst to initiate future improvements to the area and establish a healthy climate for revitalization by providing a consistent vision and adherence to design principles. As new development and rehabilitation of existing properties occur pursuant to these guidelines, other property owners should be motivated to invest in improvements to enhance the shopping experience along East Valley Parkway.

8.2 Overall Design Concept
The East Valley Parkway district is characterized by a mix of architectural styles and sparse landscaping that generally reflect the trends and economic conditions at the time of site development. By identifying design concepts for new development and renovation projects based on the physical, historical and cultural context of the area, the Area Plan anticipates that design elements can be used to unify the parkway, provide visual interest and establish an identity.
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40 381
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41 The context of proposed development projects will encourage and/or restrain the design through an understanding of a number of factors:

1. Relationship of the site to surrounding uses – Due to the length of the parkway, the range of neighboring uses varies from small scale residential, strip commercial, big -box retail, high- rise medical, educational uses, and other uses which should be considered in terms of compatibility

2. Environmental context – Climate is an important factor. Outdoor gathering places can take advantage of pleasant temperatures, while features such as landscaping, shade structures and fountains can create shade and provide a cooling factor.

3. Historical context – Development and land use patterns reflect the district’s rich agricultural heritage, proximity to the former Palomar Hospital and to a historical residential neighborhood to the north, and growing educational cluster

4. Cultural and social context – Design should consider who uses the project as well as neighboring uses to determine compatibility and functionality or usefulness

5. Transportation – Design should balance the need for neighboring residents and visitors to access the businesses while facilitating movement along the parkway. Particular attention is needed to accommodate safe pedestrian access from residential areas to the commercial businesses, recreational uses and transit stops.

Us
ing these contextual principals, the overall urban design concept for the parkway is shown on Figure 5 – Design Concept and summarized below:
• Encourage lot consolidation of key properties to improve circulation • Upgrade aesthetic
value by incorporating quality design elements
Create a landmark identity or focal point in the vicinity of the Midway intersections, which may be accomplished through a combination of elements such as building height and massing, signature architectural design and lush corner landscaping • Install street trees along parkway frontages, medians and key intersecting streets to frame the view along the parkway
• Provide enhanced
landscaped treatment at major nodes, including the intersections at
Citrus Avenue and the realigned intersection of Bear Valley Parkway. • Improve and enhance the appearance as viewed from the Escondido Creek bicycle path
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42 8.3 Architectural Design Guidelines
The basic concept of these design guidelines is to provide a context for evaluation, and to encourage compatibility and creativity. Buildings that incorporate unique designs, striking colors or other dramatic elements are often considered “landmark” or “signature” buildings. The unique appearance of such buildings often becomes the anchoring theme of a developing area, such as occurred with the construction of the City Hall complex downtown. Landmark structures are also useful to define a space or provide directional guides.

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overed arcades, heavy columns, stucco walls, tile roofs and rafter tails characterize the Mission style, commonly found along the parkway
A variety of architectural styles are found along the parkway, including Mission or Mediterranean style, Western, and Contemporary. While no single theme predominates, some common architectural elements occur over and over. These recurring architectural elements help define a context for new development and renovation projects.

One list of elements may include the following:
• Arches, such as arched windows and doorways, arched roofli nes and arched columns
• Tile and heavy-textured roof materials
• Towers taller focal points to define building
entries
• Variations in building mass and scale through
changes in building height, pop-outs, recesses and
roof overhangs to create shadow lines
• Rafter tails and brackets
• Cornices and decorative parapets
• Stucco walls
• Covered arcades
• Trellises and arbors
• Heavy wood trim for doors and windows
• Multi-paned windows and doors
• Balconies
• Heavy decorative columns
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43 • Decorative elements, including iron grillwork, tile details, shutters, awnings, and window and door trim
• Outdoor gathering space such as plazas, fountains and courtyards with seating, intended to create a res tful atmosphere for visitors, inspiring customers to extend their shopping visit.
• Lush landscaping with color spots, shade plants and potted plants C
ontinued application and creative variations in the use of these elements can result in an attractive appearance without dating a building as reflective of a particular era or trend. For example, the construction of City Hall and the visual and performing arts center in the late 1980’s triggered new and creative variations incorporating some of these design elements in new downtown development. Sample building elevations and site plans which successfully incorporate these design elements are illustrated in Figures 6-7.

Th
is comprehensively designed center incorporates large cornices, arched rooflines, covered arcades and simple building lines

8.4 Site Design Guidelines
A. Orientation / Setbacks / Buffers

1. Provide a minimum five -foot-wide landscaped setback along all street frontages, with pedestrian connections to the public sidewalk where appropriate. In most instances, the landscaping can be accommodated within the public right-of-way; however larger landscaped setbacks are encouraged.

2. Orient the building plane parallel to the East Valley Parkway to provide visibility to motorists in both directions.

3. Avoid long, strip commercial building design. On large parcels, cluster buildings and provide logical pedestrian connections.
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FIGURE 6A: MEDITERRANEAN DESIGN CONCEPT
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FIGURE 6B: MEDITERRANEAN DESIGN CONCEPT
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FIGURE 6C: CONCEPTUAL SITE PLAN
Large roof
overhangs
C
overed
Walkways
And arcades
Lus
h Landscape
- palm trees
P
otted
plants
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FIGURE 7A: CONTEMPORARY STYLE
East Valley Parkway Area Plan
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FIGURE 7B: CONTEMPORARY STYLE
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49 4. Locate buildings towards the East Valley Parkway frontage to avoid large expanses of parking separating the businesses from the street, provide motorists with good visibility to businesses and provide attractive streetscape appearance.

5. Site the building setback from East Valley Parkw ay
and driveway locations in context with adjacent structures to ensure visibility so motorists have adequate time to identify businesses and turn safely into driveways.

6. Incorporate architectural features at all ground floor elevations that emphasize pedestrian movement, provide
adequate sight visibility and focus visual interest at the corners of buildings located at an intersection corner.

7. Provide adequate visual and noise buffers between
commercial uses and adjacent residential uses. Avoid the use of loading areas adjacent to residential uses.

8. Provide outdoor gathering spaces including landscaped courtyards, seating, shade trees, fountains and other restful elements in large commercial centers.

B. Vehicular and Pedestrian Circulation

1. Consolidate driveways to the extent feasible. New curb cuts should only replace another curb cut in an effort to improve access and traffic circulation.

2. Provide through lot connections between East Valley Parkway and Grand Avenue in the “super block” areas between Harding and Rose Streets.

3. Provide internal connections between parking lots and support reciprocal access and parking agreements to avoid the need to use East Valley Parkway for circulation between adjacent developments.

4. Divide large open parking lots into smaller, less imposing lots. Distribute parking evenly throughout the site to provide convenient parking for all businesses within a center.

