Escondido City Council
December 17, 2025

171
Item11.

First Amendment - 3 - CAO: 04/23/2024
To Public Services Agreement
ATTACHMENT “A”
Scope of Work
A. General
Peraton, Inc., a Maryland corporation (“Contractor”) will provide the City of Escondido, a California municipal corporation (“City”) with Computer Aided Dispatch (“CAD”) system hardware, software, and installation services.

B. Location
Contractor will provide services at the City’s Police and Fire Headquarters located at 1163 N.

Centre City Parkway, Escondido, CA 92026.

C. Services
In addition to those services described in the Agreement, Contractor will provide software maintenance support for the following products as outline in Exhibit 1, which is attached hereto and incorporated by this reference. In the event of a conflict between this First Amendment (including this Scope of Work) and Exhibit 1, the terms of this First Amendment shall prevail.

Services provided under this First Amendment shall generally include:

1. CommandPoint CAD/MIS;

2. AVL w/AVRR;

3. CLETS via eSUN;

4. CommandPoint Map;

5. CommandPoint GDI Tools; and

6. CommandPoint Mobile.

D. Scheduling
Inquiries related to this Agreement, including all scheduling and services issues, may be directed to Livier Valenzuela, Network Manager at [email protected] or 760-497-5301.

E. Contract Price and Payment Terms
The contract price of this First Amendment shall not exceed $244,395. The price of this First Amendment ($244,395) shall bring the cumulative Agreement price to $477,152. The contract price includes all labor, materials, equipment, and transportation required to perform the work.

Services will be billed as services are performed. Payment will be made after services have been performed and within 30 days of receipt of an invoice for those services.

F. Term
The term of this First Amendment shall be from the Effective Date of the First Amendment through December 31, 2026.

Resolution No. 2025-169
Exhibit "A"

172
Item11.
** NOTICE OF PROPRIETARY INFORMATION **
This document contains Peraton Proprietary Information including trade secrets and shall not be duplicated, used, or disclosed (in whole or in part) without the express written authorization of Peraton. This document may be used by the authorized recipient solely for internal purposes.

Memorandum
To: La Juan Carter From Szu Yang
Chief Contracts Officer
Subject: Confirmation of Delegation of
Contractual Signature/ Commitments
Authority
Date June 13, 2025
Under the Contract Department Policy CTR-007, Signature Authority, effective October 30, 2023, I possess signature/commitment authority to sign/execute contract documents following receipt of proper approvals in accordance with policies and procedures.

In order to support the activities of Peraton Inc., I hereby confirm that La Juan Carter, Contracts Administration Director, has the delegated authority to sign execute contract documents:

For all Types of Contracts less than or equal to $25,000,000 This delegation authorizes the above individual to execute on behalf of Peraton Inc.: contracts, proposals, prime contract related teaming agreements and non-disclosure agreements, memoranda of agreement and other documents binding and committing those entities through which Peraton operates. This includes subsidiary companies.

This delegation confirmation does not authorize the above individual to act outside the scope of Peraton policies and procedures, and Federal, State, and local laws and regulations. The delegate is responsible for ensuring compliance with all applicable Sector and Peraton Inc. policies and procedures as well as federal, state and local laws and regulations. If the document to be executed exceeds the delegate’s authority level, they should seek guidance from their supervisor.

The signature delegation shall be reassessed with each assessment of Contract Department Policy or upon a change to the legal entities utilized by Peraton Inc., whichever occurs first.

Szu Yang
Chief Contracts Officer
Peraton Inc.

Resolution No. 2025-169
Exhibit "A"

173
Item11.

TO BE POSTED IN A CONSPICUOUS PLACE AND
NOT TRANSFERABLE OR ASSIGNABLE Business Name
Business Location
Business Owner(s)
Certificate #
Effective Date
Description
Expiration Date

CITY OF ESCONDIDO

BUSINESS LICENSE TAX CERTIFICATE
12975 Worldgate Dr
Herndon, Va 20170-6008

COMPUTER RELATED

SERVICES

PERATON INC
12975 WORLDGATE DR
HERNDON, VA 20170-6008
For all inquiries regarding this license, contact HdL
Business License Division at (760) 270-9397.
"For Services Provided in the City of Escondido, California Only"

CORPORATE TAX

DAWN URISTA
Business Type

PERATON INC

SERVICE - GENERAL
March 29, 2022
February 28, 2026
PERATON INC:

Thank you for your payment on your City of Escondido Business License. ALL CERTIFICATES MUST BE AVAILABLE FOR INSPECTION UPON REQUEST. If you have questions concerning your business license, contact the Business Support Center via email at: [email protected] or by telephone at: (760) 270-9397.

Keep this portion for your license separate in case you need a replacement for any lost, stolen, or destroyed license. A fee may be charged for a replacement or duplicate license.

This certificate does not entitle the holder to conduct business before complying with all requirements of the Escondido Municipal code and other applicable laws, nor to conduct business in a zone where conducting such business violates law.

If you have a fixed place of business within the city limits of Escondido, please display the Business License tax certificate below in a conspicuous place at the premises. Otherwise, every Business License Tax certificate holder not having a fixed place of business in the City shall keep the Business License Tax certificate upon his or her person, or affixed in plain view upon any cart, vehicle, van or other movable structure or device at all times if required by the Collector.

City of Escondido

BUSINESS LICENSE TAX CERTIFICATE

BUSINESS LICENSING
8839 N CEDAR AVE #212
FRESNO, CA 93720-1832
Date of Issue: 03/29/2022
PERATON INC License Number: 26514971
12975 WORLDGATE DR
HERNDON, VA 20170-6008

THIS BUSINESS LICENSE TAX CERTIFICATE DOES NOT
PERMIT A BUSINESS THAT IS OTHERWISE PROHIBITED.

SIC Code 7379001
NAICS Code 541519
207920
Resolution No. 2025-169
Exhibit "A"

174
Item11.

Holder Identifier : 7777777707070700077763616065553330773707447315456607453126763506200072750477046231130726154442076451307562451732230552075662731724767300776045153001671207344015750276130077727252025773110777777707000707007 6666666606060600062606466204446200620000624226202006220004242260022062202040622602220622202406204220006200006042262022060002062620400020622200424204020006222004260022402066646062240664440666666606000606006 Certificate No : 570116684455

CERTIFICATE OF LIABILITY INSURANCE DATE(MM/DD/YYYY)
11/14/2025
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. PRODUCER Aon Risk Services, Inc. of Washington, D.C. 2001 K Street NW
Suite 625 N
Washington DC 20006 USA
PHONE
(A/C. No. Ext): E-MAIL ADDRESS:

INSURER(S) AFFORDING COVERAGE NAIC # (866) 283-7122
INSURED INSURER A: The Continental Insurance Company 35289 INSURER B: Continental Casualty Company 20443
INSURER C: Transportation Insurance Co. 20494
INSURER D:

INSURER E:

INSURER F:

FAX
(A/C. No.): (800) 363-0105
CONTACT NAME:

Peraton Corp.
and Its Subsidiaries
1875 Explorer Street, 2nd Floor
Reston VA 20190 USA
COVERAGES CERTIFICATE NUMBER: 570116684455 REVISION NUMBER: THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. Limits shown are as requested

POLICY EXP (MM/DD/YYYY) POLICY EFF (MM/DD/YYYY) SUBR WVDINSR LTRADDL TYPE OF INSURANCE INSD POLICY NUMBER LIMITS COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR

POLICY LOC
EACH OCCURRENCE DAMAGE TO RENTED PREMISES (Ea occurrence) MED EXP (Any one person) PERSONAL & ADV INJURY GENERAL AGGREGATE

PRODUCTS - COMP/OP AGG
X
X
X GEN'L AGGREGATE LIMIT APPLIES PER:
$1,000,000
$1,000,000
$15,000
$1,000,000
$2,000,000
$2,000,000
A Y 7012278501 04/28/2025 04/28/2026
PRO- JECT OTHER: AUTOMOBILE LIABILITY ANY AUTO

OWNED AUTOS ONLY

SCHEDULED
AUTOS

HIRED AUTOS ONLY NON-OWNED AUTOS ONLY
BODILY INJURY ( Per person) PROPERTY DAMAGE
(Per accident) X
BODILY INJURY (Per accident)
$2,000,000 B Y 04/28/2025 04/28/2026 COMBINED SINGLE LIMIT (Ea accident)
7012278496

EXCESS LIAB

X OCCUR CLAIMS-MADE AGGREGATE
EACH OCCURRENCE DED $2,000,000
$2,000,000
04/28/2025
SIR applies per policy terms & conditions
UMBRELLA LIAB A Y Y 7012278465 04/28/2026

X RETENTION
X
E.L. DISEASE-EA EMPLOYEE
E.L. DISEASE-POLICY LIMIT E.L. EACH ACCIDENT $1,000,000 X

OTH- ER
C 04/28/2025 04/28/2026 PER STATUTE WC (AOS)
C 7039455209 04/28/2025 04/28/2026
$1,000,000
Y / N
(Mandatory in NH) ANY PROPRIETOR / PARTNER / EXECUTIVE OFFICER/MEMBER EXCLUDED? N N / A Y WC (CA) WORKERS COMPENSATION AND EMPLOYERS' LIABILITY If yes, describe under DESCRIPTION OF OPERATIONS below $1,000,000 7039455212
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required) City of Escondido, its officials, officers, agents, employees and volunteers are included as Additional Insured in accordance with the policy provisions of the General Liability, Automobile Liability and Umbrella Liability policies. General Liability policy evidenced herein is Primary and Non-Contributory to other insurance available to Additional Insured, but only in accordance with the policy's provisions. A Waiver of Subrogation is granted in favor of City of Escondido, Contractor, its agents, representatives, employees and subcontractors in accordance with the policy provisions of the Umbrella Liability and Workers' Compensation policy. Should General Liability, Automobile Liability and Workers' Compensation policies be cancelled before the expiration date thereof, the policy provisions of each policy will govern how notice of cancellation may be

CERTIFICATE HOLDER CANCELLATION
City of Escondido AUTHORIZED REPRESENTATIVE 201 N. Broadway Escondido CA 92025 USA
ACORD 25 (2016/03)
©1988-2015 ACORD CORPORATION. All rights reserved
The ACORD name and logo are registered marks of ACORD
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.

Resolution No. 2025-169
Exhibit "A"

175
Item11.
delivered to certificate holders in accordance with the policy provisions of each policy.

FORM NUMBER: FORM TITLE:

THIS ADDITIONAL REMARKS FORM IS A SCHEDULE TO ACORD FORM,

ADDITIONAL REMARKS
EFFECTIVE DATE: CARRIER NAIC CODE
POLICY NUMBER Aon Risk Services, Inc. of Washington, D.C.

AGENCY NAMED INSURED LOC #:

AGENCY CUSTOMER ID: 570000071700
© 2008 ACORD CORPORATION. All rights reserved.

See Certificate Number:

See Certificate Number:

The ACORD name and logo are registered marks of ACORD
570116684455
570116684455
ACORD 25 Certificate of Liability Insurance
Additional Description of Operations / Locations / Vehicles:

ACORD 101 (2008/01)
ADDITIONAL REMARKS SCHEDULE Page _ of _
Peraton Corp.

Resolution No. 2025-169
Exhibit "A"

176
Item11.

CNA PARAMOUNT
7012278501
16 The Continental Insurance Co. 04/28/2025
PERATON, CORP.

Blanket Additional Insured - Owners, Lessees or Contractors - with Products-Completed Operations Coverage Endorsement CNA75079XX (3-22) Policy No:

Effective Date:

Insured Name:

Copyright CNA All Rights Reserved.

ABCDEFGHI
JKLMN
IV. But if the written contract requires additional insured coverage to the greatest extent permissible by law, then paragraph I. above is deleted in its entirety and replaced by the following:

WHO IS AN INSURED is amended to include as an Insured any person or organization whom you are required by written contract to add as an additional insured on this Coverage Part, but only with respect to liability for bodily injury, property damage or personal and advertising injury arising out of your work that is subject to such written contract.

V. The insurance granted by this endorsement to the additional insured does not apply to bodily injury, property damage, or personal and advertising injury arising out of:

A. The rendering of, or the failure to render, any professional architectural, engineering, or surveying services, including:

1. The preparing, approving, or failing to prepare or approve maps, shop drawings, opinions, reports, surveys, field orders, change orders or drawings and specifications; and

2. Supervisory, inspection, architectural or engineering activities; or B. Any premises or work for which the additional insured is specifically listed as an additional insured on another endorsement attached to this Coverage Part.

VI. Under COMMERCIAL GENERAL LIABILITY CONDITIONS, the Condition entitled Other Insurance is amended to add the following, which supersedes any provision to the contrary in this Condition or elsewhere in this Coverage Part:

Primary and Noncontributory Insurance
With respect to other insurance available to the additional insured under which the additional insured is a named insured, this insurance is primary to and will not seek contribution from such other insurance, provided that a written contract requires the insurance provided by this policy to be:

1. Primary and non-contributing with other insurance available to the additional insured; or

2. Primary and to not seek contribution from any other insurance available to the additional insured.

But except as specified above, this insurance will be excess of all other insurance available to the additional insured.

VII. Solely with respect to the insurance granted by this endorsement, the section entitled COMMERCIAL GENERAL LIABILITY CONDITIONS is amended as follows:

The Condition entitled Duties In The Event of Occurrence, Offense, Claim or Suit is amended with the addition of the following:

Any additional insured pursuant to this endorsement will as soon as practicable:

1. Give the Insurer written notice of any claim, or any occurrence or offense which may result in a claim;

2. Send the Insurer copies of all legal papers received, and otherwise cooperate with the Insurer in the investigation, defense, or settlement of the claim; and

3. Make available any other insurance, and endeavor to tender the defense and indemnity of any claim to any other insurer or self-insurer, whose policy or program applies to a loss that the Insurer covers under this coverage part.

However, if the written contract requires this insurance to be primary and non-contributory, this paragraph 3. does not apply to other insurance under which the additional insured is a named insured.

The Insurer has no duty to defend or indemnify an additional insured under this endorsement until the Insurer receives written notice of a claim from the additional insured.

Resolution No. 2025-169
Exhibit "A"

177
Item11.
ª4" 1!6nR+t¥1|«¬¬¬20020000170122785011841

CNA PARAMOUNT
7012278501
16 The Continental Insurance Co. 04/28/2025
PERATON, CORP.

Blanket Additional Insured - Owners, Lessees or Contractors - with Products-Completed Operations Coverage Endorsement CNA75079XX (3-22) Policy No:

Effective Date:

Insured Name:

Copyright CNA All Rights Reserved.

ABCDEFGHI
JKLMN
VIII. Solely with respect to the insurance granted by this endorsement, the section entitled DEFINITIONS is amended to add the following definition:

Written contract means a written contract or written agreement that requires you to make a person or organization an additional insured on this Coverage Part, provided the contract or agreement:

A. Was executed prior to:

1. The bodily injury or property damage; or

2. The offense that caused the personal and advertising injury; for which the additional insured seeks coverage; and
B. Is still in effect at the time of the bodily injury or property damage occurrence or personal and advertising injury offense.

All other terms and conditions of the Policy remain unchanged.

This endorsement, which forms a part of and is for attachment to the Policy issued by the designated Insurers, takes effect on the effective date of said Policy at the hour stated in said Policy, unless another effective date is shown below, and expires concurrently with said Policy.

Resolution No. 2025-169
Exhibit "A"

178
Item11.

Workers Compensation And Employers Liability Insurance
Policy Endorsement

BLANKET WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS
This endorsement changes the policy to which it is attached.

It is agreed that Part One - Workers’ Compensation Insurance G. Recovery From Others and Part Two - Employers’ Liability Insurance H. Recovery From Others are amended by adding the following:

We will not enforce our right to recover against persons or organizations. (This agreement applies only to the extent that you perform work under a written contract that requires you to obtain this agreement from us.) PREMIUM CHARGE - Refer to the Schedule of Operations
The charge will be an amount to which you and we agree that is a percentage of the total standard premium for California exposure. The amount is 2%.

All other terms and conditions of the policy remain unchanged.

This endorsement, which forms a part of and is for attachment to the policy issued by the designated Insurers, takes effect on the Policy Effective Date of said policy at the hour stated in said policy, unless another effective date (the Endorsement Effective Date) is shown below, and expires concurrently with said policy unless another expiration date is shown below.

WC 7 39455209
Endorsement No: 3; Page: 1 of 1 Policy Page: 64 of 79
Underwriting Company: Transportation Insurance Company, 151 N Franklin St, Chicago, IL 60606 Form No: G-19160-B (11-1997)
Endorsement Effective Date:

Policy No:

Endorsement Expiration Date: Policy Effective Date: 04/28/2025 © Copyright CNA All Rights Reserved.

Resolution No. 2025-169
Exhibit "A"

179
Item11.

Draft Review
Insurance Review Summary Form (IRF)
CAO: 6/1/2021
R&S Rev. 8/2/24

INSURANCEREVIEW SUMMARY FORM
Applicable to Public Services Agreements and Consulting Agreements Agreement Type: □ Public Services Agreement (“PSA”) □ Consulting Agreement (“CSA”) □ Subrecipient Agreement □ Public Improvement Agreement ("PIA") □ Recreation Instructor Agreement □ Other:
□ Amendment □ First □ Second □ Third □ Other:

Date of Original Agreement:

Contractor/Consultant:

Project Description:

Staff Contact:

Department:

Insurance Inquiry or Request:

Use of Umbrella/Excess Policy to meet insurance limit requirements.

Recommendations:

Approve
Date:

Risk and Safety Division
3/3/25
Peraton, Inc.

Computer Aided Dispatch (“CAD”) system hardware, software, and installation services.

Cassia Brown
Police
11/21/25
Resolution No. 2025-169
Exhibit "A"

180
Item11.

STAFF REPORT
December 17, 2025
File Number 0600-10; A-3578

SUBJECT

COMPUTER AIDED DISPATCH (CAD) CONTRACT AND BUDGET ADJUSTMENT

DEPARTMENT
Escondido Police Department

RECOMMENDATION
Request the City Council adopt Resolution No. 2025-170 (1) authorizing the purchase of a new Computer Aided Dispatch (“CAD”) system; (2) authorizing the Mayor to execute a Public Service Agreement with Tyler Technologies, Inc.; and (3) establishing a project budget adjustment.

Staff Recommendation: Approval (Police Department: Ken Plunkett, Chief of Police) Presenter: Erik Witholt, Police Captain
ESSENTIAL SERVICE – Yes, requirement in support of public safety COUNCIL PRIORITY – Improve Public Safety

FISCAL ANALYSIS
The Public Service Agreement with Tyler Technologies, Inc. covers two phases:
- Phase 1: One-time costs for system purchase and installation = $450,715 - Phase 2: Annual recurring costs for professional services and support = $344,865/year for three years Costs from January 2026 through June 2029 total $1,485,300.

Period Description Cost Funding Source
Jan-Dec 2026 One-Time Costs: system purchase and installation $430,939 Capital Improvement Jan-Dec 2026 One-Time Costs: system purchase and installation $19,776 Measure I FY 2026-27 Annual Recurring Costs: professional services & support $344,865 Measure I FY 2027-28 Annual Recurring Costs: professional services & support $344,865 Measure I FY 2028-29 Annual Recurring Costs: professional services & support $344,865 Measure I 181
Item12.
 Implementation costs cover the full CAD system acquisition, configuration, and initial training during calendar year 2026.
 Recurring costs ensure ongoing system reliability, updates, and vendor support through FY 2029.  Council action previously allocated Capital Improvement Project (CIP)/Public Facilities Funds for this project.
 Additional funding will be allocated from Measure I revenues, aligning with Council priorities for public safety investment.

PREVIOUS ACTION
On April 16, 2025, City Council approved a Consulting Agreement with National Public Safety Group (“NSPG”) for a needs assessment, assistance with procurement, and project management of a new CAD system.

On February 19, 2025, City Council approved a new CAD Master Maintenance Agreement extending services of Current CAD system from Peraton, Inc.

On May 21, 2021, City Council approved continuation of services with Peraton, Inc., after acquisition of Northrup Grumman Agreement.

On January 7, 2015, City Council approved CAD Master First Amendment to the Maintenance Agreement extending services of Current CAD system from Peraton, Inc.

On July 23, 2014, City Council approved a CAD Upgrade from Northrup Grumman Integrating Current CAD system from Peraton, Inc.

BACKGROUND
The City of Escondido Police Department relies on its CAD system as the backbone of emergency communications and public safety operations. The CAD system allows dispatchers to receive 9-1-1 calls, prioritize incidents, assign units, track officer locations, and provide real-time information to first responders. Each year, over 100,000 events are processed through the Escondido Police Department’s CAD system.

The City’s current CAD system is at end-of-life and no longer meets technological or operational standards.

System limitations have begun to impact efficiency, reliability, and the ability to integrate with emerging public safety technologies. Continuing to operate on this platform poses risks to community safety and operational effectiveness. The City recognized this significant challenge and analyzed possible solutions. 182
Item12.

ANALYSIS TO FIND A SOLUTION
Why a New CAD System is Needed
 Inadequate Technology: The current CAD system is no longer supported with regular updates, creating vulnerabilities and inefficiencies for field units.  Operational Limitations: Dispatchers and officers face delays and reduced functionality when responding to community calls for service.
 Community Safety: Modern CAD systems enhance response times, improve situational awareness, strengthen coordination among public safety agencies, and provide transparency for community awareness and real-time notification.

How a New CAD System was Selected
Following a comprehensive, multi-year evaluation process, Tyler Technologies, Inc. was selected as the recommended vendor. Tyler Technologies is a nationally recognized leader in public safety software solutions, with extensive experience implementing CAD systems for municipalities across California and the United States.

The selection process was collaborative and thorough, involving the Police Department, Information Systems Department, and Finance Department. Key steps included:
 Needs Assessments: Identified operational gaps, future requirements, and industry best practices to define system specifications.
 Interactive Demonstrations: Six vendors provided in-depth, interactive demonstrations specifically for the Escondido team to evaluate functionality and user experience.  Professional Conferences: Staff attended California NENA (National Emergency Number Association) to review industry standards, best practices, and innovations in emergency communications.
 Site Visits: Staff visited other dispatch centers to observe CAD systems in operation assessing performance, usability, and integration with field operations.  System Evaluations: After careful analysis, staff used specific criteria to narrow the search to three vendors that could provide a CAD system conducive to Escondido’s needs.  Consultant Engagement: The City retained National Public Safety Group to conduct a deeper needs assessment, assist with procurement and contract negotiations, and provide implementation support.
183
Item12.

This rigorous process confirmed Tyler Technologies, Inc. as the most qualified partner to deliver a modern, reliable, and scalable CAD solution tailored to Escondido’s needs. The selected system will enhance operational efficiency, improve interoperability with emerging technologies, and strengthen the City’s ability to provide timely, coordinated emergency response.

Who a New CAD System Benefits
The Community
Transparency and Community Awareness: The Tyler Technologies CAD system includes the Public Safety Analytics suite with Citizen Connect. Citizen Connect, allows community members to access information in real-time. This increases community awareness and improves transparency. Citizen Connect:
 Allows community members to set up alerts on streets, addresses, or neighborhoods.  Alerts community members of activity in their area.
 Enables community members to actively gain access to public information.

Community and Officer Safety: The new CAD system features modern technologies and operational efficiencies, improving officer response and awareness. During the crucial moments when a community member calls 9-1-1, a Public Safety Dispatcher can provide helpful information and effectively send the closest officers.

First Responders
Dispatcher and Officer Efficiency: The new CAD system will alleviate delays and ensure Dispatchers provide accurate location data, incident classifications, and situational awareness when sending officers to a call for service. Intuitive dashboards will make it easier for dispatchers to log calls, track units, and manage incidents. The new CAD system will efficiently log every action, creating a clear audit trail, improving accountability and helping refine procedures and operational needs.

Analytics, Crime Analysis, and Proactive Enforcement: The new CAD system collects valuable data on incidents, response times, and resource use. This information will be analyzed to improve staffing, training, and community outreach.

HOW THE NEW CAD SYSTEM ALIGNS WITH COUNCIL PRIORITIES
The total contract cost will be funded through Capital Improvement Project Fund/Public Facilities and Measure I revenues. A budget adjustment is required to allocate funds to the CAD project. This investment directly supports City Council’s Strategic Priority to Prioritize Public Safety.

This project aligns with the City Council’s commitment to:
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Item12.
 Improve Public Safety: Equip first responders with advanced tools to enhance emergency response, situational awareness, and community protection.  Operational Excellence: Replace an end-of-life system with a modern, reliable, and efficient platform that supports seamless operations and interoperability.  Fiscal Responsibility: Leveraging Measure I Funds for strategic, high-impact investments that strengthen public safety.

CONCLUSION
The purchase of a new CAD system is essential to maintaining and improving public safety in Escondido.

Tyler Technologies, Inc. has been carefully vetted and selected as the most qualified vendor to deliver this critical upgrade.

Your action today, to adopt Resolution No. 2025-170 will ensure the Police Department has the technology required to effectively receive and dispatch 9-1-1 calls for service.

RESOLUTIONS
a) Resolution No. 2025-170
b) Resolution No. 2025-170—Exhibit “A”—Public Service Agreement

ATTACHMENTS
a) Attachment “1”—Budget Adjustment
185
Item12.

RESOLUTION NO. 2025-170

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING THE MAYOR

TO EXECUTE, ON BEHALF OF THE CITY, A PUBLIC

SERVICE AGREEMENT WITH TYLER TECHNOLOGIES FOR

A COMPUTER AIDED DISPATCH (CAD) TO REPLACE THE
POLICE DEPARTMENT’S EXISTING COMPUTER AIDED
DISPATCH (CAD) SYSTEM.

WHEREAS, the Police Department strives to provide the most effective technology in public emergencies communications to provide efficient police services to the community; and WHEREAS, the Police Department currently utilizes the services of Peraton, Inc. as its Computer Aided Dispatch (“CAD”) system; and
WHEREAS, the Peraton, Inc. CAD system has reached its end of life; and WHEREAS, the Police Department wishes to enter into an agreement with Tyler Technologies to purchase a new CAD system to achieve this goal.

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 authorizesthe Mayor to execute a Public Service Agreement with Tyler Technologies to create a new CAD system for the Escondido Police Department, which is attached hereto as Exhibit “A” and incorporated by this reference to be approved by the City Attorney. 186
Item12.

BUDGET ADJUSTMENT

REQUEST
Department: Police Department
For Finance Use Only
BA # ____________
Fiscal Year ________
Department Contact: Barbara MarLett
City Council Meeting Date:
(attach staff report) December 17, 2025

EXPLANATION OF REQUEST
To create a project budget to purchase and install the new Computer Aided Dispatch system.

BUDGET ADJUSTMENT INFORMATION
Project/Account Description Account Number
Amount of
Increase
Amount of
Decrease
CAD Mapping Upgrade Public Facilities
Fund 1243 345,000
Computer Aided Dispatch Public Facilities
Fund 1243 80,036
Interface Point CADE Public Facilities
Fund 1243 5,903
Computer Aided Dispatch Project NEW Public Facilities
Fund 1243 430,939
Computer Aided Dispatch Project NEW Measure I Local
District Tax Fund 1002 19,776

APPROVALS

DEPARTMENT HEAD DATE FINANCE DATE



 










 

Attachment "1"
187
Item12.

STAFF REPORT
December 17, 2025
File Number 0480-70

SUBJECT
FY 2025-26 REGIONAL REALIGNMENT RESPONSE GRANT AND BUDGET ADJUSTMENT

DEPARTMENT
Escondido Police Department

RECOMMENDATION
Request the City Council adopt Resolution No. 2025-171 (1) authorizing the Chief of Police to accept a FY 2025-26 Regional Realignment Response Grant in the amount of $80,000 from the State of California Board of Community Corrections; (2) authorizing the Chief of Police or his designee to execute grant documents on behalf of the City; and (3) approving budget adjustments needed to spend grant funds.

Staff Recommendation: Approval (Police Department: Ken Plunkett, Chief of Police) Presenter: Ken Plunkett, Chief of Police
ESSENTIAL SERVICE – Yes, Police Services
Yes, internal requirement in support of police services COUNCIL PRIORITY – Improve Public Safety; Increase Retention and Attraction of People and Businesses to Escondido.

FISCAL ANALYSIS
This will have no impact on the General Fund Budget. The FY 2025-26 Regional Realignment Response Grant is state funded. Funding will cover expenses through June 30, 2026.

PREVIOUS ACTION
On November 20, 2024, the City Council authorized the Chief of Police to accept an $80,000 FY 2024-2025 Regional Realignment Response Grant.

BACKGROUND
The Escondido Police Department has been allocated $80,000 under the FY 2025-26 Regional Realignment Response Grant through the State of California Board of Community Corrections. This funding was provided by Assembly Bill 118 and Senate Bill 89, initiatives to reduce state prison overcrowding and 188
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support local law enforcement efforts to efficiently manage offenders and parole-violators. These bills allow for the release of subjects into the community from prison before their sentences were fully served, putting the responsibility of monitoring them on local law enforcement. Grant funds are used for regional and local enforcement operations to monitor prisoners that were released as a result of Assembly Bill 118 and Senate Bill 89.

RESOLUTIONS
a) Resolution No. 2025-171

ATTACHMENTS
a) Attachment “1”—Budget Adjustment
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RESOLUTION NO. 2025-171

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING THE CHIEF
OF POLICE TO ACCEPT A FY 2025-26 REGIONAL

REALIGNMENT RESPONSE GRANT FROM THE STATE OF

CALIFORNIA BOARD OF COMMUNITY CORRECTIONS IN
THE AMOUNT OF $80,000, EXECUTE ALL DOCUMENTS

NECESSARY FOR THE MANAGEMENT AND
COMPLETION OF THE GRANT SCOPE; AND

AUTHORIZING THE NECESSARY BUDGET ADJUSTMENT
WHEREAS, the FY 2025-26 Regional Realignment Response Grant will be financed from funds made available by the State of California Board of Community Corrections, through Assembly Bill 118 and Senate Bill 89, initiatives to reduce state prison overcrowding and support local law enforcement efforts to efficiently manage offenders and parole-violators; and WHEREAS, the City of Escondido desires to support local law enforcement efforts in regards to legislation reducing state prison overcrowding; and
WHEREAS, the Escondido Police Department has received a grant funding to support these efforts during the project period of July 1, 2025 through June 30, 2026; and; WHEREAS, the Escondido Police Department has designated the FY 2025-26 Regional Realignment Response Grant to conduct specific programs to address these goals.

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 Chief of Police of the City of Escondido and/or other authorized signators to accept the FY 2025-26 Regional Realignment Response Grant in the amount of $80,000 and execute all documents necessary for the management and completion of the grant scope. 190
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3. That the City Council hereby also approves and authorizes the necessary budget adjustment needed to establish a new project number for tracking and spending of grant funds.

4. That grant funds received hereunder shall not be used to supplant expenditures controlled by this body.
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BUDGET ADJUSTMENT

REQUEST
Department: Police Department
For Finance Use Only
BA # ____________ Fiscal Year ________ Department Contact: Barbara MarLett City Council Meeting Date:
(attach staff report) December 17, 2025

EXPLANATION OF REQUEST
A budget adjustment is needed to receive grant funds and establish a spending account for police officer overtime and overhead expenses related to the FY 2025-26 Regional Realignment Response Grant funds.

