Agenda packet — Escondido City Council, January 28, 2026 (part 1 of 3)

CITY of ESCONDIDO
Council Meeting Agenda
WEDNESDAY, JANUARY 28, 2026
Cancelled - Closed Session
5:00 PM - Regular Session
Escondido City Council Chambers, 201 North Broadway, Escondido, CA 92025

WELCOME TO YOUR CITY COUNCIL MEETING
We welcome your interest and involvement in the legislative process of Escondido. This agenda includes information about topics coming before the City Council and the action recommended by City staff.

MAYOR
Dane White

DEPUTY MAYOR
Joe Garcia (District 2)

COUNCILMEMBERS
Consuelo Martinez (District 1)
Christian Garcia (District 3)
Judy Fitzgerald (District 4)

CITY MANAGER
Sean McGlynn

CITY ATTORNEY
Michael McGuinness

CITY CLERK
Zack Beck

HOW TO WATCH
The City of Escondido provides three ways to watch a City Council meeting:

In Person On TV Online
201 N. Broadway Cox Cable Channel 19 and U-verse Channel 99 www.escondido.gov 1 Wednesday, January 28, 2026

HOW TO PARTICIPATE
The City of Escondido provides two ways to communicate with the City Council during a meeting:

In Person In Writing

Fill out Speaker Slip and Submit to City Clerk escondido-ca.municodemeetings.com

ASSISTANCE PROVIDED
If you need special assistance to participate in this meeting, please contact our ADA Coordinator at 760-839-4869.

Notification 48 hours prior to the meeting will enable to city to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired – please see the City Clerk.

2 Wednesday, January 28, 2026

REGULAR SESSION
5:00 PM Regular Session

MOMENT OF REFLECTION
City Council agendas allow an opportunity for a moment of silence and reflection at the beginning of the evening meeting. The City does not participate in the selection of speakers for this portion of the agenda, and does not endorse or sanction any remar ks made by individuals during this time. If you wish to be recognized during this portion of the agenda, please notify the City Clerk in advance.

FLAG SALUTE
The City Council conducts the Pledge of Allegiance at the beginning of every City Council meeting.

CALL TO ORDER
Roll Call: Fitzgerald, C. Garcia, J. Garcia, Martinez, White

ORAL COMMUNICATIONS
In addition to speaking during particular agenda items, the public may address the Council on any item which is not on the agenda provided the item is within the subject matter jurisdiction of the City Council. State law prohibits the Council from discussing or taking action on such items, but the matter may be referred to the City Manager/staff or scheduled on a subsequent agenda. Speakers are limited to only one opportunity to address the Council under Oral Communications.

CONSENT CALENDAR
Items on the Consent Calendar are not discussed individually and are approved in a single motion. However, Council members always have the option to have an item considered separately, either on their own request or at the request of staff or a member of the public.

1. AFFIDAVITS OF PUBLICATION, MAILING, AND POSTING (COUNCIL/RRB)

2. APPROVAL OF WARRANT REGISTER
Request the City Council approve the City Council and Housing Successor Agency warrants issued between January 5, 2026 to January 18, 2026.

Staff Recommendation: Approval (Finance Department: Christina Holmes, Director of Finance)

3 Wednesday, January 28, 2026

3. APPROVAL OF MINUTES: Regular meetings of January 7, 2026 and January 14, 2026

4. WAIVER OF READING OF ORDINANCES AND RESOLUTIONS

5. ESTABLISH SPEED LIMITS FOR 61 ROADWAY SEGMENTS BY RESOLUTION AND 1 NEW SEGMENT BY

ORDINANCE
Request the City Council adopt Resolution No. 2026-11 amending the traffic schedule establishing speed zones on 61 roadway segments, and one (1) speed survey pursuant to Ordinance No. 2026-01.

Staff Recommendation: Approval (Public Works Department: Joe Goul art, Director of Public Works and Christopher W. McKinney, Deputy City Manager)
Presenter: Ali Shahzad, City Traffic Engineer
a) Resolution No. 2026-11
b) Ordinance No. 2026-01 (First Reading and Introduction)

6. ANNUAL STATE MANDATED INSPECTION COMPLIANCE REPORT
Request the City Council adopt Resolution No. 2026-06 acknowledging the Fire Department’s report of compliance with annual State mandated inspections.

Staff Recommendation: Approval (Fire Department: Tyler Batson, Interim Fire Chief) Presenter: Tyler Batson, Interim Fire Chief
a) Resolution No. 2026-06

7. CONTINUING THE EMERGENCY REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN Request the City Council adopt Resolution No. 2026-09, declaring that pursuant to the terms of Section 22050 of the California Public Contract Code, the City Council finds there is a need to continue the emergency repair of the Escondido Trunk Sewer Main.

Staff Recommendation: Approval (Utilities Department: Daniel Peterson, Director of Utilities) Presenter: Kyle Morgan, Assistant Director of Utilities, Wastewater a) Resolution No. 2026-09

4 Wednesday, January 28, 2026

PUBLIC HEARINGS

8. PUBLIC HEARING TO CONSIDER A SUBSTANTIAL AMENDMENT TO THE 2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION PLAN TO INCREASE HOME FUNDS TO EXPAND RENTAL

ASSISTANCE OPPORTUNITIES AND BETTER ALIGN AVAILABLE FUNDING WITH CURRENT HOUSING

NEEDS AND COMMUNITY PRIORITIES
Request the City Council of the City of Escondido conduct a public hearing to receive a report from City staff describing the proposed substantial amendment to the 2025-2029 Consolidated Plan and 2025- 2026 Annual Action Plan and provide direction on options presented by staff and authorize the release of a Request for Proposals (“RFP”) for HOME funds to provide rental, security deposit, and utility assistance.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, Director of Development Services)
Presenters: Danielle Lopez, Housing Manager and Norma Olquin, Management Analyst

9. 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
Request the City Council adopt the following Resolution and Ordinance approving the Project: Adopt Ordinance No. 2026-02, (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. Adopt Resolution No. 2026-12, 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
a) Resolution No. 2026-12
b) Ordinance No. 2026-02 (First Reading and Introduction)

5 Wednesday, January 28, 2026

CURRENT BUSINESS

10. AMENDMENT TO THE MAIN SUBSCRIPTION AGREEMENT (“MSA”) WITH WORKDAY, INC.

Request the City Council adopt Resolution No. 2026-08 authorizing the Mayor, on behalf of the City, to approve an amendment to the Main Subscription Agreement (“MSA”) with Workday, Inc.

Staff Recommendation: Approval (Finance Department: Christina Holmes, Director of Finance) Presenter: Christina Holmes, Director of Finance
a) Resolution No. 2026-08

11. CITYWIDE TRAFFIC SIGNAL SYSTEM COMMUNICATIONS UPDATE Request the City Council receive and file this report on the Traffic Signal Communications Upgrade project, including progress on equipment replacement and anticipated next steps.

Staff Recommendation: Receive and File (Public Works Department: Joseph Goulart, Director of Public Works)
Presenter: Craig Williams, Project Manager

12. APPOINTMENT OF AD-HOC SUBCOMMITTEE ON FIREWORKS
Request the City Council approve the creation of an Ad-Hoc Subcommittee on Fireworks, appoint two City Council Members to serve on the subcommittee, and direct the subcommittee to evaluate fireworks-related public safety impacts, enforcement challenges, and potential policy options, and to return to the City Council with findings and recommendations.

Staff Recommendation: None (City Clerk’s Office: Zack Beck, City Clerk) Presenter: Zack Beck, City Clerk

FUTURE AGENDA

13. FUTURE AGENDA
The purpose of this item is to identify issues presently known to staff or which members of the City Council wish to place on an upcoming City Council agenda. Council comment on these future agenda items is limited by California Government Code Section 54954.2 to clarifying questions, brief announcements, or requests for factual information in connection with an item when it is discussed.

Staff Recommendation: None (City Clerk's Office: Zack Beck)

COUNCILMEMBERS SUBCOMMITTEE REPORTS AND OTHER REPORTS

6 Wednesday, January 28, 2026

CITY MANAGER’S REPORT
The most current information from the City Manager regarding Economic Development, Capital Improvement Projects, Public Safety, and Community Development.

ADJOURNMENT

UPCOMING MEETING SCHEDULE
Wednesday, February 04, 2026 4:00 & 5:00 PM Closed Session, Regular Meeting, Council Chambers Wednesday, February 18, 2026 4:00 & 5:00 PM Closed Session, Regular Meeting, Council Chambers

SUCCESSOR AGENCY
Members of the Escondido City Council also sit as the Successor Agency to the Community Development Commission, Escondido Joint Powers Financing Authority, and the Mobilehome Rent Review Board.

7 Consent Item No. 1 January 28, 2026

A F F I D A V I T S

I T E M

P O S T I N G –

 REVIEW AND MAKE A SUBSTANTIAL AMENDMENT TO THE
2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL

ACTION PLAN

 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
8 Item1.