5. Provide convenient and safe pedestrian circulation with direct links to the building entries and street sidewalk system, and in close proximity to required parking.

6. Enhance parking lot entries with special paving treatments and landscaping.

7. Screen loading areas from public view and provide separation from customer access points.

8.5 Building and Architectural Guidelines
A. Style / Theme / Articulation

1. Incorporate unifying elements common to the
East Valley Parkway area in a
comprehensively design center, as described
in Section 8.3 above.
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50 2. Avoid large blank walls and harsh or dramatic contrasts in form and scale.

3. Provide equal treatment of all elevations, particularly where visible from a public right-of-way, the Escondido Creek channel bicycle path and adjacent residential uses.

4. Provide significant wall articulation and
shadow lines, particularly at the pedestria n or first
floor level. These features may be created by
insets, pop- outs, columns, arches, arcades and
covered walkways, large roof overhangs, inset
windows and doorways, canopies and trellises.

5. Utilize multi- planed roofs, including tower
elements to add interest and define building entries. Vary the roof height of the building so that it appears to be divided into distinct elements. Incorporate pitched roofs and full roof treatments on stand-alone buildings and where visible from a public right-of-way.

6. Include decorative parapets, cornices or detailedarticulation at the roofline for flat roofed structures.

7. Avoid use of Mansard and A-frame roofs on single-story structures.

8. Provide exterior stairways and walkways to allow access to second floor areas.

B. Exterior Building and Roof Materials

1. Use natural and traditional exterior materials.

2. Avoid use of heavy-textured stucco and surfaces that cause excessive reflection of light, heat or glare.

3. Incorporate roof materials that provide
texture or visual interest.

4. Screen rooftop equipment from public view.

5. Avoid use of awnings that are out of scale with other building elements.

C. Color Palette

1. In general, avoid fluorescent and excessively bright colors and highly reflective surfaces as the primary building color or materials. Bright trim colors may be approved by the DRB where it can be shown to enhance the general appearance of the building.

2. Avoid primary colors (red, blue, yellow) and other strong contrasting or excessively bright colors on roofs.
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FIGURE 8: CONCEPTUAL BUILDING RENOVATION
East Valley Parkway Area Plan

FACADE PRIOR TO RENOVATION

FACADE AFTER RENOVATION
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FIGURE 9: BUILDING RENOVATION
T
oo many colors on
fascia - functions as
a sign
B
ulletin board
looks junky
Temporary
Window signs
block visibility
C
ardboard
Boxes
Storage of excessive merchandise
stacked against windows
A
ddress more visible
S
hopping carts, trash can, and
vending machines block entrance
Recommended improvements
Paint fascia
onecolor
R
elocate
bulletin
board
R
elocate
shopping carts
to inside or
provide
screening ---
O
pen up
window
display area
Remove
window
Signs
K
eep entrances
clear of
obstructions
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FIGURE 10: SITE RENOVATION
East Valley Parkway Area Plan
.

Existing Conditions
/Oversized
pole sign
-Too many
ex
terior vending
machines
No parking lot
screening
Minimal landscaping Palm trees which look
like telephone poles
Recommended Improvements
New street trees
help unify
appearance
H
edge screens
parking areas
/ Relocate vending
machines to inside
or away from entry
R
eplace pole sign
with monument sign
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54 D. Renovation of Existing Buildings

1. Include vertical elements and exterior treatments such as trellises and decorative structures to de-emphasize the linear appearance when constructing façade improvements on exis ting buildings, to the degree feasible and compatible with the mass and structural integrity of the existing building. (see Figure 9 – Conceptual Building Renovation).

2. Remove inappropriate materials and elements that may have been constructed in previous remodeling. Examples include aluminum siding, plywood false fronts, artificial stone, unauthorized signs or natural wood siding.

3. Repair or replace deteriorated architectural features. Remove hardware that detracts from the building’s appearance, such as old sign supports, conduit, wires and brackets.

4. Relocate vending machines and bulletin boards inside the building.

8.6 Landscaping Guidelines
A. Overall Concept

1. Provide for a unified streetscape design to establish the feel of a landscaped parkway that emphasizes the scenic vista of the surrounding mountains and valley floor (refer to Figure 5 – Overall Design Concept).

2. Create a sense of identity by incorporating a planting palette, street trees and landscape elements that complement and accentuate the overall Mediterranean design concepts and architectural elements.

3. Create a restful environment for visitors by creating a cooling effect through the use of shaded areas, lush landscaping, comfortable outdoor seating, tables with umbrellas and water features.

4. Enhance the appearance and perception of safety along the Escondido Creek channel and bicycle path through the introduction of landscaping and attention to property maintenance along the property boundary abutting the creek.

B. Streetscape

1. Select street tree species to frame the views of the mountains to the east and the entry to downtown to the west. Queen palms (Arecastrum romanzoffianum) shall be incorporated as the predominant street tree along the corridor to provide a unifying element.

2. Cluster street trees, particularly palm trees, when possible to avoid the “telephone pole” appearance of the trunks as viewed from the street level and to provide view corridors into
commercial properties.

3. Provide potted plants and window boxes to create visual interest and to soften the hardscape appearance within
existing developments lacking sufficient space for
parkway landscaping.
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55 4. Provide colorful theme planting at major entries and nodes,

5. Provide parkway and median landscaping that does not compete with the visibility of the public art pieces.

6. Provide street furniture such as shade structures, bus shelters and decorative trash receptacles at bus stops.

C. Parking Lots

1. Soften the visibility of parking lots seen from the public right- of way through the use of landscaping, low walls and berms.

2. Include shrubs within planters and parkways that are capable of achieving sufficient height and density to soften the view of vehicles. Avoid the use of dwarf shrubs except as foreground and accent planting.

3. Select plant materials that can be maintained to provide visibility for security patrols in secluded areas, including trees capable of maintaining a canopy above seven feet and shrubs with a growth pattern that exposes the base of the shrub.

4. Include shade trees within parking lots to reduce glare, break up the expanse of large parking lots, and provide a cooling effect for pedestrians and parked vehicles.

5. Use landscaping features to define pedestrian paths. Install arbors, trellises and/or shade trees along pedestrian paths to provide a minimum 50% shade during summer season.

6. Reduce the use of lawn area and provide screening vegetation, thematic planting and color spots where feasible when replacing landscaping.

7. Provide a commensurate improvement in parking lot landscaping for projects that result in increased floor area or additional required parking. This will bring the site into greater conformance with the landscape requirements of the Zoning Code Article 62, as determined by Plot Plan review.