BUDGET ADJUSTMENT INFORMATION
Project/Account Description Account Number
Amount of
Increase
Amount of
Decrease
Revenue 4127-451-NEW GRANT $80,000
Police Grants 451-NEW GRANT $80,000

APPROVALS

DEPARTMENT HEAD DATE FINANCE DATE
Attachment "1"
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STAFF REPORT
December 17, 2025
File Number 0600-10; A-3516-1

SUBJECT

APPROVAL OF FIRST AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT WITH LIBRARY SYSTEMS & SERVICES LLC. TO OPERATE THE ESCONDIDO PUBLIC LIBRARY THROUGH JUNE 30, 2028

DEPARTMENT
City Manager’s Office

RECOMMENDATION
Request the City Council adopt Resolution No. 2025-172 authorizing the Mayor to execute, on behalf of the City, a First Amendment to the Professional Services Agreement between the City of Escondido and Library Systems and Services extending the Agreement until June 30, 2028.

Staff Recommendation: Approval (City Manager’s Office: Sean McGlynn, City Manager) Presenter: Joanna Axelrod, Deputy City Manager
ESSENTIAL SERVICE – No
COUNCIL PRIORITY – Increase Retention and Attraction of People and Businesses to Escondido

FISCAL ANALYSIS
The management agreement with LS&S is currently funded with American Rescue Plan Act (“ARPA”) Funds through June 30, 2026. The proposed extended agreement will be $3,216,933 annually for two years plus a 3 percent escalator in the second year. The funding for the management agreement amendment will be allocated in the FY2026/27 General Fund Operating Budget.

PREVIOUS ACTION
On August 23, 2017, the City Council authorized the City Manager and City Attorney to negotiate an agreement with Library Systems & Services, LLC (“LS&S”) to provide day-to-day operational services at the Escondido Public Library.

On October 18, 2017, the City Council approved Resolution No. 2017-139 which authorized the mayor, on behalf of the City of Escondido, to execute the Professional Services Agreement (“PSA”) with LS&S to provide for the daily operation of the Escondido Public Library through June 30, 2027.

On January 31, 2024, the City Council approved a change in the approach of expending American Rescue Plan Act (“ARPA”) funding to operate the Escondido Public Library for two fiscal years ending June 30, 193
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2026. The City Council directed staff to allocate ARPA funds to continue library operations with LS&S to provide continuing services to the residents of this City, a service which would have to be eliminated without the use of these federal funds.

On June 26, 2024, the City Council approved Resolution No. 2024-87 terminating the existing PSA with LS&S for the operation of the Escondido Public Library effective June 30, 2024; and adopted Resolution No. 2024-85 authorizing the mayor to execute a new PSA with LS&S effective July 1, 2024 through June 30, 2026, funded with ARPA funds.

BACKGROUND
In 2017, the City of Escondido and LS&S entered into a long-term agreement to provide for the management of the Escondido Public Library’s day-to-day operations. Over the previous nine years of the agreement, LS&S has provided high-quality community programming, collection development, strategic planning, grant support, employment and literacy services for the community. LS&S has been an outstanding provider of library services throughout the operational uncertainty of the COVID-19 pandemic, been flexible and adaptive as the City has navigated a structural budget deficit, was a key resource in helping the City apply for and implement $10 million in state grant funding for the library infrastructure improvement project, and has been an excellent partner during the temporary relocation of library services to the North County Mall during renovations to the library building.

The adoption of Resolution No. 2024-85 on June 26, 2024, provided for the short-term temporary funding of the LS&S PSA using ARPA funds through June 30, 2026, which eliminated more than $3 million annually from the General Fund thereby reducing the estimated $10 million structural budget deficit for FY2025 and FY2026. Now that the City’s ARPA funds have been fully expended, this is no longer an available funding source. It is recommended that these costs be returned to the General Fund in order to continue providing library services to the community.

The existing PSA requires the City to notify LS&S if the City desires to exercise its option to continue services within 180 days of termination, which is January 1, 2026. Approval of this First Amendment twoyear contract extension allows for the continued operation of library services through June 30, 2028 to the benefit of residents and provides time for the City Council to identify long-term funding sources to continue library operations and services. If approved, the necessary resources will be allocated in the General Fund during the FY 2026-27 operating budget adoption.

RESOLUTIONS
a) Resolution No. 2025-172
b) Resolution No. 2025-172—Exhibit “A”— First Amendment to Professional Services Agreement for the Operation of the Escondido Public Library 194
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RESOLUTION NO. 2025-172

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING THE MAYOR

TO EXECUTE, ON BEHALF OF THE CITY, THE FIRST

AMENDMENT TO THE PROFESSIONAL SERVICES

AGREEMENT WITH LIBRARY SYSTEMS & SERVICES FOR

THE OPERATION OF THE ESCONDIDO PUBLIC LIBRARY
THROUGH JUNE 30, 2028.

WHEREAS the City of Escondido is a full-service City which includes the operation of a public library; and
WHEREAS, Library Services & Systems LLC (“LS&S”) has been competently and professionally providing library management services to the City of Escondido pursuant to a Professional Services Agreement for the Operation of the Escondido Public Library (“PSA”) for nine years; and WHEREAS, the current PSA was set to expire by its terms in 2026; and WHEREAS, the City Council desires at this time and deems it to be in the best interest to approve an amendment to the Agreement with LS&S, extending the term of the Agreement by an additional two years until June 30, 2028.

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, the First Amendment to the Professional Services Agreement with Library Services & Systems to provide daily operational services at the Escondido Public Library, in a substantially similar form to that which is 195
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attached and incorporated to this Resolution as Exhibit “A”, and subject to final approval as to form by the City Attorney.
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Resolution No. 2025-172
Exhibit “A”

First Amendment - 1 - CAO: 04/23/2024
To Professional Services Agreement

CITY OF ESCONDIDO

FIRST AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT FOR THE

OPERATION OF THE ESCONDIDO PUBIC LIBRARY
This First Amendment to Professional Services Agreement (“First Amendment”) is made and entered into as of the last signature date set forth below (“Effective Date”), Between: CITY OF ESCONDIDO
a California municipal corporation
201 N. Broadway
Escondido, CA 92025
Attn: Joanna Axelrod
760-839-4871
("CITY")
And: LIBRARY SYSTEMS AND SERVICES, LLC
a Maryland limited liability company
260 Tower Oaks Blvd. Suite 510
Rockville, MD 20852
Attn: Todd Frager
301-675-9993
("LS&S ").
(The CITY and LS&S each may be referred to herein as a “Party” and collectively as the “Parties.”) WHEREAS, the Parties entered into that certain Professional Services Agreement dated July 1, 2024 (“Agreement”), wherein CITY retained LS&S to provide special services for the operation of the Escondido Public Library, as more specifically described in the Agreement; and WHEREAS, the Parties desire to amend the Agreement as described herein.

NOW, THEREFORE, in consideration of the mutual covenants, promises, terms, and conditions set forth herein, and the mutual benefits derived therefrom, the Parties hereby agree as follows:

1. Pursuant to this First Amendment, LS&S will continue to furnish all of the services, on the same terms and conditions, as described in the Agreement and the Agreement term shall be extended through June, 30, 2028.

2. Section 3 (Term) of the Agreement shall be deleted in its entirety and replaced with the following:

A. The initial term of this Agreement shall be from the Effective Date through June 30, 2028 (“Initial Term”).
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Resolution No. 2025-172
Exhibit “A”

First Amendment - 2 - CAO: 04/23/2024
To Professional Services Agreement
B. The CITY shall have the option, in its sole discretion, to extend the Initial Term for up to two successive periods of five-year periods by providing LS&S 180 days advance written notice and executing a written amendment to this Agreement.

C. For services through June 30, 2028, the CITY will compensate the LS&S in accordance with Section 2 (Compensation) of the Agreement.

D. All other terms of the Agreement not referenced in this First Amendment shall remain unchanged and in full force and effect. In the event of a conflict between a provision of the Agreement and this First Amendment, this First Amendment shall prevail.

E. This First Amendment and the Agreement, together with any attachments or other documents described or incorporated therein, if any, constitute the entire agreement and understanding of the Parties, and there are no other terms or conditions, written or oral, controlling this matter.

F. This First Amendment may be executed on separate counterparts that, upon completion, may be assembled into and shall be construed as one document. Delivery of an executed signature page of this First Amendment by electronic means, including an attachment to an email, shall be effective as delivery of an executed original.

G. Unless a different date is provided in this First Amendment, the effective date of this First Amendment shall be the latest date of execution set forth by the names of the signatories below.

IN WITNESS WHEREOF, this First Amendment is executed by the Parties or their duly authorized representatives as of the Effective Date:

CITY OF ESCONDIDO
Date: __________________ ____________________________________ Dane White, Mayor

LIBRARY SYSTEMS AND SERVICES, LLC
Date: __________________ ___________________________________ Signature
___________________________________
Name & Title (please print)
APPROVED AS TO FORM:

OFFICE OF THE CITY ATTORNEY
MICHAEL R. MCGUINNESS, CITY ATTORNEY
BY: __________________________
DATE: _________________
THE CITY OF ESCONDIDO DOES NOT DISCRIMINATE AGAINST QUALIFIED PERSONS WITH DISABILITIES. 198
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ORDINANCE NO. 2025-08

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AMENDING ESCONDIDO
MUNICIPAL CODE CHAPTER 31, SECTION 200 THROUGH
203, INCLUSIVE, PERTAINING TO CROSS-CONNECTION

CONTROL REGULATIONS
WHEREAS, Title 17 of the California Code of Regulations requires public water systems to protect the public water supply from contamination by implementation of a cross-connection control program; and
WHEREAS, on May 11, 1988, the City Council adopted Ordinance No. 88-27, approving updates to Chapter 31 of the Escondido Municipal Code language, adding Article 4, Section 31-200 through 31-203, in compliance with Title 17 regulations; and
WHEREAS, the California State Legislature passed Assembly Bill 1671 (“AB 1671”) directing the State Water Resources Control Board to replace the Title 17 cross-connection control provisions with the Cross-Connection Control Policy Handbook (“CCCPH”), providing updated standards, definitions, and compliance criteria; and
WHEREAS, the Utilities Department, Water Division is proposing updates to Chapter 31, Article 4, Sections 200 through 203, inclusive, of the Escondido Municipal Code, in compliance with AB 1671, to revise any references to Title 17 or its provisions so that they now reference the CCCPH.

NOW, THEREFORE, the City Council of the City of Escondido, California does ordain as follows:

SECTION 1. That the above recitations are true.

SECTION 2: That Escondido Muncipal Code Chapter 31, Article 4, Sections 200 through 203, inclusive, regulating cross-connection controls, is hereby amended as set forth in Exhibit “A” to this 199
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ORDINANCE NO. 2025-09

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ESCONDIDO, CALIFORNIA, AMENDING CHAPTER 6 OF THE
ESCONDIDO MUNICIPAL CODE, TO ADOPT THE 2025

CALIFORNIA BUILDING, RESIDENTIAL, PLUMBING,

ELECTRICAL, MECHANICAL, HISTORICAL BUILDING,

EXISTING BUILDING AND ENERGY CODES, AND THE GREEN

BUILDING STANDARDS CODE
WHEREAS, the State of California Building Standards Commission is charged with the development of uniform codes and regulations for application to the construction of buildings within the state; and
WHEREAS, California Health and Safety Code Section 17960 requires the City enforce within its jurisdiction all the provisions published in the State Buildings Standards Code and the provisions of other rules and regulations promulgated pursuant to the provisions of the California Health and Safety Code pertaining to the erection, construction, reconstruction, movement, enlargement, conversion, alteration, repair, removal, or arrangement of apartments, hotels or dwellings; and WHEREAS, every three years the California Building Standards Commission updates and adopts uniform codes for application throughout the state; and WHEREAS, California Health and Safety Code Section 17958.7 allows local amendments to the California Building Standards Codes, when such codes are amended and adopted at the local level, and when local findings are made for unique climatic, geological or topographical conditions.

NOW, THEREFORE, the City Council of the City of Escondido, California, DOES HEREBY ORDAIN as follows:

SECTION 1. That Escondido Municipal Code Chapter 6, Article 1, Section 6-1.2 is repealed and replaced with the following:
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ORDINANCE NO. 2025-10

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ESCONDIDO, CALIFORNIA, AMENDING CHAPTER 11 OF THE
ESCONDIDO MUNICIPAL CODE TO ADOPT THE 2025

CALIFORNIA FIRE CODE AND THE WILDLAND-URBAN

INTERFACE CODE AND LOCAL AMENDMENTS
WHEREAS, the State of California Building Standards Commission is charged with the development of uniform codes and regulations for application to the construction of buildings within the state; and
WHEREAS, California Health and Safety Code Section 17960 requires the city to enforce within its jurisdiction all the provisions published in the State Buildings Standards Code and the provisions of other rules and regulations promulgated pursuant to the provisions of the California Health and Safety Code pertaining to the erection, construction, reconstruction, movement, enlargement, conversion, alteration, repair, removal, or arrangement of apartments, hotels or dwellings; and WHEREAS, every three years the California Building Standards Commission updates and adopts uniform codes for application throughout the state; and WHEREAS, California Health and Safety Code Section 17958.7 allows local amendments to the California Building Standards Codes, when such codes are amended and adopted at the local level, and when local findings are made for unique climatic, geological or topographical conditions.

NOW, THEREFORE, the City Council of the City of Escondido, California, DOES HEREBY ORDAIN as follows:

SECTION 1. That Escondido Municipal Code Chapter 11, Article 2, Division 1, Section 11-15 is repealed and replaced as follows:
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STAFF REPORT
December 17, 2025
File Number: 0697-20-10354

SUBJECT
SHORT-FORM RENT INCREASE APPLICATION FOR CAREFREE RANCH MOBILE HOMEPARK (FILE NO. 0697-20-10354)

DEPARTMENT
Development Services; Housing and Neighborhood Services Division

RECOMMENDATION
Request the City Council sitting as the Escondido Rent Review Board hold a public hearing to review and consider Carefree Ranch Mobilehome Park Short-Form Application and adopt Resolution No. RRB 2025- 131.

Staff Recommendation: Approval (Development Services: Kevin Snyder, Development Services Director)
Presenter: Carlos Cervantes, Management Analyst and Stephen Jacobson, Code Compliance Officer II ESSENTIAL SERVICE – NO
COUNCIL PRIORITY –

FISCAL ANALYSIS
Staff time and resources were expended to process the short-form application. Staff reviewed the application, evaluated the mobilehome park for code enforcement violations and conducted public outreach with the affected park residents, park manager and owners. No additional fiscal impact was incurred by the City.

PREVIOUS ACTION
On October 23, 2024, a short-form application was considered and approved. An increase of 4.275 percent was approved, resulting in an average space increase of $26.74 per space, per month.

BACKGROUND
On June 8, 1988, the Escondido residents voted to approve Proposition K to enact Mobilehome Rent Control in the City of Escondido (“City”). Under Proposition K, if a park owner wants to increase the rent on a mobilehome rent control space, they must file an application with the City and obtain approval 202
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from the Mobilehome Park Rent Review Board (“Board”). This Board is an independent body comprised of the City of Escondido Councilmembers.

In 1997, the Board adopted changes to the Mobilehome Rent Review Board Guidelines (“Guidelines”) to allow for the acceptance of a “short-form” application. The short-form is an abbreviated and less administrative burdensome application process for park owners and City staff. A park owner can request a rent increase based solely on the change in the San Diego Metropolitan Area’s Consumer Price Index (“CPI”), All Items/All Urban Consumers component since the last increase was granted by the Board. The requested increase may not exceed ninety percent (90%) of the increase in CPI since the last application was granted by the Board, or eight percent (8%) of the current rent, whichever is less, subject to a twoyear limit. Park owners are allowed to apply one-year from the date the last application was deemed complete.

Carefree Ranch Mobilehome Park (“Park”) is a 55+ age park, located at 211 N. Citrus Ave, Escondido, CA 92027. The Park has a total of 184 spaces, of which 151 spaces are subject to rent control. The Park is requesting an increase for the 151 rent-controlled spaces. The amenities available for the residents include a clubhouse, laundry room and, pool and jacuzzi area.

Carefree Ranch submitted a short-form application on September 15, 2025. (Attachment “1”). City staff reviewed the final application and deemed it to be complete on September 22, 2025. City staff mailed a letter, written in both English and Spanish, on September 22, 2025, notifying the affected park residents of the application and proposed rent increase, upcoming residential meeting, and public hearing date (Attachment “2”).

Carefree Ranch Mobilehome Park short-form application was available for review at the Park office, and the Housing & Neighborhood Services Division counter at City Hall.

Housing & Neighborhood Services and Code Compliance staff facilitated an in-person meeting for the affected residents on October 6, 2025, at 6:00 p.m. Code Compliance conducted a lighting inspection on October 6, 2025 and completed an inspection of the common areas on October 8, 2025.

City staff mailed a 10-day notice written in both English and Spanish to residents on October 23, 2025 reminding them of the November 5, 2025, City Council Meeting (Attachment “4”).

THE RENT INCREASE APPLICATION:

The application meets all the eligibility criteria for submittal of a short-form rent increase.

PARK OWNER’S REQUEST:

The Park is requesting an increase of 90 percent (90%) of the total Annual change in CPI for 2024, to July 2025. A park is allowed to request up to 90 percent of the change in CPI. Under Section 11(D) of the 203
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Guidelines, it states, “In determining whether the amount of the park owner’s requested increase is appropriate, the Board must presume that up to ninety percent (90%) of the CPI is a fair, just, and reasonable rent increase. However, the Board may consider any of the other Rent Control Ordinance factors in Section 29-104(g) at the request of either the park owner or the affected residents in determining that a lesser increase is fair, just, and reasonable.” These factors are referenced in Chapter 29, Article 5, Section 29-104(g) of the Escondido Municipal Code. Ninety percent of the change in the CPI is 4.064 percent for the period of consideration. Currently, the average monthly rent for the residents that are affected by this application is $769.51. The average monthly increase requested for the one hundred fifty-one spaces is $30.05 per space, per month. This increase ranges from to $19.75-$41.09 per space, per month.

RESIDENT MEETING AND COMMENTS:

All residents affected by this request were invited to attend a meeting in their clubhouse October 6, 2025, at 6:00 p.m. The meeting was attended by ten (10) residents, the Park manager, and City staff. The application and the short-form hearing procedures were reviewed with the residents. Residents stated that they appreciated park managers being easily accessible. Residents mentioned their concern for speeding cars on Citrus Ave and that there was only one entry and exit located at the park. Residents also mentioned park safety such as disturbances throughout the night, to which park and City staff recommended calling law enforcement if this is a persistent issue. Residents also had questions regarding what code enforcement was inspecting, and code officers were able to clarify.

CODE COMPLIANCE INSPECTION:

On October 6, 2025, a lighting inspection was performed by the Code Compliance Division; no lighting violations were identified. On October 8, 2025, an inspection of the common areas was conducted by the Code Compliance Division, Neighborhood Service Staff and Park Management. One (1) violation was identified. The violation was for overgrown tree branches and vegetation encroaching into roadway by spaces 15, 23, and the guest house.

A notice was mailed to the Park manager and owner informing them of the violations. (Attachment “3”).

A reinspection was conducted and as of October 23, 2025, all violations were corrected (Attachment “5”).

According to the Guidelines, no increase granted for any park shall go into effect until any existing code violations are corrected.

ADDITIONAL FACTORS AFFECTING THE APPLICATION:

In conformance with the Guidelines, the decision of the Board will be finalized by adoption of the Resolution confirming the findings of the Public Hearing. The Notice of Determination will be mailed to the applicant and residents immediately upon adoption of the Resolution. Park owners and management must give a 90-day notice of any rent increase to affected residents upon the adoption of the Resolution. 204
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RESOLUTIONS
a) Resolution RRB No. 2025-131

ATTACHMENTS
a) Attachment “1” - Carefree Ranch Mobilehome Park Application b) Attachment “2” - Resident Short-Form Letter Notification c) Attachment “3” - Code Inspection
d) Attachment “4” - 10-Day Public Hearing Notice
e) Attachment “5” - Code Letter Clearing Violations
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RESOLUTION NO. RRB 2025-131

A RESOLUTION OF THE CITY COUNCIL/ MOBILEHOME

RENT REVIEW BOARD OF THE CITY OF ESCONDIDO,

CALIFORNIA AUTHORIZING A RENT INCREASE FOR

CAREFREE RANCH MOBILEHOME PARK
(File Number: 0697-20-10354)
WHEREAS, Article V of Chapter 29 of the Escondido Municipal Code is a codification of the Escondido Mobilehome Rent Protection Ordinance ("Ordinance") and provides for mobilehome space rent regulation; and
WHEREAS, the City of Escondido Mobilehome Park Rental Review Board ("Board") is charged with the responsibility of considering applications for rent increases; and WHEREAS, a short-form rent increase application pursuant to Section 11 of the Rent Review Board Guidelines was filed on September 15, 2025 (“Application”) by Carefree Ranch Mobilehome Park, LLC, the owner of the rental spaces in Carefree Ranch Mobilehome Park (“Park”), 55+ age park located at 211 N.

Citrus Ave, Escondido; and
WHEREAS, the Application was deemed complete by City staff on September 22, 2025; and WHEREAS, the last rent increase was granted by the Board on October 23, 2024, for an increase of 4.275 percent which amounted to an average increase of $26.74 per space, per month; and WHEREAS, the average monthly rent per affected space was $769.51 for the one hundred fiftyone spaces requested for a rent increase. The Park requested an increase of 4.064 percent, resulting in an average increase of $30.05 per space, per month; and
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WHEREAS, a notice of the Park's application was mailed to all affected homeowners on September 22, 2025, and a 10-day notice of the time, date, and place of the rent hearing before the Board was mailed to the Park and to all affected tenants on October 23, 2025; and WHEREAS, on October 6, and October 8, a Mobilehome Park Rent Review Code Compliance Inspection was completed. There were no lighting violations and one general park violation for overgrown tree branches encroaching into the roadway by spaces 15, 23, and the guest house; and WHEREAS, on October 23, 2025, Code Compliance completed a reinspection and all violations were cleared; and
WHEREAS, on November 5, 2025, the Board held its public hearing. After an initial staff presentation, the Board invited testimony from Park ownership and other residents of the community at large; and
WHEREAS, after all present had been given an opportunity to speak, the hearing was closed.

Following an opportunity for discussion among the Board members, and clarifying questions to the parties and staff, the Board voted to grant a 4.064 percent increase, resulting in an average rent increase of $30.05 per space, per month, for the one hundred fifty-one spaces.

NOW, THEREFORE, BE IT RESOLVED by the Escondido Rent Review Board, as follows:

1. That the above recitations are true.

2. That the Board finds that the Carefree Ranch Mobilehome Park short-form application increase is consistent with the Guidelines, and approves the rent increase Application submitted by Carefree Ranch Mobilehome Park, LLC.
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Attachment "1"
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Housing & Neighborhood Services Division
201 North Broadway, Escondido, CA 92025
Phone: 760-839-4841
www.escondido.org/housing-and-neighborhoodservices
September 22, 2025
Re: Short-form Rent Increase Application Submitted by Carefree Ranch Mobilehome Park Dear Resident:

A short-form application for a rent increase for your Park has been received and determined to be complete.

This letter is to inform you about:
1) RESIDENT MEETING
 Date: Monday October 6, at 6:00 p.m.
 Location: Park Clubhouse
 Purpose: To discuss the short-form hearing process, answer any questions, and select a resident representative.
 Spanish translation will be provided
2) RENT REVIEW BOARD HEARING
 Date: November 12, 2025 at 5 p.m.
 Location: City Council Chambers, 201 North Broadway, Escondido, CA 92025 3) HOW THIS MAY IMPACT YOU
 The park is requesting a 4.064% increase
 Average Increase per space per month: $30.05
 Average Rent for rent controlled spaces after the increase: $769.51 4) WHERE TO RECEIVE MORE INFORMATION
 Attend the resident meeting on October 6, at 6:00 p.m.  The application is available on the city’s website, at your park’s office and at the Housing and Neighborhood Services Division counter at City Hall during normal business hours.

Monday – Friday 8 a.m. – 5 p.m.
 This letter serves as the residents notice allowing them 30 days to review the application and supporting documents, and submit written comments to City staff prior to the hearing, either through email or in person at 201 North Broadway, Escondido, CA 92025.  Contact Carlos Cervantes at (760) 839-6265 or [email protected] Sincerely,
Carlos Cervantes
Carlos Cervantes - Housing and Neighborhood Services Analyst Manager Attachment "2"
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Housing & Neighborhood Services Division
201 North Broadway, Escondido, CA 92025
Phone: 760-839-4841
www.escondido.org/housing-and-neighborhoodservices
22 de septiembre del 2025
Re: Solicitud Abreviada para un Aumento de Renta presentada por Carefree Ranch Mobilehome Park.

Estimado Residente:

Una solicitud abreviada para un aumento de rentas para su Parque ha sido revisada y determinada ser completa.

Esta carta es para infórmale de:
1) JUNTA DE RESIDENTES
 Fecha = lunes 6 de octubre a las 6:00 p.m.
 Locación = Clubhouse de su parque
 Propósito = Para discutir el proceso de la audiencia de la solicitud abreviada, contestar cualquier pregunta y seleccionar un residente representante. 2) AUDIENCIA DE COMISIÓN DE EVALUADORES DE RENTA
 Fecha = 12 de noviembre, a las 5pm
 Locación = En la Sala Consistorial del Municipio (City Council Chambers), 201 North Broadway, Escondido, CA 92025
3) COMO ESTO LE PUEDE AFECTAR A USTED
 El parque está solicitando un aumento de 4.064%
 Aumento promedio por espacio por mes = $30.05
 Renta promedia para espacios de renta controlado = $769.51 4) DONDE PUEDE RECIBIR MÁS INFORMATION
 Asistir la junta de residentes el 6 de octubre a las 6:00 p.m.  La solicitud está disponible en el sitio web de la ciudad, en la oficina de su parque y en el mostrador de la División de Vivienda y Servicios al Vecindario en el Ayuntamiento durante sus horas de oficina normal. Lunes – viernes 8am-5pm.  Esta carta sirve como notificación para los residentes, permitiéndoles 30 días para revisar la solicitud y los documentos de respaldo, y enviar comentarios por escrito al personal de la Ciudad antes de la audiencia, ya sea por correo electrónico o en persona en 201 North Broadway, Escondido, CA 92025.
 Contacte a Carlos Cervantes al (760) 839-6265 o [email protected] Sinceramente,
Carlos Cervantes
Carlos Cervantes - Housing and Neighborhood Services Analyst Manager Attachment "2"
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Attachment "3"
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Attachment "3"
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Attachment "3"
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Housing & Neighborhood Services
201 North Broadway, Escondido, CA 92025
Phone: 760-839-4841
October 23, 2025
Carefree Ranch Mobilehome Park
211 N Citrus Ave
Escondido, CA 92027

RESIDENT NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City Council of the City of Escondido, sitting as the Mobilehome Rent Review Board, will hold a public hearing to consider the following item:

A short-form rental increase application for Carefree Ranch M.H.P.

A copy of the application is available for review at https://www.escondido.gov/240/Pending-Applications, or the Housing & Neighborhood Services Division at City Hall, 201 N. Broadway. A copy of the staff report will be available at the Housing counter five days prior to the hearing date.

The public hearing, previously scheduled for November 12, 2025, has been rescheduled. The new Rent Review Board hearing date is set for November 5, 2025 at 5 p.m. in the City Council Chambers, 201 N.

Broadway, Escondido, CA 92025 to determine whether or not a rent increase will be granted for your park.

If you are protesting the short-form application, you should register in the foyer prior to the opening of the public hearing. The purpose of the hearing is for the Rent Review Board to obtain input from the owner and tenants about why an increase should or should not be granted. If you challenge the decision of the Board in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Rent Review Board at or prior to the public hearing.

You may also submit your feedback to Carlos Cervantes at [email protected] or call 760- 839-6265 and this information will be included in the City Council presentation.

At the hearing, the Rent Review Board may make a determination about the rent increase or they may request additional information from the owner or tenants. If additional information is requested, a new hearing will be scheduled. If an increase is granted, the owner must notify you in writing of the amount of the increase at least (90) days before the increase goes into effect.

Sincerely,
Carlos Cervantes
Carlos Cervantes
Housing & Neighborhood Services Analyst I
Attachment "4"
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Housing & Neighborhood Services
201 North Broadway, Escondido, CA 92025
Phone: 760-839-4841
23 de octubre del 2025
Carefree Ranch Mobilehome Park
211 N Citrus Ave
Escondido, CA 92027
AVISO PARA RESIDENTES DE AUDIENCIA PÚBLICA
POR LA PRESENTE SE NOTIFICA que el Concejo Municipal de la Ciudad de Escondido, siendo la Comisión Evaluadora que Revisan las Rentas de Casas Móviles, tendrá una audiencia pública para considerar el siguiente punto:

La aplicación de aumento de renta para Carefree Ranch M.H.P.

Una copia de la aplicación está disponible para revisión en https://www.escondido.gov/240/PendingApplications, o División de Vivienda y Servicios al Vecindario en el Ayuntamiento, 201 N. Broadway. Una copia del reporte del personal estará disponible en el mostrador de la División de Vivienda cinco días antes de la fecha de la audiencia.

La audiencia pública, programada anteriormente para el 12 de noviembre de 2025, ha sido reprogramada. La nueva fecha de la audiencia de la Junta de Revisión de Rentas se ha establecido para el 5 de noviembre de 2025 a las 5 p.m. en la Sala del Concejo Municipal, 201 N. Broadway, Escondido, CA 92025, para determinar si se otorgará o no un aumento de renta para su parque.

Si usted está protestando esta abreviada-aplicación, debe registrarse en el vestíbulo antes de que comience la audiencia pública. El propósito de la audiencia es que la Comisión Evaluadora que Revisa las Rentas obtenga información del propietario y los inquilinos sobre por qué se debe o no se debe otorgar un aumento. Si impugna la decisión de la Comisión Evaluadora ante la corte, puede quedar limitado a proponer solo aquellos asuntos que usted u otra persona haya propuesto en la audiencia pública descrita en este aviso, o en la correspondencia escrita entregada a la Comisión Evaluadora que Revisa las Rentas durante o antes de la audiencia pública.

También puede enviar sus comentarios a Carlos Cervantes a [email protected] o llamar al 760-839-6265 y está información se incluirá en la presentación al Concejo Municipal.

En la audiencia, la Comisión Evaluadora de Revisión de Rentas puede tomar una determinación sobre el aumento de renta o pueden solicitar información adicional del propietario y / o inquilinos antes de tomar una decisión. Si se solicita información adicional, se programará una nueva audiencia. Si se concede un aumento, el propietario debe notificarle por escrito de la cantidad del aumento al menos (90) días antes de que el aumento entre en vigencia.