CITY OF ESCONDIDO

NOTICE OF PUBLIC HEARING
REVIEW AND MAKE A SUBSTANTIAL AMENDMENT TO THE 2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION PLAN
NOTICE OF 30-DAY PUBLIC COMMENT PERIOD
NOTICE IS HEREBY GIVEN that the Escondido C ity Council will hold a public hearing on Wednesday, January 28, 2026 at 5 p.m. in the City Council Chambers, Escondido City Hall, 201 North Broadway, Escondido, CA 92025, to amend the 2025-2029 Consolidated Plan and 2025- 2026 Annual Action Plan to reallocate HOME funding to expand current programs.

The City has issued a new public notice to make a substantial amendment. The City is recommending adding additional funding to the Senior Rental Subsidy and First time Homebuyers programs amending its 2025-2029 Consolidated Plan and its 2025-2026 Annual Action Plan.

The 2025-2029 Consolidated Plan and 2025-2026 Annual Action Plan will be available for a 30- day public review and comment period from January 29, 2026 to February 27, 2026. The amended plans will be available on the City’s website at https://www.escondido.gov/214/Housing- Neighborhood-Services or the Housing and Neighborhood Services Division at Escondido City Hall at 201 N. Broadway, Escondido. Further information may be obtained by contacting Danielle Lopez at [email protected] or Norma Olquin at [email protected].

The City of Escondido welcomes and encourages community feedback and participation.

If you challenge the item described above in court, you may be limited to raising only those issues that you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Escondido City Council at or prior to the hearing.

The City of Escondido remains committed to complying with the Americans with Disabilities Act (“ADA”). Qualified individuals with disabilities who wish to participate in City programs, services, or activities and who need accommodations are invited to present their requests to the City by filling out a Request for Accommodations Form or an Inclusion Support Request Form for Minors, or by calling 760-839-4643, preferably at least 72 hours in advance of the event or activity. Forms can be found on the City’s website at: https://www.escondido.gov/417/Risk-Safety-ADA.

PUBLI
C COMMENT: To submit comments in wr iting, please do so at the following link:
https://escondido-ca.municodemeetings.com/bc-citycouncil/webform/public-comment.

All comments received from the public will be made a part of the record of the meeting.

Published in THE ESCONDIDO TIMES ADVOCATE: 1/15/26
9 Item1.

CIUDAD DE ESCONDIDO
AVISO DE AUDIENCIA PÚBLICA
REVISIÓN Y MODIFICACIÓN SUSTANCIAL AL PLAN CONSOLIDADO 2025-2029 Y PLAN DE ACCION ANUAL 2025-2026
PLAZO DE 30 DÍAS PARA COMENTARIOS PÚBLICOS
POR MEDIO DEL PRESENTE AVISO SE NOTIFICA que el Concejo Municipal de Escondido realizará una audiencia pública el miércoles 28 de enero de 2026 a las 5 p.m. en la Sala Consistorial del Concejo Municipal, Ayun tamiento de Escondido, 201 North Broadway, Escondido, CA 92025, para modificar el Plan Consolidado 2025-2029 y el Plan de Acción Anual 2025-2026 en relación con la reasignación de fondos del programa HOME y la ampliación de programas existentes.

La Ciudad ha publicado un nuevo aviso público para realizar una modificación sustancial. La Ciudad recomienda añadir fondos adicionales a los programas de Subsidio de Renta para Personas Mayores y Compradores de Vivienda por Primera Vez mediante modificaciones al Plan Consolidado 2025-2029 y al Plan de Acción Anual 2025-2026.

El Plan Consolidado 2025-2029 y el Plan de Acción Anual 2025-2026 estarán disponibles para un periodo de revisión y comentarios del público de 30 días del 29 de enero de 2026 al 27 de febrero de 2026. Los planes modificados estarán disponibles en el sitio web de la Ciudad en https://www.escondido.gov/214/Housing-Neighborhood-Services o en la División de Vivienda y Servicios al Vecindario del Ayuntamiento de la Ciudad de Escondido ubicado en 201 N. Broadway Escondido. Para obtener más información puede comunicarse con Danielle Lopez al correo [email protected] o con Norma Olquin al correo [email protected].

La Ciuda
d de Escondido invita a la comunidad a participar y compartir sus comentarios.

Si cuestiona el asunto descrito anteriormente ante una corte, podría quedar limitado a proponer sólo aquellos asuntos que usted o alguien más haya propuesto en la audiencia pública señalada en este aviso, o en la correspondencia escrita entregada al Concejo Municipal de Escondido durante o antes de la audiencia.

La Ciudad de Escondido sigue comprometida a cumplir con la Ley de Estadounidenses con Discapacidades (ADA). Las personas calificadas con discapacidades que deseen participar en programas, servicios o actividades de la Ciudad y que necesiten adecuaciones están invitadas a presentar sus solicitudes a la Ciudad llenando un Formulario de Solicitud de Adecuaciones o un Formulario de Solicitud de Apoyo de Inclusión para Menores, o llamando al 760-839-4643, preferiblemente al menos 72 horas antes del evento o actividad. Los formularios se pueden encontrar en el sitio web de la Ciudad en: https://www.escondido.gov/417/Risk-Safety-ADA.

C
OMENTARIO PÚBLICO: para enviar comentarios por escrito, por favor use el siguiente enlace:
https://escondido-ca.municodemeetings.com/bc-citycouncil/webform/public-comment. Todos los comentarios recibidos del publico formaran parte del registro oficial de la junta.

Published in THE ESCONDIDO TIMES ADVOCATE: 1/15/26
10 Item1.

CITY

OF ESCONDIDO

OFFICE OF THE CITY CLERK
201 NORTH BROADWAY
ESCONDIDO, CA 92025-2798
(760) 83 9-4617

NOTICE OF PUBLIC HEARING
The Escondido City C ouncil will hold a public hearing in the City Council Chambers, Escondido City Hall, 201 North Broadway, Escondido, California at 5 p.m., Wednesday, January 28, 2026 to consider the item listed below:

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: Approva
l of a project with a Specific Planning Area 9 (SPA-9) 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, and establishing a height overlay on the subject property increasing the height limit from 60’-0 to 65’-0”, and increa sing the allowable number of stories from four to five; a Development Agreement to, among other things, 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; 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 spaces; and a Design Review Permit for construction of 128 multi-family units (“Project”). The Project includes ancillary text amendments to the Downtown Specific Plan, as well as off-site improvements to Maple Plaza and right-of-way improvements.

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).

ENVIRONMENTAL STATUS: Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164 (Addendum to an EIR), an Addendum to the 2012 General Plan Update, Downtown Specific Plan Update, and Climate Action Plan Final EIR was prepared for the Project as none of the conditions requiring preparation of a Subsequent EIR under Section 15162 (Subsequent EIR) have occurred.

PLANNING COMMISSION ACTION: On November 18, 2025, the Planning Commission voted 4-0 (two abesences and one abstention) recommending that the City Council approve the Project.

If you challenge this item 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 Planning Division at, or prior to, the public hearing.

PUBLIC COMMENT : To submit comments in writing, please do so at the following link: https://escondido- ca.municodemeetings.com/bc-citycouncil/webform/public-comment. All comments received from the public will be made a part of the record of the meeting.

T
he City of Escondido remains committed to complying with the Americans with Disabilities Act (ADA). Qualified individuals with disabilities who wish to participate in City programs, services, or activities and who need accommodations are invited to present their requests to the City by filing out a Request for Accommodations Form or an Inclusion Support Request Form for Minors, or by calling 760-839-4643, preferably at least 72 hours in advance of the event or activity. Forms can be found on the City’s website at: https://escondido.gov/820/Americans-with-Disabilities-Act.

T
he staff report will be available at the Escondido Planning Division, 201 N. B
roadway, Escondido, CA 92025; and on the City’s website at ht
tps://escondido-ca.municodemeetings.com/ after Thursday, January 22, 2026.

For additional information, please contact Ivan Flores, AICP, Principal Planner, at 760-839-4529, or via email at [email protected], and refer to Case No. PL24-
0091.

Zack Beck, City Clerk
City of Escondido
DATED: January 15, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 1/15/26
11 Item1.

STAFF REPORT

January 28, 2026
File Number 0400-40

SUBJECT

APPROVAL OF WARRANT REGISTER

DEPARTMENT
Finance

RECOMMENDATION
Approval for City Council and Housing Successor Agency warrants issued between January 05, 2026 to January 18, 2026.

Staff Recommendation: Approval (Finance Department: Christina Holmes) ESSENTIAL SERVICE – Internal requirement per Municipal Code Section 10 COUNCIL PRIORITY –

FISCAL ANALYSIS
The total amount of the warrants for the following periods are as follows:

Dates 01/05/2026 to 01/18/2026
Total $5,724,538.57
Number of Warrants 364

BACKGROUND
The Escondido Municipal Code Section 10-49 states that warrants or checks may be issued and paid prior to audit by the City Council, provided the warrants or checks are certified and approved by the Director of Finance as conforming to the current budget. These warrants or checks must then be ratified and approved by the City Council at the next regular Council meeting. 12 Item2.