8. Screen trash and storage areas from public rights -of-way and adjacent residential uses.

D. Hardscape / Decorative Elements

1. Provide special paving treatments to
identify circulation areas such as
driveways, crosswalks, sidewalks,
pedestrian paths, and courtyards.

2. Provide site furniture such as shade
structures, seating areas, trash
receptacles, kiosks, fencing, and
fountains that is decorative as well as
functional, and designed to complement
surrounding buildings.
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56 8.7 Signage and Lighting Guidelines
A. Entry and Directional Signs

1. Replace existing pole signs with monument signs whenever feasible toprovide sign visibility at the street level while not competing with street tree plantings.

2. Integrate signage into the landscape concept to provide identity and establish a sense of entry. Signage shall incorporate design elements that are consistent with the design theme of the building or center.

3. Provide the site address on entry monuments to be clearly visible to motorists.

4. Provide information on directional signs in a symbolic format.

5. Prohibit sidewalk sandwich-style (A-frame) signs.

6. Avoid banners and wind-activated signs other than flags on poles.

B. Building Signs

1. Design new signs to be compatible with all other approved signs on a building or within the same center.

2. Design signs to complement and be subordinate to the building they identify.

3. Encourage use of graphic icons in lieu of text.

4. Avoid painted wall signs (other than murals), painted window signs and signs on awnings.

5. Avoid cluttering windows with temporary signs (such as paper and painted signs). This allows visibility of merchandise within buildings and provides a sense of safety for customers and clients.

6. Prohibit roof signs.

7. Display the address number for each business tenant in a prominent location.

C. Lighting Concepts

1. Provide exterior lighting to enhance the safety and security of motorists and pedestrians, while shielding glare and overflow onto neighboring properties.

2. Install decorative lighting fixtures that complement the building design features. Avoid use of neon lights to
illuminate buildings unless approved by the DRB.

3. Avoid focused illumination (lit from within or on the exterior) of awnings and roofing.

8.8 Residential and Mixed-Use Guidelines
A. Overall Concept

1. Provide floor area designated solely for residential use in an amount that does not exceed 50% of the gross building floor area for residential mixed-use buildings or sites.

2. Locate residential units above the ground floor or behind the primary commercial use within mixed -use buildings. When residential and commercial uses are provided on the same site or in the same structure, provide separate entrances. 397
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57 3. Incorporate appropriate recreational and / or open space amenities into the development to serve the residents. Allow use of rooftop and balcony areas for recreation. Design recreation and open space intended for resident use to be inaccessible from commercial areas.

4. Provide amenities for residential units comparable to amenities typically found in ownership units, including washer/dryer capacity, enclosed parking, quality materials and finishes, storage areas, common exercise and recreational facilities, and wiring for computer and electronic applications.

5. Screen service areas for commercial uses from residential areas.

Locate service areas far enough away to minimize potential noise, glare and odors.
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58 SECTION 9. IMPLEMENTATION

9.1 Implementation Mechanisms
Implementation of the Area Plan will be accomplished through the following mechanisms:

1. Adopting the East Valley Parkway Overlay Zone to establish the boundaries of the area plan

2. Establishing a property compliance review process to identify property maintenance issues and corrective measures, prior to or concurrent with the review of new development proposals

3. Reviewing ministerial and discretionary actions for conformance with the Area Plan Land Use Policies, Development Standards and Design Guidelines

4. Constructing public improvements concurrent with development applications or as part of the City’s Capital Improvement Program (CIP)

5. Promoting community organization to facilitate communication, promote public awareness and participation, and encourage voluntary conformance to City standards

6. Providing code enforcement action when necessary, initiated on a complaint basis

7. Promoting economic development through the use of Business Enhancement Zone incentives, existing business recruitment and retention programs, façade improvement programs, and effective marketing efforts. 399
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STAFF REPORT

August 28, 2024
File Number 0137-10

SUBJECT

UPDATE CONCERNING THE REQUEST FOR PROPOSALS FOR MANAG EMENT OF THE CALIFORNIA CENTER FOR THE ARTS, ESCONDIDO ; CORRECTIONS OF PREVIOUSLY REPORTED 5 -YEAR EXPENSES DATA; AND APPOINTMENT OF A CITY COUNCIL AD HOC SUBCOMMITTEE TO REVIEW ALL PROPOSALS

RECEIVED

DEPARTMENT
City Manager

RECOMMENDATION
Request the City Council receive and file the report from staff, inc luding the corrected 5 -year average expenses. The Mayor may, at his discretion, nominate two members of the City Council to serve on an ad hoc Subcommittee to review the responses received to the Request for Proposals (“RFP”). The RFP was issued on June 24, 2024. Proposals must be submitted by interested parties by January 15, 2025.

Staff Recommendation: Receive and File (City Manager: Christopher McKinney, Deputy City Manager) the report; Approve Mayoral nominations of two City Council members to serve on an Ad Hoc Subcommittee to review all submitted proposals
Presenter: Christopher McKinney, Deputy City Manager
ESSENTIAL SERVICE – Yes, Maintenance of Facilities
COUNCIL PRIORITY – Eliminate Structural Deficit

FISCAL ANALYSIS
On May 8, 2024, the City Council received a staff report outlining the process for submitting proposals for the California Center for the Arts, Escondido ( “CCAE”) facility. Th e staff report for the RFP process contained five year estimated City expenses to operate and maintain the CCAE facility. The included expenses were direct costs paid by the City from the General Fund, including monies received from San Diego Gas and Electric ( “SDG&E”) via the terms of a development agreement for the Paloma r Energy Facility. The expenses had been incurred in the past through payments directly to the California Center for the Arts, Escondido, Foundation, a California nonprofit public benefit corporation (“Foundation”), under the terms of the Management Agree ment between the Foundation and the City; payments for utility charges to SDG&E; purchase of special liability insurance; and direct staff and materials cost for maintenance. The report on expenses also included some costs paid directly by the Foundation, including a contribution to special liability insurance and facility security, but the report did not include any other 400
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costs incurred or revenues earned directly by the Foundation. At that time, the City Council affirmed its direction – originally given on September 27, 2023 – to issue a Request for Proposals (“RFP”) for the operation of the CCAE. The RFP was subsequently issued on June 24, 2024.

The City Council’s California Center for the Arts Escondido Subcommittee (“Subcommittee”) met most recently on July 29, 2024. At that meeting, representatives of the Foundation presented to the Subcommittee several errors in the 5-year cost data presented on May 8, 2024. This erroneous data was included with the RFP. Staff confirmed these errors and discovered others. This report is meant to identify and correct these errors for the City Council and the public, and to clarify some points that may cause confusion if not given proper context. The “Background” section of this report provides more textual information and the attached tables provide numerical detail, explanation, and backup to further explain the corrected expense information. The corrections will also be shared through the RFP process with all potential respondents.