Sinceramente,
Carlos Cervantes
Carlos Cervantes
Analista de Servicios de Vivienda y Vecindario I
Attachment "4"
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October 23, 2025
Carefree Ranch LLC
C/o Bart J. Thomsen
PO Box 15274
Newport Beach, CA. 92659
Jim Younce- Manager
Carefree Ranch Mobilehome Park
211 N Citrus Ave
Escondido, CA 92027
Dear Bart and Jim,
City of Choice Code Compliance Division -
201 North Broadway, Escondido, CA 92025
Phone: 760-839-4650 Fax: 760-432-6819
Property Owner
Property Manager
This “Notice” is to formally advise you that the violations noted in the rent control inspection report dated October 8, 2025 have been corrected.

We appreciate your cooperation during this process. Our mutual efforts are important in CC: Christopher W. McKinney, Deputy City Manager |
Danielle Lopez, Manager of the Housing and Neighborhood Services Division maintaining-yafe and healthy parks in our city. Please feel free to call me if you have any Attachment "5"
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fo a
City ESCONDIDO of Choice NY a Code Compliance Division
201 North Broadway, Escondido, CA 92025
Phone: 760-839-4650 Fax: 760-432-6819
October 23, 2025
Carefree Ranch LLC Property Owner
C/o Bart J. Thomsen
PO Box 15274
Newport Beach, CA. 92659
Jim Younce- Manager Property Manager
Carefree Ranch Mobilehome Park
211 N Citrus Ave
Escondido, CA 92027
Dear Bart and Jim,
This “Notice” is to formally advise you that the violations noted in the rent control inspection report dated October 8, 2025 have been corrected.

We appreciate your cooperation during this process. Our mutual efforts are important in maintaining safe and healthy parks in our city. Please feel free to call me if you have any questions.
! Code Compliance Supervisor
CC: Christopher W. McKinney, Deputy City Manager
Danielle Lopez, Manager of the Housing and Neighborhood Services Division Attachment "5"
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s~ , ESCONDIDO _
City of Choice om Code Compliance Division
201 North Broadway, Escondido, CA 92025
Phone: 760-839-4650 Fax: 760-432-6819
October 23, 2025
Carefree Ranch LLC Property Owner
C/o Bart J. Thomsen
PO Box 15274
Newport Beach, CA. 92659
Jim Younce- Manager Property Manager
Carefree Ranch Mobilehome Park
211 N Citrus Ave
Escondido, CA 92027
Dear Bart and Jim,
This “Notice” is to formally advise you that the violations noted in the rent control inspection report dated October 8, 2025 have been corrected.

We appreciate your cooperation during this process. Our mutual efforts are important in maintaining safe and healthy parks in our city. Please feel free to call me if you have any questions.

Code Compliance Supervisor
CC: Christopher W. McKinney, Deputy City Manager
Danielle Lopez, Manager of the Housing and Neighborhood Services Division Attachment "5"
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STAFF REPORT
December 17, 2025
File Number 0800-40

SUBJECT
PL24-0091/PL24-0092/PL24-0093/PL24-0094/PL24-0095/PL25-0324 – THE MAPLE – DOWNTOWN

SPECIFIC PLAN AMENDMENTS, DEVELOPMENT AGREEMENT, PLANNED DEVELOPMENT PERMIT,

AND DESIGN REVIEW PERMIT

DEPARTMENT
Development Services Division, Planning Division

RECOMMENDATION
Request the City Council adopt the following Resolutions and Ordinance, approving the Project:

1. Adopt Ordinance No. 2025-13, (a) approving a Specific Plan Amendment, Development Agreement, Planned Development Permit (Master and Precise Plan) to facilitate construction of a 128 multi-family development, and (b) adoption of a Fifth Addendum to the FEIR 2012 General Plan Update, Downtown Specific Plan Update, and Climate Action Plan, including the revised Mitigation Monitoring and Reporting Program.

2. Adopt Resolution No. 2025-168, approving a Design Review Permit for construction of a 128 multi-family development project.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, AICP, Director of Development Services)
Presenter: Ivan Flores, AICP, Principal Planner
ESSENTIAL SERVICE – Yes, Land Use/Development
COUNCIL PRIORITY – Increase Retention and Attraction of People and Businesses to Escondido; Encourage Housing Development

FISCAL ANALYSIS
The Applicant will be responsible for payment of all Development Impact Fees. Furthermore, as detailed in the draft Development Agreement, the Applicant will be responsible for payment of an in-lieu fee of $109,827.00 related to the requested open space reduction, and $34,450 for tree plantings related to the Climate Action Plan Checklist.
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PLANNING COMMISSION ACTION
On November 18, 2025, the Planning Commission voted to recommend approval of the project as conditioned. The applicant’s counsel, David Ferguson with Lounsbery Ferguson Altona & Peak, LLP, provided detailed information about the project, and history regarding the adoption and vision of the Downtown Specific Plan (“DSP”). The Planning Commission briefly discussed the implications of state law as it pertains to off-street parking, specifically AB 2097; however, no substantive comments were provided by the Planning Commission.

Ultimately, the Planning Commission voted 4-0 (2 absences; 1 abstention) recommending that the City Council approve the project.

BACKGROUND
On April 1, 2024, John Stack (“Applicant”), on behalf of Kingsbarn Realty Inc., submitted an application for development of the parcel located at 137 W. Valley Parkway (“Property”), which is currently developed with a municipal parking lot (“Lot 1”). The Property is located within the Downtown Specific Plan (DSP) Area 9 (SPA 9) General Plan land use designation, and is zoned Specific Plan (S-P). The DSP identifies land use districts, which operate similar to zoning districts in that the Specific Plan’s land use districts set permitted and conditionally permitted uses, as well as development standards such as setbacks, height, etc.; the Property is within the Historic District (HD) of the DSP.

ANALYSIS
The Applicant submitted an application consisting of a Specific Plan Amendment to amend the DSP to allow ground-floor residential uses and to establish a height overlay to increase the permitted number of stories from 4 to 5 and to increase the allowable height of buildings from 60’-0” to 65’-0”; a Development Agreement to transfer 50 dwelling units from the Downtown Density Credit Pool to the subject site and for a reduction in the required amount of open space, among other things; a Planned Development Permit to allow for a reduction in the required amount of open space, for construction of ground-floor residential units within the DSP, and utilization of tandem parking spaces; and a Design Review Permit for construction of 128 multi-family units (“Project”). The requested entitlements would permit and facilitate the development of a 128-unit multi-family building in the central area of the downtown. Table 1 provides a summary of their requested entitlements, and their intent (Table 1 – Requested Entitlements).

Table 1 - Requested Entitlements
Specific Plan Amendment
o Allow ground-floor residential uses on the Property through a Planned Development Permit, where such ground-floor use is currently prohibited (Applicant request)
o Establish a height overlay on the Property to increase the permitted maximum number of stories from 4 to 5, and
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increase the allowable height of buildings from 60’-0” to 65’-0” (Applicant request)
o Ancillary, non-substantive text amendments to address the removal of Lot 1 as a municipal parking lot
Development Agreement
o Transfer 50 units from the Downtown Density Credit Pool to the Property (Sec. II(B)(3) of the DSP)
o Reduce the amount of required open space, and payment of an open space in-lieu fee (Sec. III(B)(6)(b) of the DSP)
o Pay an in-lieu fee to demonstrate consistency with the Climate Action Plan checklist related to required number of trees (supportive of Measure C-9.1) (Applicant request)
Planned Development Permit
o Permit ground-floor residential uses on the Property (subject to SPA approval)
o Allow for 25% of the units to be provided with tandem offstreet parking spaces (Sec. III(B)(1)(b) of the DSP) o Reduction of the required amount of open space (Sec.

III(B)(6)(b) of the DSP)
Design Review Permit o Construction of a 128 multi-family unit project (Sec. VIII(1) of the DSP)
The Project includes several requests to amend the DSP; notwithstanding these requests, the Project complies with the development standards outlined in the DSP. The removal of the ground-floor office or retail requirement is not detrimental to the goals and vision of the DSP as it would facilitate the development of 128 multi-family units in the HD land use district which encourages high-density projects adjacent to existing retail and other commercial uses. The increase in allowable height will not conflict with surrounding properties or be inconsistent with the DSP because the specific plan envisions higher densities and taller buildings with the City’s downtown; additionally, the increase in height is consistent with the overall height allowance in the specific plan. The building is designed in a manner that is consistent with the DSP design guidelines, and standards related to building orientation, massing, and material to create a pedestrian friendly environment.

The Project also includes a request for a Development Agreement which will allow for construction of the Project occur over a five-year time period, and includes minor modification to Maple Plaza as detailed in Exhibit “D” of the draft Development Agreement (see Exhibit “F” of Ordinance No. 2025-13). Furthermore, the Applicant will pay an in-lie fee due for the reduction in the amount of required open space, and pay a fee to demonstrate consistency with the Climate Action Plan as it pertains to the required number of trees per dwelling unit. The Development Agreement would provide guarantees to the Applicant to ensure they 229
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can construct their Project as proposed, while also providing benefits to the City as it pertains to the aforementioned fees, and scope of work for Maple Plaza.

Finally, the Project includes a Planned Development Permit to allow, ground-floor residential uses, tandem units, and a reduction in the required amount of open space; and, a Design Review Permit for construction 128 dwelling units. The Project has been reviewed for conformance with the requirements of the DSP, and is consistent with the intent and purpose of Article 19 (Planned Development Zones) and Article 64 (Design Review) of the Escondido Zoning Code.

Following the Planning Commission hearing, the Applicant requested deletion of the following Engineering Conditions of Approval (COA):

1. General COA No. 9: A Continuing Encroachment Permit for this project’s use of the Maple Street Plaza right-of-way for the Property Owner’s required maintenance of storm water facilities, canopy and entrance improvements, and landscaping in the surrounding public rights-of-way must be applied for, and in conjunction, a perpetual liability insurance policy with the City as an additionally insured must be put in place shall be submitted for review and approval through the City’s virtual plan review portal.

2. Street Improvements and Traffic COA No. 3: The existing traffic signal pole currently being used as a modified street light just to the west of the existing driveway apron off of Valley Parkway shall be removed and salvaged to the City Public Works yard and shall be replaced with an LED street light in accordance with Escondido Standard Drawing No. E-1-E.

3. Street Improvements and Traffic COA No. 4: The existing curb & gutter and sidewalk along the project’s (northerly) side of the alley and the existing driveway apron off of the alley into the project site shall be completely removed and shall be replaced with either full height PCC curb and gutter or new 4-foot-wide PCC ribbon gutter across the proposed alley parking spaces.

4. Drainage COA No. 2: A minimum 18” RCP storm drain lateral will be required to serve the new proposed type B curb inlet along Valley Parkway curb line. This lateral and inlet shall be included with profiles on the public Improvement plans.

City staff reviewed the request, and found that item Nos. 9, 4, and 2 are no longer applicable, and were carryovers from the previous project that was proposed on Lot 1; however, City staff believes that the Project is still responsible for removing and replacing a street light along the Project’s frontage. The City is not requesting that they relocate or remove the existing traffic signal pole, and instead the condition is limited to removing and replacing the street light with an LED street light in accordance with the City’s Standard drawings.
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The Conditions of Approval included as exhibits to Resolution No. 2025-168 and Ordinance No. 2025-13 reflect the removal and retention of the aforementioned COAs.

Further analysis of the Project can be found within the Planning Commission staff report, dated November 18, 2025 (Attachment “1” – Planning Commission staff report, dated November 18, 2025).

ENVIRONMENTAL REVIEW
Pursuant to CEQA, when taking subsequent discretionary actions in furtherance of a project for which an EIR has been certified, the lead agency is required to review any changed circumstances or new information to determine whether any of the circumstances under Public Resources Code section 21166 and CEQA Guidelines section 15162 require additional environmental review. City staff concluded that the Final Environmental Impact Report (“FEIR”) prepared for the City’s adopted 2012 General Plan, Downtown Specific Plan Update, and Climate Action Plan fully analyzed and mitigated all potentially significant environmental impacts, if any, that would result from approval of the Project, and therefore, no subsequent EIR or mitigated negative declaration was required. On that basis, City staff prepared a 5th Addendum for the changes (“Addendum No. 5”), pursuant to CEQA Guidelines section 15164 (see Exhibit “B” of Ordinance No. 2025-13).

City staff evaluated the current Project, and all aspects of the changes, in light of the standards for subsequent environmental review outlined in Public Resources Code section 21166 and CEQA Guidelines section 15162. The Project entails amendments to the Downtown Specific Plan, and construction of a 128- unit multi-family building. City staff conclude the drafted environmental document, the Fifth Addendum, may be used to fulfill the environmental review requirements of the current Project. The proposed Addendum No. 5 is appropriate pursuant to CEQA Guidelines section 15164 because only minor changes and additions to the Final EIR are necessary to address the Project changes and no circumstances exist calling for the preparation of a subsequent or supplemental EIR pursuant to CEQA Guidelines sections 15162 and 15163. The proposed Addendum No. 5 concluded that there are no substantial changes to the circumstances under which the proposed Project is undertaken that would require major revisions to the Final EIR. There is no new information of substantial importance which was not known or could not have been known at the time the Final EIR was certified that shows the proposed Project would have significant effects not discussed previously; a substantial increase in severity of a previously identified significant impact; mitigation measures or alternatives previously found infeasible that would now be feasible and would substantially reduce one or more significant effects; or mitigation measures or alternatives which are considerably different from those analyzed in the Final EIR which would substantially reduce one or more significant effects on the environment. A revised mitigation monitoring and reporting program has been prepared for the Project and is included as Exhibit “C” to Ordinance No. 2025-13. Approval of the Project includes adoption of the revised mitigation monitoring and reporting program. 231
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The Project would not result in new or more severe impacts beyond those addressed in the Final EIR, and would not meet any of the conditions requiring further environmental review under State CEQA Guidelines Sections 15162 and 15163. No further analysis is required.

The Final EIR prepared for the 2012 General Plan, Downtown Specific Plan Update, and Climate Action Plan has been attached for consideration by the City Council as required by Section 15164(d) of the State CEQA Guidelines (Attachment “2” – 2012 General Plan FEIR).

CONCLUSION AND RECOMMENDATION
The Project includes a Specific Plan Amendment and Development Agreement, along with additional discretionary request, to facilitate the construction of a 128-unit multi-family building. As discussed throughout this staff report, the Project complies with the requirements of the Escondido Zoning Code, and with the General Plan policies included in the City’s 2012 General Plan, and the Downtown Specific Plan. The Project would introduce additional housing in the Downtown area, and would provide the density necessary to activate Grand Avenue, and the businesses along it. The Project would further realize the vision of 5,275 residential units in the downtown by accessing the Density Credit Pool, and constructing an apartment complex in the heart of the City’s Downtown.

Based on the analysis contained in this staff report, information as presented by the City staff during the public hearing, and the Planning Commission recommendation, planning staff recommends that the City Council adopt Ordinance No. 2025-13 and Resolution No. 2025-168, adopting the Addendum and revised Mitigation Monitoring and Reporting Program prepared for the Project, and approving the Project.

Motion as recommended by City staff: adopt Ordinance No. 2025-13 and Resolution No. 2025-168, approved the Project.

RESOLUTIONS
a) Resolution No. 2025-168
b) Resolution No. 2025-168 – Exhibit “A” – Legal Description c) Resolution No. 2025-168 – Exhibit “B” - Project Plans d) Resolution No. 2025-168 – Exhibit “C” – Factors to be Considered/Findings of Fact e) Resolution No. 2025-168 – Exhibit “D” – Conditions of Approval

ORDINANCES
a) Ordinance No. 2025-13
b) Ordinance No. 2025-13 – Exhibit “A” – Legal Description c) Ordinance No. 2025-13 – Exhibit “B” – Fifth Addendum to the FEIR 2012 General Plan, Specific Plan Update, and Climate Action Plan
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d) Ordinance No. 2025-13 – Exhibit “C” – Revised Mitigation Monitoring and Reporting Program
e) Ordinance No. 2025-13 – Exhibit “D” – Factors to be Considered/Findings of Fact f) Ordinance No. 2025-13 – Exhibit “E” – Specific Plan Amendments g) Ordinance No. 2025-13 – Exhibit “F” – Development Agreement h) Ordinance No. 2025-13 – Exhibit “G” – Project Plans
i) Ordinance No. 2025-13 – Exhibit “H” – Conditions of Approval

ATTACHMENTS
a) Attachment “1”—Planning Commission staff report, dated November 18, 2025 b) Attachment “2”—Final Environmental Impact Report prepared for the 2012 General Plan update, Downtown Specific Plan update, and Climate Action Plan 233
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STAFF REPORT
DATE: November 18, 2025
PL24-0091 – The Maple
PROJECT NUMBER / NAME: PL24-0091/PL24-0092/PL24-0093/PL24-0094/PL24-0095/PL25-0324 – The Maple - Downtown Specific Plan Amendment, Development Agreement, Planned Development Permit, and Design Review Permit
REQUEST: Recommend to the City Council approval of a project with a Specific Planning Area 9 (SPA) General Plan land use designation and within the Specific Plan (S-P) zoning district, consisting of: an Amendment to the Downtown Specific Plan removing the requirement for ground-floor retail or office on the first floor, establishing a height overlay on the subject property increasing the height limit from 60’-0 to 65’-0”, and increasing the allowable number of stories from four to five; a Development Agreement to transfer 50 dwelling units from the Downtown Density Credit Pool to the subject site, and for a reduction in the required amount of open space, among other terms and conditions; a Planned Development Permit to allow for a reduction in the required open space pursuant to the Downtown Specific Plan, for the construction of ground-floor residential units, and utilization of tandem spaces; and a Design Review Permit for construction of 128 multi-family units (“Project”). The Project includes ancillary non-substantive text amendments to the Downtown Specific Plan for consistency purposes, as well as off-site improvements to Maple Plaza and right-of-way improvements. The request also includes adoption of the environmental document prepared for the Project.

PROPERTY SIZE AND LOCATION: The 1.04-acre site is
located on the south side of W. Valley Parkway and is
between North Broadway to the east and Escondido
Boulevard to the west and is addressed as 137 W. Valley Parkway (Assessor’s Parcel Number: 229-421-26-00)
APPLICANT: Kingsbarn Realty Inc.

GENERAL PLAN / ZONING: Specific Planning Area 9
(SPA9)/Specific Plan (S-P)
PRIMARY REPRESENTATIVE: John Stack
DISCRETIONARY ACTIONS REQUESTED: Specific Plan Amendment, Development Agreement, Planned Development Permit, and Design Review Permit
PREVIOUS ACTIONS: N/A
CEQA RECOMMENDATION: Recommend adoption of a Fifth Addendum to the Final Environmental Impact Report to the 2012 General Plan Update, Downtown Specific Plan Update, and Escondido Climate Action Plan STAFF RECOMMENDATION: Recommend approval of the Project REQUESTED ACTION: Adopt Resolution No. 2025-10 recommending that the City Council approve the Project, subject to conditions of approval.
9 Item 2.

Attachment "1"
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CITY COUNCIL HEARING REQUIRED: __X_YES ___NO
REPORT APPROVALS: X Dare Delano, Assistant City Attorney X Veronica Morones, City Planner

BACKGROUND
On April 1, 2024, John Stack (“Applicant”), on behalf of Kingsbarn Realty Inc., submitted an application for development of the parcel located at 137 W. Valley Parkway (“Property”), which is currently developed with a municipal parking lot (“Lot 1”). The Property is located within the Downtown Specific Plan Area 9 (SPA 9) General Plan land use designation, and is zoned Specific Plan (S-P) (Attachment 1 – Aerial, General Plan land use, and zoning).

The Downtown Specific Plan (DSP) identifies land use districts, which operate similar to zoning districts in that the Specific Plan’s land use districts set permitted and conditionally permitted uses, as well as development standards such as setbacks, height, etc. The Property is located within the Historic Downtown (HD) land use district of the DSP. The Property is surrounded by a mix of commercial, and institutional uses as detailed in Table 1 (Table 1 – Surrounding Land Uses), and is fronted on three sides by public rights-of-way (Valley Parkway to the north, Maple Street Plaza to the west, and an alley to the south).

Table 1 - Surrounding Land Uses
Land Use District Use
North Parkview District City Hall
South Historic Downtown District Medical office
West Historic Downtown District Vacant commercial building East Historic Downtown District Commercial buildings
Previous development proposal: On October 9, 2019, the City Council denied a request for a Development Agreement, and Master and Precise Development for a mixed-use development known as “Aspire.” The previous application entailed a request to construct a six-story, mixed use structure containing 131 apartment units, approximately 4,289 square-feet of commercial space, underground parking, and an outdoor common area with a pool. The prior project design included a maximum height of approximately 67 feet with a tower element that extended up to 75 feet. The prior project also invoked State Density Bonus Law and included a density bonus through the provision of 28 affordable units.

The prior project’s proponent filed a lawsuit against the City over the denial, resulting in a settlement agreement between the two parties. This agreement allowed for a new subsequent application for development on the Property by a different developer. The request before the Planning Commission is a new application for development consistent with the terms of the settlement agreement. 10 Item 2.

Attachment "1"
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SUMMARY OF REQUEST
The Applicant submitted a request to amend the Downtown Specific Plan (DSP) to modify two components of the existing specific plan:

1. To modify the allowed uses by allowing ground-floor residential uses on the Property via the Planned Development Permit process, where currently ground floor residential is prohibited;

2. To modify the allowable height requirements for only the Property by establishing a height overlay that would increase the allowable story limit up to five stories (whereas four is currently the maximum), and increase the allowable height for the Property from 60’-0” to 65’-0”.

The Applicant also requests a Development Agreement to transfer 50 units from the Downtown Density Credit Pool to the Property, and to reduce the required amount of open space as permitted by the DSP; a Planned Development Permit to allow the ground-floor residential (following the proposed specific plan amendment); and a Design Review Permit as required by Article 64 (Design Review). The requested entitlements would permit and facilitate the development of a 128-unit multi-family building in the central area of the downtown. Table 2 below provides a summary of the requested entitlements and their intent (Table 2 – Requested Entitlements):

Table 2 - Requested Entitlements
Specific Plan Amendment
o Allow ground-floor residential uses on the Property through a Planned Development Permit, where such ground-floor use is currently prohibited (Applicant request)
o Establish a height overlay on the Property to increase the permitted maximum number of stories from 4 to 5, and increase the allowable height of buildings from 60’-0” to 65’-0” (Applicant request) o Ancillary non-substantive text amendments to address the removal of Lot 1 as a municipal parking lot
Development Agreement
o Transfer 50 units from the Downtown Density Credit Pool to the Property (Sec. II(B)(3) of the DSP)
o Reduce the amount of required open space, and payment of an open space in-lieu fee (Sec. III(B)(6)(b) of the DSP)
o Pay an in-lieu fee to demonstrate consistency with the Climate Action Plan checklist related to required number of trees (Applicant request) Planned Development Permit
o Permit ground-floor residential uses on the Property (subject to SPA approval)
o Allow for 25% of the units to be provided with tandem off-street parking spaces (Sec. III(B)(1)(b) of the DSP)
o Reduction of the required amount of open space (Sec. III(B)(6)(b) of the DSP)
11 Item 2.

Attachment "1"
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Design Review Permit o Construction of a 128 multi-family unit project (Sec. VIII(1) of the DSP)

SUPPLEMENTAL DETAILS OF REQUEST
Standard

1. Property Size: 1.04 acres (45,489 square feet)

2. Number of Units: 128 dwelling units(78 base units + 50 units from the density credit pool) Minimum Required Proposed

3. Unit Size: No requirement Studios: 487 square-feet (sq. ft.) – 540 sq. ft.
1 bedroom: 664 sq. ft. – 712 sq. ft.
2 bedrooms: 915 sq. ft. – 1,039 sq.
ft.

4. Density: 75 du/acre 123.08 du/ac

5. Lot Coverage/Floor Are Ratio: None 94%

6. Building Height 60’-0” 61’-6”

7. Motor Vehicle Parking: None1 113 off-street parking spaces

8. Bicycle Parking: None 16 spaces

9. Setbacks:
a. Front Yard: At right-of-way or 14’-0” from
curb
14’-0” from curb
b. Rear Yard: 0’-0” 0’-0”
c. Side Yard: 0’-0” 0’-0”

10. Open Space / Landscaping: 38,400 sq. ft. 24,900 sq. ft. = 8,121 (private balconies) + 16,869 (common
recreational areas)2

11. Trees: 128 223

12. Signage: To be determined Reviewed upon submittal of building permit
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13. Trash: Screened or in enclosure Enclosure

14. Lighting: To be determined Comply with Article 35

15. Heating and Ventilation: Roof mounted Screened via parapets 1 In accordance with Assembly Bill 2097, a local agency may not enforce minimum parking requirements for developments within ½ mile a Major Transit Stop.
2Pursuant to the DSP, an Applicant may propose up to a 50% reduction in the required amount of open space subject to an in-lieu fee. 3Pursuant to the Climate Action Plan Consistency Checklist, an Applicant may demonstrate consistency with the City’s adopted Climate Action Plan by paying an in-lieu fee.

PROJECT ANALYSIS

1. General Plan Conformance:
a. Housing Element and “No Net Loss”
The City is taking steps to encourage, promote, and facilitate the development of housing consistent with policies 1.1 and 2.1 of the Housing Element of the General Plan, while accommodating the City’s share of regional housing needs, consistent with Government Code section 65584. No Net Loss Law (Government Code section 65863) ensures development opportunities remain available throughout the planning period to accommodate a jurisdiction’s Regional Housing Needs Allocation (“RHNA”), especially for lower- and moderate-income households. In general, jurisdictions cannot approve new housing at significantly lower densities or at different income categories than was projected in the Housing Element without making specific findings and identifying other sites that could accommodate these units and affordability levels “lost” as a result of the approval. The so-called “no net loss” provisions apply when a site is included in the jurisdiction’s Housing Element’s inventory of sites and is either rezoned to a lower residential density or is approved at a lower residential density than shown in the Housing Element. (Gov’t Code § 65863(b)).

The Property is not identified on the Suitable Sites Inventory (SSI) as detailed in the City’s adopted Housing Element. Thus, the Project is not subject to the provisions of No Net Loss. However, any units constructed as a part of a housing development approval on sites not identified on the SSI count toward the City’s regional housing need (“RHNA”). Therefore, approval and subsequent construction of the proposed Project would result in 128 market-rate units counting toward the City’s sixth cycle RHNA.
b. Density
The Project site currently permits up to 75 dwelling units per acre. As detailed in Table 3, the Project’s density is 123.08 dwelling units per acre.

Table 3 – Density Calculation
Density Calculation
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Base Density (permitted under
zoning):
75 dwelling units per acre x 1.04
acres
78 dwelling units
Density Transfer Program
Transfer of 50 units from the
credit pool
50 dwelling units
Total Amount of Units Proposed: 128 dwelling units (123.08 du/acre) As further discussed in section 7.a under “Analysis,” the Project includes a request to participate in the Density Transfer Program (DTP) which would allow the Project to act as a “receiving” area; in other words, units would be transferred from the credit pool to the subject site to achieve the proposed density. The DTP permits an exceedance of established densities on a case-by-case basis subject to a Planned Development Permit and Development Agreement, subject to review and approval by the City Council. The intent of the DTP is to ensure that the full buildout of 5,275 units can be achieved in the DSP.
c. Refer to Attachment 2 for General Plan Consistency Analysis.

2. Specific Plan Conformance:

The downtown is envisioned as a dynamic, attractive, and economically vital city center with a range of densities, and mix of uses to create a “18-hour” atmosphere. The intent of the DSP is to implement the goals and policies set forth in the City’s 2012 General Plan, which recognizes the transitioning of the downtown into a more urban environmental involving taller structures, and buildings constructed along the street edge. As summarized in Table 2 - Requested Entitlements, the Project includes a request to amend the DSP to facilitate the development of the Project; specifically, the request is tied to an increase in height allowances, and to permit ground-floor residential uses whereas ground-floor retail or office is required with residential above.

The City has received request for other projects in the DSP to remove the ground-floor retail or office requirement to facilitate development of standalone residential uses, specifically the Rowan, Quince Senior Housing, and Palomar Heights. Despite the removal of this requirement, the Project, if approved, would not impede the goals and visions of the DSP in that, the Project would result in an increase in density adjacent to a commercial corridor (i.e., Grand Avenue) which would add to the economic viability of the downtown.

Furthermore, the increased density on the Property is consistent with the vision of the Historic Downtown (HD) land use district, which encourages new developments, higher densities, and residential opportunities adjacent to entertainment, retail, and professional offices.

The DSP currently establishes a height limit of 85’-0” and 6 stories throughout the downtown area; and, the Property currently allows 60’-0” and 4 stories. The Project includes a request to increase the height allowance from 60’-0” to 65’-0” and from 4 to 5 stories. The Project would include a total maximum overall height of 61’-0” and will be 5 stories, and has been designed to comply with the design policies, standards, and guidelines of the DSP. In order to achieve the requested density, the Project includes a request to allow an additional story above what is currently permitted; however, this increase in height and density is consistent with the goals and visions of the DSP.
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3. Climate Action Plan Consistency:

The Applicant prepared a Climate Action Plan (CAP) Consistency Checklist because the proposed Project exceeds the CAP’s identified threshold established for multi-family housing units of 55 units. The first step in filling out the CAP checklist is to determine if a Project exceeds the screening thresholds established by the CAP. If the screening threshold is exceeded, then an applicant can demonstrate consistency with the CAP by incorporating applicable Greenhouse Gas Emission (GHG) reduction measures outlined in the CAP checklist. The City’s Climate Action Plan is a certified GHG emissions reduction plan and provides a streamlined review process for the GHG emissions analysis of proposed new development projects; in other words, projects that demonstrate consistency with the CAP via the checklist may not need to prepare a project-specific analysis.

The Applicant’s CAP Consistency Checklist identifies the applicable GHG reduction measures, and all applicable measures are incorporated within the draft conditions of approval (see conditions of approval E.3.a – E.3.3 in Exhibit “G” of Attachment 6). In order to ensure compliance with Measure C-9.1, the Applicant will pay an in-lieu fee of $34,450 as detailed in the draft Development Agreement. Measure C-9.1 requires multi-family developments to provide one tree per unit; however, it acknowledges that highdensity urban development may be unable to meet the tree requirement and allows for an in-lieu payment.

The in-lieu fee is based on the cost of a 15-gallon tree, and amounts to approximately $325.00 per tree.

This fee is based off of the average cost of a tree for City projects; however, the fee does not include the cost of labor, etc. that are typically associated with City projects. The Development Agreement clarifies that the intent of the fee is to provide funding for the planting of trees throughout the City with a priority placed on the downtown.