January 7, 2026 Escondido City Council Minutes Page 1 of 4

REGULAR SESSION
5:00 PM Regular Session

MOMENT OF REFLECTION
City Council agendas allow an opportunity for a moment of silence and reflection at the beginning of the evening meeting. The City does not participate in the selection of speakers for this portion of the agenda, and does not endorse or sanction any remarks made by individuals during this time. If you wish to be recognized during this portion of the agenda, please notify the City Clerk in advance.

FLAG SALUTE
The City Council conducts the Pledge of Allegiance at the beginning of every City Council meeting.

CALL TO ORDER
Roll Call: Fitzgerald, C. Garcia, J. Garcia, Martinez, White

ORAL COMMUNICATIONS

CONSENT CALENDAR
Motion: White; Second: C. Garcia; Approved: 5-0

1. AFFIDAVITS OF PUBLICATION, MAILING, AND POSTING (COUNCIL/RRB)

2. APPROVAL OF WARRANT REGISTER
Request the City Council approve the City Council and Housing Successor Agency warrants issued between December 08, 2025 to December 14, 2025.

Staff Recommendation: Approval (Finance Department: Christina Holmes, Director of Finance)

3. APPROVAL OF MINUTES: Regular meetings of December 10, 2025 and December 17, 2025

4. WAIVER OF READING OF ORDINANCES AND RESOLUTIONS

5. CONTINUING THE EMERGENCY REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN Request the City Council adopt Resolution No. 2026-03, declaring that pursuant to the terms of Section 22050 of the California Public Contract Code, the City Council finds there is a need to continue the emergency repair of the Escondido Trunk Sewer Main. (File Number 1330-85) 13 Item3.

January 7, 2026 Escondido City Council Minutes Page 2 of 4

Staff Recommendation: Approval (Utilities Department: Daniel Peterson, Director of Utilities) Presenter: Kyle Morgan, Assistant Director of Utilities, Wastewater a) Resolution No. 2026-03

6. COUNCIL COMPENSATION
Request the City Council adopt Ordinance No. 2025-12R providing for an amendment to Escondido Municipal Code section 2-28(a) increasing the salary for councilmembers pursuant to Government Code § 36516 and Council Rules of Policy and Procedure Section B(9). (File Number 0720-20)
Staff Recommendation: Approval (Human Resources Department: Jessica Perpetua, Director of Human Resources)
Presenter: Jessica Perpetua, Director of Human Resources a) Ordinance No. 2025-12R (Second Reading and Adoption)

CONSENT RESOLUTIONS AND ORDINANCES (COUNCIL/RRB)
The following Resolutions and Ordinances were heard and acted upon by the City Council/RRB at a previous City Council/Mobilehome Rent Review meeting. (The title of Ordinances listed on the Consent Calendar are deemed to have been read and further reading waived.)

7. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ESCONDIDO, CALIFORNIA,

APPROVING A PLANNED DEVELOPMENT PERMIT (MASTER AND PRECISE PLAN) TO ALLOW GROUND-FLOOR RESIDENTIAL USES FOR CONSTRUCTION OF 70 UNITS Approved on December 10, 2025 with a vote of 4/0 (White- Absent) a) Ordinance No. 2025-11 (Second Reading and Adoption)

CURRENT BUSINESS

8. CDBG AND HOME OVERVIEW
Request the City Council receive and file this overview of the Community Development Block Grant ("CDBG") and HOME Investment Partnership Program ("HOME"). (File Number 0875-55) Staff Recommendation: Receive and File (Development Services Department: Kevin Snyder, Director of Development Services)
Presenters: Dulce Salazar, Management Analyst; Norma Olquin, Management Analyst 14 Item3.

January 7, 2026 Escondido City Council Minutes Page 3 of 4

Richard Cannon – Requested CDBG Home funds be allocated to rental assistance for all income-qualified residents.

Victoria Nayak – Requested CDBG Home funds be allocated to rental assistance for all income- qualified residents.

FUTURE AGENDA

9. FUTURE AGENDA
The purpose of this item is to identify issues presently known to staff or which members of the City Council wish to place on an upcoming City Council agenda. Council comment on these future agenda items is limited by California Government Code Section 54954.2 to clarifying questions, brief announcements, or requests for factual information in connection with an item when it is discussed.

Staff Recommendation: None (City Clerk's Office: Zack Beck)

COUNCILMEMBERS SUBCOMMITTEE REPORTS AND OTHER REPORTS
CITY MANAGER’S REPORT
The most current information from the City Manager regarding Economic Development, Capital Improvement Projects, Public Safety, and Community Development.

ORAL COMMUNICATIONS
Becky Rapp – Notified the Council of a new law that went into effect on January 1, 2026 that impacts tobacco and cannabis products and requested the City Council estbali

ADJOURNMENT
Mayor White adjourned the meeting at 6:00 p.m.

______________________________ _______________________________

MAYOR CITY CLERK
15 Item3.

January 7, 2026 Escondido City Council Minutes Page 4 of 4

16 Item3.

January 14, 2026 Escondido City Council Minutes Page 1 of 6

CLOSED SESSION
4:00 PM

CALL TO ORDER

1. Roll Call: Fitzgerald, C. Garcia, J. Garcia, Martinez, White

ORAL COMMUNICATIONS
None

CLOSED SESSION

I. PUBLIC EMPLOYEE PERFORMANCE EVALUATION PROCESS (Government Code § 54957(b)(1))
a. Titles: City Manager and City Attorney

ADJOURNMENT

Mayor White adjourned the meeting at 4:30 p.m.

______________________________ _______________________________

MAYOR CITY CLERK

17 Item3.

January 14, 2026 Escondido City Council Minutes Page 2 of 6

REGULAR SESSION
5:00 PM

MOMENT OF REFLECTION
City Council agendas allow an opportunity for a moment of silence and reflection at the beginning of the evening meeting. The City does not participate in the selection of speakers for this portion of the agenda, and does not endorse or sanction any remarks made by individuals during this time. If you wish to be recognized during this portion of the agenda, please notify the City Clerk in advance.

FLAG SALUTE
The City Council conducts the Pledge of Allegiance at the beginning of every City Council meeting.

CALL TO ORDER
Roll Call: Fitzgerald, C. Garcia, J. Garcia, Martinez, White

PRESENTATION
Certificate of Recognition - Team USA Tap Dance

CLOSED SESSION REPORT

ORAL COMMUNICATIONS
Tracy Baxter – Expressed concern regarding a code compliance complaint.

Maria Wallace – Expressed concern regarding the actions of Immigration and Customs Enforcement (ICE), in light of the recent death of Renee Good in Minnesota.

Gregg Oliver – Expressed concern regarding the economic, community and environmental impacts of Data Centers in San Diego County.

Yussef Miller – Invited the City Council to the march against Human Trafficking on January 17, 2026 in Escondido.

Lisa Richards – Requested the City Council allocate CDBG HOME Funds to rental assistance programs that are not age-restricted.

Kathleen Lamb – Expressed support for the Escondido Police Department. 18 Item3.

January 14, 2026 Escondido City Council Minutes Page 3 of 6

Laura Hunter – Expressed concern regarding the actions of Immigration and Customs Enforcement (ICE), in light of the recent death of Renee Good in Minnesota.

CONSENT CALENDAR
Motion: White; Second: C. Garcia; Approved: 5-0

1. AFFIDAVITS OF PUBLICATION, MAILING, AND POSTING (COUNCIL/RRB)

2. APPROVAL OF WARRANT REGISTER
Request the City Council approve the City Council and Housing Successor Agency warrants issued between December 15, 2025 to January 04, 2026.

Staff Recommendation: Approval (Finance Department: Christina Holmes, Director of Finance)

3. APPROVAL OF MINUTES: None

4. WAIVER OF READING OF ORDINANCES AND RESOLUTIONS

5. DENIAL OF CALPERS INDUSTRIAL DISABILITY RETIREMENT FOR FIRE CAPTAIN CHRISTOPHER ARNOLD
Request the City Council adopt Resolution No. 2026-05, denying the California Public Employees’ Retirement System (CalPERS) Industrial Disability Retirement for Fire Captain Christopher Arnold. (File Number 0170-57)
Staff Recommendation: Approval (Human Resources Department: Jessica Perpetua, Director of Human Resources)
Presenter: Jessica Perpetua, Director of Human Resources a) Resolution No. 2026-05

6. ACCEPTANCE OF FRIENDS OF THE ESCONDIDO PUBLIC LIBRARY DONATION Request the City Council adopt Resolution No. 2026-01 to accept a donation from the Friends of the Escondido Public Library of four study pods. (File Number 1115-20) Staff Recommendation: Approval (Community Services Department: Joseph Goulart, Director of Public Works)
Presenter: Robert Rhoades, Assistant Director of Community Services a) Resolution No. 2026-01
19 Item3.