PREVIOUS ACTION
On September 27, 2023, the City Council directed staff to prepare and issue an RFP for the CCAE facility.

On May 8, 2024, the City Council received the report described in the “Fiscal Analysis” section of this Staff Report and reaffirmed the direction to issue an RFP for operation and management of the CCAE.

On May 22, 2024, the City Council adopted Resolution No. 2024-58 authorizing the Mayor to execute an Operations and Management Agreement (“Agreement”) between the City and the Foundation. This Agreement will expire on June 30, 2025 and has a mutual option for extension for an additional year. The Staff Report for this past action includes information regarding prior actions authorizing previous management agreements.

BACKGROUND
At the City Council’s Visioning and Structural Deficit Strategy Workshop on September 27, 2023, the City Council identified the Essential Services and Council Priorities that now guide staff. The City Council directed staff to solicit proposals from potential operators of the CCAE – including the Foundation – that would reduce or eliminate the financial cost of the CCAE to the City. Additionally, the City Council adopted a plan outlined at its meeting on January 31, 2024 related to Fiscal Sustainability, Capital Projects, and American Rescue Plan Act (“ARPA”). This plan aims to accomplish priorities of the Visioning Workshop by reducing future obligations to the General Fund and removing non-essential services in an effort to achieve financial sustainability.

The RFP issued on June 24, 2024 aims to further three goals: (1) Solicit general proposals for use and operation of the facility; (2) Demonstrate the City’s current costs to operate the CCAE facility, including 401
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costs incurred directly by the City and money paid to the Foundation; and (3) Understand which, if any private or nonprofit entities are interested in submitting a proposal.

After errors were reported in the expense information provided to the City Council in May and included in the RFP, staff worked to correct those figures. The attached tables show the originally reported figures, the updated and corrected information, and an explanation of the difference (i.e., the errors).

The updated information on Table 1 (Attachment “1”), titled “ California Center for the Arts, Escondido Request for Proposals – Summary of Update Expense Information” contains five columns of expense data:
(1) Data reported in May which contains the errors outlined in the staff report ( blue); (2) Difference between the erroneous data in Column 1 and the corrected data ( pink); (3) Updated information for expenses paid directly by the City (green); (4) Updated information for expenses paid by the Foundation for insurance and security (yellow); and (5) SDG&E money paid to the City for operation of the CCAE under the terms of the Palomar Energy Facility Development Agreement (purple).

The following summarizes this data and the necessary corrections.

The cost data is divided into several cost categories: San Diego Gas and Electric (Table A); Water and Wastewater (Table B); Information Technology and Systems (Table C); Special Liability Insurance (Table D); Public Work s (“PW”) Maintenance Staff, Repairs, and Facility Contracts (Table E); Facility Contracts details (Table F); Management Fee paid to the Foundation (Table G); and, SDG&E Community Benefit payment (Table H).

The report of May 8, 2024, included a total of approximately $4.5 million of 5-year average annual costs incurred by the City. Subsequent review to identify the errors show s that the majority of the errors can be attributed to a “double counting” of costs, i.e. the same costs being included in multiple categories.

The correct 5-year total annual cost to th e City is approximately $2. 6 million, a reduction from the originally reported amount of about $1.9 million annually.

SDG&E (Attachment “2” Table A)
SDG&E costs were reduced from $898,000 to $836,000. This amount had been erroneously included in “PW Maintenance and Staff Repairs” and has been removed from that category. The Finance Department was also unable to reconcile actual expenses to the G eneral Ledger ( “GL”) with the original source information provided by the Department s. The corrected figur es are the recalculated 5-year average based on actual SDG&E utility costs reported in the GL. It is notable that the 5-year average utility cost is significantly lower than the cost incurred over the last two years. The 5-year average included Fiscal Year (“FY”) 2021, which was heavily impacted by the COVID -19 pandemic. In that year, the annual cost of SDG&E utilities was approximately $600,000, while over the last two fiscal years (FY 2023 and FY 2024) the average has been approximately $1.2 million.
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Water and Wastewater (Attachment “3” Table B)
Water and Wastewater costs were unchanged by the recent analysis and remain $91,000. In the report given in May, however, these figures were based on a six-year average of costs . The updated data averaged these costs over the last five years rather than six years, which is consistent with the time period considered for other cost categories.

Information Technology and Systems (Attachment “4” Table C) Information Technology and System costs were unchanged by the recent analysis and remain $33,000.

These costs include $18,000 for phone service, although future phone costs are anticipated to be reduced to $12,000 annually.

Special Liability Insurance (Attachment “5” Table D)
Special Liability Insurance was split into two rows on the summary table , D1 and D2 . It was originally reported as $154,000, but this did not reflect the historic split between the Foundation ( ~25%) and the City ( ~75%). The corrected figure of $115,000 r eflects the City’s histor ic share of this cost, while the remaining $38,000 is a new line that reflect the Foundation’s historic cost. Any potential future manager and operator of the CCAE should anticipate paying the entire costs for liability insurance.

The most recent Management Agreement, covering FY2025, places the full cost of insurance on the CCAE Foundation. The Foundation has the option to use a portion of the Management Fee for this purpose but the City now makes no direct payments to the CCAE Foundation specifically for insurance.

Public Works (PW) Maintenance Staff, Repairs, and Facility Contracts (Attachment “6” Table E) The Public Works (“PW’) Maintenance Staff, Repairs, and Facility Contracts account for the majority of the errors in the pre viously reported cost information. The amount reported in May included the Management Fee ($660,000), SDG&E utility expenses ($836,000), Water and Wastewater ($91,000), and Insurance ($115,000). These costs were removed from this amount and reported separately , reducing the cost of this category by $1.7 million from $2.6 million to $0.9 million.

Facility Contracts (Attachment “7” Table F)
Facility Contracts have been removed as a cost category on Table 1 because they were already included under PW Maintenance Staff, Repairs, and Facility Contracts. Although these expenses are included in Table E, they are additionally listed in Table F for clarity.

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Management Fee Paid to the CCAE Foundation (Attachment “8” Table G) The Management Fee paid to the Foundation for operation of the facility was correctly reported in the previous staff report in May , but this amount was incorrectly also included in PW Maintenance Staff, Repairs, and Facility Contracts. It has been removed from that category and is now included only in this line.

SDG&E Community Benefit Payments (Attachment “9” Table H) The City has received an annual payment from SDG&E of $200,000 as part of a development agreement concerning their Palomar Energy Facility in the Escondido Research and Technology Center ( “ERTC”).

These payments commenced in 2006 and the last payment is scheduled for April 2025. These funds are to be specifically used by the City to fund operations and maintenance of the CCAE. The City has allotted this this money to the CCAE Foundation every year that it has been received. This funding was not included in the May staff report. It is included here but will not be available to any future CCAE operator after FY2025.