4. Site Design
a. Grading, topography, retaining wall, and fencing:

The Project requires minimal grading due to the flat topography of the site, and will require the excavation of 1,400 cubic yards for the Project. The elevation of the site is approximately 649.13, and according to the grading plans the finish floor (i.e., floor surface of the building) will be 649.00 indicating very minimal grading work to the site.
b. Project Access and Circulation:

Primary project access for pedestrian and vehicles will be along W Valley Parkway via entrances into the lobby, and into the parking structure on the first floor. The existing driveway along W Valley Parkway will be maintained, and access will be provided via a rolling door. Two-way drive aisles approximately 24’-6” in width are provided within the parking structure to accommodate the flow of traffic. Pedestrian access is provided along two points on W Valley Parkway, one entrance is centrally located and the other is located at the corner of Maple Plaza and W Valley Parkway. Pedestrian access into the lobby is also provided within the parking structure.
c. Building Orientation:
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The building is oriented along the street-edge of W Valley Parkway, and is consistent with the DSP’s “Building Orientation Policy,” in that the building is located at the right-of-way thus establishing a strong connection with the public realm. Additionally, the elevation along W Valley Parkway incorporates varying facades along the street edge, and incorporates large display windows which are encouraged by the DSP.

The Project also includes improvements to the sidewalk which includes enhanced concrete pavers near the entrance, and landscaping.
d. Open Space and Landscaping
As detailed in the “Supplemental Details of Request,” the DSP requires projects to provide 300 square-feet (sq. ft.) of open space per each dwelling unit, thus the Project is required to provide 38,400 square-feet of open space to meet this requirement. The DSP does allow for a reduction in the required open space as long as it doesn’t exceed 50% of the required open space, and if the Project pays an in-lieu fee or provide publicly accessible open space on-site. An earlier version of the Project included improvements to Maple Plaza; however, after further discussion with City staff, and in light of the recent Grand Avenue project, it was determined that improvements to Maple Plaza would be limited to relocation of existing features, and removal of the center tree well in order to service the Project (see Exhibit “D” of the Development Agreement attached to Resolution No. 2025-10).

The Applicant intends to pay an in-lieu fee of $109,827 to meet their open space requirement, and will provide 24,900 sq. ft. of open space through a combination of private areas directly accessible from units, and common areas consisting of lounge areas, pool/spa, turf areas, fire pits, BBQ areas, and other various amenities.
e. Parking:

Regulatory Framework: Assembly Bill 2097 (AB 2097) amended Government Code 65585 and established Section 65863.2 which prohibits public agencies or cities from imposing a minimum automobile parking requirement on most development projects located within a half-mile radius public transit. Projects located within a half-mile of public transit are generally eligible for the automobile parking reduction provided by AB 2097, which includes waiving up to 100% of all required parking. Potentially eligible project typesinclude residential, commercial, and industrial projects, but does not include hotels, motels, bed and breakfast inns, or other transient lodgings.

The Project consists of a residential
development on a site located within onehalf mile of “Public Transit” which constitutes a “Major Transit Stop” as
defined in Public Resources Code Section
21155. Government Code section 21064.3
defines a “Major Transit Stop” as an “an
existing rail or bus rapid transit station” and
City staff confirmed the Escondido Transit
Center located at the intersection of Quince
Figure 1 – Aerial Confirmation
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and W. Valley qualifies as such (Figure 1 – Aerial Confirmation). Therefore, the proposed Project qualifies under AB 2097 and may request a reduction in required parking mandated under the DSP (Figure III-3 of the DSP).

Pursuant to the parking standards in the DSP, the proposed Project must provide 226 parking spaces; however, the Project Applicant invoked Government Code 65863.2 and requests no required parking for the Project due to the site’s proximity to a Major Transit Stop. The Applicant does include as part of their proposal 113 on-site parking spaces—all of which would be considered as excess parking based on application of 65683.2. Further, while not required by Government Code 65863.2, the Applicant prepared an updated parking study for the Project which is discussed below in detail.

The Project also includes a request to utilize tandem parking spaces. The use of tandem spaces requires a Planned Development Permit, and cannot be provided for more than 25% of the residential units. The Applicant proposes 21 tandem spaces, and does not exceed the threshold established by the DSP.

5. Building Design:
a. Building Height, Mass, and Scale:

The building’s primary elevation will face W Valley Parkway in that primary access to the building will be provided via a driveway into the parking garage, and pedestrian access is provided into the building at two points along the building’s frontage. As discussed in the “Summary of Request,” section of the staff report, the Project includes a SPA to increase the allowable height from four to five stories, and from 60’-0” to 65’- 0”; however, the building is designed to only be 61’-0” in height with several features (e.g., elevator shafts and screening features) in excess of the 65’-0” height limit. Pursuant to Section 33-1075 (Permitted structures in excess of height limit) of Article 56 (Miscellaneous Development Standards), elevator shafts and other screening devices may exceed the height limit established by the underlying zone, provided that no portion of that area shall be used for sleeping or eating quarters.

The Property currently permits 60’-0” while 85’-0” is the tallest permitted in the DSP. While the Project does include a request for an additional height allowance, the additional height allowance would not be detrimental to surrounding properties in that building’s massing has been designed in a manner that is consistent with the design policies, standards and guidelines of the DSP. The building incorporates varying façade planes by providing a separation between buildings via a walkway, and balconies to avoid a box-like appearance. Additionally, the balconies are recessed and provide additional visual relief along W Valley Parkway.
b. Residential Floor Plans:

The Project includes three different floor plans ranging from studios to 2-bedrooms. Approximately 19 units will be comprised of studio (15% of total units); 62 units will be 1-bedrooms (48% of total units); and, 47 will be 2-bedrooms (37% of total units). Unlike the Escondido Zoning Code, the DSP does not require a minimum sq. ft. for each unit. The mix of residential floor plans will offer a range of housing opportunities for future residents. All units contain space for a washer/dryer. Additionally, 80 cubic feet of storage is 17 Item 2.

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provided to all units as required by the DSP. The private storage is located throughout the building, and in overhangs above the parking stalls.
c. Building Materials:

The primary material for the building will be cement plaster; however, secondary materials include wood elements for the balconies, and aluminum railings and screenings. The colors range from green, beige, and white as the primary color choice. The use of white on the ground level distinguishes the entrance to the lobbies from the residential uses on upper floors, and further encourages a pedestrian oriented environment by breaking up the massing of the various floors that comprise the building.

Furthermore, the Project includes a public art piece on the east elevation (facing Broadway), and includes artwork along the alley. Per the terms of the Development Agreement, the Applicant will be responsible for submitting for review and/or approval of the artwork prior to issuance of a building permit. The provision of public art is consistent with the goals and policies of the DSP in that the public art is encouraged as it improves the walkability and pedestrian connections in the downtown.

6. Specific Plan Amendments
As shown in Table 2 – Requested Entitlements, the Project includes request to amend several exhibits within the DSP document. The existing and proposed exhibits are provided in Attachment 4 – Specific Plan Amendment, and the clean edits are included as Exhibit “C” to Resolution No. 2025-10.

Height Overlay
As part of the Specific Plan Amendment (SPA) requested, the proposed Project would establish a height overlay on the Property. The height overlay would allow for an increase in the maximum number of building stories--from four to five--and increase in the maximum height--from 60’-0” to 65’-0”. Under the proposed design, the proposed building’s maximum height would be approximately 61’-0” and 5 stories. The height allowance is necessary for the Project due to the inclusion of an additional story over the permitted 4 stories. Therefore, approval of the SPA would establish new maximums for this site related to height; however, the Applicant does not propose to maximize their design to the proposed allowances. There are portions of the proposed building that would exceed the proposed 65’-0” height limit established by the overlay; however, those elements consist of elevator shafts and screening parapets which are already permitted to exceed the maximum height limits established by the DSP pursuant to Section 33-1075 (Permitted Structures in Excess of Height Limits) of Article 57 (Miscellaneous Development Standards).

Removal of ground floor retail or office requirement
There are several areas throughout the DSP that require a ground floor retail or office component with residential uses on the second floor. The Applicant request a removal of this requirement, and to allow ground floor residential uses through the Planned Development Permit process. The first floor of the proposed Project would consist of a leasing office, and parking structure for the development which would be ancillary to the residential uses on the second floor. The DSP already has this allowance in other areas of the downtown; however, the Property currently requires an office or retail component on the first floor. 18 Item 2.

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Over the past several years, the City has received similar request to remove this requirement for groundfloor retail or office, specifically the Quince Senior Housing Project, the Rowan, and Palomar Heights. In an effort to retain the potential for mixed use projects in the DSP, the City has amended the DSP to allow for interim ground-floor residential uses which requires potential applicants to design the first floor of their buildings to accommodate commercial uses to allow potential conversions of residential units to commercial spaces. The removal of this requirement will not conflict with the vision of the DSP due to the proximity of existing businesses along Grand Avenue; and while the Project is not a mixed-use project, it will result in an increase in density within the downtown thus contributing to its economic viability.

7. Development Agreement
a. Density Credit Pool
The Applicant has requested a Development Agreement with the City to transfer 50 units from the Downtown Density Credit Pool (“Credit Pool”). On May 8th, 2019, the City Council adopted Ordinance No. 2019-06 which established the Downtown Density Transfer Program and allows for the transfer of units from underutilized parcels (sending areas) to a credit pool that is managed by the Planning Division. The intent of the transfer program is to ensure that full buildout and vision of the Downtown Specific Plan can be achieved.

Applicants may exceed permitted densities on a site (receiving areas) through this program by way of a Development Agreement and Planned Development Permit (or other agreement approved by the City).

The Project includes a Development Agreement for various reasons, and is the appropriate agreement for this request; in some cases, a project may not need a Development Agreement and would enter into a Density Transfer Agreement, along with the requested entitlements. The Credit Pool currently has approximately 982 units deposited, and only 37 units have been withdrawn since its inception. If the Project is approved, 932 units would remain in the Credit Pool. b. Open Space Reduction
The Development Agreement also includes a request to reduce the required amount of open space for the Project. As detailed in the “Supplemental Details of Request,” 38,400 sq. ft. is the required amount of open space; however, the Project only includes 24,900 sq. ft (approximately 194 sq. ft. of open space per unit). The DSP allows for a reduction in the required amount of open space through two methods:
payment of an in-lieu fee or construction of a publicly accessible plaza. While these methods are explicitly called out as acceptable to reduce the amount of required open space, the language in the DSP does lend support for alternative methods. The reduction in open space is only permitted up to 50% of the required amount, and the Applicant does not exceed that threshold.

The Applicant request the reduction in open space due to the high-density nature of the Project, and similar request have been granted by the City. While the Project does not provide the required amount of open space, the Applicant has provided most units with a patio or balcony that meets the requirements (i.e. five feet in all directions) which not only serve as an amenity to residents, but also as a design element that encourages an active streetscape e.g. balconies adjacent to W Valley Parkway. Collectively, the Project provides functional common and private open space areas that enhance the quality of life for the occupants; furthermore, the Project is located adjacent to Grape Day Park which will serve as 19 Item 2.

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additional open space for the residents. This request further highlights the challenges developers face when constructing projects in an urban area while also seeking to meet the requirements of the DSP. A list (Table 3 – Open Space Constraints) of Projects constructed, under construction, or entitled has been provided for additional context regarding this request:

Table 3 – Open Space Constraints
Project Location Density (Units/Acre) Unit Count Open Space (Per Unit) *:

Latitude II (Alcove)
610 N. Centre City
Parkway

32.6 112 245 sq. ft.

Gateway Grand
700 W Grand
Avenue

48.6 126 303 sq. ft.

Latitude 3
439 W Washington
Ave

70.7 82 229 sq. ft.

City Plaza
300 S. Escondido
Blvd

68.8 55 310 sq. ft.
555 W Grand
555 W Grand Ave 79.8 32 257 sq. ft.

The Ivy
343 E 2nd Avenue 126.7 127 171 sq. ft.

Quince Senior
Housing
220 N. Quince
Street

98.6 145 254 sq. ft.

Palomar Heights
555 E valley
Parkway

36.9 510 300 sq. ft.

The Maple
137 W Valley
Parkway
123 128 194 sq. ft.

As shown in Table 3, projects proposing up to 70 dwelling units per acre are unable to achieve the 300 sq. ft. requirement of the DSP. Unlike the other projects identified in the aforementioned table, this Property has the benefit of being within walking distance of Grape Day Park which is approximately 9 acres, and is ample enough open space for future residents to enjoy; furthermore, activation of Grape Day Park is encouraged by the DSP.

The Applicant will pay an in-lieu fee $109,827 which will allow the City to use the fees for Open Space citywide. As permitted by the DSP, payment of the in-lieu fee, in addition to not exceeding the 50% reduction, would demonstrate compliance with the open space requirement of the DSP. c. Lot 1 Parking
While not a requirement of the Escondido Zoning Code or DSP, the Applicant prepared an updated parking study to analyze the loss of public parking spaces due to the development of the Project, and the potential demand of users of the Project. A parking study was completed by Walker Consultants for the previous project, and a revised study was provided in support of this Project (Attachment 5 – Walker Study, dated November 11, 2025). The parking study area generally looked at the properties bounded by Escondido Boulevard, Woodward Avenue, W 3rd Avenue, and Kalmia Street; furthermore, parking 20 Item 2.

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inventory included both publicly owned parking and privately owned, but publicly accessible parking. As a result of the study, it was determined that approximately 42% of the total 2,339 parking spaces that were included in the study were occupied during the peak hour (1:00 PM on a Weekday) while 1,497 spaces were available in the study area. Additionally, the study found that a majority of users of Lot 1 during the weekday tend to be local government employees or employees of surrounding businesses as they found that the length of stay for a vehicle in Lot 1 tended to be longer than four hours.

Based on the results of the study, there appears to be sufficient parking for surrounding businesses in the form of off-street private and public parking.

FISCAL ANALYSIS
The Applicant will be responsible for payment of all Development Impact Fees. Furthermore, as detailed in the draft Development Agreement, the Applicant will be responsible for payment of an in-lieu fee of $109,827.00 related to the requested to open space reduction, and $34,450 for tree plantings related to the Climate Action Plan Checklist.

ENVIRONMENTIAL ANALYSIS
Pursuant to CEQA, when taking subsequent discretionary actions in furtherance of a project for which an EIR has been certified, the lead agency is required to review any changed circumstances or new information to determine whether any of the circumstances under Public Resources Code section 21166 and CEQA Guidelines section 15162 require additional environmental review. City staff concluded that the Final Environmental Impact Report (“FEIR”) prepared for the City’s adopted 2012 General Plan, Downtown Specific Plan Update, and Climate Action Plan fully analyzed and mitigated all potentially significant environmental impacts, if any, that would result from approval of the Project, and therefore, no subsequent EIR or mitigated negative declaration was required. On that basis, City staff prepared a 5
th Addendum for the changes (“Addendum #5”), pursuant to CEQA Guidelines section 15164 (see Exhibit “E” of Attachment 6).

City staff evaluated the current Project, and all aspects of the changes, in light of the standards for subsequent environmental review outlined in Public Resources Code section 21166 and CEQA Guidelines section 15162. The Project entails amendments to the Downtown Specific Plan, and construction of a 128-unit multi-family building.

City staff conclude the drafted environmental document, the Fifth Addendum, may be used to fulfill the environmental review requirements of the current Project. The proposed Addendum #5 is appropriate pursuant to CEQA Guidelines section 15164 because only minor changes and additions to the Final EIR are necessary to address the Project changes and no circumstances exist calling for the preparation of a subsequent or supplemental EIR pursuant to CEQA Guidelines sections 15162 and 15163. The proposed Addendum #5 concluded that there are no substantial changes to the circumstances under which the proposed Project is undertaken that would require major revisions to the Final EIR. There is no new information of substantial importance which was not known or could not have been known at the time the Final EIR was certified that shows the proposed Project would have significant effects not discussed previously; a substantial increase in severity of a previously identified significant impact; mitigation measures or alternatives previously found infeasible that would now be feasible and would substantially reduce one or more significant effects; or mitigation measures or alternatives which are considerably different from those analyzed in the Final EIR which would substantially reduce one or more significant effects on the environment. 21 Item 2.

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The Project would not result in new or more severe impacts beyond those addressed in the Final EIR, and would not meet any of the conditionsrequiring further environmental review under State CEQA Guidelines Sections 15162 and 15163. No further analysis is required.

The Final EIR prepared for the 2012 General Plan, Downtown Specific Plan Update, and Climate Action Plan has been attached for consideration by the Planning Commission as required by Section 15164(d) of the State CEQA Guidelines (Attachment 3 – 2012 General Plan FEIR).

PUBLIC INPUT
Pursuant to Article 61 (Administration and Enforcement) of the Escondido Zoning Code, approximately 55 notices of the public hearing were mailed on November 03, 2025; furthermore, the Notice of Public Hearing was published in the Times-Advocate on November 06, 2025. As of the date of publication of this staff report, one public comment has been received.

CONCLUSION AND RECOMMENDATION
The Project includes a Specific Plan Amendment and Development Agreement, along with additional discretionary request, to facilitate the construction of a 128-unit multi-family building. As discussed throughout this staff report, the Project complies with the requirements of the Escondido Zoning Code, and with the General Plan policies included in the City’s 2012 General Plan, and the Downtown Specific Plan. The Project would introduce additional housing in the Downtown area, and would provide the density necessary to activate Grand Avenue, and the businesses along it. The Project would further realize the vision of 5,275 residential units in the downtown by accessing the Density Credit Pool, and constructing an apartment complex in the heart of the City’s Downtown.

Based on the analysis contained in this staff report, and as presented by the City staff during the public hearing, Planning staff recommends that the Planning Commission adopt Resolution No 2025-10 recommending that the City Council approve the Project as conditioned.

Motion as recommended by City staff: Adopt Resolution No. 2025-10 recommending that the City Council approve the Project, as conditioned, and adopt the Fifth Addendum prepared for the Project.

ATTACHMENTS

1. Aerial, General Plan, and Zoning

2. General Plan Consistency Analysis

3. Final Environmental Impact Report prepared for the 2012 General Plan Update, Downtown Specific Plan Update, and Climate Action Plan

4. Specific Plan Amendments

5. Walker Study, dated November, 11, 2025

6. Draft Planning Commission Resolution No. 2025-10 including Exhibits “A” – “H” 22 Item 2.

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Exhibit “A” – Legal Description
Exhibit “B-1” – Architectural Plan Set
Exhibit “B-2” – Landscape and Civil Plan Set
Exhibit “C” – Specific Plan Amendments
Exhibit “D” – Draft Development Agreement
Exhibit “E” – Fifth Addendum to the FEIR prepared for the 2012 General Plan Update, Downtown Specific Plan Update, and Climate Action Plan
Exhibit “F” – Factors to be considered/ Findings of Fact Exhibit “G” – Conditions of Approval
Exhibit “H” – Revised Mitigation Monitoring and Reporting Program 23 Item 2.

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Attachment 1
Aerial, General Plan, and Zoning
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Attachment 2
General Plan Consistency Analysis
Land Use and Community Form Element
Policy Response
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.

The Project includes a request to participate in
the Density Transfer Program (DTP) that is
established in the Downtown Specific Plan (DSP)
to incentivize development in the City’s
downtown area. By participating in the DTP, the
Project ensures that the overall vision of the DSP
which includes eventual buildout of 5,275 units
will come to fruition, and will contribute to the
long-term economic viability of the downtown.

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.

The Project includes a public art piece on the east
elevation of the building, and art pieces along the
alley. The public art piece will require further
review and approval by the Public Arts
Commission ensuring that the artwork
contributes to the community’s 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.

The Project is located approximately .04 miles
east of the North County Transit District and
provides less than the required parking due to AB
2097 which prohibits agencies from enforcing
parking minimums. This reduced parking
encourages alternative modes of transportation,
such as the Sprinter. Furthermore, the Project
incorporates all applicable measures of the CAP
Checklist which include compliance with Title 24
of the California Building Code, and installation of
all electric appliances.

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
The Project is located within the DSP and is
approximately .04 miles east of the North County
Transit District terminal, and is located within the
Historic District (HD) of the DSP. The DSP
encourages high density development adjacent
to the HD to support surrounding commercial
businesses. Additionally, the Project is located on
W Valley Parkway which contains a Class IV
separate bikeway on the northern end thus
further encourage bicycling and reducing reliance
on automobiles for transportation.

Land Use Zoning Policy 2.2 Apply zoning overlays
to implement specific standards, regulations and
guidelines that further advance General Plan
The Project includes a Specific Plan Amendment
to establish a height overlay on the subject
property to increase the allowable number of
stories from 4 to 5, and increase the height from
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policies and city programs for development
within Land Use Area Plans and Specific Plans.
60’-0” to 65’-0”. The Specific Plan Amendment Is
limited to the DSP, and would facilitate a
development that is consistent with the vision of
the DSP in that it would introduce a high-density
project adjacent to the City’s downtown, and in
proximity to the transit center.

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.

The Project’s Specific Plan Amendment would
establish a height overlay on the subject
property, and would be compatible with
surrounding structures in that the increase in
height is limited to an additional story, and 1’-0”
whereas the maximum height limit is 60’-0”. The
Project has been designed in compliance with the
DSP design guidelines, and standards, and would
not be inconsistent with anticipated
development in the downtown area.

Neighborhood Maintenance & Preservation
Policy 4.3 Integrate pedestrian-friendly features,
promote walkability, and work with residents to
enhance existing neighborhood character and
aesthetics.

The Project has been designed to create a
pedestrian-scale environment, and activates the
streetscape by orienting the building’s primary
elevation, and balconies along the street edge.

Additionally, the Project includes enhanced
pavers along the right of way to create an
enhanced streetscape.

Mobility and Infrastructure Element
Pedestrian Network Policy 3.7 Encourage and
support the development of pedestrian-friendly
mixed-use, commercial, transit-oriented, and
multi-tenant office districts with active,
accessible, connected, and unique public spaces
that promote walking.

The Project is not a mixed-use project; however,
it is transit-oriented in that the Project site is
located approximately .4 miles east of the NCTD
transit station, and is across from a protected
bike path. The Project would encourage
additional use of the bike path, and encourage
alternative modes of transportation.

Pedestrian Network Policy 3.5 Promote walking
and improve the pedestrian experience by
requiring pedestrian facilities along all classified
streets designated on the Circulation Plan;
implementing streetscape improvements along
pedestrian routes that incorporate such elements
as shade trees, street furniture, and lighting;
orienting development toward the street;
employing traffic calming measures; and
enforcing vehicle speeds on both residential and
arterial streets
The Project will include lighting along W Valley
Parkway thus increasing the pedestrian
experience; additionally, landscaping is proposed
along the Project’s frontage.

Bicycle Network Policy 4.3 Promote bicycling as a
common mode of transportation and recreation
to help reduce traffic congestion and improve
public health.

The Project includes 16 bike racks for storage,
and will construct bike racks in the public right of
way thus promoting bicycling as a common mode
of transportation.
28 Item 2.

Attachment "1"
253
Item19.

Complete Streets Policy 2.8 Promote the
provision of multimodal access to activity centers
such as commercial centers and corridors,
employment centers, transit stops/stations,
schools, parks, recreation areas, and tourist
attractions
The Project is located within the DSP and is
approximately .04 miles east of the North County
Transit District terminal, and is located within the
Historic District (HD) of the DSP. The DSP
encourages high density development adjacent
to the HD to support surrounding commercial
businesses. Additionally, the Project’s residents
will have access to the recreation areas such as
Grape Day Park.

Parking Policy 8.2 Consider reducing parking
requirements in the downtown and at transit
stations as transit ridership increases over time
due to increased development intensities and a
broader mix of land uses.

The Applicant has invoked AB 2097 which
prohibits local agencies from enforcing parking
minimums, although the Applicant will be
providing 113 off-street parking spaces, whereas
226 is required, the Project will encourage use of
the transit station due to lack of off-street
parking spaces for all residents.

Economic Prosperity Element
Existing Economic Districts Policy 6.1 Revitalize
the Downtown, East Valley Parkway, Center City
Parkway, and Escondido Boulevard commercial
areas by upgrading their appearance and
achieving a coordinated land use pattern that
includes retail, office, visitor serving, and
residential development of appropriate density
and intensity
The Project is located within the Downtown, and
would redevelop a parking lot into 128 multifamily residential uses. The residential development is appropriate given its proximity to
the downtown core.
29 Item 2.

Attachment "1"
254
Item19.

Attachment 3
Final Environmental Impact Report (“FEIR”) for the 2012 General Plan, Downtown Specific Plan Update, and Climate Action Plan
Due to the number of pages, the FEIR can be found on the City’s website:
https://escondido.gov/1208/2012-General-Plan-EIR
30 Item 2.

Attachment "1"
255
Item19.

Attachment 4
Specific Plan Amendments
Figure II-4 of the Downtown Specific Plan: Repeal and replace the existing graphic to permit ground-floor residential uses subject to a Planned Development Permit on the subject property.

Existing
31 Item 2.

Attachment "1"
256
Item19.

Proposed
32 Item 2.

Attachment "1"
257
Item19.

Figure III-6 of the Downtown Specific Plan: Repeal and replace the existing graphic to establish a height overlay on the subject property.

Existing
33 Item 2.

Attachment "1"
258
Item19.

Height Overlay
Proposed
34 Item 2.

Attachment "1"
259
Item19.

Figure III-4 of the Downtown Specific Plan: Repeal and replace the existing graphic to remove municipal parking Lot 1 as a municipal parking lot.

Existing
35 Item 2.

Attachment "1"
260
Item19.

Proposed
36 Item 2.

Attachment "1"
261
Item19.

Figure III-5 of the Downtown Specific Plan: Repeal and replace existing table to include height limit overlay allowance in the development standards, and include language describing the height limit overlay (see language in bold).

Existing

HD PV CCU GT M SG CN
Maximum
Building
Height and
Stories

REFER TO
FIGURE III-6
45’ (up to 3
stories) along
Grand Avenue in
Retail Core Area
75’ (up to 5
stories) east of
Valley Boulevard,
and north of E.

Valley Parkway.
60’ (up to 4
stories) in all
other locations.
(see Figure III-6)
35’ (up to 2
stories) between
Washington and
Woodward Ave
75’ (up to 5
stories) east side
of Broadway85’
(up to 6 stories)
within Grape Day
Park, Civic &
Cultural areas
with Planned
Development
approval
(see Figure III-6)
75’ (up to 5
stories)
(see Figure
III-6)
60’ (up to 4
stories) west of
NCDT Rail
line; elsewhere
up to 75’ (up to
5 stories)
(see Figure
III-6)
75’ (up to 5
stories) north of
Grand Avenue,
60’ (up to 4
stories) south of
Grand Avenue
(see Figure
III-6)
75’ (up to 5 stories)
between CCP and
Maple Street. 60’ (up
to 4 stories) between
Maple Street and
Broadway Historic
Adaptive Reuse: 35’
(up to 2 stories)
(see Figure III-6)
75’ (up to 5 stories)
(see Figure III-6)
Min. Lot Frontage None 50’ 50’ 50’ 50’ 50’ 50’
Front Setback At right of way or
14’ from ultimate
street curb face,
whichever is
greater
(SurfaceParking
andSigns:5’from
property line)
At right of way or
14’ from ultimate
street curb face,
whichever is
greater
(SurfaceParking
andSigns:5’from
property line)
At right of way
or 14’ from
ultimate street
curb face,
whichever is
greater
(SurfaceParking
and Signs: 5’
from property
line)
At right of way
or 14’ from
ultimate street
curb face,
whichever is
greater
(Surface Parking
and Signs: 5’
from property
line)
At right of way or
14’ from ultimate
street curb face,
whichever is
greater
(SurfaceParking
andSigns:5’from
property line)
At right of way or 14’
from ultimate street
curb face, whichever
is greater
(20’-24’ for garages)
Adaptive Reuse Area:
15’ for buildings
20’ for garages
(Surface Parking
and Signs: 5’ from
property line)
At right of way or 14’
from ultimate street
curb face, whichever
is greater
(Garage entrance: 20’)
(Surface Parking
and Signs: 5’ from
property line)
Interior Side
Setback
None
(Surface Parking
and Signs: 5’)
None
(Surface Parking
and Signs: 5’)
None
(SurfaceParking
andSigns:5’)
None
(SurfaceParking
andSigns:5’)
None
(SurfaceParking
andSigns:5’)
None
(Surface Parking and
Signs: 5’)
(Adaptive Reuse
Area: 5’)
Pennsylvania Ave.: 0’
Elsewhere: 5’ + 5’ for
each story over 2
(SurfaceParkingand
Signs:5’)
37 Item 2.

Attachment "1"
262
Item19.

HD PV CCU GT M SG CN
Street Side At right of way or 14’ 10’ 10’ At right of way or At right of way or At right of way or 14’ 10’ Setback from ultimate street (Surface (Surface Parking 14’ from ultimate 14’ from ultimate from ultimate street Garage entrance: 20’ curb face, whichever Parking and andSigns:5’) street curb face, street curb face, curb face, whichever (Surface Parking is greater Signs: 5’) whichever whichever is greater and Signs: 5’) 10’ Maximum is greater is greater (Adaptive Reuse: 10’) (Surface Parking (Surface Parking (Surface Parking (Surface Parking and Signs: 5’) andSigns:5’) and Signs: 5’) and Signs: 5’) Rear Setback None None 5’ None None None 10’ + 5’ for each (Surface Parking (10’ if next (10’ if next to (SurfaceParkingand Parking (Adaptive Reuse story over 2 and Signs:5’) to public public street) Signs:5’) perpendicular to Area: 10’) (Surface Parking street) (Surface Parking alley: 24’ from Parking perpendicular andSigns:5’) (Surface andSigns:5’) alley’s farthest side to alley: 24’ from Parking and (SurfaceParkingand alley’s farthest side
Signs:5’) Signs:5’) (Surface Parking and
Signs: 5’)
Min. Lot Size None None None None None None None
Max. Bldg. Cov. None None None None None None None
Parcels created prior to the adoption of this Plan shall not be denied a building permit for reasons of nonconformance with the frontage requirements of this section.

Adjustments to the site development regulations may be approved or conditionally approved by the Director of Community Development if it is demonstrated that the proposed adjustment(s) would be compatible with, and not prove detrimental to, adjacent property or improvements:
a. Adjustments to setback requirements up to 25% or four feet (whichever is less). b. Required landscaping may be permitted in the public right-of-way if a minimum six-foot clear sidewalk is maintained, Americans with Disabilities Act (ADA) requirements are met, and an encroachment permit is obtained from the City.

This provision shall apply only if there is no encroachment on the existing right-of-way by a future street improvement that would render the landscaping feature(s) to become non-conforming. 38 Item 2.

Attachment "1"
263
Item19.

Proposed

HD PV CCU GT M SG CN
Maximum
Building
Height and
Stories*

REFER TO
FIGURE III-6
45’ (up to 3
stories) along
Grand Avenue in
Retail Core Area
75’ (up to 5
stories) east of
Valley Boulevard,
and north of E.