January 14, 2026 Escondido City Council Minutes Page 4 of 6

7. ACCEPTANCE OF ESCONDIDO PUBLIC LIBRARY FRIENDS OF LITERACY SERVICES DONATION Request the City Council adopt Resolution No. 2026-02 to accept a donation from the Escondido Public Library Friends of Literacy Services of two study pods. (File Number 1115-20) Staff Recommendation: Approval (Community Services Department: Joseph Goulart, Director of Public Works)
Presenter: Robert Rhoades, Assistant Director of Community Services a) Resolution No. 2026-02

8. AGREEMENT WITH BLUE HERON CONSULTING TO PROVIDE UTILITY BILLING SOFTWARE

CONSULTING SERVICES
Request the City Council adopt Resolution No. 2026-04 authorizing the Mayor, on behalf of the City, to approve a second amendment to the Consulting Agreement with Blue Heron Consulting Group to provide utility billing software consulting services. (File Number 0600-10; A-3286-2) Staff Recommendation: Approval (Finance Department: Christina Holmes, Director of Finance) Presenter: Christina Holmes, Director of Finance
a) Resolution No. 2026-04

CURRENT BUSINESS

9. INCREASE ANNUAL FUNDING LEVEL TO INITIATE IMPLEMENTATION OF SAFE ROUTES TO

SCHOOL PROJECTS CITY-WIDE
Request the City Council adopt Resolution No. 2026-07 approving a budget adjustment to an annual allotment of $200,000 to the Transportation and Community Safety Commission for implementing projects within the Traffic Management Project List. (File Number 0430-80) Staff Recommendation: Approval (Public Works Department: Joseph Goulart, Director of Public Works)
Presenter: Craig Williams, Project Manager
a) Resolution No. 2026-07
Leila Sackfield – Requested the City Council increase funding for Safe Routes to Schools.

MaryAnne Dijack – Requested the City Council increase funding for Safe Routes to Schools. 20 Item3.

January 14, 2026 Escondido City Council Minutes Page 5 of 6

Motion to increase funding allocation for the Transportation and Community Safety Commission from $50,000 to $85,000 for FY 2025-2026 and increase the annual allocation for the Transportation and Community Safety Commission from $50,000 to $200,000 in FY 2026- 2027 utilizing Measure I funds: Martinez; Second: White; Approved: 5-0

FUTURE AGENDA

10. FUTURE AGENDA
The purpose of this item is to identify issues presently known to staff or which members of the City Council wish to place on an upcoming City Council agenda. Council comment on these future agenda items is limited by California Government Code Section 54954.2 to clarifying questions, brief announcements, or requests for factual information in connection with an item when it is discussed.

Staff Recommendation: None (City Clerk's Office: Zack Beck) White / J. Garcia – Request to create an Ad-Hoc Subcommittee concerning Fireworks

ORAL COMMUNICATIONS
None

ADJOURNMENT
Mayor White adjourned the meeting at 6:22 p.m.

______________________________ _______________________________

MAYOR CITY CLERK
21 Item3.

January 14, 2026 Escondido City Council Minutes Page 6 of 6

22 Item3.
23 Item4.

STAFF REPORT

January 28, 2026
File Number 1050-45

SUBJECT
ESTABLISH SPEED LIMITS FOR 61 ROADWAY SEGMENTS BY RESOLUTION AND 1 NEW SEGMENT BY

ORDINANCE

DEPARTMENT
Public Works/Traffic Engineering Services

RECOMMENDATION
Request the City Council adopt (1) Resolution No. 202 6-11 amending the traffic schedule establishing speed zones on 61 roadway segments, and (2) one (1) speed survey pursuant to Ordinance No. 2026-01.

Staff Recommendation: Approval (Public Works: Joe Goulart, Director of Public Works and Christopher W. McKinney, Deputy City Manager)
Presenter: Ali Shahzad, City Traffic Engineer
ESSENTIAL SERVICE – Yes, Police Services; Public Works/Infrastructure COUNCIL PRIORITY – Improve Public Safety

FISCAL ANALYSIS
There will be no cost associated with establishing speed limits for 61 roadway segments as the speed limits will remain the same. A few new speed limit signs for the 62 nd location for the new speed by ordinance will need to be procured.

BACKGROUND
California Vehicle Code (“CVC”) Section 40802 requires that Engineering and Traffic Surveys ( “E&TS”) be conducted to establish speed limits and to enforce those speed limits using radar or other speed measuring devices. These surveys must be updated periodically (every five, seven, or fourteen years, depending upon specific criteria), to ensure the speed limits reflect current conditions as dictated by the latest CVC. These surveys must be conducted in accordance with applicable provisions of Section 627 “Engineering and Traffic Survey” of the CVC. There are 62 roadway segments that have exceeded the time period and have been evaluated in this staff report for new speed limits.

In accordance with CVC Section 22358.6, the California Manual on Uniform Traffic Control Devices ( “CA- MUTCD”) requires a local authority to round speed limits to the nearest five miles per hour of the 85th 24 Item5.
percentile of the free-flowing traffic. Where the speed limit needs to be rounded up to the nearest five miles per hour increment of the 85th -percentile speed, a local authority may decide to instead round down the speed limit to the lower five miles per hour increment. The total reduction in the speed limit shall not exceed 12.4 mph from the 85th percentile speed. A local authority may additionally lower the speed limit as provided in Sections 22358.6, 22358.7 and 22358.8.

In accordance with CVC Section 22358.8, if a local authority, after completing an Engineering and Traffic Survey, finds that the speed limit is still more than is reasonable or safe, the local authori ty may, by ordinance, retain the current speed limit or restore the immediately prior speed limit if that speed limit was established with an E&TS and if a registered engineer has evaluated the section of highway and determined that no additional general purpose lanes have been added to the roadway since completion of the traffic survey that established the prior speed limit.

At their meetings on July 11, 2024, January 9, 2025, April 10, 2025, and August 7, 2025 the Transportation and Community Safety Commi ssion reviewed Engineering and Traffic Surveys for 62 roadway segments and recommended that City Council retain the existing speed limits on all 61 roadway segments and adopt one (1) new segment by ordinance.

DISCUSSION

Speed surveys were conducted in accordance with applicable provisions of Section 627 “Engineering and Traffic Survey” of the CVC on the following 62 roadway segments where a new survey was required due to the time limit restrictions in the CVC:

By Resolution:

1. Valley Pkwy between Harding St and Ash St

2. Mission Ave between Rock Springs Rd and Broadway

3. Fifth Ave between Juniper St and Date St

4. Citracado Pkwy between Auto Park Way and Andreasen Dr

5. Ash St between El Norte Pkwy and Lincoln Ave

6. Andreasen Dr between Auto Park Way and Citracado Pkwy

7. Andreasen Dr between Mission Ave and Auto Park Way

8. Lincoln Ave between Rose St and Midway Dr

9. Lincoln Ave between Midway Dr and El Norte Pkwy

10. Midway Dr between El Norte Pkwy and Washington Ave

11. Midway Dr between Washington Ave and Grand Ave

12. Midway Dr between Grand Ave and Bear Valley Pkwy

13. Rose St between El Norte Pkwy and Lincoln Ave

14. Rose St between Lincoln Ave and Washington Ave

15. Rose St between Washington Ave and Grand Ave

16. Rose St between Grand Ave and Bear Valley Pkwy

17. Ash St between Lincoln Ave and Mission Ave

18. Ash St between Mission Ave and Washington Ave

19. Auto Park Way between Andreasen Dr and Hale Ave

20. Auto Park Way between Andreasen Dr and Hale Ave

21. Auto Park Way between W Valley Pkwy and Hale Ave

22. Auto Park Way between W Valley Pkwy and W Ninth Ave

23. Auto Park Way between W Ninth Ave and I-15

24. Bear Valley Pkwy between Boyle Ave and Oak Hill Dr
25 Item5.

25. Bear Valley Pkwy between Oak Hill Dr and Citrus Ave

26. Bear Valley Pkwy between Citrus Ave and Valley Pkwy

27. La Terraza Blvd between Valley Pkwy and Ninth Ave

28. Lincoln Ave between Metcalf Dr and Morning View Dr

29. Mary Lane between Bear Valley Pkwy and City Limits

30. Mission Rd between City Limits and Andreasen Dr

31. Oak Hill Dr between Rose St and Midway Dr

32. Oak Hill Dr between Midway Dr and Bear Valley Pkwy

33. Oak Hill Dr between Hayden Dr and Falconer Rd

34. Stanley Ave between Broadway and City Limits

35. Valley Pkwy between Rose St and Midway Dr

36. Valley Pkwy between Citrus Ave and El Norte Pkwy

37. Avenida Del Diablo between Citracado Pkwy and Del Dios Rd

38. Broadway between Leslie Ln and Rincon Ave

39. Broadway between El Norte Pkwy and Leslie Ln

40. Escondido Blvd between Fifth Ave and Thirteenth Ave

41. Escondido Blvd between Thirteenth Ave and Felicita Ave

42. Felicita Rd between City Limits and Montview Dr

43. Jesmond Dene Rd between Broadway and City Limits

44. Bernardo Ave between W Eleventh Ave and Cul-De-Sac

45. Borden Rd between Seven Oakes Rd and Rock Springs Rd

46. Broadway between Washington Ave and Grand Ave

47. Broadway between Third Ave and Fifth Ave

48. Date St between Grand Ave and Chestnut St

49. Eleventh Ave between Valley Pkwy and Del Dios Rd

50. Eleventh Ave between Del Dios Rd and Bernardo Rd

51. Juniper St between Washington Ave and Pennsylvania Ave

52. Juniper St between Pennsylvania Ave and Second Ave

53. Seventeenth Ave between Juniper St and City Limits

54. Simpson Rd between Hale Ave and Venture St

55. Thirteenth Ave between Tulip St and Centre City

56. Thirteenth Ave between Centre City Pkwy and Escondido Blvd

57. Thirteenth Ave between Escondido Blvd and Juniper St

58. Tulip St between Ninth Ave and Thirteenth Ave

59. Wanek Rd between Citrus Ave and Valley Pkwy

60. Citracado Pkwy between Scenic Trails Way and Valley Pkwy

61. Citracado Pkwy between Valley Pkwy and Avenida Del Diablo

By Ordinance:

62. Citracado Pkwy between Avenida Del Diablo and Andreasen Dr (by Ordinance)

The speed survey results are shown in Attachment “1” (Table 1) and a brief description of the procedures and conclusions are presented below:

 Measurement of Actual Prevailing Speeds
The actual speed of at least 100 vehicles on each street segment was measured using a calibrated radar meter. Both directions of travel were surveyed. From this data, the prevailing or 85 th 26 Item5.
percentile speed (the speed at or below which 85 percent of the vehicles sampled were traveling), ten miles per hour pace speed (increment of ten miles per hour containing the greatest number of measurements), and percent of vehicles in the pace were determined.  Accident Records
From the accident reports, the number of accidents for each segment was used to calculate the accident rate, which is defined as the number of accidents per million vehicle miles (acc/mvm) of travel on that segment. The accident rate for each segment was then compared to the most recent statewide average for similar types of roads. This information is shown on the survey summary sheets.
 Traffic and Roadside Conditions
Each route was driven, and a notation made of its features, especially those not readily apparent to reasonable drivers, as well as those that might be combined with other factors to justify downward or upward speed zoning. These features are listed in the Engineering and Traffic Survey (E&TS) for each segment.

 Residential Density
Information regarding the adjacent land use was noted and included in the Engineering and Traffic Survey.

 Pedestrian and Bicyclist Safety
Segment accident records were used to evaluate the pedestrian and bicyclist safety of the roadway segments.

 School Zones
Proximity to schools and school speed limit zones were noted and included in the Engineering and Traffic Survey.

All 61 segments were evaluated in accordance with the CVC guidelines. The overview of the Speed Survey results is presented in Attachment “1”; the last column shows the recommended speed limits on all study segments which are all proposed to remain at the same posted speed limit.  For segments 1, 2, 8, 10, 11, 14, 18, 19, 21, 22, 23, 25, 27, 28, 30, 32, 34, 37, 41, 46, 47, 48, 49, 50, 52, 54, 55, 56, 57, 58, and 59 the recommended speed limit reflects a rounding to the nearest five mile per hour increment in accordance with CVC Section 22358.6, as discussed above, and the speed limit will remain unchanged.
 For segments 7, 9, 12, 13, 15, 17, 20, 24, 26, 29, 31, 33, 35 , 39, 40, 42, 43, 44, 45, and 53, the recommended speed limit reflects a lowering of the speed limit by five miles per hour from the nearest five mile per hour increment of the 85th-percentile speed in accordance with CVC Section 22358.6, as discussed above, and the speed limit will remain unchanged.  For segments 3, 4, 5, 6, 16, 36, 38, 51, 60, and 61, the rounding of the 85th-percentile speed would result in the speed limit increasing. In accordance with CVC Section 22358.8, the local authority may, by ordinance, retain the current speed limit if that speed limit was established with an engineering and traffic survey and if a registered engineer has evaluated the section of highway and determined that no additional general-purpose lanes have been added to the roadway since completion of the traffic survey that established the prior speed limit. Therefore, the speed limits for these surveys will remain unchanged.

The 62nd location a newly constructed segment along the corridor was evaluated to keep speeds to be consistent and uniform along the segment.
27 Item5.
 Citracado Pkwy between Avenida Del Diablo and Andreasen Dr

RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 2026-11 to approve sixty-one (61) speed survey segments to retain existing posted speed limits and in conformance with the California Vehicle Code. In addition, it is recommended that the City adopt one (1) speed survey by Ordinance No. 2026-01 for a segment of Citracado Pkwy.

RESOLUTIONS
a) Resolution No. 2026-11
b) Resolution No. 2026-11—Exhibit “A”— Overview of Speed Survey Results

ORDINANCES
a) Ordinance No. 2026-01
b) Ordinance No. 2026-01—Exhibit “A”—Street Segments

ATTACHMENTS
a) Attachment “1”—Table 1 – Overview of Speed Survey Results 28 Item5.

Attachment “1”
Table 1 – Overview of Speed Survey Results
Segment No. Street Name
(Zone) Segment
Date of
Previous
Speed Survey
Existing
Posted Speed
Limit (MPH)
Class 85th Percentile
Speed (MPH)
Rounded
Speed (MPH)
Recommended
Posted Speed
Limit (MPH)
1 Valley Pkwy Harding Ash 03/14/17 35 M 35 35 35
2 Mission Ave Rock Springs Broadway 3/14/14 35 M 37 35 35 3 Fifth Ave Juniper Date 4/25/17 25 C 32 30 25*
4 Citracado
Pkwy Auto Park Andreasen 4/26/17 40 M 47 45 40*
5 Ash St El Norte Lincoln 5/09/17
35 (25 WCAP) C 43 45
35*
(25 WCAP)
6 Andreasen Dr Auto Park Citracado 5/30/17 35 C 44 45 35* 7 Andreasen Dr Mission Auto Park 5/30/17 35 C 38 35~ 35 8 Lincoln Ave Rose Midway 6/09/14
35 (25 WCAP) LC 37 35
35 (25 WCAP)
9 Lincoln Ave Midway El Norte 6/09/14 35 LC 39 35~ 35
10 Midway Dr El Norte Washington 6/09/14 35 C 37 35 35
11 Midway Dr Washington Grand 6/09/14 35 C 35 35 35
12 Midway Dr Grand Bear Valley 6/09/14 35 C 40 35~ 35
13 Rose St El Norte Lincoln 6/09/14 30 LC 35 30~ 30
29 Item5.

Attachment “1”
Table 1 – Overview of Speed Survey Results
14 Rose St Lincoln Washington 6/09/14
35 (25 WCAP) C 36 35
35 (25 WCAP)
15 Rose St Washington Grand 6/09/14 30/35 C 33 30~ 30
16 Rose St Grand Bear Valley 6/09/14 30 LC 36 35 30*
17 Ash St Lincoln Mission 05/23/17
35 (25 WCAP) M 39 35~ 35
18 Ash St Mission Washington 05/09/17
35 (25 WCAP) M 35 35 35
19 Auto Park
Way Andreasen Hale 11/07/17 35 C 35 35 35
20 Auto Park
Way Andreasen Hale 11/07/17 35 C 38 35~ 35
21 Auto Park
Way Hale W Valley 11/08/17 35 C 35 35 35
22 Auto Park
Way W Valley W Ninth 11/08/17
40 (25
WCAP) C 42 40 40
23 Auto Park
Way W Ninth I-15 11/09/17
35 (25
WCAP) C 37 35 35
24 Bear Valley
Pkwy Boyle Oak Hill 11/15/16
45 (25
WCAP) M 50 45~ 45
25 Bear Valley
Pkwy Oak Hill Citrus 11/16/16
45 (25
WCAP) M 47 45 45
30 Item5.

Attachment “1”
Table 1 – Overview of Speed Survey Results
26 Bear Valley
Pkwy Citrus Valley 11/29/16 45 M 49 45~ 45
27 La Terraza
Blvd Valley Ninth 11/30/16 40 LC 42 40 40
28 Lincoln Ave Metcalf Morning
View 11/06/14 35 LC 36 35 35
29 Mary Lane Bear Valley City Limits 11/12/14
35 (25
WCAP) C 38 35~ 35
30 Mission Rd City Limits Andreasen 11/06/14 45 M 45 45 45 31 Oak Hill Dr Rose Midway 11/05/14
35 (25
WCAP) C 38 35~ 35
32 Oak Hill Dr Midway Bear Valley 11/05/14 35 C 37 35 35 33 Oak Hill Dr Hayden Falconer 11/05/14 30 LC 33 30~ 30 34 Stanley Ave Broadway City Limits 11/05/14 40 LC 41 40 40 35 Valley Pkwy Rose Midway 02/01/17
35 (25
WCAP) M 38 35~ 35
36 Valley Pkwy Citrus El Norte 02/01/17
45 (25
WCAP) P 52 50 45*
37 Avenida Del
Diablo Citracado Del Dios 03/03/15 35 LC 37 35 35
31 Item5.