Security (Attachment “1” line I of Table 1)
Beginning in FY2021 the City provided additional Security services at the facility via Temporary, Part-Time Park Rangers. The Foundation agreed to fully reimburse the costs incurred by the City at a rate of $6,849.99 per month or $82,200 annually. Effective May 2024, all facility security is provided solely via private contract by the CCAE Foundation.

Cost of Other City Staff Time
It is difficult to comprehensively capture the actual costs of City general fund monies and human resource assistance provided to sustaining the operation of the Center. There are other unquantified and unknown staff costs of senior leadership, Human Resources, City Attorney’s Office, Community Services, and other department staff time organizing contracts.

AD HOC SUBCOMMITTEE
Staff recommend that, in addition to the City Council receiving and filing this report, the Mayor nominate - for full City Council approval - two members of the City Council to serve on an Ad Hoc Subcommittee to meeting after proposals are received in January 2025. This Ad Hoc Subcommittee would review all proposals, along with staff, report to the full City Council in public session, and potentially recommend a selection for CCAE operator from among the proposals submitted.

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ATTACHMENTS
a. Attachment “1” – Table 1 – California Center for the Arts, Escondido Request for Proposals- Summary of Updated Expense Information
b. Attachment “2” – Table A – San Diego Gas and Electric Expenses - CCAE c. Attachment “3” – Table B – Water and Wastewater Costs - CCAE d. Attachment “4” – Table C – Information Systems and Technology Expense - CCAE e. Attachment “5” – Table D – Special Liability Insurance- CCAE f. Attachment “6” – Table E – Public Works Staff and Facility Contract Expense- CCAE g. Attachment “7” – Table F – Facility Contract Expense- CCAE (included in information on Table E)
h. Attachment “8” – Table G – Management Fee Expense- CCAE i. Attachment “9” – Table H – SDG&E Public Benefit Payments (ending in 2025)- CCAE 405
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Reference
Table Reported in May Difference Paid by the City Paid by the CCAE Other Allocations Notes A SDG&E 897,499.48$ (62,024.85)$ 835,474.63$ -$ -$ This amount was erroneously included in (E) "Maintenance Staff & Repairs" in the May Report. Finance was unable to reconcile the May information with actual expenses in the General Ledger ("GL"). Finance recalculated the 5-year average based on actual SDG&E utility costs reported in the GL B Water and Wastewater 91,135.06 (1,471.41) 89,663.64 - - The calculation of information presented in May was based on a 6-Year Average, FY2018-FY2023. The updated figures, confirmed by Finance, are a 5-year average to be consistent with other line-items.

C
Information Technology and
Systems
33,440.00 - 33,440.00 - - See Table C of the Staff Report for additional information on these costs D1 Special Liability Insurance - City 153,725.52 (38,431.38) 115,294.14 - - Historically the City has split this cost with the CCAE, with the City paying for ~75% and the CCAE paying for ~25%. This amount was updated to reflect the City's direct expense in FY2024. The amount paid by the CCAE is reflected below (Row D2)
D2
Special Liability Insurance - CCAE
Foundation
- 38,431.38 - 38,431.38 -
Historically the City has agreed to split this cost with the CCAE, the City paid for ~75% and the CCAE paid for ~25%. This amount reflects the 25% paid by the CCAE Foundation in FY2024E Public Works Maintenance Staff,
Repairs, and Facility Contracts
2,539,868.47 (1,714,294.65) 825,573.82 - - The expense information reported in May for Maintenance and Staff Repairs erroneously included the Management Fee (Row G), Utilities (Row B), Insurance Costs (Rows D1 and D2), Facility Contracts (Row F) and SDG&E Community Benefit Payment (Row H). These items were removed from this amount and reported separately. The May calculation included expenses through January 2024 in the 5-year average, so the numbers were updated to reflect expenses for the full fiscal year 2024 F Facility Contracts 112,054.00 (112,054.00) - - - This amount was included in Maintenance Staff & Repairs in May and is accounted for in Public Works Maintenance Staff & Repairs. The tab provides additional information on the Facility Contracts the City is funding for the facility
G Management Fee to Operator 660,000.00 - 660,000.00 - - This amount was included in Maintenance Staff & Repairs. The tab provides the Management Fee for the previous 5 fiscal years. The amount of $660,000 included in this calculation reflects the subsidy under the current Management Agreement with the Foundation
H
SDG&E Community Benefit
Payment - 200,000.00 - - 200,000.00
This amount was included in Maintenance Staff & Repairs. SDG&E pays $200,000 annually to the City through 2025 under the terms of the Palomar Energy Facility Development Agreement. Although this is not a cost to the City, it is money that has supported operations and maintenance at the CCAE, so any future operator should be aware that this source of funding will no longer be availble after 2025.

I
Security staff time included in
Maintenance Staff and Repairs
- 82,200.00 - 82,200.00 -
Beginning in FY2020-21 the City provided Security services at the facility using Temporary Part-Time Park Rangers. The CCAE agreed to fully reimburse the costs incurred by the City at $6,849.99 per month or $82,200 annually. Effective May 2024, security costs are paid by the CCAE Foundation. 4,487,722.53$ (1,607,644.92)$ 2,559,446.23$ 120,631.38$ 200,000.00$ Summary - Comparison of May Report to Finance Records
*please note this workbook is for illustrative purposes for potential proposals to operate the CCAE facility; proposals should take into account operator's business model preferences Confirmed by Finance
Attachment "1"
TABLE 1 - CALIFORNIA CENTER FOR THE ARTS, ESCONDIDO REQUEST FOR PROPOSALS - SUMMARY OF UPDATED EXPENSE INFORMATION 406
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TABLE A - SAN DIEGO GAS AND ELECTRIC EXPENSES - CCAE
2018-19 2019-20
2020-21
(COVID year) 2021-22 2022-23 2023-24
734,189.17$ 810,366.95$ 502,814.97$ 964,997.16$ 1,165,004.90$ 1,205,203.56$ 835,474.63$
5-Year Average
FY2019-FY2023
Account Number Split with City 2018-19 2019-20
2020-21
(COVID year) 2021-22 2022-23
2023-24
(as of Jan 2024) Totals (Actual)
Conference Center (E1)
Acct No. 1090235958 - $ 124,659.35 112,997.11$ 89,496.34$ 157,108.03$ 170,670.14$ 72,300.91$ 602,572.53$ Conference Center (E2)
Acct No. 8965228968 - $ 6,975.30 6,397.62$ 6,685.58$ 6,356.49$ 5,405.30$ 2,960.51$ 27,805.50$ Conference Center (G1)
Acct No. 1090235958 - $ 2,058.39 2,619.62$ 1,466.48$ 3,041.11$ 3,844.33$ 1,833.32$ 12,804.86$ Community Theatre
Acct No. 2215235959 - $ 126,233.48 112,390.92$ 66,624.94$ 127,280.50$ 142,588.91$ 63,188.80$ 512,074.07$ Concert Hall (E.)
Acct No. 3340235951 - $ 255,477.32 243,254.26$ 142,828.07$ 270,807.63$ 284,308.64$ 128,090.85$ 1,069,289.45$ Concert Hall (G)
Acct No. 3340235951 - $ 290.81 783.41$ 740.26$ 209.81$ 129.48$ 72.82$ 1,935.78$ Museum
Acct No. 5590235952 - $ 66,989.46 70,931.08$ 63,197.51$ 86,173.04$ 90,033.43$ 41,556.58$ 351,891.64$ Central Plant (E1)
Acct No. 7840235955
80 CCAE /20
Build Maint $ 106,828.23 97,878.90$ 94,944.37$ 116,292.40$ 124,080.22$ 42,256.00$ 475,451.89$ Central Plant (E2)
Acct No. 8965235954
80 CCAE /20
Build Maint $ 30,729.12 36,595.98$ 29,090.92$ 36,409.54$ 38,273.39$ 141,241.63$ 281,611.46$ Central Plant (G)
Acct No. 6715235953
80 CCAE /20
Build Maint $ 137,139.49 140,975.02$ 112,220.10$ 231,562.41$ 303,423.16$ 69,358.41$ 857,539.10$ TOTALS 857,380.95$ 824,823.92$ 607,294.57$ 1,035,240.96$ 1,162,757.00$ 562,859.83$ 4,192,976.28$