Valley Parkway.
60’ (up to 4
stories) in all
other locations.
(see Figure III-6)
35’ (up to 2
stories) between
Washington and
Woodward Ave
75’ (up to 5
stories) east side
of Broadway85’
(up to 6 stories)
within Grape Day
Park, Civic &
Cultural areas
with Planned
Development
approval
(see Figure III-6)
75’ (up to 5
stories)
(see Figure
III-6)
60’ (up to 4
stories) west of
NCDT Rail
line; elsewhere
up to 75’ (up to
5 stories)
(see Figure
III-6)
75’ (up to 5
stories) north of
Grand Avenue,
60’ (up to 4
stories) south of
Grand Avenue
(see Figure
III-6)
75’ (up to 5 stories)
between CCP and
Maple Street. 60’ (up
to 4 stories) between
Maple Street and
Broadway Historic
Adaptive Reuse: 35’
(up to 2 stories)
(see Figure III-6)
75’ (up to 5 stories)
(see Figure III-6)
Min. Lot Frontage None 50’ 50’ 50’ 50’ 50’ 50’
Front Setback At right of way or
14’ from ultimate
street curb face,
whichever is
greater
(SurfaceParking
andSigns:5’from
property line)
At right of way or
14’ from ultimate
street curb face,
whichever is
greater
(SurfaceParking
andSigns:5’from
property line)
At right of way
or 14’ from
ultimate street
curb face,
whichever is
greater
(SurfaceParking
and Signs: 5’
from property
line)
At right of way
or 14’ from
ultimate street
curb face,
whichever is
greater
(Surface Parking
and Signs: 5’
from property
line)
At right of way or
14’ from ultimate
street curb face,
whichever is
greater
(SurfaceParking
andSigns:5’from
property line)
At right of way or 14’
from ultimate street
curb face, whichever
is greater
(20’-24’ for garages)
Adaptive Reuse Area:
15’ for buildings
20’ for garages
(Surface Parking
and Signs: 5’ from
property line)
At right of way or 14’
from ultimate street
curb face, whichever
is greater
(Garage entrance: 20’)
(Surface Parking
and Signs: 5’ from
property line)
Interior Side
Setback
None
(Surface Parking
and Signs: 5’)
None
(Surface Parking
and Signs: 5’)
None
(SurfaceParking
andSigns:5’)
None
(SurfaceParking
andSigns:5’)
None
(SurfaceParking
andSigns:5’)
None
(Surface Parking and
Signs: 5’)
(Adaptive Reuse
Area: 5’)
Pennsylvania Ave.: 0’
Elsewhere: 5’ + 5’ for
each story over 2
(SurfaceParkingand
Signs:5’)
39 Item 2.

Attachment "1"
264
Item19.

HD PV CCU GT M SG CN
Street Side At right of way or 14’ 10’ 10’ At right of way or At right of way or At right of way or 14’ 10’ Setback from ultimate street (Surface (Surface Parking 14’ from ultimate 14’ from ultimate from ultimate street Garage entrance: 20’ curb face, whichever Parking and andSigns:5’) street curb face, street curb face, curb face, whichever (Surface Parking is greater Signs: 5’) whichever whichever is greater and Signs: 5’) 10’ Maximum is greater is greater (Adaptive Reuse: 10’) (Surface Parking (Surface Parking (Surface Parking (Surface Parking and Signs: 5’) andSigns:5’) and Signs: 5’) and Signs: 5’) Rear Setback None None 5’ None None None 10’ + 5’ for each (Surface Parking (10’ if next (10’ if next to (SurfaceParkingand Parking (Adaptive Reuse story over 2 and Signs:5’) to public public street) Signs:5’) perpendicular to Area: 10’) (Surface Parking street) (Surface Parking alley: 24’ from Parking perpendicular andSigns:5’) (Surface andSigns:5’) alley’s farthest side to alley: 24’ from Parking and (SurfaceParkingand alley’s farthest side
Signs:5’) Signs:5’) (Surface Parking and
Signs: 5’)
Min. Lot Size None None None None None None None
Max. Bldg. Cov. None None None None None None None
*Except as described in the Height Limit Overlay Area.

Parcels created prior to the adoption of this Plan shall not be denied a building permit for reasons of nonconformance with the frontage requirements of this section.

Increased Height Limit Overlay Area: Properties within the Height Overlay Area as shown on Figure III-6, shall be permitted to build up to 65’ and a maximum of 5 stories.

Adjustments to the site development regulations may be approved or conditionally approved by the Director of Community Development if it is demonstrated that the proposed adjustment(s) would be compatible with, and not prove detrimental to, adjacent property or improvements:
c. Adjustments to setback requirements up to 25% or four feet (whichever is less). d. Required landscaping may be permitted in the public right-of-way if a minimum six-foot clear sidewalk is maintained, Americans with Disabilities Act (ADA) requirements are met, and an encroachment permit is obtained from the City.

This provision shall apply only if there is no encroachment on the existing right-of-way by a future street improvement that would render the landscaping feature(s) to become non-conforming. 40 Item 2.

Attachment "1"
265
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
1 Date: November 11, 2025
To: John Stack
Company: Kingsbarn Capital & Development
Address: 2500 San Hill Road, Suite 320, Menlo Park, CA 94025 From: Daniel Garcia
Project Name: Parking Planning Services – Escondido, CA Project Number: 37-010262.00
Background/Introduction
For several years, the City of Escondido has considered selling public parking Lot 1, located on West Valley Parkway, east of the Maple Street Plaza, to encourage development in the downtown area. Recently, Kingsbarn Capital & Development has explored developing a multifamily building in downtown Escondido that would include 19 studios, 62 1-bedroom units, and 47 2-bedroom units, for a total of 128 residential dwelling units. The project would be constructed on public parking Lot 1, along with 113 spaces serving residents of the multifamily development.

With the reduction in public parking spaces due to the development occurring over Lot 1, the purpose of this engagement is to gather data on parking utilization in the immediate area surrounding the proposed project, including Lot 1, to better understand the availability of parking in the area, which has historically been ample.

Additionally, the study seeks to determine whether there is sufficient parking capacity in the area surrounding Lot 1 to capture the vehicles that will be displaced as a result of the multifamily development.

Methodology
One way of determining the parking utilization in an area is via parking occupancy counts. In the case of downtown Escondido, Walker conducted parking occupancy counts within a 16-block area of downtown, also known as the study area (shown in Figure 1). In addition to occupancy counts, Walker also conducted a license plate inventory within Lot 1 to gauge how long users of that lot park in the area and to determine where those users could go once Lot 1 becomes unavailable. These combined data collection efforts revealed the utilization of on-street and off-street parking supplies in the downtown area, and the duration of parkers in Lot 1.

Current Parking Conditions
Study Area
The study area for this analysis is generally bounded by Kalmia Street to the east, 3 rd Avenue to the south,
Escondido Boulevard to the west, and Woodward Avenue to the north and encompasses approximately 16 blocks within the downtown area. Figure 1 shows a map of the study area.

Attachment 5
41 Item 2.

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266
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Memorandum
Parking Study - Escondido
37-010262.00
2 Figure 1: Parking Study Area
Source: Walker Consultants, 2025.

Parking Inventory
Walker conducted an inventory of parking supplies within the study area, which included on-street and off-street parking. The off-street parking inventory included both publicly owned parking and privately owned but publicly accessible parking. Off-street parking that was inaccessible to the general public was not included in the study.

The following table shows a summary of the study area parking inventory by study area block.

42 Item 2.

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267
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Memorandum
Parking Study - Escondido
37-010262.00
3 Table 1: Parking Inventory, August 2025
On-Street Off-Street
Block
Number
East South West North Public Private Total
1 12 16 11 4 - 51 94
2 13 - 4 10 - 54 81
3 11 11 5 8 53 31 119
4 13 8 11 13 97 - 142
5 14 11 12 - 69 6 112
6 - - - 16 - 5 21
7 - - - 9 143 - 152
8 - - - 12 605 - 617
9 14 - - - - - 14
10 - - - - 122 - 122
11 - - - - - - -
12 4 11 - 12 118 28 173
13 - 11 - - - 138 149
14 9 13 8 22 - - 52
15 8 11 - 18 - 174 211
16 9 13 15 8 139 16 200
17 8 18 - 7 - 107 140
Total 115 123 66 139 1,346 610 2,399
Source: Walker Consultants, 2025.

The study area inventory consists of 443 on-street spaces and 1,956 off-street spaces, for a total of 2,399 spaces in the study area. Of the 1,956 off-street spaces, 1,346 are publicly owned, and 610 are privately owned.

Effective Supply
At a given moment, a number of spaces in a parking system will be unavailable for immediate use due to motorists waiting to occupy or vacate parking spaces, mis-parked vehicles, maintenance, and other factors. To account for spaces being temporarily unavailable, Walker applies effective supply factors (ESF) to a parking system after performing fieldwork to determine the effective supply-- a qualitative and quantitative assessment of the operational effectiveness of a parking system. In the case of Escondido, Walker applied a .85 effective supply factor to on-street parking, and .90 to off-street parking. The following table shows the resulting effective supply in the study area.

43 Item 2.

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268
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Memorandum
Parking Study - Escondido
37-010262.00
4 Table 2: Effective Supply by Block
On-Street Off-Street
Block
Number
East South West North Public Private Total
1 10 14 9 3 - 46 82
2 11 - 3 9 - 49 72
3 9 9 4 7 48 28 105
4 11 7 9 11 87 - 126
5 12 9 10 - 62 5 99
6 - - - 14 - 5 18
7 - - - 8 129 - 136
8 - - - 10 545 - 555
9 12 - - - - - 12
10 - - - - 110 - 110
11 - - - - - - -
12 3 9 - 10 106 25 154
13 - 9 - - - 124 134
14 8 11 7 19 - - 44
15 7 9 - 15 - 157 188
16 8 11 13 7 125 14 178
17 7 15 - 6 - 96 124
Total 98 105 56 118 1,211 549 2,137
Source: Walker Consultants, 2025.

The total effective supply of the study area is 2,137 parking spaces.

Parking Utilization
To gauge the demand for parking and thus assess the adequacy of the parking supply in the study area, Walker conducted two days of parking occupancy counts in the study area, one weekday and one weekend day in August 2025. A total of six (6) counts were conducted over two days. Parking occupancy is measured by taking the number of vehicles parked on a block or a lot at a specific hour and dividing that number by the total number of parking spaces on the block or lot, resulting in a percentage. For example, if a block has 10 parking spaces and eight (8) cars are parked on that block, the resulting occupancy is 80 percent. Industry standards suggest that the optimal occupancy rate for on-street parking is 85 percent. To measure the utilization of parking in the study area, we created the following rubric:
• 0 – 49% occupancy (Green) – Denotes an abundance of available parking. 44 Item 2.

Attachment "1"
269
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Memorandum
Parking Study - Escondido
37-010262.00
5 • 50 – 69% occupancy (Yellow) – Denotes that approximately half to thirty percent of spaces remain available.
• 70 – 84% occupancy (Orange) – Denotes that there is an efficient use of parking supplies, cars are occupying most spaces, yet there are still spaces available should drivers need to access them. • 85+% occupancy (Red) – Denotes that there are very few if any spaces available.

Peak parking demand occurred on the weekday at 1 PM. The following table and figure show the on-street and off-street occupancies by block at 1 PM.

Table 3: Peak Parking Demand, Weekday 1PM
On-Street Off-Street
Block
Number
East South West North Public Private Total OffStreet
1 75% 75% 91% 75% 0% 63% 63%
2 62% - 0% 60% 0% 35% 35%
3 82% 100% 60% 0% 62% 26% 49%
4 85% 38% 82% 100% 54% 0% 54%
5 7% 0% 75% - 20% 50% 23%
6 - - - 19% 0% 0% 0%
7 - - - 0% 59% 0% 59%
8 - - - 0% 17% 0% 17%
9 64% - - - - - -
10 - - - - 42% 0% 42%
11 - - - - - - -
12 50% 100% - 67% 95% 14% 79%
13 0% 36% 0% 0% 0% 43% 43%
14 100% 15% 88% 100% 0% 0% 0%
15 100% 0% - 94% 0% 25% 25%
16 44% 31% 7% 0% 1% 63% 8%
17 13% 33% - 0% 0% 36% 36%
Source: Walker Consultants, 2025.

45 Item 2.

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270
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Memorandum
Parking Study - Escondido
37-010262.00
6 Figure 2: Peak Parking Demand Map, Weekday 1PM
Source: Walker Consultants, 2025.

As shown in the table and figure, during the hour of peak parking occupancy (weekday 1PM), there was an abundance of parking spaces available throughout the study area, as denoted by the green areas on the map.

While there were some areas of high parking demand (85+% - Red), these were limited to a few streets, including Grand Avenue and blocks south of Grand Avenue, such as Kalmia Street, Broadway, and Maple Street. Overall, only 42 percent of the total 2,399 study area spaces were occupied during the peak hour; in turn, at the peak, there were 1,497 spaces available in the study area, indicating plenty of availability to absorb displaced vehicles from Lot 1.

In Lot 1 specifically, during the peak hour, it reached an 89 percent occupancy. To further explore the utilization of Lot 1, the following section summarizes the length of stay analysis for vehicles parked in Lot 1. 46 Item 2.

Attachment "1"
271
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
7 Parking Length of Stay (Duration) Analysis – Parking Lot 1 To understand the current usage patterns of Lot 1, Walker performed a length of stay analysis. Walker collected and anonymized license plate data from each parked vehicle in Lot 1 beginning at 10 AM and then hourly until 6 PM, across a weekday and weekend day to see how long those vehicles were parked in the lot. The results are shown in the following table.

Table 4: Summary of Weekday Length of Stay Data, Lot 1
Vehicles Parked 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM Total 115 109 109 106 102 84 82 67 32
Parked for <4
Hours
28 21 29 30 15 8 13 21 22
Parked for >=4
Hours
87 88 80 76 87 76 69 46 10
Percent of Lot 1
spaces occupied
for >=4 Hours
74% 75% 68% 64% 74% 64% 58% 39% 8%
Source: Walker Consultants, 2025.

As shown in the table, between 10 AM and 5 PM, more vehicles were parked for four hours or longer than for less than four hours. This indicates that most of the vehicles that park in Lot 1 between the hours of 10 AM and 4 PM on weekdays are more likely to be employees of local government or businesses than customers or visitors. The following table shows the results of the length of stay analysis for the weekend.

47 Item 2.

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272
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Memorandum
Parking Study - Escondido
37-010262.00
8 Table 5: Summary of Weekend Length of Stay Data, Lot 1 Vehicles Parked 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM Total 26 38 53 46 39 34 32 45 46
Parked for <4 Hours 14 31 45 38 32 29 26 39 41
Parked for >=4 Hours 12 7 8 8 7 5 6 6 5
Percent of Lot 1
Supply occupied for
>=4 Hours
10% 6% 7% 7% 6% 4% 5% 5% 4%
Source: Walker Consultants, 2025.

On the weekend, more vehicles were parked for less than four hours than for more than four hours. However, activity in Lot 1 was also much lower on the weekend than during the weekday, showing that Lot 1 is likely used extensively by local employees given that longer durations and occupancies were observed during the weekday.

On the weekend, Lot 1 occupancy peaked at 12 PM when it was 45 percent occupied, meaning that at the peak hour there were 53 cars parked in the lot.

Parking Adequacy
The adequacy of a parking system is measured by taking the difference between the effective supply and the occupancy. A positive value reflects a surplus of parking spaces, while a negative value denotes a deficit. The following table summarizes the parking adequacy of the study area.

Table 6: Summary on On-Street and Off-Street Public Parking Adequacy Study Area Weekday Weekend

10 AM 1 PM 6 PM 10 AM 1 PM 6 PM
On-Street +175 +142 +198 +204 +164 +192
Off-Street +1,077 +1,093 +1,430 +1,367 +1,203 +1,119
Parking Adequacy
(+ Surplus / - Deficit)
+1,252 +1,235 +1,628 +1,571 +1,367 +1,311
Source: Walker Consultants, 2025.

Table 6 shows that the study area has a surplus of parking spaces, ranging between 1,200 and 1,600. During the peak hour (weekday 1 PM), the study area has approximately 1,200 parking spaces available for public use. 48 Item 2.

Attachment "1"
273
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Memorandum
Parking Study - Escondido
37-010262.00
9 Future (Post Lot 1 Development) Parking Conditions
The removal of Lot 1 spaces will result in vehicles currently using those spaces shifting to nearby available parking supplies or utilizing different modes. As shown from the results of the parking occupancy counts and the adequacy analysis, there are spaces available in the study area where current users of Lot 1 could move to. Since many of Lot 1’s users are likely employees, they could shift to other public parking facilities that do not have time restrictions. Among those areas are the lots on blocks 3, 4, and 5. Combined, these lots offer 120 available public parking spaces during peak hour (1 PM), more than enough to capture the entire demand in Lot 1 (106 cars) at the peak hour. The vehicles that park less than four hours can find spaces on the streets surrounding Lot 1 both in public lots and on-street. Figure 3 shows the number of available parking spaces by block during the peak hour (weekday 1 PM) throughout the study area.

Figure 3: Available On-Street and Off-Street Parking Spaces at Peak Source: Walker Consultants, 2025.
49 Item 2.

Attachment "1"
274
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
10 Multifamily Development Demand
The planned multifamily development over Lot 1 will have 113 parking spaces serving 128 dwellings. The ratio of on-site parking spaces to dwelling units is 0.88. To account for a 1:1 parking space to dwelling unit ratio, 15 spaces will have to be available offsite. Further, under the Downtown Specific Plan, 194 spaces are required. To meet this requirement, 79 spaces will have to be available offsite.

These 79 spaces, however, are likely to be needed only under peak conditions, which typically occur at night for residential developments, between approximately 10:00 pm and 6:00 am. During the daytime peak for the study area (1 pm), when many people have driven and are parked at work, we project that the demand for parking that exceeds the supply is not 79 parking spaces but rather 32 parking spaces , since there is an approximate 40 percent presence factor for suburban multifamily residential developments per the Urban Land Institute's (ULI) Shared Parking Model. Under either scenario, during the typical workday or in the evening, given that the occupancy counts show ample parking availability in the study (1,200 to 1,600 spaces) area during both these times, this offsite demand for parking can be accommodated by surrounding supplies. Further, when residential parking demand is highest, in the evening, parking availability in the study area will also be at its highest.

Further, in discussing the number of parking spaces needed, we suggest other considerations. The 194 parking spaces required for 128 dwelling units is roughly 1.51 parking spaces per unit. Walker has not reviewed the methodology or rationale for the determination of this requirement. However, the number – and convenience or inconvenience resulting from the proximity of the parking location - for residents will have some effect on the parking demand generated by residents. As a result, we expect some level of “self-selection” by tenants based on the number of parking spaces they need; The development will be more attractive to households with one vehicle compared with a household that has two or more vehicles. One vehicle-per-household tenants will enjoy more convenient parking than those who may not want the inconvenience of parking off site. These households could be the result of at least one potential driver who does not own a car, which may include people who work at Cal State San Marcos, Palomar Hospital, or Escondido City Hall. Some two-vehicle households may determine that there is a significant cost savings and convenience in having one fewer vehicle. That is to say, there may be some level of right-sizing of parking supply and demand as tenants move into the building.

The following tables show all of the available spaces in the study area by block for each of the six (6) occupancy counts that were conducted in the study.

Table 7: Available (Unoccupied) Spaces - 10AM, 1PM, and 6PM (Weekday and Weekend) Weekday 10 AM
Block
Number
East South West North Public Private Total
1 2

5 -

1 -

15 23
2 5

-

4 4

-

30 43
3 5

5 1

8 27

17 63
50 Item 2.

Attachment "1"
275
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
11 4
8 4

3 -

72 -

87 5
11 10

4 -

49 3

77 6
-

-

-

10 -

5 15
7 -

-

-

9 48

-

57 8
-

-

-

9 497

-

506
9 3

-

-

-

-

-

3 10
-

-

-

-

64 -

64 11
-

-

-

-

-

-

-
12 1

2 -

7 -
24 34
13 -

9 -

-

-

85 94
14 1

10 1

12 -

-

24 15
5 11

-

10 -

134

160
16 5

9 13

8 135

7 177
17 8

11 -

7 -

67 93
Total
54 76

26 85

892

387

1,520
Weekday 1PM
Block
Number
East South West North Public Private Total
1 3

4 1

1 -

19 28
2 5

-

4 4

-

35 48
3 2

-

2 8

20 23

55 4
2 5

2 -

45 -

54 51
Item 2.

Attachment "1"
276
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
12 5
13 11

3 -

55 3

85 6
-

-

-

13 -

5 18
7 -

-

-

9 58

-

67 8
-

-

-

12 505

-

517
9 5

-

-

-

-

-

5 10
-

-

-

-

71 -

71 11
-

-

-

-

-

-

-
12 2

-

-

4 6

24 36
13 -

7 -

-

-

78 85
14 -

11 1

-

-

-

12 15
-

11 -

1 -

131

143
16 5

9 14

8 137

6 179
17 7

12 -

7 -

68 94
Total
44 70

27 67

897

392

1,497
Weekday 6PM
Block
Number
East South West North Public Private Total
1 2

8 11

1 -

31 53
2 3

-

4 6

-

53 66
3 -
-

1 8

33 25

67 4
3 1

-

-

16 -

20 52
Item 2.

Attachment "1"
277
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
13 5
12 10

7 -
63 3

95 6
-

-

-

16 -

5 21
7 -

-

-

9 98

-

107
8 -

-

-

11 554

-

565
9 9

-

-

-

-

-

9 10
-

-

-

-

93 -

93 11
-

-

-

-

-

-

-
12 2

1 -

12 80

27 122
13 -

11 -

-

-

123

134
14 -

12 6

4 -

-

22 15
5 11

-

15 -

166

197
16 8

11 12

8 139

11 189
17 8

12 -

7 -

106

133
Total
52 77

41 97

1,076

550

1,893
Weekend 10AM
Block
Number
East South West North Public Private Total
1 2

4 2
-
-

12 20
2 6

-

1 1

-

37 45
3 7

3 3

8 44

28 93
4 6

8 4

-

58 -

76 53
Item 2.

Attachment "1"
278
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
14 5
10 11

12 -

67 6

106
6 -

-

-

16 -

5 21
7 -
-

-

6 72

-

78 8
-

-

-

12 483

-

495
9 1

-

-

-

-

-

1 10
-

-

-

-

100

-

100
11 -

-

-

-

-

-

-
12 2

-

-

12 86

26 126
13 -

11 -

-

-

135

146
14 -

11 6

-

-

-

17 15
7 11

-

18 -

170

206
16 9

11 15

8 139

12 194
17 8

16 -

6 -

83 113
Total
58 86

43 87

1,049

514

1,837
Weekend 1PM
Block
Number
East South West North Public Private Total
1 1

5 2
-
-

14 22
2 5

-

3 1

-

39 48
3 6

-

1 8

38 26

79 4
1 2

5 -

25 -

33 54
Item 2.

Attachment "1"
279
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
15 5
10 11

9 -
68 6

104
6 -

-

-

16 -

5 21
7 -

-

-

7 39

-

46 8
-

-

-

9 429

-

438
9 -

-

-

-

-

-

-
10 -

-

-

-

98 -

98 11
-

-

-

-

-

-

-
12 1

1 -

12 66

22 102
13 -

9 -

-

-

124

133
14 -

11 3

2 -

-

16 15
3 11

-

12 -

171

197
16 7

10 15

8 137

12 189
17 6

14 -

5 -

80 105
Total
40 74

38 80

900

499

1,631
Weekend 6PM
Block
Number
East South West North Public Private Total
1 1

5 5

1 -

15 27
2 4

-

4 2

-

53 63
3 6

5 1

8 49

25 94
4 -

6 3

-

28 -

37 55
Item 2.

Attachment "1"
280
Item19.

Memorandum
Parking Study - Escondido
37-010262.00
16 5
9 11

11 -

68 6

105
6 -
-
-
16 -

5 21
7 -

-

-

7 82

-

89 8
-

-

-

10 235

-

245
9 2

-

-

-

-

-

2 10
-

-

-

-

95 -

95 11
-

-

-

-

-

-

-
12 2

-

-

12 65

26 105
13 -

9 -

-

-

136

145
14 -

12 3

1 -

-

16 15
5 11

-

18 -

170

204
16 9

12 14

8 136

15 194
17 8

13 -

7 -

106

134
Total
46 84

41 90

758

557

1,576
Source: Walker Consultants, 2025.

Conclusion and Summary of Findings
Based on the following findings, we find that downtown Escondido has more than enough public parking available to reallocate some long-term parkers from Lot 1 and also accommodate demand that stems from the proposed multifamily development.
• Overall, only 42 percent of the total 2,399 study area spaces were occupied during the peak hour (Weekday 1PM); in turn, at the peak, there were 1,497 spaces available in the study area. • The majority of Lot 1 users today are likely employees of local government or businesses, as evidenced by the length of stay analysis conducted in Lot 1, where most cars during the week were parked for four hours or more. The occupancy data show that there are between 1,200 and 1,600 spaces available in the study area to accommodate the vehicles that are displaced by the removal of Lot 1 from the parking supply.
56 Item 2.

Attachment "1"
281
Item19.

Attachment “2”
Attachment 2
Final Environmental Impact Report (“FEIR”) for the 2012 General Plan, Downtown Specific Plan Update, and Climate Action Plan
Due to the number of pages, the FEIR can be found on the City’s website:
https://escondido.gov/1208/2012-General-Plan-EIR
282
Item19.

RESOLUTION NO. 2025-168

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, APPROVING A DESIGN
REVIEW PERMIT TO SUPPORT CONSTRUCTION OF A 128

MULTI-FAMILY UNIT PROJECT
WHEREAS, on April 1, 2024, John Stack (“Applicant”), on behalf of Kingsbarn Realty Inc., filed a land use development application, Planning Case Nos. PL24-0091/PL24-0092/PL24-0093/PL24- 0094/PL25-0324 (“Application”) constituting a request for a Specific Plan Amendment to the Downtown Specific Plan removing the requirement for ground-floor retail or office on the first floor, and establishing a height overlay on the subject property increasing the height limit from 60’-0 to 65’-0”, and increasing the allowable number of stories from four to five; a Development Agreement to transfer 50 dwelling units from the Downtown Density Credit Pool to the subject site, for an in-lieu fee for a reduction in the required amount of open space, and an in-lieu fee for a reduction in required trees per dwelling unit to demonstrate consistency with the Climate Action Plan; and a Planned Development Permit to allow for a reduction in the required open space pursuant to the Downtown Specific Plan, for the construction of ground-floor residential units, and utilization of tandem parking spaces; and a Design Review Permit to allow construction of 128 multi-family units (“Project”) on a 1.04 gross acre site located at 137 W Valley Parkway (APN: 229-421-26-00), in the Specific Planning Area 9 (SPA-9) General Plan land use designation and in the Specific Plan (S-P) zone; and
WHEREAS, the subject property is all that real property described in Exhibit "A," which is attached hereto and made a part hereof by this reference as though fully set forth herein (“Property”); and WHEREAS, the Application was submitted to, and processed by, the Planning Division of the Development Services Department in accordance with the rules and regulations of the Escondido Zoning 283
Item19.

Code and the applicable procedures and time limits specified by the Permit Streamlining Act (Government Code section 65920 et seq.) and the California Environmental Quality Act (Public Resources Code section 21000 et seq.) (“CEQA”); and
WHEREAS, pursuant to CEQA and the CEQA Guidelines (Title 14 of California Code of Regulations, Section 15000 et. seq.), the city is the Lead Agency for the Project, as the public agency with principal responsibility for approving the proposed Project; and
WHEREAS, approval of the Specific Plan Amendment, Development Agreement, Planned Development Permit, and Design Review Permit would allow for the construction of the Project as detailed in the City Council staff report dated December 17, 2025, incorporated herein as though fully set forth herein; and
WHEREAS, on December 17, 2025, in furtherance of the Project, the City Council introduced Ordinance No. 2025-04, incorporated herein as though fully set forth herein, to approve a Specific Plan Amendment, Development Agreement, Planned Development Permit (Master and Precise Plan), and adopted a Fifth Addendum to the Final Environmental Impact Report (“FEIR”) prepared for the 2012 General Plan Update, Downtown Specific Plan Update, and Climate Action Plan and revised Mitigation Monitoring and Reporting Program (“MMRP”); and
WHEREAS, concurrently, the Applicant submitted a Design Review Permit as required for Planned Development Projects involving new construction as outlined in Article 64 (Design Review) of the Escondido Zoning Code; and
WHEREAS, the Applicant has demonstrated that the Project is within one-half mile of a major transit stop as defined in Government Code section 21064.3 and does not meet any of the standards 284
Item19.
under such regulation to cause the Project to be ineligible, and thus eligible to use Government Code section 65863.2 et seq. (also known as Assembly Bill (AB) 2097); and WHEREAS, pursuant to Government Code section 65863.2 et seq., a public agency (i.e., the City) shall not impose or enforce any minimum automobile parking requirements on eligible residential development projects within one-half mile of a major transit stop as defined under section 21064.3; and WHEREAS, the Planning Division studied the Application, performed necessary investigations, prepared a written report, and hereby recommends approval of the Project as depicted on the plan set shown in Exhibit "B”; and
WHEREAS, the Planning Commission of the City of Escondido held a duly noticed public hearing on November 18, 2025, as prescribed by law, at which time the Planning Commission received and considered the reports and recommendation of the Planning Division and all interested persons were given the opportunity to appear and present their views with respect to the Application. Evidence was submitted to and considered by the Planning Commission, including written and oral testimony from City staff, interested parties, and the public. Following the public hearing, the Planning Commission adopted Resolution No. 2025-10, which recommended that the City Council approve the Project; and WHEREAS, the City Council held a duly noticed public hearing on December 17, 2025, as prescribed by law, at which time the City Council received and considered the staff report, dated December 17, 2025 with attachments, and recommendation of the Planning Division and Planning Commission, and gave all person’s full opportunity to be heard and to present evidence and testimony regarding the Project. Evidence was submitted to and considered by the City Council, including, without limitation:
285
Item19.
a) Written information including plans, studies, written and graphical information, and other material, submitted by the Applicant;
b) Oral testimony from City staff, interested parties, and the public; c) The City Council staff report, dated December 17, 2025 with its attachments including the November 18, 2025 Planning Commission staff report, as well as City staff’s recommendation on the Project, which is incorporated herein as though fully set forth herein;
d) The Planning Commission’s recommendation; and
e) Additional information submitted during the public hearing; and WHEREAS, the City Clerk, whose office is located at 201 North Broadway, Escondido, California 92025, is hereby designated as the custodian of the documents and other materials which constitute the record of proceedings upon which the City Council’s decision is based, which documents and material shall be available for public inspection and copying in accordance with the provisions of the California Public Records Act.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Escondido, California, as follows:

1. The above recitations are true.

2. That the City Council has reviewed and considered the Fifth Addendum prepared for the Project, in conformance with CEQA, and Article 47 (Environmental Quality), the staff report dated December 17, 2025, and testimony given at the public hearing, and adopted Ordinance No. 2025-13.

3. That the Factors to Be Considered / Findings of Fact, attached as Exhibit “C” hereto and incorporated by this reference, were made by the City Council, and upon their consideration along with the 286
Item19.
staff reports, public testimony presented at the hearing, and all other oral and written evidence on this Project, the City Council approves the Project, subject to the Conditions of Approval set forth in Exhibit “D” hereto and incorporated by this reference. The City Council expressly declares that it would not have made this decision except upon and subject to each and all of said conditions, each and all of which shall run with the land and be binding upon the Applicant, the owner, and all subsequent owners of the Property, and all persons who use the Property for the uses permitted hereby.