Attachment “1”
38 Broadway Leslie Rincon 05/15/18
40 (25
WCAP) C 49 50
40 (25 WCAP)
*
Table 1 – Overview of Speed Survey Results
39 Broadway Leslie El Norte 05/15/18
40 (25
WCAP)
M 44 40~
40 (25 WCAP)
40 Escondido Fifth Thirteenth 05/22/18 35 C 38 35~ 35
41 Escondido Thirteenth Felicita 05/22/18 35 C 35 35 40 42 Felicita Rd Hamilton Montview 04/09/18
40 (25
WCAP)
C 46 40~ 40
(25 WCAP)
43 Jesmond
Dene Broadway City Limits 05/15/18 45 C 48 45~ 45
44 Bernardo W 11th Cul-de-sac 03/17/19 35 LC 39 35~ 35
45 Borden Seven
Oakes Rock Springs 03/14/19 35 LC 41 35~ 35
46 Broadway Washington Grand 03/14/19 35 M 37 35 35
47 Broadway Third Fifth 03/07/19
30 (25
WCAP)
C 31 30 30
(25 WCAP)
48 Date Grand Chestnut 03/14/19 35 C 37 35 35
49 Eleventh Valley Del Dios 03/07/19 30 LC 32 30 30
50 Eleventh Del Dios Bernardo 03/07/19 35 LC 37 35 35
32 Item5.

Attachment “1”
51 Juniper Washington Pennsylvania 03/14/19 25 C 31 25~ 25 52 Juniper Pennsylvania Second 03/14/19
25 (25
WCAP)
C 27 25 25
(25 WCAP)
Table 1 – Overview of Speed Survey Results
53 Seventeenth Juniper City Limits 03/14/19
35 (25
WCAP)
C 38 35~ 35
54 Simpson Hale Venture 03/14/19 35 LC 36 35 35
55 Thirteenth Tulip Centre City
Parkway 03/07/19
30 (25
WCAP)
LC 32 30 30
(25 WCAP)
56 Thirteenth Centre City
Parkway Escondido 03/07/19 30 C 31 30 30
57 Thirteenth Escondido Juniper 03/07/19
30 (25
WCAP)
C 31 30
30 (25 WCAP)
58 Tulip Ninth Thirteenth 03/07/19 30 LC 31 30 30
59 Wanek Citrus Valley 04/23/19 35 LC 35 35 35
60 Citracado Scenic Trails Valley 04/29/24 35 M 41 35~ 35 61 Citracado Valley Avenida Del
Diablo 03/23/16 40 M 46 40~ 40
62 Citracado 2
(NEW
Segment)
Avenida del
Diablo
Harmony
Grove Rd./S.

Andreasen
None None M 51 50 40^^
33 Item5.

Attachment “1”
~ Indicates rounded down from the 85th percentile speed to the lower five miles per hour increment, per CVC 22358.6 * Retain existing speed limit per CVC 22358.8
^^ Rounded down to be consistent with the corridor by Ordinance LC- Local Collector; C-Collector; M-Major

34 Item5.

RESOLUTION NO. 2026-11

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, TO AME ND THE TRAFFIC

SCHEDULES FOR SPEED ZONES AT FOUR LOCATIONS

CITYWIDE

WHEREAS, Section 28-5 (12) of the Escondido Municipal Code, City of Escondido, provides that the City Council shall establish a traffic schedule for speed zones; and WHEREAS, the City Council desires at this time and deems it to be in the best public interest to amend said traffic schedule.

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 Traffic Schedule of Engineering and Traffic Surveys for Speed Zones be amended to reflect the addition of the segments listed in Exhibit “A” of this Resolution. 35 Item5.

Resolution No. 2026-11
Exhibit “A”

Page 1 of 6 ends

Table 1 – Overview of Speed Survey Results
Segment No. Street Name
(Zone) Segment
Date of
Previous
Speed Survey
Existing
Posted Speed
Limit (MPH)
Class 85th Percentile
Speed (MPH)
Rounded
Speed (MPH)
Recommended
Posted Speed
Limit (MPH)
1 Valley Pkwy Harding Ash 03/14/17 35 M 35 35 35
2 Mission Ave Rock Springs Broadway 3/14/14 35 M 37 35 35 3 Fifth Ave Juniper Date 4/25/17 25 C 32 30 25*
4 Citracado
Pkwy Auto Park Andreasen 4/26/17 40 M 47 45 40*
5 Ash St El Norte Lincoln 5/09/17
35 (25 WCAP) C 43 45
35*
(25 WCAP)
6 Andreasen Dr Auto Park Citracado 5/30/17 35 C 44 45 35* 7 Andreasen Dr Mission Auto Park 5/30/17 35 C 38 35~ 35 8 Lincoln Ave Rose Midway 6/09/14
35 (25 WCAP) LC 37 35
35 (25 WCAP)
9 Lincoln Ave Midway El Norte 6/09/14 35 LC 39 35~ 35
10 Midway Dr El Norte Washington 6/09/14 35 C 37 35 35
11 Midway Dr Washington Grand 6/09/14 35 C 35 35 35
12 Midway Dr Grand Bear Valley 6/09/14 35 C 40 35~ 35
13 Rose St El Norte Lincoln 6/09/14 30 LC 35 30~ 30
36 Item5.

Resolution No. 2026-11
Exhibit “A”

Page 2 of 6 ends

Table 1 – Overview of Speed Survey Results
14 Rose St Lincoln Washington 6/09/14
35 (25 WCAP) C 36 35
35 (25 WCAP)
15 Rose St Washington Grand 6/09/14 30/35 C 33 30~ 30
16 Rose St Grand Bear Valley 6/09/14 30 LC 36 35 30*
17 Ash St Lincoln Mission 05/23/17
35 (25 WCAP) M 39 35~ 35
18 Ash St Mission Washington 05/09/17
35 (25 WCAP) M 35 35 35
19 Auto Park
Way Andreasen Hale 11/07/17 35 C 35 35 35
20 Auto Park
Way Andreasen Hale 11/07/17 35 C 38 35~ 35
21 Auto Park
Way Hale W Valley 11/08/17 35 C 35 35 35
22 Auto Park
Way W Valley W Ninth 11/08/17
40 (25
WCAP) C 42 40 40
23 Auto Park
Way W Ninth I-15 11/09/17
35 (25
WCAP) C 37 35 35
24 Bear Valley
Pkwy Boyle Oak Hill 11/15/16
45 (25
WCAP) M 50 45~ 45
25 Bear Valley
Pkwy Oak Hill Citrus 11/16/16
45 (25
WCAP) M 47 45 45
37 Item5.

Resolution No. 2026-11
Exhibit “A”

Page 3 of 6 ends

Table 1 – Overview of Speed Survey Results
26 Bear Valley
Pkwy Citrus Valley 11/29/16 45 M 49 45~ 45
27 La Terraza
Blvd Valley Ninth 11/30/16 40 LC 42 40 40
28 Lincoln Ave Metcalf Morning
View 11/06/14 35 LC 36 35 35
29 Mary Lane Bear Valley City Limits 11/12/14
35 (25
WCAP) C 38 35~ 35
30 Mission Rd City Limits Andreasen 11/06/14 45 M 45 45 45 31 Oak Hill Dr Rose Midway 11/05/14
35 (25
WCAP) C 38 35~ 35
32 Oak Hill Dr Midway Bear Valley 11/05/14 35 C 37 35 35 33 Oak Hill Dr Hayden Falconer 11/05/14 30 LC 33 30~ 30 34 Stanley Ave Broadway City Limits 11/05/14 40 LC 41 40 40 35 Valley Pkwy Rose Midway 02/01/17
35 (25
WCAP) M 38 35~ 35
36 Valley Pkwy Citrus El Norte 02/01/17
45 (25
WCAP) P 52 50 45*
37 Avenida Del
Diablo Citracado Del Dios 03/03/15 35 LC 37 35 35
38 Broadway Leslie Rincon 05/15/18 40 C 49 50 40
38 Item5.

Resolution No. 2026-11
Exhibit “A”

Page 4 of 6 ends

(25
WCAP)
(25 WCAP)
*
Table 1 – Overview of Speed Survey Results
39 Broadway Leslie El Norte 05/15/18
40 (25
WCAP)
M 44 40~
40 (25 WCAP)
40 Escondido Fifth Thirteenth 05/22/18 35 C 38 35~ 35
41 Escondido Thirteenth Felicita 05/22/18 35 C 35 35 40 42 Felicita Rd Hamilton Montview 04/09/18
40 (25
WCAP)
C 46 40~ 40
(25 WCAP)
43 Jesmond
Dene Broadway City Limits 05/15/18 45 C 48 45~ 45
44 Bernardo W 11th Cul-de-sac 03/17/19 35 LC 39 35~ 35
45 Borden Seven
Oakes Rock Springs 03/14/19 35 LC 41 35~ 35
46 Broadway Washington Grand 03/14/19 35 M 37 35 35
47 Broadway Third Fifth 03/07/19
30 (25
WCAP)
C 31 30 30
(25 WCAP)
48 Date Grand Chestnut 03/14/19 35 C 37 35 35
49 Eleventh Valley Del Dios 03/07/19 30 LC 32 30 30
50 Eleventh Del Dios Bernardo 03/07/19 35 LC 37 35 35
39 Item5.