SDG&E ACCOUNTS - INFORMATION ORINGINALY PRESENTED IN MAY CCAE Expenses in Dept Expenditure Reports
SDG&E
Updated Information - Reported in City's Financial Ledger 5-Year Average $ 897,499.48
Attachment "2"
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TABLE B - WATER AND WASTEWATER COSTS - CCAE
Year Amount
2018 100,635.15$
2019 100,070.35$
2020 84,997.55$
2021 70,370.47$
2022 95,117.58$
2023 95,619.23$
2024 102,213.38$
2019-2024 Average 89,663.64$
FY2019-2023 89,235.04$
FY2018-2023 91,135.06$
Updated for full FY2024
Water and Wastewater Costs for CCAE Facility (Program 50027) Notes
Attachment "3"
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TABLE C - INFORMATION SYSTEMS AND TECHNOLOGY EXPENSE - CCAE Year Amount
2023 33,440.00$
Phones $17,870
Infrastructure $15,570
Information and Technology Expenses
Notes
Phone servers, internet access and employee costs
CCAE has 49 phones, 1 menu, 6 ring groups, and they share the phone systems and services costs. In 2023/24 budget the allocated costs were 17,870 and in 2024/25 the budgeted allocation costs dropped to 11,660 due to overall changes in technology that lowered operating expenses.

This cost is for the infrastructure (firewall, switches, etc.) and services that include ISP, licenses, support, cyber security, auditing and other related costs. This also includes a portion of staffing costs to provide and ensure these services are 24/7/365. These are shared costs based on the number of devices (58 in 23/24 budget and 44 in 24/25 budget) on the network. Day to day tech support is handled by CCAE staff and not part of this calculation.

Attachment "4"
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TABLE D - SPECIAL LIABILITY INSURANCE - CCAE
Special Liability Insurance
Entity Year Amount
City Contribution FY2024 115,294.14$
Operator Contribution FY2024 38,431.38$
Total 153,725.52$
Notes
City pays 75% of this amount, the current operator pays 25% City pays 75% of this amount, the current operator pays 25% Attachment "5"
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TABLE E - PUBLIC WORKS STAFF AND FACILITY CONTRACT EXPENSE - CCAE 2019-20 2020-21 2021-22 2022-23 2023-24
Actual Actual Actual Actual Actual
001 DEPT 140 5125 - BLDG MAINT INT SVCS 654,024.96$ 750,780.00$ 682,860. 12$ 713,270. 28$ 1,008,960. 00$ 5525 - LOAN PRIN PAY 4,224.72$ 2,111.52$ -$ -$ -$ 5001 - REG FULL TIME -$ 78.53$ 1,958.21$ 47.46$ 95.49$ 5025 - OTHER EMPL OVHD -$ 3.44$ 59.29$ 2.26$ 2.44$ 5026 - PERS -$ 8.82$ 216.34$ 4.91$ 21.54$ 5027 - MEDICAL -$ 2.42$ 91.70$ -$ 6.51$ 5028 - WORK COMP -$ 7.94$ 48.70$ 3.93$ 5.66$ 5030 - FLEX BEN -$ 2.13$ 85.62$ 2.58$ -$ 5001 - REG FULL TIME 79.81$ -$ -$ -$ -$ 5025 - OTHER EMPL OVHD 2.83$ -$ -$ -$ -$ 5026 - PERS 9.01$ -$ -$ -$ -$ 5027 - MEDICAL 19.63$ -$ -$ -$ -$ 5028 - WORKERS COMP 7.31$ -$ -$ -$ -$ 5001 - REG FULL TIME -$ -$ -$ -$ -$ 5004 - TEMP PT -$ -$ -$ -$ -$ 5020 - OT -$ -$ -$ -$ 1,933.93$ 5025 - OTHER EMPL OVHD -$ -$ -$ -$ 30.16$ 5026 - PERS -$ -$ -$ -$ 131.09$ 5028 - WORKERS COMP -$ -$ -$ -$ 142.69$ 5001 - REG FULL TIME 27,430.02$ 34,992.11$ 15,787.18$ 5,196.14$ 2,751.43$ 5004 - TEMP PT 204.70$ -$ -$ -$ -$ 5020 - OT 13,259.83$ 544.44$ -$ 601.29$ 761.92$ 5025 - OTHER EMPL OVHD 1,433.02$ 1,319.55$ 493.28$ 150.62$ 102.02$ 5026 - PERS 3,079.22$ 3,035.01$ 1,153.66$ 303.17$ 290.56$ 5027 - MEDICAL 6,566.38$ 6,498.31$
2,062.14$ 817.39$ 269.00$
5028 - WORKERS COMP 2,482.63$ 2,014.85$ 1,030.43$ 398.28$ 262.07$ 5030 - FLEX BEN 6.39$ 13.09$ -$ 1.65$ 7.66$ 5101 - OP SUPPLIES 35,745.30$ 3,253.46$ 3,718.43$ 959.83$ 878.66$ 5131 - PROF SVCS 3,120.00$ 2,880.00$ -$ -$ -$ SUBTOTAL 001 751,695.76$ 807,545.62$ 709,565.10$ 721, 759.79$ 1, 016,652.83$ 229 DEPT 140 5209 - OTHER CAP OUTLAY -$ -$ -$ 120,650. 00$ SUBTOTAL 229 -$ -$ -$ -$ 120, 650.00$ TOTAL 751,695.76$ 807,545.62$ 709, 565.10$ 721, 759.79$ 1, 137,302.83$ 825,573.82$
5 YEAR PUBLIC WORKS STAFF EXPENSES - CCAE