4. The development plans for the Project are on file in the Planning Division of the Development Services Department and are available for inspection by anyone interested herein, and the development plans are incorporated herein by this reference as if they were fully set forth herein. The Project is conditionally approved as set forth on the Application and Project drawings, and which shall not be altered without the express authorization by the Planning Division. Any deviations from the approved development plans shall be reviewed by the City for substantial compliance and may require amendment by the appropriate hearing body.

5. That concurrently with this Resolution, the City Council is taking a number of actions in furtherance of the Project, as generally described by the December 17, 2025, City Council staff report. No single component of the series of actions made in connection with the Project shall be effective unless and until it is approved by an Ordinance or Resolution and is procedurally effective in the manner provided by state law. Therefore, this Resolution shall become effective and operative on the day immediately subsequent to the date that Ordinance No. 2025- 13 becomes effective.

BE IT FURTHER RESOLVED that, pursuant to Government Code Section 66020(d)(1):

1. NOTICE IS HEREBY GIVEN that the Project is subject to dedications, reservations, and exactions, as specified in the Conditions of Approval. The Project is subject to certain fees described in the 287
Item19.

City of Escondido’s Development Fee Inventory on file in the Development Services Departments. The Applicant shall be required to pay all development fees of the City then in effect at the time and in such amounts as may prevail when building permits are issued. It is the City’s intent that the costs representing future development’s share of public facilities and capital improvements be imposed to ensure that new development pays the capital costs associated with growth. The Applicant is advised to review the Planned Fee Updates portion of the web page, www.escondido.gov, and regularly monitor and/or review fee-related information to plan for the costs associated with undertaking the Project.

2. NOTICE IS FURTHER GIVEN that the 90-day period during which to protest the imposition of any fee, dedication, reservation, or other exaction described in this Resolution begins on the effective date of this Resolution, and any such protest must be in a manner that complies with Government Code section 66020.
288
Item19.

Resolution No. 2025-168
Exhibit “A”

Exhibit “A”
Legal Description
289
Item19.

SCOPE OF WORK:
137 W. VALLEY PARKWAY

GRID LINE
1 A101
____________
1 A101
____________

LETTERS LEFT TO RIGHT

NUMBERS TOP TO BOTTOM

BUILDING SECTION
IDENTIFICATION #

SHEET WHERE SECTION IS SHOWN

EXTERIOR ELEVATION
IDENTIFICATION #

SHEET WHERE ELEVATION IS
SHOWN

NORTH ARROW

DATUM REFERENCE

PROPERTY LINE

CENTER LINE

DRAWING TITLE

DRAWING NUMBER

DRAWING TITLE
SCALE
CL

TRUE NORTH

PROJECT NORTH

REFERENCING
SHEET

DESCRIPTION

ELEVATION
1 A

DRAWING NAME
SCALE: 1/8" = 1'-0"
1 REF: AX-XX

DIMENSION LINE
X X
SPOT ELEVATION 0.00'

DOT DENOTES CENTERLINE OF OBJECT

TICK DENOTES FACE OF OBJECT
I L
C
T
E
A
NO. C-19748
C
T
N

E AT OF
. 2
SER
J
28 I
O

A I F L
- NR
2- 5
A
R
H
EN
K. C
EN
N
E
C
SED
RI
T
TS
O
HP
E

H ARC I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt As indicated
G0.0
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

TITLE SHEET

DESIGN DEVELOPMENT

DEVELOPMENT SUMMARY

RENDERING

PARKING SHEET INDEX

DEVIATIONS FROM DEVELOPMENT STANDARDS

LOCALITY MAP
PROPOSED RESIDENTIAL PROJECT "KINGSBARN"

1. THE DRAWINGS AND PROJECT MANUAL ARE PROPERTY OF STEINBERG HART AND ARE NOT TO BE USED FOR ANY OTHER PROJECT THAN THE LOCATION SHOWN HEREON. NO CHANGES ARE TO BE MADE WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT OR ENGINEER WHOSE SIGNATURE APPEARS HEREON.

2. THESE GENERAL NOTES APPLY TO ALL ARCHITECTURAL DRAWINGS AND SHEETS STAMPED AND SIGNED BY THE AOR WHETHER OR NOT THESE NOTES ARE SPECIFICALLY REFERENCED FROM OTHER SHEETS. BECOME FAMILIAR WITH THESE CONTRACT DOCUMENTS. REVIEW THE SHEET INDEX TO FAMILIARIZE, LOCATE AND/OR IDENTIFY A SPECIFIC TYPE OF SHEET (I.E., PARTITION TYPES). NOT READING AND REVIEWING THIS CONTRACT DOCUMENT IN ITS ENTIRETY DOES NOT RELIEVE THE CONTRACTOR OF CONSTRUCTION RESPONSIBILITIES.

3. ALL ITEMS SHOWN IN THESE DOCUMENTS ARE NEW UNLESS OTHERWISE NOTED.

4. THESE DOCUMENTS HAVE BEEN PREPARED IN A 30” X 42” FORMAT. ALL SCALE REFERENCES ARE INDICATED ACCORDING TO THIS FORMAT.

5. “TYP” INDICATES REPEAT, WHEREVER THIS CONDITION OCCURS.

6. REFERENCE PLANS ARE PROVIDED TO GIVE OVERALL PLAN VIEWS, ENLARGEMENT REFERENCES, EXTERIOR ELEVATION AND SECTION REFERENCES.

SITE AREA: 45,489 SF (1.04 ACRES)
LAND USE: DOWNTOWN SPECIFIC PLAN

HISTORIC DOWNTOWN DISTRICT - RETAIL CORE AREA
DENSITY: DOWNTOWN SPECIFIC PLAN ALLOWS UP TO 75 DU/ACRE = 78 BASE DU 116 D.U. MINIMUM PER AGREEMENT WITH THE CITY OF ESCONDIDO. 50 DWELLING UNITS FROM THE DSP CREDIT POOL
128 TOTAL DU PROPOSED = 123.08 DU/ACRE
CONSTRUCTION TYPE: TYPE I (LEVEL 1) AND TYPE V-A ON UPPER LEVELS PROPOSED FAR: (SEE SHEET G0.1)
__________________________________________________________ LOT COVERAGE: = (PROPOSED LOT COVERAGE) / (SITE AREA)
= (43,202 SF) / (45,849 SF) = 94% Lot Coverage
MIN. SETBACKS: FRONT: 14' FROM CURB REQUIRED / 14' FROM CURB PROPOSED.

SIDE: 0' REQUIRED / 0' PROPOSED.

REAR: 0' REQUIRED / 0' PROPOSED.

OPEN SPACE: 300 SF PER DWELLING UNIT REQUIRED = 38,400 SF REQUIRED (SEE SHEET G0.1) PROVIDED:
__________________________________________________________ RESIDENTIAL STORAGE: 80 CU.FT. PER DWELLING UNIT REQUIRED (10,240 CU.FT REQUIRED) LEVEL 1: 79 STORAGE UNITS PROVIDED / 6,605 CU.FT (SEE SHEET A2.1) LEVEL 2: 32 STORAGE UNITS PROVIDED / 2,592 CU.FT (SEE SHEET A2.2) 9,197 CU.FT. (SERVING 111 UNITS) TOTAL STORAGE PROVIDED MAX. STRUCTURE HT: MAXIMUM HEIGHT: 65' (PER SPECIFIC PLAN HEIGHT OVERLAY) HEIGHT PROPOSED: 61'-6" (SEE ELEVATIONS A3.1 & A3.2)
NUMBER OF STORIES: 4 STORIES PERMITTED - 5 STORIES PROPOSED THROUGH SP AMENDMENT PARKING /LOBBY AT GRADE, 4 STORIES OF RESIDENTIAL ABOVE.

PROPOSED PROJECT "KINGSBARN"
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
APN DESCRIPTION: APN-229-421-26-00
LEGAL DESCRIPTION:

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF ESCONDIDO, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL 1: LOTS 21 THROUGH 24 INCLUSIVE IN BLOCK 68 OF ESCONDIDO, IN THE CITY OF ESCONDIDO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 336, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 10, 1886.

PARCEL 2: LOTS 25 AND 26 IN BLOCK 68 OF ESCONDIDO, IN THE CITY OF ESCONDIDO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 336 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO, JULY 10, 1886.

PARCEL 3: LOTS 27 AND 28 IN BLOCK 68 OF ESCONDIDO, IN THE CITY OF ESCONDIDO, IN THE CITY OF ESCONDIDO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 336, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 10, 1886.

PARCEL 4: LOTS 29 THROUGH 33, INCLUSIVE, BLOCK 68 OF ESCONDIDO IN THE CITY OF ESCONDIDO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 336, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 10, 1886.

APPLICABLE CODES: CALIFORNIA RESIDENTIAL CODE, 2022 EDITION CALIFORNIA BUILDING CODE (CBC), 2022 EDITION
CALIFORNIA MECHANICAL CODE (CMC), 2022 EDITION
CALIFORNIA PLUMBING CODE (CPC), 2022 EDITION
CALIFORNIA ELECTRICAL CODE (CEC), 2022 EDITION
CALIFORNIA GREEN BUILDING CODE, 2022 EDITION

REGULATIONS AND ORDINANCES OF THE CITY OF ESCONDIDO
WATER: BY CONNECTION TO EXISTING
SEWER: BY GRAVITY INTO EXISTING
GAS + ELECTRICAL: SDG&E
SHEET NO. SHEET NAME
ENTITLEMENT, 24-04-01PLAN REVIEW, 24-09-04PLAN REVIEW, 24-11-27ENTITLEMENT,25-04-30

GENERAL
G0.0 TITLE SHEET ● ● ● ●
G0.1 OPEN SPACE DIAGRAMS ● ● ● ●
G0.2 F.A.R DIAGRAMS ● ● ● ●
G0.3 NET RENTABLE AREAS AND UNIT MIX ● ● ● ●
G0.4 FIRE PLAN ● ● ● ●
G0.5 RESCUE WINDOWS DIAGRAM ● ● ● ●
G1.0 SITE PHOTOS ● ● ● ●
G1.1 DESIGN NARRATIVE 1 ● ● ● ●
G2.1 PERSPECTIVES 1 ● ● ● ●
G2.2 PERSPECTIVES 2 ● ● ● ●
G2.3 PERSPECTIVES 3 ● ● ● ●
G2.4 PERSPECTIVES 4 ● ● ● ●
G2.5 WALL SECTIONS ● ● ●
G2.6 WALL SECTIONS ● ● ●

ARCHITECTURAL
A1.0 PROPOSED SITE PLAN ● ● ● ●
A2.1 LEVEL 1 ● ● ● ●
A2.2 LEVEL 2 ● ● ● ●
A2.3 LEVEL 3-5 TYPICAL ● ● ● ●
A2.6 ROOF PLAN ● ● ● ●
A2.10E TYPICAL UNITS ● ● ● ●
A2.11E TYPICAL UNITS ● ● ● ●
A2.12E TYPICAL UNITS ● ● ●
A3.1 ELEVATIONS ● ● ● ●
A3.2 ELEVATIONS ● ● ● ●
A3.3 SECTIONS ● ● ● ●
A3.4 MATERIAL BOARD ● ● ● ●
CIVIL
C1.0 EXISTING CONDITIONS AND MAPPING CONSTRAINTS ● ● ● ● C1.1 DEMOLITION PLAN ● ● ● ●
C2.0 PRELIMINARY GRADING AND DRAINAGE PLAN ● ● ● ●
C2.1 PRELIMINARY GRADING AND DRAINAGE PLAN ● ● ● ●
C3.0 PRELIMINARY UTILITY PLAN ● ● ● ●

LANDSCAPE
L-1.0 LANDSCAPE CONCEPT PLAN LEVEL 1 ● ● ● ●
L-1.1 LANDSCAPE CONCEPT PLAN LEVEL 2 ● ● ● ●
L-1.2 LANDSCAPE CONCEPT IRRIGATION PLAN LEVEL 1 ● ● ●
L-1.3 LANDSCAPE CONCEPT IRRIGATION PLAN LEVEL 2 ● ● ●

ARCHITECTURAL LEGENDS AND SYMBOLS

PROJECT DESCRIPTION

CODE SUMMARY

1. REQUEST 50% REDUCTION IN USABLE OPEN SPACE REQUIREMENT PER THE DOWNTOWN SPECIFIC PLAN.

2. REQUEST APPROVAL OF COMBINATION COMPACT/ STANDARD TANDEM STALLS (NO PARKING REQUIRED PER APPROVED PURCHASE AGREEMENT)

3. REDUCTION IN PRIVATE STORAGE FROM 80 CUFT FOR ALL UNITS TO 80 CUFT FOR 50% OF UNITS

4. REDUCTION IN STREET TREES FROM 11 TO 7 DUE TO UTILITY CONFLICTS PROPOSED MARKET RATE MULTIFAMILY DEVELOPMENT CONSISTING OF 128 DWELLING UNITS WITH 115 PARKING STALLS WITHIN THE GROUND LEVEL GARAGE. THE PROJECT PROPOSES SECOND FLOOR PODIUM LEVEL AMENITIES, INCLUDING A POOL, SPA. BBQS, CLUB ROOM, FITNESS CENTER, AND OUTDOOR GARDEN SPACES. THE PROJECT FEATURES A GROUND LEVEL RESIDENT LOUNGE / LOBBY LOCATED ON THE CORNER OF WEST VALLEY PARKWAY AND MAPLE PLAZA. THE PROJECT INCLUDES OFF-SITE IMPROVEMENTS AND LANDSCAPING ALONG THE WEST VALLEY PARKWAY FRONTAGE AND WITHIN MAPLE PLAZA.

LEVEL 01 2,980 SF
LEVEL 02 26,481 SF
LEVEL 03 26,440 SF
LEVEL 04 31,043 SF
LEVEL 05 26,440 SF
GRAND TOTAL FAR: 113,384 SF
OPEN-MAPLE PLAZA 12,298 SF
OPEN-PRIVATE 8,121 SF
OPEN-PUBLIC 16,869 SF
TOTAL OPEN SPACE PROVIDED: 37,288 SF

GENERAL NOTES
SHORT TERM BICYCLE PARKING: (PER CALGREEN 5.106.4.1.1)
TYPE RATIO TOTAL REQ. PROPOSED
RESIDENTIAL 5% OF VEHICULAR PARGKIN, 1 MIN 6 SPACES 8 SPACES LONG TERM BICYCLE PARKING: (PER CALGREEN 5.106.4.1.2)
TYPE RATIO TOTAL REQ. PROPOSED
RESIDENTIAL 5% OF (115) TENANT SPACES, 1 MIN. 6 SPACES 8 SPACES PARKING: LESS THAN A 1/2 MILE FROM THE ESCONDIDO TRANSIT CENTER, NO PARKING REQUIRED PER PSA.

VICINITY MAP - DISTANCE TO TRANSIT CENTER
EV PARKING COUNT:

EV PARKING CATEGORY RATIO REQUIRED PROVIDED TOTAL %
EV READY - - 47 42%
EVSE - 11 10%
NON-EV STALLS - 55 49%
Grand total: 113 113 100%

DEFERRED SUBMITTALS

1. FIRE UNDERGROUND LINES, FIRE SPRINKLER, FIRE ALARM AND FIRS RESPONDER RADIO COVERAGE N/A
40% PER CALGREEN 4.106.4.2.2 (EV RECEPTACLES)
10% PER CALGREEN 4.106.4.2.2 (EV CHARGERS)
N/A
46 11
PER 11B-228.3.1, 1 ACCESSIBLE VAN EVCS STALL AND 1 ACCESSIBLE STANDARD EVCS STALL ARE REQUIRED BASED ON TOTAL NUMBER OF EVCS AT FACILITY (5 TO 25 RANGE) . THIS STALLS SHALL HAVE AN ACCESS AISLE OF MIN. 60" AND CLEAR FLOOR SPACE ON AN ACCESSIBLE ROUTE, PER 11B-812.9

STALL TYPE

STALLS TANDEM STALLS
COUNT TOTAL %
TANDEM
COUNT TANDEM %
Accessible - 9'-0" x 18'-0" 5 4% 0 0%
Accessible Van - 12'-0" x 18'-0" 1 1% 0 0%
Compact -8'-6" x 16'-0" 11 10% 0 0%
Compact - 9' x 16'-0" 1 1% 0 0%
Standard -8'-6" x 18'-0" 43 38% 10 9%
Standard - 9'-0" x 18'-0" 52 46% 11 10%
TOTAL PROVIDED SPACES: 113 113 100% 21 18%
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
PLAN REVIEW, 24-11-27ENTITLEMENT,25-04-30ENTITLEMENT, 25-09-10 ● ● ●
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11-27
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ENTITLEMENT,25-04-30 ENTIENTITLEMENT, 25-09-10
TLEMENT,25-04-30
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5 09/10/25 Entitlement Set
80 CU.FT. PER DWELLING UNIT REQUIRED
LEVEL 1: 79 STORAGE UNITS PROVIDED
LEVEL 2: 32 STORAGE UNITS PROVIDED
LEVEL 3: 8 STORAGE UNITS PROVIDED
LEVEL 4: 8 STORAGE UNITS PROVIDED
80 CU.FT. PER DWELLING UNIT REQUIRED
LEVEL - 1: 80 STORAGE UNITS
LEVEL - 2: 32 STORGE UNITS
LEVEL - 3 : 8 STORAGE UNITS
LEVEL - 4: 8 STORAGE UNITS
TOTAL STORAGE UNITS 128 Exhibit B-1
Resolution No. 2025-168
Exhibit "B"

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62 SF

OPEN-PRIVATE
62 SF

OPEN-PRIVATE
63 SF

OPEN-PRIVATE
63 SF

OPEN-PRIVATE
54 SF

OPEN-PRIVATE
57 SF

OPEN-PRIVATE
62 SF

OPEN-PRIVATE
58 SF

OPEN-PRIVATE
60 SF

OPEN-PRIVATE
61 SF

OPEN-PRIVATE
58 SF

OPEN-PRIVATE
57 SF

OPEN-PRIVATE
57 SF

OPEN-PRIVATE
62 SF

OPEN-PRIVATE
63 SF

OPEN-PRIVATE
60 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
55 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
144 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
55 SF

OPEN-PRIVATE
67 SF
OPEN-PRIVATE 177 SF

OPEN-PRIVATE
147 SF

OPEN-PRIVATE
6'-0"
10'-3" 10'-4"
11'-2"
6'-0"
TYP.
11'-2"
6'-0"
10'-3" 10'-6"
9'-7" 9'-7" 9'-7" 10'-1"
6'-0" 6'-0" 9'-7" 10'-4" 9'-7" 10'-0"
11'-1" 11'-1"
10'-0"
6'-0"
8'-11"
6'-0"
10'-7" 10'-7"
6'-0"
9'-1" 11'-2" 29'-6" 24'-0" 24'-6" 11'-2" 9'-1"
6'-0"
6'-0"
424 SF

OPEN-PUBLIC
421 SF

OPEN-PUBLIC
2,541 SF

OPEN-PUBLIC
5,860 SF
OPEN-PUBLIC 4,084 SF

OPEN-PUBLIC
62 SF

OPEN-PRIVATE
62 SF

OPEN-PRIVATE
55 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
67 SF

OPEN-PRIVATE
233 SF

OPEN-PRIVATE
233 SF

OPEN-PRIVATE
60 SF

OPEN-PRIVATE
62 SF

OPEN-PRIVATE
62 SF

OPEN-PRIVATE
59 SF

OPEN-PRIVATE
59 SF

OPEN-PRIVATE
58 SF

OPEN-PRIVATE
60 SF

OPEN-PRIVATE
59 SF

OPEN-PRIVATE
59 SF

OPEN-PRIVATE
58 SF

OPEN-PRIVATE
61 SF

OPEN-PRIVATE
56 SF

OPEN-PRIVATE
134 SF

OPEN-PRIVATE
143 SF

OPEN-PRIVATE
6'-0" 6'-0" 6'-0" 6'-0" 10'-3" 10'-4" 10'-0" 9'-7" 9'-10" 9'-10" 9'-10" 9'-10" 9'-7" 10'-1" 10'-4" 10'-3"
9'-1" 11'-2" 11'-2" 9'-3" 11'-2"
6'-0"
177 SF

OPEN-PRIVATE
144 SF

OPEN-PRIVATE
147 SF

OPEN-PRIVATE
19'-1" 23'-10" 23'-10"
6'-0"
6'-0"
16'-0"
7'-0"
29'-7" 23'-11" 24'-6"
INDOOR

RECREATION
6'-0"
566 SF

OPEN-PUBLIC
584 SF

OPEN-PUBLIC

PROPERTY
EASEMENT 9'-0"
38'-0"
699 SF

OPEN-PUBLIC
12,298 SF

OPEN-MAPLE PLAZA
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320 Laurel Street
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PROJECT #:

DATE:

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KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/64" = 1'-0"
G0.1
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

OPEN SPACE DIAGRAMS

DESIGN DEVELOPMENT
(TYPICAL LEVEL-3 PRESENTED)
SCALE: 3/64" = 1'-0"
RESIDENTIAL OPEN SPACE - LEVEL 03 THROUH LEVEL 05
3 SCALE: 3/64" = 1'-0"
RESIDENTIAL OPEN SPACE - LEVEL 02
2 SCALE: 3/64" = 1'-0"
PARKING LEVEL OPEN SPACE - LEVEL 01
1 OPEN SPACE SUMMARY.

LEVEL AREA TYPE SF

OPEN-PUBLIC
LEVEL 01 OPEN-PUBLIC 699 SF
LEVEL 02 OPEN-PUBLIC 13,635 SF
LEVEL 03 OPEN-PUBLIC 845 SF
LEVEL 04 OPEN-PUBLIC 845 SF
LEVEL 05 OPEN-PUBLIC 845 SF
16,869 SF

OPEN-PRIVATE
LEVEL 02 OPEN-PRIVATE 2,304 SF
LEVEL 03 OPEN-PRIVATE 1,939 SF
LEVEL 04 OPEN-PRIVATE 1,939 SF
LEVEL 05 OPEN-PRIVATE 1,939 SF
8,121 SF

OPEN-MAPLE PLAZA
LEVEL 01 OPEN-MAPLE PLAZA 12,298 SF
12,298 SF
TOTAL OPEN SPACE 37,288 SF
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

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2,958 SF

INTERIOR COVERED
3,025 SF

INTERIOR COVERED
3,087 SF

INTERIOR COVERED
2,184 SF

INTERIOR COVERED
2,912 SF

INTERIOR COVERED
3,025 SF

INTERIOR COVERED
2,927 SF

INTERIOR COVERED
3,159 SF

INTERIOR COVERED
3,163 SF

INTERIOR COVERED
3,154 SF

INTERIOR COVERED
3,021 SF

INTERIOR COVERED
2,932 SF

INTERIOR COVERED
2,184 SF

INTERIOR COVERED
2,911 SF

INTERIOR COVERED
2,927 SF

INTERIOR COVERED
3,025 SF

INTERIOR COVERED
3,164 SF

INTERIOR COVERED
3,163 SF

INTERIOR COVERED
2,980 SF

INTERIOR COVERED
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320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/64" = 1'-0"
G0.2
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
F.A.R DIAGRAMS

DESIGN DEVELOPMENT

FAR SUMMARY
LEVEL Area Type (FAR) Area (Conversion)

FLOOR AREA
LEVEL 01 FLOOR AREA 2,980 SF
LEVEL 02 FLOOR AREA 26,481 SF
LEVEL 03 FLOOR AREA 26,440 SF
LEVEL 04 FLOOR AREA 31,043 SF
LEVEL 05 FLOOR AREA 26,440 SF
113,384 SF
Grand total 113,384 SF
SCALE: 3/64" = 1'-0"
F.A.R. DIAGRAM - LEVEL 03-05
1 SCALE: 3/64" = 1'-0"
F.A.R. DIAGRAM - LEVEL 02
2 SCALE: 3/64" = 1'-0"
F.A.R. DIAGRAM LEVEL 01
3 FLOOR AREA:

MEANS THE TOTAL AREA OF ALL FLOORS AND INTERIOR HABITABLE AREA OF A BUILDING

INCLUDED WITHIN THE OUTSIDE FACES OF THE BUILDING'S EXTERIOR WALLS, EXCLUSIVE OF

BASEMENT AND ATTIC STORAGE SPACE AND AREAS WITHIN A BUILDING USED FOR THE PARKING OF VEHICLES.
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

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1,039 SF
2-BD
204
967 SF
2-BD
205
915 SF
2-BD
206
515 SF
STUDIO
207
672 SF
1-BD
208
686 SF
1-BD
209
487 SF
STUDIO
203
664 SF
1-BD
202
664 SF
1-BD
201
960 SF
2-BD
200
712 SF
1-BD
210
705 SF
1-BD
212
705 SF
1-BD
214
1,037 SF
2-BD
216
712 SF
1-BD
211
705 SF
1-BD
213
705 SF
1-BD
215
1,002 SF
2-BD
217
972 SF
2-BD
218
967 SF
2-BD
219
972 SF
2-BD
220
540 SF
STUDIO
221
676 SF
1-BD
223
676 SF
1-BD
225
987 SF
2-BD
227
487 SF
STUDIO
222
664 SF
1-BD
226
960 SF
2-BD
228
664 SF
1-BD
224
972 SF
2-BD
308
967 SF
2-BD
309
917 SF
2-BD
310
515 SF
STUDIO
311
672 SF
1-BD
312
686 SF
1-BD
313
972 SF
2-BD
322
969 SF
2-BD
323
972 SF
2-BD
324
487 SF
STUDIO
306
664 SF
1-BD
304
664 SF
1-BD
302
960 SF
2-BD
300
540 SF
STUDIO
307
678 SF
1-BD
305
676 SF
1-BD
303
1,014 SF
2-BD
301
712 SF
1-BD
314
705 SF
1-BD
316
705 SF
1-BD
318
1,037 SF
2-BD
320
712 SF
1-BD
315
705 SF
1-BD
317
705 SF
1-BD
319
1,002 SF
2-BD
321
487 SF
STUDIO
326
664 SF
1-BD
328
664 SF
1-BD
330
960 SF
2-BD
332
540 SF
STUDIO
325
684 SF
1-BD
327
676 SF
1-BD
329
987 SF
2-BD
331
972 SF
2-BD
408
967 SF
2-BD
409
917 SF
2-BD
410 515 SF
STUDIO
411
672 SF
1-BD
412
686 SF
1-BD
413
972 SF
2-BD
422
969 SF
2-BD
423
972 SF
2-BD
424
540 SF
STUDIO
407
678 SF
1-BD
405
960 SF
2-BD
400
676 SF
1-BD
403
1,014 SF
2-BD
401
712 SF
1-BD
414
712 SF
1-BD
415
705 SF
1-BD
416
705 SF
1-BD
417
705 SF
1-BD
418
1,037 SF
2-BD
420
1,002 SF
2-BD
421
705 SF
1-BD
419
487 SF
STUDIO
426 540 SF
STUDIO
425
960 SF
2-BD
432
684 SF
1-BD
427
676 SF
1-BD
429
987 SF
2-BD
431
487 SF
STUDIO
406
664 SF
1-BD
404
664 SF
1-BD
402
664 SF
1-BD
428
664 SF
1-BD
430
972 SF
2-BD
508
967 SF
2-BD
509
917 SF
2-BD
510
487 SF
STUDIO
506
664 SF
1-BD
504
664 SF
1-BD
502
960 SF
2-BD
500
1,014 SF
2-BD
501
676 SF
1-BD
503
678 SF
1-BD
505
540 SF
STUDIO
507
515 SF
STUDIO
511
672 SF
1-BD
512
686 SF
1-BD
513
972 SF
2-BD
522
969 SF
2-BD
523
972 SF
2-BD
524
712 SF
1-BD
514
705 SF
1-BD
516
705 SF
1-BD
518
1,037 SF
2-BD
520
1,002 SF
2-BD
521
705 SF
1-BD
519
705 SF
1-BD
517
712 SF
1-BD
515
487 SF
STUDIO
526
664 SF
1-BD
528
960 SF
2-BD
532
987 SF
2-BD
531
676 SF
1-BD
529
684 SF
1-BD
527
540 SF
STUDIO
525
664 SF
1-BD
530
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320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/64" = 1'-0"
G0.3
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

NET RENTABLE AREAS AND

UNIT MIX

DESIGN DEVELOPMENT
SCALE: 3/64" = 1'-0"
LEVEL 02 - UNIT PLANS
1 SCALE: 3/64" = 1'-0"
LEVEL 03 - UNIT PLANS
2 SCALE: 3/64" = 1'-0"
LEVEL 04 - UNIT PLANS
3 SCALE: 3/64" = 1'-0"
LEVEL 05 - UNIT PLANS
4 NET RENTABLE AREAS

NAME UNIT NUMBER AREA SF
LEVEL 02
1-BD 201 664 SF
1-BD 202 664 SF
1-BD 208 672 SF
1-BD 209 686 SF
1-BD 210 712 SF
1-BD 211 712 SF
1-BD 212 705 SF
1-BD 213 705 SF
1-BD 214 705 SF
1-BD 215 705 SF
1-BD 223 676 SF
1-BD 224 664 SF
1-BD 225 676 SF
1-BD 226 664 SF
2-BD 200 960 SF
2-BD 204 1,039 SF
2-BD 205 967 SF
2-BD 206 915 SF
2-BD 216 1,037 SF
2-BD 217 1,002 SF
2-BD 218 972 SF
2-BD 219 967 SF
2-BD 220 972 SF
2-BD 227 987 SF
2-BD 228 960 SF
STUDIO 203 487 SF
STUDIO 207 515 SF
STUDIO 221 540 SF
STUDIO 222 487 SF
29 22,417 SF

NET RENTABLE AREAS

NAME UNIT NUMBER AREA SF
LEVEL 03
1-BD 302 664 SF
1-BD 303 676 SF
1-BD 304 664 SF
1-BD 305 678 SF
1-BD 312 672 SF
1-BD 313 686 SF
1-BD 314 712 SF
1-BD 315 712 SF
1-BD 316 705 SF
1-BD 317 705 SF
1-BD 318 705 SF
1-BD 319 705 SF
1-BD 327 684 SF
1-BD 328 664 SF
1-BD 329 676 SF
1-BD 330 664 SF
2-BD 300 960 SF
2-BD 301 1,014 SF
2-BD 308 972 SF
2-BD 309 967 SF
2-BD 310 917 SF
2-BD 320 1,037 SF
2-BD 321 1,002 SF
2-BD 322 972 SF
2-BD 323 969 SF
2-BD 324 972 SF
2-BD 331 987 SF
2-BD 332 960 SF
STUDIO 306 487 SF
STUDIO 307 540 SF
STUDIO 311 515 SF
STUDIO 325 540 SF
STUDIO 326 487 SF
33 25,270 SF