Resolution No. 2026-11
Exhibit “A”

Page 5 of 6 ends

51 Juniper Washington Pennsylvania 03/14/19 25 C 31 25~ 25 52 Juniper Pennsylvania Second 03/14/19
25 (25
WCAP)
C 27 25 25
(25 WCAP)
Table 1 – Overview of Speed Survey Results
53 Seventeenth Juniper City Limits 03/14/19
35 (25
WCAP)
C 38 35~ 35
54 Simpson Hale Venture 03/14/19 35 LC 36 35 35
55 Thirteenth Tulip Centre City
Parkway 03/07/19
30 (25
WCAP)
LC 32 30 30
(25 WCAP)
56 Thirteenth Centre City
Parkway Escondido 03/07/19 30 C 31 30 30
57 Thirteenth Escondido Juniper 03/07/19
30 (25
WCAP)
C 31 30
30 (25 WCAP)
58 Tulip Ninth Thirteenth 03/07/19 30 LC 31 30 30
59 Wanek Citrus Valley 04/23/19 35 LC 35 35 35
60 Citracado Scenic Trails Valley 04/29/24 35 M 41 35~ 35 61 Citracado Valley Avenida Del
Diablo 03/23/16 40 M 46 40~ 40
62 Citracado 2
(NEW
Segment)
Avenida del
Diablo
Harmony
Grove Rd./S.

Andreasen
None None M 51 50 40^^
40 Item5.

Resolution No. 2026-11
Exhibit “A”

Page 6 of 6 ends

~ Indicates rounded down from the 85th percentile speed to the lower five miles per hour increment, per CVC 22358.6 * Retain existing speed limit per CVC 22358.8
^^ Rounded down to be consistent with the corridor by Ordinance LC- Local Collector; C-Collector; M-Major

41 Item5.

ORDINANCE NO. 2026-01

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, RETAINING THE EXISTING

SPEED LIMIT ON ONE STREET SEGMENT

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

SECTION 1. The City Council makes the following findings:
a) On October 8, 2021, the State of California approved Assembly Bill 43, which took effect January 1, 2022 and amends the California Vehicle Code as it relates to speed limits. b) California Vehicle Code s Section 40802 requires that enforcement of declared prima facie speed limits on a particular section of a highway or state highway be justified by an Engineering and Traffic Survey conducted no more tha n seven years prior to the date of the alleged violat ion. However, if a registered engineer evaluates the section of the highway and determines that no significant changes in roadway or traffic conditions have occurred including, but not limited to, changes in adjoining property or land use, roadway width, or traffic volume, then enforcement of a declared prima facie speed limit on a particular section of a highway or state highway may be justified by an Engineering and Traffic Survey conducted no more than 14 years prior to the date of the alleged violation. c) California Vehicle Code section 22357 provides that w henever a local authority determines upon the basis of an engineering and traffic survey that a speed greater than 25 miles per hour would facilitate the orderly movement of vehicular traf fic and would be reasonable and safe upon any street other than a state highway otherwise subject to a prima facie limit of 25 miles per hour, the local authority may by ordinance determine and declare a prima facie speed limit of 30, 35, 40, 45, 50, 55, o r 60 miles per hour or a maximum speed limit of 65 miles per hour, whichever is found most appropriate to facilitate 42 Item5.

the orderly movement of traffic and is reasonable and safe. California Vehicle Code section 22357 further requires that the declared prima facie or maximum speed limit shall be effective when appropriate signs giving notice thereof are erected upon the street and shall not thereafter be revised except upon the basis of an engineering and traffic survey. California Vehicle Code section 22357 does not apply to any 25-mile- per-hour prima facie limit which is applicable when passing a school building or the grounds thereof or when passing a senior center or other facility primarily used by senior citizens. d) California Vehicle Code section 22358 provides that w henever a local authority determines upon the basis of an engineering and traffic survey that the limit of 65 miles per hour is more than is reasonable or safe upon any portion of any street other than a state highway where the limit of 65 miles per hour is applicable, the local authority may by ordinance determine and declare a prima facie speed limit of 60, 55, 50, 45, 40, 35, 30, 25, 20, or 15 miles per hour, whichever is found most appropriate to facilitate the orderly movement of traffic and is reasonable and safe, which declared prima facie limit shall be effective when appropriate signs giving notice thereof are erected upon the street. e) Section 22358.8 was added to the California Vehicle Code as part of Assembly Bill 43, and allows the following:
(1) If a local authority, after completing an engineering and traffic survey, finds that the speed limit is still more than is reasonable or safe, the local authority may, by ordinance, retain the current speed limit or restore the immediat ely prior speed limit if that speed limit was established with an engineering and traffic survey and if a registered engineer has evaluated the section of highway and determined that no additional general purpose lanes have been added to the roadway since completion of the traffic survey that established the prior speed limit. 43 Item5.

(2) The section does not authorize a speed limit to be reduced by any more than five miles per hour from the current speed limit nor below the immediately prior speed limit. (3) A local authority shall issue only warning citations for violations of exceeding the speed limit by 10 miles per hour or less for the first 30 days that a lower speed limit is in effect as authorized by this section.
f) Escondido Municipal Code Section 28 -5 provides the City Council authority to establish and amend traffic schedules for speed zones.

SECTION 2: That upon consideration of the staff report, the recommendation of the Transportation Community and Safety Commission, and provisions of the State of California Vehicle Code (as amended by Assembly Bill 43 ), this City Council finds that retaining the speed limits for the street segments attached and incorporated to this Ordinance as Exhibit “A” is in the best interest of the City.

SECTION 3. ENVIRONMEN TAL REVIEW. The proposed Ordinance is not a project under CEQA pursuant to CEQA Guidelines section 15378(b)(5), as the proposed updates are solely changes to the City’s administrative processes, under the authority provided by state law, and consist of ad ministrative activities of the City that will not result in direct or indirect physical changes to the environment.

SECTION 4. SEVERABILITY. If any section, subsection sentence, clause, phrase, or portion of this ordinance is held invalid or unconstituti onal for any reason by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions.

SECTION 5. As of the effective date of this ordinance, all ordinances or parts of ordinances in conflict herewith are hereby repealed.
44 Item5.

SECTION 6. The City Clerk is hereby directed to certify to the passage of this ordinance and to cause the same or a summary to be published one time within 15 days of its passage in a newspaper of general circulation for the City of Escondido.

45 Item5.

Ordinance No. 2026-01
Exhibit “A”

Page 1 of 1 ends

“EXHIBIT A”

Foot Notes:

46 Item5.

STAFF REPORT

January 28, 2026
File Number 0320-10

SUBJECT

ANNUAL STATE MANDATED INSPECTION COMPLIANCE REPORT

DEPARTMENT
Fire

RECOMMENDATION
Request the City Council adopt Resolution No. 2026-06 acknowledging the Fire Department’s report of compliance with annual State mandated inspections. The report indicates that the Escondido Fire Department has conducted 100 percent of Educational Group E occupancies and 100 percent of Residential Group R occupancies as required by state law.

Staff Recommendation: Approval (Fire Department: Tyler Batson, Interim Fire Chief) Presenter: Tyler Batson, Interim Fire Chief
ESSENTIAL SERVICE – Yes, internal requirement in support of fire services COUNCIL PRIORITY –Improve Public Safety

FISCAL ANALYSIS
No fiscal impact

PREVIOUS ACTION
Resolution No. 2025-01, acknowledging receipt of the annual State mandated inspection compliance report from the Escondido Fire Department, was approved January 29, 2025.

BACKGROUND
California law requires that certain structures be inspected on a regular basis. Public or private schools, which are used by more than six persons (Educational Group E occupancies) and specified structures used for housing, s uch as hotels, motels, lodging houses, residential care facilities, and apartment houses (Residential Group R occupancies), must be inspected for compliance with building standards pursuant to sections 13146.2 and 13146.3 of the California Health and Safety Code.

47 Item6.

On September 27, 2018, Governor Jerry Brown signed Senate Bill (SB) 1205, which requires fire departments to report annually to their administering authorities that these mandatory inspections have been conducted. SB 1205 was introduced in early 2018 in response to the Oakland Ghost Ship warehouse fire in 2016, which killed 36 people, and reported that many schools and apartment buildings in the Bay Area had not received their annual required fire inspections for many years.

According to the SB 1205’s author, State Senator Jerry Hill, the annual report required by SB 1205 serves to “remind” cities to inspect their buildings as required by law to prevent the loss of life and property. SB 1205 requires the administering authority to acknowledge receipt of the report in a resolution or a similar formal document. The intent is to bring to the attention of governing bodies, particularly during the budget process, if there is a lack of compliance with specified mandated annual inspections.