FUND ACCT CODES
5-Year Average
The expenses reflect Public Works staff time and
facility contracts listed on Tab F
PRGMS
50033
CFA Central
Plant
PRGMS
50028
Meeting Center
PRGMS
50061
CCAE Complex
PRGM 10049
Center for the
Arts
Attachment "6"
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TABLE F - FACILITY CONTRACT EXPENSE - CCAE (included in information on Table E) Service Est Cost Notes
Elevator Permits (Wondoor) 2,154.00$ Inspection And Testing The Operation Of The Automatic Closing Fireguard Doors Amtech 20,600.00$ Elevator Repair Services
Rigging Inspection 3,500.00$ Examine And Certify Fall Security Apparatus Cci 7,200.00$ Water Treatment Services For Cooling Towers, Chillers, Hot Water Systems Ao Reed Vfd Inspections 11,556.00$ Monthly Variable Frequency Drives (Vfd) Services For Boilers, Chillers, Air Handlers Gala Systems 5,000.00$ Maintenance And Inspection Of Orchestra Lifts Omni Concepts 5,000.00$ Annual Inspection Services Of Partition Walls Safeguard Exhaust Cleaners 3,000.00$ Exhaust System Cleaning (Kitchen Hoods, Ductwork, And Exhaust Fans) Culligan 3,600.00$ Maintenance Of Three Portable Exchange Soft Water Tanks Progressive Technology 21,144.00$ Security/Fire Alarm Services Generators Global Power 3,500.00$ Preventative Generator Maintenance Generator Permits 20,000.00$ Preventative Generator Maintenance For Permitting Firehawk Fire Ext. Inspection 5,800.00$ Hand Held Portable Fire Extinguisher Inspections, Testing, And Recharge 112,054.00$

CCAE ANNUAL FACILITY CONTRACTS
This amount is included in Public Works Maintenance Staff & Repairs. The tab provides additional information on the Facility Contracts the City is funding for the facility
Attachment "7"
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TABLE G - MANAGEMENT FEE EXPENSE - CCAE
001-140 5131 - PROF SVCS 762,440.00$ 788,365.00$ 788,370.00$ 800,200.00$ 656,527.50$ 660,000.00$ TOTAL 762,440.00$ 788,365.00$ 788,370.00$ 800,200.00$ 656,527.50$ 660,000.00$ Actual ActualActual Actual
CCAE Management Fee by Fiscal Year

FUND ACCT CODES
2018-19 2019-20 2020-21 2021-22 2022-23 2023-24
Actual Actual
Attachment "8"
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TABLE H - SDG&E PUBLIC BENEFIT PAYMENTS (ending in 2025) - CCAE Date Amount
4/27/2006 200,000.00
2/12/2007 200,000.00
1/23/2008 200,000.00
2/5/2009 200,000.00
1/28/2010 200,000.00
1/25/2011 200,000.00
2/13/2012 200,000.00
2/4/2013 200,000.00
1/28/2014 200,000.00
1/30/2015 200,000.00
2/4/2016 200,000.00
3/1/2017 200,000.00
2/5/2018 200,000.00
2/27/2019 200,000.00
2/25/2020 200,000.00
3/3/2021 200,000.00
3/28/2022 200,000.00
3/8/2023 200,000.00
1/29/2024 200,000.00
3,800,000.00
To be Distributed
January 2025 200,000.00
4,000,000.00
As part of the Palomar Energy Plant Development Agreement between the City and SDG&E, to provide an additional Community Benefit SDG&E agreed to support funding for the California Center for the Arts in the amount of $200,000 until an aggregate total of $4,000,000. The final payment under the current agreement will be made in January 2025
Attachment "9"
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Item11.

STAFF REPORT

August 28, 2024
File Number 0600-10; A-3527(A); A-3527(B)

SUBJECT
ESCONDIDO CREEK TRAIL MULTI -USE PATH PROJECT: AWARD OF CONSTRUCTION CONTRACT IN THE AMOUNT OF $11,781,411.50 TO TRI -GROUP CONSTRUCTION AND AWARD CONSTRUCTION MANAGEMENT CONSULTING AGREEMENT IN THE AMOUNT OF $1,074,473 TO T .Y. LIN

INTERNATIONAL

DEPARTMENT
Development Services Department, Engineering Division

STAFF RECOMMENDATION
Request the City Council adopt Resolution No. 2024-107 authorizing the Mayor to execute a Public Improvement Agreement for the Escondido Creek Trail Multi-Use Path Project (“Project”) the Tri-Group Construction and Development, Inc., determined to be the lowest responsible and responsive bidder, in the amount of $11,781,411.50.

Further, i t is requested that the City Council adopt Resolution No. 2024 -108 authorizing the Mayor execute a consulting agreement with T.Y. Lin International in the amount of $1,074,473 to provide construction management, inspection, and environmental services for the Project.

Staff Recommendation - Approval (Chris McKinney, Deputy City Manager, and Jonathan Schauble, City Engineer)
Presenters: Joanna Axelrod, Deputy City Manager, and Jonathan Schauble, City Engineer

ESSENTIAL SERVICE – Yes, Infrastructure/Parks Facilities COUNCIL PRIORITY – Improve Public Safety /Increase Attraction of People/ Encourage Housing Development

FISCAL ANALYSIS
The Project is included in the adopted Capital Improvement Program and is funded by a $8.5 million Proposition 68 Statewide Park Development and Community Revitalization Program grant, a $3.5 million Clean California Local Grant Program Cycle 2 grant, $2.2 million in American Rescue Plan funds, and $3.6 million in TransNet funds.

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PREVIOUS ACTION
On January 25, 2012, the City Council adopted Resolution No. 2012-11 accepting the final Escondido Creek Trail Master Plan. The Trail Master Plan provided a guide for the future development of the Creek Trail based on the community feedback collected through a series of community meetings and online surveys.

On June 5, 2019, the City Council adopted Resolution No. 2019 -87, authorizing the submittal for a California Department of Parks and Recreation Prop osition 68 Statewide Park Development and Community Revitalization Program grant in the amount of $8.5 million to renovate and expand the Escondido Creek Trail. City Council also authorized a $40,000 budget adjustment for Park Development Fees to fund community outreach to facilitate the scope and design of the project for the purposes of the grant application.