UNIT MIX TOTALS
LEVEL UNIT - COUNT UNIT MIX % AREA
1-BD
LEVEL 02 14 11% 9,610 SF
LEVEL 03 16 13% 10,972 SF
LEVEL 04 16 13% 10,972 SF
LEVEL 05 16 13% 10,972 SF
62 48% 42,526 SF
2-BD
LEVEL 02 11 9% 10,778 SF
LEVEL 03 12 9% 11,729 SF
LEVEL 04 12 9% 11,729 SF
LEVEL 05 12 9% 11,729 SF
47 37% 45,965 SF
STUDIO
LEVEL 02 4 3% 2,029 SF
LEVEL 03 5 4% 2,569 SF
LEVEL 04 5 4% 2,569 SF
LEVEL 05 5 4% 2,569 SF
19 15% 9,736 SF
Grand total: 128 128 100% 98,227 SF

NET RENTABLE AREAS

NAME UNIT NUMBER AREA SF
LEVEL 04
1-BD 402 664 SF
1-BD 403 676 SF
1-BD 404 664 SF
1-BD 405 678 SF
1-BD 412 672 SF
1-BD 413 686 SF
1-BD 414 712 SF
1-BD 415 712 SF
1-BD 416 705 SF
1-BD 417 705 SF
1-BD 418 705 SF
1-BD 419 705 SF
1-BD 427 684 SF
1-BD 428 664 SF
1-BD 429 676 SF
1-BD 430 664 SF
2-BD 400 960 SF
2-BD 401 1,014 SF
2-BD 408 972 SF
2-BD 409 967 SF
2-BD 410 917 SF
2-BD 420 1,037 SF
2-BD 421 1,002 SF
2-BD 422 972 SF
2-BD 423 969 SF
2-BD 424 972 SF
2-BD 431 987 SF
2-BD 432 960 SF
STUDIO 406 487 SF
STUDIO 407 540 SF
STUDIO 411 515 SF
STUDIO 425 540 SF
STUDIO 426 487 SF
33 25,270 SF

NET RENTABLE AREAS

NAME UNIT NUMBER AREA SF
LEVEL 05
1-BD 502 664 SF
1-BD 503 676 SF
1-BD 504 664 SF
1-BD 505 678 SF
1-BD 512 672 SF
1-BD 513 686 SF
1-BD 514 712 SF
1-BD 515 712 SF
1-BD 516 705 SF
1-BD 517 705 SF
1-BD 518 705 SF
1-BD 519 705 SF
1-BD 527 684 SF
1-BD 528 664 SF
1-BD 529 676 SF
1-BD 530 664 SF
2-BD 500 960 SF
2-BD 501 1,014 SF
2-BD 508 972 SF
2-BD 509 967 SF
2-BD 510 917 SF
2-BD 520 1,037 SF
2-BD 521 1,002 SF
2-BD 522 972 SF
2-BD 523 969 SF
2-BD 524 972 SF
2-BD 531 987 SF
2-BD 532 960 SF
STUDIO 506 487 SF
STUDIO 507 540 SF
STUDIO 511 515 SF
STUDIO 525 540 SF
STUDIO 526 487 SF
33 25,270 SF
Grand total: 128 98,227 SF
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

293
Item19.
652
6 5
2 6
4 8
6 48
650
650
652
6 5
2 652
650
650
650
P O T H O L E - 0 2
A / C 4 . 5 I N
B A S E 9 . 0 I N

F N D T E L E C O M
T O P 1 3 " B G
B O T 2 8 " B G

F N D E L E C
T O P U T L 3 2 " B G
W I D T H 3 "

F N D E L E C
T O P U T L 4 5 " B G
B O T U T L 6 0 " B G
P O T H O L E - 0 1 & 0 8

F O U N D E L E C T R I C I N C A S E D I N S L U R R Y

M A R K O U T C O R R E C T
A / C 4 . 5 I N

B A S E N / A
T O P U T L 2 6 " B G
B O T T O M O F U T L 5 9 " B G
P O T H O L E - 0 3
A / C 4 . 5 I N
B A S E 6 . 0 I N

F N D T E L E C O M
T O P 2 6 " B G
B O T 3 9 " B G

F N D E L E C
T O P 3 9 " B G
B O T 5 3 " B G
P O T H O L E - 0 9
A / C 2 . 5 "
B A S E 6 . 0 "

F N D G A S
T O P 2 4 " B G
W I D 4 "

F N D G A S
T O P 2 4 " B G
W I D 2 "
P O T H O L E - 0 5
A / C 4 . 5 I N

F N D T E L E C O M
T O P 4 5 " B G
W I D T H 4 "
P O T H O L E - 0 6
A / C 3 . 5 I N
B A S E 6 . 0 I N

F N D T E L E C O M
T O P 2 8 " B G
W I D 4 "

F N D E L E C
T O P 4 8 " B G
B O T 6 4 " B G
P O T H O L E - 1 0
A / C 4 . 5 I N
B A S E 9 . 0 I N

F N D G A S
T O P 2 5 " B G
W I D 4 "

F N D G A S
T O P 2 8 "
W I D 2 "
P O T H O L E - 0 7

F N D U N K
T O P 8 " B G
W I D 1 "

F N D W A T E R
T O P 2 6 " B G
W I D 4 "

F N D E L E C
T O P 2 8 " B G
W I D 3 "

F N D E L E C
T O P 5 0 " B G
B O T 6 2 " B G
E
T
E
T
B
W
V
E
T
B
W
V
E
T
E
T
T
PB
E
VX
E
V
E
V
X
X
T
P
T
P
E
VX
T
P
B
W
V
E
R
W
R
E
R IR
R
E
R
G
M IR
R
E
R
T
R
E
R
U
V
W
M
W
M
E
W
M IR
W
M
E
E
W
M
W
M
T
P
B
E
E
W
M
E
W
M
E
E
T
P
B
E
T
PB
T
P
B
W
M
W
M
T
P
B
E
E
E
T
P
B
W
M
W
M
T
P
B
W
M
W
M

N MAPLE ST
ALLEY

W VALLEY PKWY

N BROADWAY

ADJACENT

EXISTING BLDG

EXISTING BLDG

EXISTING BLDG
(E) UTILITIES
38'-0"
325'-0"
140'-0"
(N) PROPOSED

IN-GRADE PLANTING
(N) PROPOSED
RETAIL

OUTDOOR

SEATING /
ENTRY

COMMERCIAL / RETAIL/ RESTAURANT PROPERTY

COMMERCIAL / RESTAURANT BUILDING
BANK
(E) MAPLE ST
ARCH

WIDTH OF ALLEY
20'-0"
WIDTH OF MAPLE ST. PLAZA
80'-0"
C.L. OF PLAZA
40'-0"
21'-11" (E) VEHICULAR AISLE
1" TRUNCATED DOME, TYP.

PEDESTRIAN
23'-0"

EXISTING CONCRETE PAVERS FOR VEHICULAR USE
(4" AC OVER 16" CRUSHED AGGREGATE BASE

MAPLE ST PLAZA

REMOVABLE BOLLARDS

EXISTING TRUNCATED DOMES
(E)UTILITIES

TRANSFORMERS
I L
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TS O HPE H
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ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 20'-0"
G0.4
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

FIRE PLAN

DESIGN DEVELOPMENT
SCALE: 1" = 20'-0"

FIRE LANE PLAN
1 1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

294
Item19.

ASPH
CONC
ASPH
DEN
TR
SE
EES
DENSE
TREES
DEN
TR
SE
EES
DENSE
TREES
DEN
TR
SE
EES
CONC
ASPH
A
S
P
H
CONC
CONC
A
S
P
H
C
O
N
C
CONC
CONC
DENSE
TREES
CONC
SIGN
C
O
N
C
CONC
CONC
CONC
CONC
ASPH
ASPH
SIGN
C
ONC
S GI N
POOL
CONC
CONC
ASPH
ASPH
C
O
N
C
BERM C
O
N
C
R
O
C
K
S
C
O
N
C
C
O
N
C
ASPH
ASPH
CONC

W VALLEY PKWY
S
B
R
O
A
D
WA
Y
N
M
A
PLE
S
T
652
652
648
648
648
648
650
650
652
652
652
650
650
6 50
650

N MAPLE ST
ALLEY

W VALLEY PKWY
N

BROADWAY

ADJACENT

EXISTING BLDG

EXISTING BLDG

EXISTING BLDG
(E) UTILITIES
38'-0"
325'-0"
140'-0"
(N) PROPOSED

IN-GRADE PLANTING
(E) UTILITIES

COMMERCIAL / RETAIL/ RESTAURANT PROPERTY

COMMERCIAL / RESTAURANT BUILDING
BANK

PUBLIC RIGHT OF WAY
(REFER TO LANDSCAPE DWGS)

IN-GRADE LANDSCAPING
(REFER TO LANDSCAPE DWGS)
(E) LIGHT POLE
(E) METERS
(E) TRELLIS
(E) MAPLE ST ARCH

WIDTH OF ALLEY
20'-0"
WIDTH OF MAPLE ST. PLAZA
80'-0"
C.L. OF PLAZA
40'-0"
21'-11" (E) VEHICULAR AISLE
1" TRUNCATED DOME, TYP.

PEDESTRIAN
23'-0"

EXISTING CONCRETE PAVERS FOR VEHICULAR USE
(4" AC OVER 16" CRUSHED AGGREGATE BASE

MAPLE ST PLAZA

DENOTES LOCATIONS OF EGRESS

RESCUE WINDOW ON UPPER LEVELS

ALONG PROEJCT ELEVATIONS

AB C D E F G H J K L M N P Q
12 4
3 5
6 7
8 9
10 F.3 F.8

2.8 G.7 G.9

5.5 3.1

5.7 C.1 D.2

9.3 B.1 L.7 M.6

2.5 I L
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H ARC I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 20'-0"
G0.5
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

RESCUE WINDOWS DIAGRAM

DESIGN DEVELOPMENT
SCALE: 1" = 20'-0"
FIRE RESCUE WINDOW DIAGRAM 1
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

295
Item19.

1. W Valley Pkwy looking south 2. W Valley Pkwy looking Maple St Plaza 3. Looking east on W Valley Pkwy

4. Looking north on Maple St plaza 5. Alley Looking North 1 7. Alley and Maple St corner

6. SouthEast Alley Looking North

8. Maple looking NorthEast 9. Maple looking East
3 5
6 7

KEYPLAN
4 2
8 9
A1. Aerial
A1
10 10. Adjacent building at west

11. Adjacent building at East
11 12

12. Adjacent building at North

15. Adjacent building at Southwest
15 13

13. Adjacent building at SouthEast 14. Adjacent building at SouthEast

16. Adjacent building at South
14 16
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HP
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H ARC I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 1'-0"
G1.0
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

SITE PHOTOS

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

296
Item19.

I L
CT
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A
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EN
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C

EN NEC SE
D
R
I
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TS O HPE H
A
RC
I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 1'-0"
G1.1
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
DESIGN NARRATIVE 1

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

297
Item19.

VIEW: CORNER OF W. VALLEY LOOKING SOUTHEAST TOWARDS ENTRY LOBBY VIEW: CORNER OF W. VALLEY AND MAPLE STREET LOOKING EAST I L
CT
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C

EN NEC SE
D
R
I
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TS O HPE H
A
RC
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ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 1'-0"
G2.1
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
PERSPECTIVES 1

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

298
Item19.

VIEW: MAPLE STREET LOOKING TOWARDS RETAIL AREA
VIEW: ENTRY LOBBY LOOKING WEST VIEW: ENTRY LOBBY LOOKING UP VIEW: W VALLEY PKY AND MAPLE STREET CORNER
I L
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C

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D
R
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TS O HPE H
A
RC
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ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 1'-0"
G2.2
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
PERSPECTIVES 2

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

299
Item19.

VIEW: CORNER OF W. VALLEY AND MAPLE STREET LOOKING SOUTHEAST VIEW: CORNER OF W. VALLEY LOOKING SOUTHWEST
I L
CT
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C

EN NEC SE
D
R
I
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TS O HPE H
A
RC
I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 1'-0"
G2.3
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
PERSPECTIVES 3

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

300
Item19.

VIEW: MAPLE STREET LOOKING NORTH TOWARDS CITY HALL
VIEW: ALLEY LOOKING NORTHEAST TOWARDS BUILDING COURTYARD

ALLEY ART
I L
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EN NEC SE
D
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TS O HPE H
A
RC
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ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 1'-0"
G2.4
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
PERSPECTIVES 4

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

301
Item19.

LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 05
47'-8"
ROOF
58'-0"
[A7]
[C3]
[B1]
[A7]
[B1]
[B4]
[C4]
[A1]
[A6]

PRIVATE

TERRACE
12'-0" 15'-0" 3'-6"
TYP. LEVEL
10'-4"
UNIT
UNIT

INTERIOR (LOBBY)

EXTERIOR

BALCONY (ABOVE)

PROPERTY LINE
A4.02
16 LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 05
47'-8"
ROOF
58'-0"
[B5]
[B3]
[D1]
[B1]
[D1]
[A7]
12'-0" 15'-0" 10'-4"

INTERIOR (LOBBY)

EXTERIOR

PROPERTY LINE

OVERHANG

MAIN ENTRY
5 A4.03 3
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H ARC I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1/2" = 1'-0"
G2.5
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

WALL SECTIONS

DESIGN DEVELOPMENT
SCALE: 1/2" = 1'-0"
WALL SECTION 2 (ARCH OVER W VALLEY PKWY) 1
A1 Light cement plaster, sand finish
A2 Dark cement plaster, sand finish
A3 Light brown cement plaster on level 5, sand finish
A4 Accent color cement plaster, sand finish
A6 Light fluted cement plaster molding
A7 Cement plaster molding
A8 Public art wall feature
B1 Prefinished aluminum bar pickets railing in dark bronze color B2 Aluminum screen in dark bronze color
B3 Custom formed aluminum overhang in dark bronze color B4 Storefront with metal panel base and head, in dark bronze color B5 Storefront with metal panel base and head, in green color B6 Double-height aluminum panel arch and signage area in green color B7 Rolling overhead aluminum garage door
B8 Aluminum screening for mechanical equipment
C1 Vinyl windows, 8'x4.5', in dark bronze color
C2 Vinyl windows, 8'x2', in dark bronze color
C3 Vinyl window and door in typ. Balconies, 8'x6', in dark bronze color C4 Vinyl window and door in 2nd level. Balconies, 9'-8"x6', in dark bronze color D1 Wood pergola attached to soffit
D2 Wood planks on balcony soffits
D3 Privacy wood slats on balcony
L1 Exterior lighting wall mounted, bega dual light emission ip 65 SCALE: 1/2" = 1'-0"
WALL SECTION 1 (MAIN ENTRY OVER W VALLEY PKWY) 2
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

302
Item19.

LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
ROOF
58'-0"
15'-0" 12'-0"
TYP. LEVEL
10'-4"
[B2]
UNIT
UNIT

PARKING
[A7]
[A7]
8'-0"
[B1]
2'-0"

INTERIOR (PARKING)

EXTERIOR (IN-GRADE PLANTING)

EXTERIOR (MAPLE ST PLAZA)

INTERIOR (LOBBY)

EXTERIOR (MAPLE ST)
19 A4.01 21
LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 0547'-8"
ROOF
58'-0"
12'-0" 15'-0"
TYP. LEVEL
10'-4"
11'-9"
[B3]
[A7]
[A7]
[B5]
[B6]?
LOBBY
2 BEDROOM
2 BEDROOM
I L
CT
E
A
NO. C-19748 C
T
NE AT OF .
2 SERJ
28 I
O
A
I
F
LNR2- 5A R H
EN
K
.

C

EN NEC SE
D
R
I
T

TS O HPE H
A
RC
I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1/2" = 1'-0"
G2.6
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

WALL SECTIONS

DESIGN DEVELOPMENT
A1 Light cement plaster, sand finish
A2 Dark cement plaster, sand finish
A3 Light brown cement plaster on level 5, sand finish
A4 Accent color cement plaster, sand finish
A6 Light fluted cement plaster molding
A7 Cement plaster molding
A8 Public art wall feature
B1 Prefinished aluminum bar pickets railing in dark bronze color B2 Aluminum screen in dark bronze color
B3 Custom formed aluminum overhang in dark bronze color B4 Storefront with metal panel base and head, in dark bronze color B5 Storefront with metal panel base and head, in green color B6 Double-height aluminum panel arch and signage area in green color B7 Rolling overhead aluminum garage door
B8 Aluminum screening for mechanical equipment
C1 Vinyl windows, 8'x4.5', in dark bronze color
C2 Vinyl windows, 8'x2', in dark bronze color
C3 Vinyl window and door in typ. Balconies, 8'x6', in dark bronze color C4 Vinyl window and door in 2nd level. Balconies, 9'-8"x6', in dark bronze color D1 Wood pergola attached to soffit
D2 Wood planks on balcony soffits
D3 Privacy wood slats on balcony
SCALE: 1/2" = 1'-0" L1 Exterior lighting wall mounted, bega dual light emission ip 65 WALL SECTION 3 (ARCHWAY OVER MAPLE ST)
2 SCALE: 1/2" = 1'-0"
WALL SECTION 4 (MAIN ARCH ON ENTRY)
1 1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

303
Item19.

N
S

N MAPLE ST
ALLEY

W VALLEY PKWY
N

BROADWAY
5-STORY RESIDENTIAL

PROJECT
LOT COVERAGE: 43,400 SF
128 UNITS.

EXISTING BLDG

EXISTING BLDG

EXISTING BLDG
38'-0"

PROJECT LENGTH
325'-0"
(E) UTILITIES TO BE

DEMOLISHED

COMMERCIAL / RETAIL/ RESTAURANT PROPERTY

COMMERCIAL / RESTAURANT BUILDING
BANK

LANDSCAPING
(REFER TO LANDSCAPE DWGS)

RESTAURANT BLDG

PL TO CURB
14'-0"

PROJECT WIDTH
140'-0"
(E) REMOVABLE

BOLLARDS TO REMAIN
(E) EASEMENT
9'-0"
(E) UTILITIES
(E) UTILITIES

VISION CENTER

EXISTING
BLDG

EXISTING BLDG

ESCONDIDO CITY HALL

CURB CUT

DRIVEWAY
24'-0"

LINE OF

BUILDING
ABOVE

EASEMENT
16'-0"

EASEMENT
14'-6"
CL

TO CL ALLEY
10'-0" PL
(E) TRELLIS PREVIOUS

LOCATION OUTLINE
(E) TRELLIS NEW LOCATION
(E) TREE AND PLANTER TO BE REMOVED

AND REPLACED WITH PAVERS
(E) REMOVABLE BOLLARDS AND

TRUNCATED DOMES TO REMAIN

REFER TO LANDSCAPE AND CIVIL

DRAWINGS FOR PUBLIC

IMPROVEMENTS NOTES, CALL OUTS

AND ADDITIONAL INFORMATION
(E) GATEWAY TO
REMAIN

BIKE RACKS
(E) STREET LIGHT

TO REMAIN
(E) FOUNTAIN

TO REMAIN
(E) TRUNCATED

DOMES TO REMAIN
(E) LIGHT TO REMAIN
(E) LIGHT TO BE

DEMOLISHED

PORTION OF (E) TRUNCATED

DOMES TO BE REPLACED AFTER
DEMO
(E) TRASH AND RECYCLING

RECEPTACLES TO BE RELOCATED
(E) BUILT-IN FURNITURE

TO REMAIN

REMOVE (E) TREE AND
REPLACE, TYP.
(E) STREET LIGHT TO
REMAIN
(E) STREET LIGHT TO REMAIN

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1" = 20'-0"
A1.0
23036.000
09/20/25

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

PROPOSED SITE PLAN

ENTITLEMENT SET
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
SCALE: 1" = 20'-0"
PROPOSED SITE PLAN 1

W VALLEY PKWY
325'-0"

EXISTING BLDG

ESCONDIDO CITY HALL
BWV
BWV
WM
10 65 3 .8 7 0 B M
11 65 3 .8 7 0 4
12 65 3 .8 6 2 CH E CK 4
13 65 3 .7 5 3 HV * PI D
37 65 3 .8 6 8 AU X * S C R B X W A L K
38 65 3 .8 7 1 CH K 1 8
39 65 3 .8 5 8 CH K 1 8
50 65 3 .6 2 7 MO N * L & T T C
51 65 3 .8 5 5 MO N * L & T T C
52 65 4 .6 4 1 MO N * L& D L S-5 0 97
53 65 4 .0 3 2 MO N *3 " BD L S- 4 63 9 IN W EL L M O N 54 65 3 .7 3 8 MO N * L & T T C
55 65 3 .9 2 9 MO N * L & T T C
N

BROADWAY

EXISTING BLDG
BANK

PROJECT WIDTH
140'-0"
(E) UTILITIES

EASEMENT
16'-0"

EASEMENT
14'-6"
SCALE: 1" = 20'-0"
PROPOSED SITE PLAN 1
BWV
TP
BWV
WR
UV TR

WM WM WM WM WM
TPB
WM WM
TPB

TPB WM WM
TPB
TPB

WM WM WM
ALLEY

EXISTING BLDG

EXISTING BLDG
(E) UTILITIES

SEE DRY UTIL

COMMERCIAL / RETAIL/ RESTAURANT PROPERTY

COMMERCIAL / RESTAURANT BUILDING

RESTAURANT BLDG
(E) EASEM
9'-0"
(E) UTILITIES BUILDING (N) UTILITIES
ABOVE
CL
TO CL
10'-0

REMOVED AND REPLACED WITH
PAVERS
(E) BOLLARDS AND TRUNCATED

DOMES TO REMAIN
(E) FOUNTAIN AND IRRIGATION

VAULT TO BE REMOVED AND
CAPPED

REV DATE

PROPOSE
1 04/01/24
2 9/04/24
3 11/27/24
4 4/30/25
5 09/10/25
SCALE: 1" = 20'-0"
PROPOSED SITE PLAN 1
5 09/10/25

NEW UTILITIES (REFER TO CIVIL SHEETS)
Resolution No. 2025-168
Exhibit "B"

304
Item19.
648
648
650
650
UP UP
UP
1-HR WALL

PLAN LEGEND
2-HR WALL
3-HR WALL
4-HR WALL

NON-RATED WALL

STRUCTURAL ELEMENT
NOTES:

1. WALL LEGEND GRAPHICALLY DEPICTS FIRE RATING IN HOURS, REFER TO WALL

TAGS FOR EXACT ASSEMBLY AS SEVERAL WALL TYPES HAVE THE SAME HOUR RATING.

2. ALL EXTERIOR WALLS SHALL COMPLY WITH CBC TABLE 601 & 602 FOR THE FIRERESISTANT RATING REQUIREMENTS.

3. ALL OPENINGS SHALL COMPLY WITH CBC TABLE 716.1(2) & 716.1(3) FOR THE FIRERESISTANT RATING REQUIREMENTS. 101
3 XXXX TA-01
W1
F.E.C.
?
S1

DOOR TAG

WALL TAG

WINDOW TAG

STOREFRONT TAG

KEYNOTE

WXXX FIXTURE TAG
XX
FX.XX

REVISION TAG

FIRE EXTINGUISHER CABINET

8.5' STALL WIDTH
CLCL
9' STALL WIDTH
16'-0" (COMPACT)
18'-0" (TYP. STD)
2'-0"
9" CLR 9'-0" 9" CLR
TYP.
4" STRIPE
1'-6" 7'-6"1'-6"
CLCL
9" CLR 8'-6"
9" CLR
TYP.
4" STRIPE
1'-6" 7'-0" 1'-6"
16'-0" (COMPACT)
18'-0" (TYP. STD)
2'-0"
TYP. PARKING STALL STRIPING
DERO DECKER BIKE RACK - TYP. PLAN
20"

WALLWALL
WALL
CLR
48" MIN
24" MIN 8" MIN.

TYP. FRONT ELEVATION
WALL
MIN
28 1/2"
TYP
@ 34"
MIN
29 1/2"
WALL
TYP. SIDE ELEVATION
WALL
FLOOR
20"
2" 64" 54"
R
CLR
= 54"
MIN
48" CLR
BIKE RACK DETAIL 9'-0" CLR. MIN. 10'-6" MIN.
140 SF

PACKAGE
11'-10"
9'-1"

N MAPLE ST
ALLEY

W VALLEY PKWY
PROPERTY LINE 325'-0"
PROPERTY LINE 140'-0"PROPERTY LINE 140'-0"

OVERHANG OUTLINE

OUTLINE OF BUILDING ABOVE
GURNEY-SIZED ELEVATOR PER CBC 3002.4.1A

PUBLIC RIGHT OF WAY
(REFER TO LANDSCAPE DWGS)

IN-GRADE LANDSCAPING
(REFER TO LANDSCAPE DWGS)
(E) UTILITIES

ENTRY ROLLER DOOR
24'-0" CLR

OUTLINE OF BUILDING ABOVE

OUTLINE OF BUILDING ABOVE
(E) LIGHT POLE
(E) METERS
(E) TRELLIS

OUTLINE (TO BE

RELOCATED)
RESIDENTIAL WALL-MOUNTED 4'-6" ABOVE

CAR SPACE (TYP) STORAGE LOCKERS
3'-6 TALL (TYP) 8'-6" X 2'-6"
2'-1"
51 SF
UTIL

OUTLINE OF BUILDING ABOVE

OUTLINE OF POOL ABOVE
STAIR 1

TRANSFORMERS
STAIR 3
STAIR 2
2'-7" 20'-1" 39'-4" 38'-0" 225'-0"
31'-0" 6'-0" 93'-11"
15'-10" 84'-2" 28'-0" 152'-2" 24'-0" 20'-10"
325'-0"
(N) TREES
(REFER TO LANDSCAPE DWGS)

PARKING

BACK FLOW

PREVENTER
WM
5'-0"

EVSE EVSE
12'-0" 5'-7" 9'-0"
18'-0"
4'-11"
9" TYP.
9'-0" 6'-0" 9'-0"
9" TYP.
10'-11"

ELEVATOR
LOBBY
5'-0"
25'-2"
151 SF
OFFICE
184 SF

LEASING

MAILBOXES
13 MAILBOXES WITH 10 TENANT CAPACITY EACH,

ADA , WALL MOUNTED
200 SF

FIRE CONTROL
ROOM
153 SF

BIKE PARKING
9'-6"

ACCESSIBLE ROUTE
712 SF
LOBBY

RESIDENTIAL STORAGE LOCKERS
9'-0 TALL (TYP) 4'-6" X 2'-0"
81 CU.FT PER LOCKER
2'-0" 8" 18'-0" 18'-0" 24'-2" 18'-0" 18'-0" 24'-2" 16'-0" 20'-0"
14'-0"
213 SF

STO/BREAK RM
49 SF

ELEV RM
61 SF
RR
72 SF
IT

STORAGE LOCKERS

OVERHANG OUTLINE
18'-0"

FIRE RISER RM
STO
49 SF

ELEC RM

EVSE EVSE EVSE EVSE EVSE EVSE EVSE

EVSE EVSE
BOH
(E) STORM

DRAIN STR
+0"
FDC
16'-0" 124'-0"
M

EMERGENCY
EGRESS
ONLY

EMERGENCY
EGRESS
ONLY
649.00'
24'-1"
1 A3.01
2 A3.01
4 A3.02
3 A3.02
1 A3.31
____________
2 A3.31
____________
3 A3.32
____________
4 A3.32
____________

VESTIBULE

VESTIBULE
TRASH

TC ELEC RM
123
+1'-3"
+2'-0"
8 A3.40
____________
A3.40
1 2.

A3.41
____________

STALL TYPE

STALLS TANDEM STALLS
COUNT TOTAL %
TANDEM
COUNT TANDEM %
Accessible - 9'-0" x 18'-0" 5 4% 0 0%
Accessible Van - 12'-0" x 18'-0" 1 1% 0 0%
Compact -8'-6" x 16'-0" 11 10% 0 0%
Compact - 9' x 16'-0" 1 1% 0 0%
Standard -8'-6" x 18'-0" 43 38% 10 9%
Standard - 9'-0" x 18'-0" 52 46% 11 10%
TOTAL PROVIDED SPACES: 113 113 100% 21 18%

EV PARKING CATEGORY RATIO (COUNTED FOR NON-TANDEM STALLS) REQUIRED PROVIDED EV READY - - 47
EVSE - 11
NON-EV STALLS - 55
Grand total: 113 113
N/A
40% PER CALGREEN 4.106.4.2.2 (EV RECEPTACLES)
10% PER CALGREEN 4.106.4.2.2 (EV CHARGERS)
N/A
46 11
PER 11B-228.3.1, 1 ACCESSIBLE VAN EVCS STALL AND 1 ACCESSIBLE STANDARD EVCS STALL ARE REQUIRED BASED ON TOTAL NUMBER OF EVCS AT FACILITY (5 TO 25 RANGE) . THIS STALLS SHALL HAVE AN ACCESS AISLE OF MIN. 60" AND CLEAR FLOOR SPACE ON AN ACCESSIBLE ROUTE, PER 11B-812.9

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt As indicated
A2.1
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
LEVEL 1

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
SCALE: 3/32" = 1'-0"
LEVEL 01 - FLOOR PLAN 1

PARKING COUNT
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

305
Item19.

REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
W/D
REF
DW
W/DREF
DW
W/D
REF
DW
W/D
REF
DW
W/D
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
W/D
REF
W/D
REF
DW
REF
DW
W/D
REF
DW
W/D
W/D
REF
DW
W/DREF
DW
W/D
REF
W/D
REF
DW
W/D
REF
DW
W/D
REF
REF
DW
W/DREF
DW
W/D
W/D
REF
DW
UP
REF
DW
DW
DW DW
DW
1-HR WALL

PLAN LEGEND
2-HR WALL
3-HR WALL
4-HR WALL

NON-RATED WALL

STRUCTURAL ELEMENT
NOTES:

1. WALL LEGEND GRAPHICALLY DEPICTS FIRE RATING IN HOURS, REFER TO WALL

TAGS FOR EXACT ASSEMBLY AS SEVERAL WALL TYPES HAVE THE SAME HOUR RATING.

2. ALL EXTERIOR WALLS SHALL COMPLY WITH CBC TABLE 601 & 602 FOR THE FIRERESISTANT RATING REQUIREMENTS.

3. ALL OPENINGS SHALL COMPLY WITH CBC TABLE 716.1(2) & 716.1(3) FOR THE FIRERESISTANT RATING REQUIREMENTS. 101
3 XXXX TA-01
W1
F.E.C.
?
S1

DOOR TAG

WALL TAG

WINDOW TAG

STOREFRONT TAG

KEYNOTE

WXXX FIXTURE TAG
XX
FX.XX

REVISION TAG

FIRE EXTINGUISHER CABINET
34'-0" 6'-6" 34'-0" 42'-9"
32'-4" 22'-6" 22'-6" 22'-3"
6'-0" 28'-0" 6'-0"
967 SF
2 BEDROOM
516 SF
STUDIO
672 SF
1 BEDROOM
672 SF
1 BEDROOM
959 SF
2 BEDROOM
956 SF
2 BEDROOM
957 SF
2 BEDROOM
676 SF
1 BEDROOM
676 SF
1 BEDROOM
1,034 SF
2 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
1,817 SF

AMENITY
2,505 SF

OPEN SPACE
4,309 SF

OPEN SPACE

PRIVATE

TERRACE
957 SF
2 BEDROOM

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

OTB OTB
2'-0"

CIRCULATION
78 SF

VESTIBULE
STAIR 1

VESTIBULE
103'-0" 31'-0" 6'-0"
33'-6" 33'-0" 33'-6" 9'-0" 20'-2" 24'-0" 24'-6" 19'-0" 33'-6" 33'-0" 33'-6" 16'-0" 20'-1" 24'-0" 24'-0" 18'-11" 6'-0" 31'-0"
39'-0" 29'-0" 61'-9"
15'-9" 23'-6" 23'-6" 31'-0" 9'-4"
140'-0"
325'-0"
20'-0"
14'-0"14'-0"
6'-0"

PLANTERS

PLANTERS

PLANTERS

PLANTERS

PLANTERS
5'-0"
4'-0"
8'-5"

PLANTERS

BBQ AREA

LAWN AND

GAME AREA
4'-9"
BBQ /
DINING
AREA
4'-1"
LOUNGE
3'-4"
5'-0"
8'-0"
8'-4"
3 G2.5 6
G2.5

3. G2.6
481 SF
STUDIO
31'-0" 6'-0" 31'-0" 10'-0"
664 SF
1 BEDROOM
656 SF
1 BEDROOM
664 SF
1 BEDROOM
481 SF
STUDIO

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE
326 SF

STORAGE

RESIDENTIAL BUILT-IN LOCKERS
9'-0 TALL (TYP) 4.5' X 2'-0"
81 CU.FT PER LOCKER
656 SF
1 BEDROOM
33 SF
MEP
37 SF
MEP
543 SF
STUDIO
948 SF
2 BEDROOM
948 SF
2 BEDROOM
1,029 SF
2 BEDROOM
990 SF
2 BEDROOM
4 G2.6
OTB

COMMUNITY LOUNGE W/KITCHEN,
FITNESS CENTER AND CO-WORK AREA.
7'-1"
A4.15
4 1
A3.01
2 A3.01
4 A3.02
3 A3.02
1 A3.31
____________
2 A3.31
____________
3 A3.32
____________
4 A3.32
____________
3,365 SF
POOL
366 SF

AMENITY
8 A3.40
____________
3 A3.40 6
A3.40

3. A3.41

2. A3.41
____________
4 A3.41

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/32" = 1'-0"
A2.2
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
LEVEL 2

DESIGN DEVELOPMENT
SCALE: 3/32" = 1'-0"
LEVEL 02 - FLOOR PLAN 1
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

306
Item19.

REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
W/D
REF
DW
REF
DW
W/D
REF
DW
W/D

W/D W/D
W/D
REF
W/D
REF
DW
REF
DW
W/D
REF
DW
W/D
W/D
REF
DW
W/DREF
DW
W/D
REF
W/D
REF
DW
W/D
REF
DW
W/D
REF
REF
DW
W/DREF
DW
W/D
W/D
REF
DW
W/D
REF
DW
UP
UP
UP
REF
DW
DW
DW
DW
DW
REF DW
1-HR WALL

PLAN LEGEND
2-HR WALL
3-HR WALL
4-HR WALL

NON-RATED WALL

STRUCTURAL ELEMENT
NOTES:

1. WALL LEGEND GRAPHICALLY DEPICTS FIRE RATING IN HOURS, REFER TO WALL

TAGS FOR EXACT ASSEMBLY AS SEVERAL WALL TYPES HAVE THE SAME HOUR RATING.

2. ALL EXTERIOR WALLS SHALL COMPLY WITH CBC TABLE 601 & 602 FOR THE FIRERESISTANT RATING REQUIREMENTS.

3. ALL OPENINGS SHALL COMPLY WITH CBC TABLE 716.1(2) & 716.1(3) FOR THE FIRERESISTANT RATING REQUIREMENTS. 101
3 XXXX TA-01
W1
F.E.C.
?
S1

DOOR TAG

WALL TAG

WINDOW TAG

STOREFRONT TAG

KEYNOTE

WXXX FIXTURE TAG
XX
FX.XX

REVISION TAG

FIRE EXTINGUISHER CABINET
1,001 SF
2 BEDROOM
957 SF
2 BEDROOM
967 SF
2 BEDROOM
987 SF
2 BEDROOM
967 SF
2 BEDROOM
514 SF
STUDIO
672 SF
1 BEDROOM
672 SF
1 BEDROOM
955 SF
2 BEDROOM
676 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
705 SF
1 BEDROOM
678 SF
1 BEDROOM
34'-0" 6'-0" 32'-4" 22'-6" 22'-6" 22'-9"
11'-6" 11'-0"
678 SF
1 BEDROOM
676 SF
1 BEDROOM
957 SF
2 BEDROOM

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE
36'-1" 24'-0" 24'-0" 18'-11" 6'-0" 31'-0"
33'-6" 33'-0" 33'-6" 29'-6" 24'-0" 24'-6" 19'-0" 33'-6" 33'-0" 33'-6" 23'-6" 23'-6" 15'-9" 6'-0" 31'-0"
5'-0" 26'-0" 6'-0" 31'-0" 61'-9" 34'-0" 6'-6" 34'-0"

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE

PRIVATE

TERRACE
STAIR 3
STAIR 1
STAIR 2
325'-0"
140'-0"
15'-9" 23'-6" 23'-6" 31'-0" 9'-4"
18'-11" 24'-0" 24'-0" 27'-1" 9'-1"
6'-0"
TYP.

TYP.
6'-0"

ELEVATOR LOBBY LOUNGE

CORRIDOR
3 G2.5 6
G2.5

3. G2.6
11'-0" 10'-0"
42'-9" 5'-0" 19'-6" 12'-6" 31'-0" 10'-0"
481 SF
STUDIO
664 SF
1 BEDROOM
656 SF
1 BEDROOM
481 SF
STUDIO
664 SF
1 BEDROOM
656 SF
1 BEDROOM
32 SF
MEP
948 SF
2 BEDROOM
948 SF
2 BEDROOM
32 SF
MEP
534 SF
STUDIO
534 SF
STUDIO
4 G2.6
959 SF
2 BEDROOM
A4.15
1 A4.13
1 A4.14
1 A4.10
3 A4.12
3 A4.11
2 A4.13
3 A4.13
5 A4.10
5 A4.12
1 A4.10
1 A4.14
7 A4.14
3 1
A3.01
2 A3.01
4 A3.02
3 A3.02
1 A3.31
____________
2 A3.31
____________
3 A3.32
____________
4 A3.32
____________
8 A3.40
____________
3 A3.40 6
A3.40

3. A3.41

2. A3.41
____________
4 A3.41

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/32" = 1'-0"
A2.3
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025
LEVEL 3-5 TYPICAL

DESIGN DEVELOPMENT
SCALE: 3/32" = 1'-0"
LEVEL 03 - 05 FLOOR PLAN 1
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

307
Item19.
2 A3.2
1 A3.2
2 A3.1
1 A3.1
1 A3.3
____________
2 A3.3
____________
3 A3.3
____________
4 A3.3
____________

SOLAR PANEL AREA
11'-2" 77'-9" 11'-2" 11'-2" 77'-9" 11'-2"
103'-0" 6'-0" 25'-0" 6'-0"
68'-0" 61'-9" 74'-6" 110'-9" 10'-0"
325'-0"
103'-0" 6'-0" 25'-0" 6'-0"
140'-0"

ELEVATOR
STAIRS
3 G2.5
6 G2.5

3. G2.6
TRASH
4 G2.6

ABCDEFGHJKLMNPQ
124356789
10 F.3 F.8

2.8 G.7 G.9

5.5 3.1

5.7 C.1 D.2

9.3 L.7 M.6
1 A3.01
2 A3.01
4 A3.02
3 A3.02
1 A3.31
____________
2 A3.31
____________
3 A3.32
____________
4 A3.32
____________
B.1

2.5 8
A3.40
____________ 3
A3.40
6 A3.40

3. A3.41

2. A3.41
____________
4 A3.41

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/32" = 1'-0"
A2.6
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

ROOF PLAN

DESIGN DEVELOPMENT
SCALE: 3/32" = 1'-0"
ROOF
1 OPEN TERRACES BELOW
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

308
Item19.

W/D
REF
DW
REF
W/D
DW
DW
W/D
REF DW
DW
REF
DW
W/D
REF
DW
W/D
DW
DW
REF
DW
W/D
17'-8"
18'-7"
6'-0" 11'-8"
29'-4"
23'-9"
5'-6" 4'-7" 6'-8"
534 SF
STUDIO
5'-3"
24'-1"
20'-2"
10'-1"
10'-0"
24'-1"
4'-2"
6'-0"
177 SF

PRIVATE

TERRACE
514 SF
STUDIO
4'-2"
7'-2"
481 SF
STUDIO
15'-4"
18'-2" 10'-2" 2'-0"
13'-8" 15'-2"
29'-4"
6'-8"
14'-6"
2'-0" 10'-6"
6'-8" 3'-4" 5'-9" 5'-6"
11'-6"
11'-0"
14'-0" 15'-4"
24'-0"
10'-1" 6'-0"
11'-2"
29'-4"
31'-0"
676 SF
1 BEDROOM
68 SF

PRIVATE

TERRACE
LINEN
3'-4"
1'-0"
2'-0"
10'-0" 5'-3" 5'-6"
14'-0" 18'-4"
21'-6"
10'-0"
22'-6"
13'-3" 6'-0"
32'-4"
34'-0"
705 SF
1 BEDROOM
60 SF

PRIVATE

TERRACE
11'-0" 9'-7"
STO
2'-10"
2'-0"
656 SF
1 BEDROOM
23'-6"
11'-6" 2'-8" 6'-8"
10'-6" 2'-0" 10'-1"
10'-4"
5'-9"
11'-6"
29'-4"
22'-6"

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1/4" = 1'-0"
A2.10E
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

TYPICAL UNITS

DESIGN DEVELOPMENT
SCALE: 1/4" = 1'-0"
STUDIO S.1 ENLARGED PLAN
1 SCALE: 1/4" = 1'-0"
STUDIO S.2 ENLARGED PLAN
2 SCALE: 1/4" = 1'-0"
A.1 (1BD) ENLARGED PLAN
4 SCALE: 1/4" = 1'-0"
A.2 (1BD) ENLARGED PLAN
5 SCALE: 1/4" = 1'-0"
STUDIO S.3 ENLARGED PLAN
3 SCALE: 1/4" = 1'-0"
A.3 (1BD) ENLARGED PLAN
6 1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

309
Item19.

REF
REF
DW
W/D
W/D
REF
DW
REF
DW
W/D
REF
DW
W/D
W/D
REF DW
W/D
REF
DW
12'-7" 14'-0"
10'-10" 5'-2"
5'-9" 6'-3" 10'-6"
6'-4"
23'-0"
10'-4"
11'-0"
28'-0"
6'-0"
144 SF

PRIVATE

TERRACE
26'-7"
672 SF
1 BEDROOM
LINEN
2'-10"
1'-0"
11'-6"
10'-2" 10'-6" 10'-4"
6'-5" 7'-9"
10'-6" 2'-0" 10'-1"
31'-0"
6'-0"
9'-8" 10'-5" 2'-7"
9'-1"
32'-0"
11'-7"
29'-4"
56 SF

PRIVATE

TERRACE
967 SF
2 BEDROOM
33'-0"
7'-2"
6'-7"
2'-1"
990 SF
2 BEDROOM
59 SF

PRIVATE

TERRACE
10'-0" 11'-0" 9'-6"
7'-8" 2'-3" 6'-3" 13'-8"
32'-4"
9'-6" 10'-5" 10'-2"
3'-8"
8'-0"
2'-0" 12'-1" 6'-0"
34'-0"
1,029 SF
2 BEDROOM
59 SF

PRIVATE

TERRACE
10'-2"
32'-4"
9'-6" 11'-0" 10'-0"
6'-0" 13'-6" 2'-0" 10'-1"
6'-8" 2'-6" 5'-6" 9'-6"
31'-1"
14'-2" 7'-0" 9'-10" 6'-6" 11'-6" 9'-8" 5'-6" 6'-8" 10'-10" 10'-0" 15'-4"
5'-9"
12'-1" 2'-0"
6'-0" 3'-1"
34'-8"
29'-4"
53 SF

PRIVATE

TERRACE
1,001 SF
2 BEDROOM
9'-0"
31'-0"
9'-10" 6'-6"
9'-8"
12'-7"
5'-6" 6'-8"
36'-1"
11'-6"
10'-0" 8'-2" 10'-3"
28'-11"
29'-4"
2'-0"
10'-10"
6'-0"
60 SF

PRIVATE

TERRACE
987 SF
2 BEDROOM
10'-0"
34'-8"
31'-0"
SCALE: 1/4" = 1'-0"
A.4 (1BD) ENLARGED PLAN
4 SCALE: 1/4" = 1'-0"
B.1 (2BD) ENLARGED PLAN
1 SCALE: 1/4" = 1'-0"
B.2 (2BD) ENLARGED PLAN
2 SCALE: 1/4" = 1'-0"
B.3 (2BD) ENLARGED PLAN
3 SCALE: 1/4" = 1'-0"
B.4 (2BD) ENLARGED PLAN
5 SCALE: 1/4" = 1'-0"
B.5 (2BD) ENLARGED PLAN
6 ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1/4" = 1'-0"
A2.11E
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

TYPICAL UNITS

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

310
Item19.

W/D
DW
REF
W/D
REF
DW
10'-6" 10'-2"
10'-6" 6'-6"
10'-0" 10'-2"
9'-7"
29'-4"
31'-0"
23'-7"
2'-0" 6'-0"
11'-2"
32'-1"
33'-6"
11'-0"
33'-6"
957 SF
2 BEDROOM
64 SF

PRIVATE

TERRACE
11'-3"
5'-2" 5'-0"
31'-0"
10'-6" 7'-6" 5'-3"10'-2"
6'-8" 13'-4" 8'-7"
7'-0" 10'-8" 6'-0"
31'-0"
9'-6" 10'-0" 9'-7" 9'-0"
5'-0"
948 SF
2 BEDROOM5'-3"

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1/4" = 1'-0"
A2.12E
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

TYPICAL UNITS

DESIGN DEVELOPMENT
SCALE: 1/4" = 1'-0"
B.6 (2BD) ENLARGED PLAN
1 SCALE: 1/4" = 1'-0"
B.7 (2BD) ENLARGED PLAN
2 1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

311
Item19.

LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"

HEIGHT LIMIT
65'-0"
A4
B7 C2 C4 C1 A2 B2 A1 D1 A2 C2 B1 D3 C3 B2 A4 B3 B5 B4 B5 B6 A3 A4
8'-6"
24'-0"
D2 C1 C2 C3 A2 A3 D3 C3 D1 A1 C3 A2 B1 C2 C1 A3 A7
15'-0" 12'-0" 10'-4" 10'-4" 10'-4" 3'-6"
61'-6"
A6 D1 A6
LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"

HEIGHT LIMIT
65'-0"
3'-6" 10'-4" 10'-4" 10'-4" 12'-0" 15'-0"
61'-6"
A4
B5 B6 B2
A3
A7
A7 C1
B4

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/32" = 1'-0"
A3.1
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

ELEVATIONS

DESIGN DEVELOPMENT
SCALE: 3/32" = 1'-0"

NORTH ELEVATION (W VALLEY PKWY)
1 SCALE: 3/32" = 1'-0"

WEST ELEVATION (MAPLE ST)
2 A1 Light cement plaster, sand finish
A2 Dark cement plaster, sand finish
A3 Light brown cement plaster on level 5, sand finish
A4 Accent color cement plaster, sand finish
A6 Light fluted cement plaster molding
A7 Cement plaster molding
A8 Public art wall feature
B1 Prefinished aluminum bar pickets railing in dark bronze color B2 Aluminum screen in dark bronze color
B3 Custom formed aluminum overhang in dark bronze color B4 Storefront with metal panel base and head, in dark bronze color B5 Storefront with metal panel base and head, in green color B6 Double-height aluminum panel arch and signage area in green color B7 Rolling overhead aluminum garage door
B8 Aluminum screening for mechanical equipment
C1 Vinyl windows, 8'x4.5', in dark bronze color
C2 Vinyl windows, 8'x2', in dark bronze color
C3 Vinyl window and door in typ. Balconies, 8'x6', in dark bronze color C4 Vinyl window and door in 2nd level. Balconies, 9'-8"x6', in dark bronze color D1 Wood pergola attached to soffit
D2 Wood planks on balcony soffits
D3 Privacy wood slats on balcony
L1 Exterior lighting wall mounted, bega dual light emission ip 65 1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

312
Item19.

LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"

HEIGHT LIMIT
65'-0"
10'-4" 10'-4" 10'-4" 12'-0" 15'-0" 3'-6"
61'-6"

UTILITIES

UTILITIES
A2
A7 B4
A7 A1 C3 B1 A7 A1 C2 A2 A7 C1 C3
C4
A1
(E)

UTILITIES
A2 A1
B8
9'-0"
TYP.

L1
B7
B2
LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"

HEIGHT LIMIT
65'-0"
A8
(E) UTILITIES
C3 B1 A1 B1
10'-4" 10'-4" 10'-4" 12'-0" 15'-0" 3'-6"
61'-6"
A7
C2 C1 A3 A7

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

NOT FOR

CONSTRUCTION
SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/32" = 1'-0"
A3.2
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

ELEVATIONS

DESIGN DEVELOPMENT
SCALE: 3/32" = 1'-0"

SOUTH ELEVATION (ALLEY)
1 SCALE: 3/32" = 1'-0"

EAST ELEVATION
2 A1 Light cement plaster, sand finish
A2 Dark cement plaster, sand finish
A3 Light brown cement plaster on level 5, sand finish
A4 Accent color cement plaster, sand finish
A6 Light fluted cement plaster molding
A7 Cement plaster molding
A8 Public art wall feature
B1 Prefinished aluminum bar pickets railing in dark bronze color B2 Aluminum screen in dark bronze color
B3 Custom formed aluminum overhang in dark bronze color B4 Storefront with metal panel base and head, in dark bronze color B5 Storefront with metal panel base and head, in green color B6 Double-height aluminum panel arch and signage area in green color B7 Rolling overhead aluminum garage door
B8 Aluminum screening for mechanical equipment
C1 Vinyl windows, 8'x4.5', in dark bronze color
C2 Vinyl windows, 8'x2', in dark bronze color
C3 Vinyl window and door in typ. Balconies, 8'x6', in dark bronze color C4 Vinyl window and door in 2nd level. Balconies, 9'-8"x6', in dark bronze color D1 Wood pergola attached to soffit
D2 Wood planks on balcony soffits
D3 Privacy wood slats on balcony
L1 Exterior lighting wall mounted, bega dual light emission ip 65 EXTERIOR WALL OPENINGS PER 705.8: 10'-0" FROM PROPERTY LINE TO ALLEY CL (UP,S) 45% MAX. ALLOWED.

FACADE SF (L2-ROOF) RATIO MAX. ALLOWED PROPOSED
9,800 SF 45% MAX. OPENINGS 4,410 SF 2,070 SF
EXTERIOR WALL OPENINGS PER 705.8: 10'-0" FROM PL TO BUILDING FACE (UP,S) 45% MAX. ALLOWED.

FACADE SF (L2-ROOF) RATIO MAX. ALLOWED PROPOSED
4,170 SF 45% MAX. OPENINGS 1,876.5 SF 1,350 SF
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

313
Item19.

LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"

HEIGHT LIMIT
65'-0"
15'-0" 12'-0" 10'-4" 10'-4" 10'-4" 3'-6"
61'-6"

OPEN SPACE

PRIVATE

TERRACE

OPEN SPACE

PARKING

UNIT UNIT
UNIT

UNIT UNIT

UNIT UNIT

ROOF ROOF ROOF

UNIT UNIT

UNIT UNIT

UNIT UNIT

UNIT UNIT

UNIT UNIT

UNIT UNIT

UNIT UNIT UNIT UNIT

PARKING
A3.41

2. LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"

HEIGHT LIMIT
65'-0"

AMENITY
ROOF

PARKING
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
10'-4" 10'-4" 10'-4" 12'-0" 15'-0" 3'-6"
61'-6"
LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"

HEIGHT LIMIT
65'-0"

PARKING
UNIT
UNIT
UNIT
UNIT
ROOF
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
10'-4" 10'-4" 10'-4" 12'-0" 15'-0" 3'-6"
61'-6"
1'-3"
LEVEL 01
(+0'-0") EL: +649.00'
LEVEL 02
15'-0"
LEVEL 03
27'-0"
LEVEL 04
37'-4"
LEVEL 05
47'-8"
ROOF
58'-0"
10'-4" 10'-4" 10'-4" 12'-0" 15'-0" 3'-6"
61'-6"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT

PARKING
I L
CT
E
A
NO. C-19748 C
T
NE AT OF .
2 SERJ
28 I
O
A
I
F
LNR2- 5A R H
EN
K
.

C

EN NEC SE
D
R
I
T

TS O HPE H
A
RC
I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 3/32" = 1'-0"
A3.3
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

SECTIONS

DESIGN DEVELOPMENT
SCALE: 3/32" = 1'-0"

SECTION A
1 SCALE: 3/32" = 1'-0"

SECTION B
2 SCALE: 3/32" = 1'-0"

SECTION C
3 SCALE: 3/32" = 1'-0"

SECTION D
4 1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

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A1 A3 A2 A7 B1
B2 A5 A4
B1
B3 B4 B5
C0 D3 D1 D1 C0 D2
B2
A8 A6
A1. LIGHT CEMENT PLASTER, SAND FINISH
A2. DARK CEMENT PLASTER, SAND FINISH
A3. LIGHT BROWN CEMENT PLASTER, SAND FINISH
A4. GREEN CEMENT PLASTER, SAND FINISH
A5. GREEN WALL OVER ACCENT GREEN COLOR
A7. CEMENT PLASTER MOLDING
B1. PREFINISHED ALUMINUM BAR PICKETS RAILING IN DARK BRONZE B2. ALUMINUM SCREEN IN DARK BRONZE COLOR
B3. CUSTOM FORMED ALUMINUM OVERHANG IN DARK BRONZE COLOR B4. STOREFRONT WITH METAL PANEL BASE AND HEAD, IN DARK

BRONZE COLOR
B5. STOREFRONT WITH METAL PANEL BASE AND HEAD, IN GREEN COLOR
B6. DOUBLE-HEIGHT ALUMINUM PANEL ARCH AND SIGNAGE AREA IN

GREEN COLOR
C0. VINYL WINDOWS AND DOORS IN VARIOUS SIZES, DARK BRONZE COLOR
D1. WOOD PERGOLA
D2. WOOD SLATS ATTACHED TO BALCONY SOFFIT
D3. PRIVACY WOOD SLATS ON BALCONY
A8. PUBLIC ART WALL FEATURE
A6. FLUTED CEMENT PLASTER FINISH IN LIGHT COLOR
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H ARC I

ARCHITECT
Steinberg Hart
320 Laurel Street
San Diego, CA 92101
PROJECT #:

DATE:

REV DATE ISSUE

KINGSBARN REALTY CAPITAL
CLIENT
Copyright 2021 Steinberg Hart All Rights Reserved - These Plans and/or Specifications are intended for the sole benefit of Steinberg Hart' client and may not be used, reused, copied, or reproduced in any form without the express written consent of Steinberg Hart.

SCALE:

Autodesk Docs://23036 Aspire Escondido/23036_Aspire Escondido_AR_2024.rvt 1/8" = 1'-0"
A3.4
23036.000

KINGSBARN

ESCONDIDO
137 WEST VALLEY PARKWAY
ESCONDIDO, CA 92025

MATERIAL BOARD

DESIGN DEVELOPMENT
1 04/01/24 Entitlement Set
2 9/04/24 Plan Review comments
3 11/27/24 Plan Review comments
4 4/30/25 Entitlement Set
5 09/10/25 Entitlement Set
Resolution No. 2025-168
Exhibit "B"

315
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Resolution No. 2025-168
Exhibit “C”

EXHIBIT “C”
PLANNING CASE NOS. PL24-0091/PL24-0092/PL24-0093/PL24-0095/PL25-0324

FACTORS TO BE CONSIDERED / FINDINGS OF FACT
Environmental Determinations:

1. Pursuant to the California Environmental Quality Act (Public Resources Code section 21000 et. seq.) (“CEQA”), and its implementing regulations (14 C.C.R. § 15000 et seq.) (“CEQA Guidelines”), the City of Escondido (“City”) is the Lead Agency for the project (“Project”), as the public agency with the principal responsibility for approving the Project.

2. In order to evaluate the adoption of the 2012 General Plan, the Downtown Specific Plan Update, and Climate Action Plan (“Approved Project”) under the California Environmental Quality Act (CEQA), a Final Environmental Impact Report (“FEIR”) (SCH No. 20100716054) was certified by the Escondido City Council.

3. CEQA Guidelines Section 15164 allows for a lead agency to prepare an Addendum to a previously certified environmental document if some changes or additions to the project are necessary, but none of the conditions described in CEQA Section 15162 requiring preparation of a subsequent environmental document are present. The City Council has reviewed and considered the certified FEIR, and the attached Project Addendum, and finds that these documents taken together contain a complete and accurate reporting of all of the environmental impacts associated with the modified Project, described herein. The City Council further finds that the Addendum and administrative record have been completed in compliance with CEQA, and that the certified 2012 FEIR, and this Project Addendum, reflect the City’s independent judgement.

4. Based on substantial evidence set forth in the record, including, but not limited to 2012 FEIR, and the attached Fifth Addendum, the City Council find that, based on the whole record before them, none of the conditions under CEQA Guidelines Section 15162 – 15163, requiring subsequent environmental review, have occurred because the modified project:
a. Will not result in substantial changes that would require major revisions of the 2012 FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; b. Will not result in substantial changes with respect to the circumstances under which the Project is developed that would require major revisions of the 2012 FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; 316
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Resolution No. 2025-168
Exhibit “C”

c. Does not present new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the 2012 FEIR was certified and was approved showing any of the following:
i. The Project will have one or more significant effects not discussed in the previous EIR or negative declaration;
ii. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
iii. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
iv. Mitigation measures or alternative which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

5. Further, based on the substantial evidence set forth in the record, including but not limited to 2012 certified FEIR, and the Fifth Addendum prepared for the Project, the City Council finds that the applicable mitigation measures identified in the 2012 FEIR would ensure that any potential impacts would be reduced to less than significant levels. No new mitigation measures are required to mitigate environmental impacts associated with the modified Project. Therefore, the Addendum supports the City’s consideration of the Project, as outlined in CEQA Guidelines Section 15162 and 15164.

6. Pursuant to CEQA Guidelines Section 15164, subdivision (c), the Addendum is not required to be circulated for public review, but can be attached to the original 2012 FEIR.

7. Pursuant to Public Resources Code Section 21081.6(a)(2) and CEQA Guidelines section 15091(e), all documents and other materials which constitute the record of proceedings are located at the City of Escondido, City Hall. The City Clerk, whose office is located at 201 North Broadway, Escondido CA 92025, is hereby designated as the custodian of the documents and other materials which constitute the record of proceedings upon which the City Council’s decision is based, which documents and materials shall be available for public inspection and copying in accordance with the provisions of the California Public Records Act.

Design Review Permit (PL25-0324)
(Section 33-1359 of Article 64 – Design Review of the Escondido Zoning Code) 317
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Resolution No. 2025-168
Exhibit “C”

With respect the Design Review Permit, the Planning Commission recommends that the City Council make the following findings for approval:

1. The proposed site plan has been designed in a manner which is compatible with the natural and urban characteristics of the site and the surrounding neighborhood.

As detailed in the Planning Commission staff report, dated November 18, 2025, the Project site is located within the downtown urban core. The Project site is surrounded by low-lying commercial buildings to the south, a vacant commercial building to the west, a low-intensity office building to the west, and City Hall to the north. The Project site currently allows for four stories and up to 60’-0” in height, and while the request would increase the number of stories from 4 to 5, and 60’-0” to 65’-0”, the proposed design will still be consistent with urban characteristics of the surrounding neighborhood in that the DSP envisions an increase in residential density within the downtown which includes increased building heights in the City’s urban core.

2. The bulk, scale, and architectural design of the proposed structure are compatible with the character of the surrounding neighborhood.

The Project includes development of a five-story building with a total height of 61’-0”. The bulk, scale, and architectural design is compatible with the surrounding neighborhood in that the Project site is located in the City’s downtown core which is governed by the DSP. The DSP contains development standards that regulate building form and massing such as setbacks, heights, open space, and off-street parking requirements. The DSP also contains design policies, standards, and guidelines that encourage increase intensity of pedestrian and vehicular activity. The Project incorporates elements that encourage these types of activities such as balconies adjacent to W Valley Parkway. Furthermore, the incorporation of the balconies reduces the massing of the building by providing depth to the building, and avoiding the appearance of large box-like structures.

3. The project incorporates landscaping, irrigation and screening which is drought tolerant, appropriate for the site, and in compliance with the landscape standards established by the city.

The Project site is located in the DSP which references Article 62 (Water Efficient Landscape Regulations) for landscape standards established by the City. The Project incorporates landscaping along the project’s frontage, and a five-foot planter along Maple Plaza. The planter would provide additional screening to the ground-floor parking stalls, and is consistent with the design standards for parking structures as detailed in the DSP. The Applicant will pay an in-lieu fee to demonstrate consistency with the Climate Action Plan consistency checklist which requires developments to plant one tree per dwelling unit. Due to the high-density nature of the Project, the Project is unable to meet that requirement; however, the Applicant will pay an in-lieu fee of $34,450 ($325 per tree) to allow for planting through the City with emphasis placed on the downtown Area.

4. All grading related to the project is in conformance to design standards set by Article 55, Grading and Erosion Control.
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Exhibit “C”

The Project requires minimal grading due to the flat topography of the site, and will require the excavation of 1,400 cubic yards for the Project. The elevation of the site is approximately 649.13, and according to the civil plans, the elevation of the finish floor (i.e., floor surface of the building) will be 649.00 indicating very minimal grading work to the site.

5. The project has incorporated the applicable design review standards contained in the ordinance codified in this section and other applicable ordinances into the site layout and building design.

As detailed in the Planning Commission staff report dated, November 18, 2025, the Project is governed by the DSP design guidelines, standards, and policies. The Project has been designed in a manner that complies with those guidelines established in the DSP; additionally, the Project complies with the objective development standards of the DSP, notwithstanding the requested height allowances. The Project incorporates a variety of materials (cement plaster, storefront windows, wooden trellises), and colors (green, beige, and white), and various architectural elements including balconies, moldings, and recessed areas to further bring attention to the building.

6. The project is consistent with the goals and objectives on the city general plan.

As detailed in the Planning Commission staff report dated November 18, 2025, the Project will redevelop an existing municipal parking lot into 128 multi-family units. The Project would provide new housing in the City’s urban core, and would contribute to the City’s regional housing needs as discussing in the adopted Housing Element. Among other reasons, the Project will also be located approximately .04 miles east of the North County Transit District, and thus encouraging alternative modes of transportation as envisioned in the City’s adopted Land Use and Community Form element. If approved, the Project will serve as a gateway on the western end of the downtown, and will contribute to the economic viability of the area.
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Resolution No. 2025-168
Exhibit “D”