On May 20, 2020, the City Council adopted Resolution No. 2020-60 authorizing a Consulting Agreement with RRM Design Group for the Escondido Creek Trail Expansion and Renovation Design Project.

On September 29, 2021, the City Council adopted Resolution No. 2021 -146 and approved a budget adjustment allocating $22,808,509 based on the initial guidelines established by the Treasury Department including $1,000,000 in funding for the Escondido Creek Trail Expansion and Renovation Project.

On December 13, 2023, the City Council adopted Resolution No. 2023-162 accepting a $3,503,000 Clean California Local Grant Program award for the Escondido Creek Trail Project.

On January 31, 2024, the City Council approved the recommended approach for expending American Rescue Plan Act funds including an allocation of $1,200,000 for Construction Management of the Escondido Creek Trail Expansion and Renovation Project.

BACKGROUND
The Project will improve approximately 4.5 miles of the existing Escondido Creek Trail (between Harmony Grove Road and Midway Drive) through the construction of multiple trail amenities to transform the Class I bicycle lane into a linear park. The Project will also add approximately 0.4 miles of new bicycle lanes to extend the Creek Trail from Harmony Grove Road to the Citracado Parkway extension. The project will open the closed side of the Creek Tr ail and construct more than 1 .5 miles of new decomposed granite walking trails to provide a separate path for pedestrians and joggers. Key elements of the Project will include the installation of shade structures, bench seating, trash receptacles and bottle filling stations, fitness equipment , trail lighting, natural play equipment, decorative fencing and artistic features, landscape and irrigation, and wayfinding and educational signage.

On June 13, 2024, two sealed bids were received in response to the advertised request for bids for the Project. The confirmed totals for the total base and additive alternate bid items are listed below:

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Granite Construction Company $16,084,772.00
Tri-Group Construction and Development, Inc. $11,781,411.50

Staff has evaluated the bids and determined that the bid submitted by Tri-Group Construction and Development, Inc. is the lowest responsive and responsible bid . The lowest bid was within 8 percent of the Engineer’s Estimate. Staff recommends awarding the construction contract to Tri-Group Construction and Development, Inc. for the base and additive alternate bid scope of work in the amount of $11,781,411.50.

Staff further recommends authorizing the execution of a consulting agreement with T.Y. Lin International to provide construction management , inspection, and environmental services for the Project. T.Y. Lin offers an experienced Resident Engineer who previously worked with the City as part of the construction management team for the Citracado Parkway Improvement Project. If approved, T.Y. Lin will manage all aspects of construction, including prioritizing public safety, coordination of inspection and testing of public improvements, coordination of new electrical points of service with SDG&E, environmental monitoring, responding to requests for information, review of submittals , and contractor progress payments. Construction management , inspection and environmental services generally cost 10-15 percent of the estimated construction cost. The proposed contract amount of $1,074,473 is 9.1 percent of the construction cost.

RESOLUTIONS
a. Resolution No. 2024-107
b. Resolution No. 2024-107 – Exhibit “A” – Public Improvement Agreement c. Resolution No. 2024-108
d. Resolution No. 2024-108 – Exhibit “A” – Consulting Services Agreement

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Item12.

RESOLUTION NO. 2024-107

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, A UTHORIZING THE MAYOR

TO EXECUTE, ON BEHALF OF THE CITY, A PUBLIC

IMPROVEMENT AGREEMENT FOR THE ESCONDIDO

CREEK TRAIL MULTI-USE PATH PROJECT

WHEREAS, the City Council has allocated funding in the adopted Capital Improvement Program budget for the Escondido Creek Trail Multi-Use Path Project (“Project”); and WHEREAS, a Notice Inviting Bids for the Project was duly published on May 9, 2024 (“Notice”); and
WHEREAS, in response to the Notice, the City received two sealed bids for the Project, which were opened and evaluated on June 6, 2024; and
WHEREAS, Tri-Group Construction and Development, Inc. was determined to be the lowest responsive and responsible bidder; and
WHEREAS, this City Council desires at this time and deems it to be in the best public interest to authorize a Public Improvement Agreement with Tri-Group Construction and Development, Inc. in the amount of $11,781,411.50 for the Project.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Escondido, California , as follows:

1. That the above recitations are true.

2. That the City Council authorizes the Mayor to execute, on behalf of the City, a Public Improvement Agreement with Tri-Group Construction and Development, Inc. , in a substantially similar 418
Item12.
form to that which is attached and incorporated to this Resolution as Exhibit “A”, and subject to final approval as to form by the City Attorney.

3. The City E ngineer shall have the authority to execute change orders to the Public Improvement Agreement in an amount equal to 10 percent of the original contract price.

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Item12.

Public Improvement Agreement (Contractor) - 1 - CAO: 8/26/2021

CITY OF ESCONDIDO

PUBLIC IMPROVEMENT AGREEMENT
This Public Improvement Agreement (“Agreement”) is made and entered into as of the last signature date set forth below (“Effective Date”),
B
etween: CITY OF ESCONDIDO
a California municipal corporation
201 N. Broadway
Escondido, CA 92025
Attn: Jonathan Schauble
760-839-4072
("CITY")
A
nd: Tri-Group Construction and Development, Inc.
a California corporation
9580 Black Mountain Road, Suite L
S
an Diego, CA 82126
Attn: Ghasson Assi
858-689-0058
(
"CONTRACTOR").
(The CITY and CONTRACTOR each may be referred to herein as a “Party” and collectively as the “Parties.”)
WHEREAS, the Parties desire to enter into this Agreement for the performance of w ork relating to the Escondido Creek Trail Multi-Use Path Project (“Project”), occurring on property located at various locations along the Escondido Creek Trail (“Property”), as further described in the P roject documents.

NOW, THEREFORE, in consideration of the mutual cov enants, promises, terms, and conditions set forth herein, and the mutual benefits derived therefrom, the Parties hereby agree as follows:

1. Project Documents . The Notice Inviting Sealed Bids/Notice to Contractors, Instructions to Bidders, Bid Form, Designat ion of Subcontractors, Workers' Compensation Certificate, Change Orders, Shop Drawing Transmittals, Information Required of CONTRACTOR, Non- collusion A
ffidavit, Insurance Certificates, Guarantees, General Conditions, Supplementary General Conditions, Spec ial Conditions, Plans, Drawings, Specifications, the Agreement , and all modifications, addenda, and amendments thereto (“Project Documents”) are incorporated herein by
this reference as if fully set forth herein. The Project Documents are complementary, and what is called for by any one shall be as binding as if called for by all.

Resolution No. 2024-107
Exhibit "A"