The Escondido Fire Department has a business inspection program that meets the Health and Safety Code requirements for the annual inspection of educational Group E and the residential Group R occupancies.

Inspections are performed by our Fire Prevention Bureau inspectors and fire engine company personnel.

The current staffing level of the Fire Department is currently sufficient to meet the State mandated inspection requirements of SB 1205.

The report of annual State mandated inspections pursuant to sections 13146.2 an d 13146.3 of the California Health and Safety Code is contained in Exhibit “A” of Resolution No. 2026-06.

RESOLUTIONS
a) Resolution No. 2026- 06
b) Resolution No. 2026 -06—Exhibit “A”— Escondido Fire Department Annual State Mandated Inspection Compliance Report

48 Item6.

RESOLUTION NO. 2026-06

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA , ACKNOWLEDGING RECEIPT

OF THE ANNUAL STATE MANDATED INSPECTION

COMPLIANCE REPORT DEVELOPED BY THE ESCONDIDO

FIRE DEPARTMENT REGARDING THE REQUIRED
INSPECTIONS PURSUANT TO SECTIONS 13146.2 AND
13146.3 OF THE CALIFORNIA HEALTH AND SAFETY
CODE

WHEREAS, California Health and Safety Code Section 13146.4 became effective on September 27, 2018; and
WHEREAS, California Health and Safety Code Sections 13146.2 and 13146.3 requires all fire departments which provide fire protection services, conduct annual inspections in every building used as a public or private school, hotel, motel, lodging house, apartment house, and certain residential care facilities for compliance with building standards, as provided; and WHEREAS, California Health & Safety Code Section 13146.4 requires all fire departments that provide fire protection services to report annually to its administering authority on its compliance with Sections 13146.2 and 13146.3; and
WHEREAS, the City Council intends this Resolution to fulfill the requirements of the California Health and Safety Code regarding acknowledgment of the Escondido Fire Department’s compliance with California Health and Safety Code Sections 13146.2 and 13146.3.

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

1. That the above recitations are true.
49 Item6.

2. That the City Council expressly acknowledges the measure of compliance of the Escondido Fire Department with California Health and Safety Code Sections 13146.2 and 13146.3 in the area encompassed by the City of Escondido, as detailed in Exhibit “A”, which is attached to this Re solution and incorporated by this reference.

50 Item6.

Resolution No. 2026-06
Exhibit “A”

Page 1 of 1 ends

Escondido Fire Department Annual State Mandated Inspection Compliance Report

A. EDUCATIONAL GROUP E OCCUPANCIES:

Educational Group E occupancies are generally public and private schools used by more than six persons at any one time for educational purposes through the 12th grade. Within the City of Escondido, 8 2 Group E occupancies exist, including buildings, structures, and facilities.

From January 1, 202 5, to December 31, 2025, the Escondido Fire Department completed 82 annual inspection s for the Group E occupancies, buildings, structures and/or facilities. This is a compliance rate of 100 percent for this reporting period.

B. RESIDENTIAL GROUP R OCCUPANCIES:

Residential Group R occupancies, for the purposes of this report, are generally those o ccupancies containing sleeping units, and include hotels, motels, apartments (three units or more), etc. , as well as other residential occupancies (including a number of residential care facilities). These residential care facilities have a number of diff erent sub-classifications, and they may contain residents or clients that have a range of needs, including those related to custodial care, mobility impairments, cognitive disabilities, etc.

The residents may also be non -ambulatory or bedridden. Within t he City of Escondido, there lie 552 Group R (and their associated sub-categories) occupancies of this nature.

From January 1, 202 5 to December 31, 202 5, the Escondido Fire Department completed 552 annual inspections for the Group R occupancies, buildings, structures and/or facilities. This is a compliance rate of 100 percent for this reporting period. 51 Item6.

STAFF REPORT

January 28, 2026
File Number 1330-85

SUBJECT

CONTINUING THE EMERGENCY REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN

DEPARTMENT
Utilities Department

RECOMMENDATION
Request the City Council adopt Resolution No. 2026-09, declaring that pursuant to the terms of Section 22050 of the California Public Contract Code, the City Council finds there is a need to continue the emergency repair of the Escondido Trunk Sewer Main. The Resolution, which must be passed by four - fifths vote , also declares that public interest and necessity demand the immediate expenditure to safeguard life, health, or property.

Staff Recommendation: Approval (Utilities: Daniel Peterson, Director of Utilities) Presenter: Kyle Morgan, Assistant Director of Utilities, Wastewater ESSENTIAL SERVICE – Yes, Keep City Clean for Public Health and Safety; Sewer COUNCIL PRIORITY –Improve Public Safety

FISCAL ANALYSIS
Funding for the Emergency Repair of the Escondido Trunk Sewer Main is available in the Wastewater Capital Improvement Project (“CIP”) budget for Sewer Trunk Main, CIP No. 801913.

PREVIOUS ACTION
On June 26, 2024, the City Council adopted Resolution No. 2024 -86, ratifying Proclamation No. 2024-02, affirming that it was appropriate for City staff to forego competitive bidding procedures and work with contractors for the necessary emergency repair of the failing trunk sewer main.

On July 10, 2024, the City Council adopted Resolution No. 2024 -94, reaffirming that there was a need to continue efforts toward emergency repair of the failing trunk sewer main.

On July 17, 2024, the City Council adopted Resolution No. 2024-103, reaffirming that there was a need to continue efforts toward emergency repair of the failing trunk sewer main. 52 Item7.

On July 23, 2024, a Public Improvement Agreement with CCL Contracting, Inc. was executed for the emergency repair of Section 2, from Beech Street to Grape Day Park, on a time and materials basis in an amount not to exceed $10,240,691.

On August 7, 2024, the City Council adopted Resolution No. 2024-106, reaffirming that there was a need to continue efforts toward emergency repair of the failing trunk sewer main. In addition, City Council approved a budget adjustment in the amount of $12,036,225 to fund the emergency repair of the failing trunk sewer main, consisting of $7,036,225 from the unallocated Wastewater Reserves and $5,000,000 from Capital Improvement Project No. 801508, Recycled Easterly Ag MFRO.

On August 21, 2024, a Public Improvement Agreement with J.R. Filanc Construction Company was executed for the emergency repair of Section 1, Ash Street from the Firestone Complete Auto Care parking lot to the Walmart Neighborhood Market parking lot, on a time and mater ials basis in an amount not to exceed $1,795,534.

On August 28, 2024, the City Council adopted Resolution No. 2024-117, reaffirming that there was a need to continue efforts toward emergency repair of the failing trunk sewer main.

On September 11, 2024, the City Council adopted Resolution No. 2024-131, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer main.

On October 2, 2024, the City Council adopted Resolution No. 2024-141, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer main.

On October 23, 2024, the City Council adopted Resolution No. 2024 -146, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer main.

On November 20, 2024, the City Council adopted Resolution No. 2024-162, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer main.

On December 4, 2024, the City Council adopt ed Resolution No. 2024 -178, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer main.

On January 8, 2025, the City Council adopted Resolution No. 2025 -03, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer main.

On January 29, 2025, the City Council adopted Resolution No. 2025-06, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer main.

On February 19, 2025, the City Council adopted Resolution No. 2025-08, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer line.

On March 19, 2025, the City Council adopted Resolution No. 2025 -14, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer line. 53 Item7.

On April 2, 2025, the City Council adopted Resolution No. 2025 -19, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On April 16, 2025, the City Council adopted Resolution No. 2025-30, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On May 7, 2025, the City Council adopted Resolution No. 2025-38, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On May 21, 2025, the City Council adopted Resolution No. 2025-54, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On June 4, 2025, the City Council adopted Resolution No. 2025 -58, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On June 18, 2025, the City Council adopted Resolution No. 2025-64, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On July 16, 2025, the City Council adopted Resolution No. 2025 -86, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On August 13, 2025, the City Council adopted Resolution No. 2025-102, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line, authorized Change Order No. 01 to the Public Improvement agreement (“Agreement”) with CCL Contracting, Inc. for an amount not to exceed $1, 397, 320.60; and approved a budget adjustment in the amount of $1,397,320.60, from the Unallocated Reserves to the Wastewater Capital Improvement Project (“CIP”) budget for Trunk Main/Norlak-HARRF.

On August 27, 2025, the City Council adopted Resolution No. 2025-109, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On September 17, 2025, the City Council adopted Resolution No. 2025-113, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On October 1, 2025, the City Council adopted Resolution No. 2025-123, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On October 15, 2025, the City Council adopted Resolution No. 2 025-127, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On November 5, 2025, the City Council adopted Resolution No. 2025-136, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line. 54 Item7.

On December 3, 2025, the City Council adopted Resolution No. 2025-156, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On December 17, 2025, the City Council adopted Resolution No. 2025-164, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On January 7, 2026, the City Council adopted Resolution No. 2026-03, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

BACKGROUND
The City’s trunk sewer mains, constructed in the 1950’s, are a critical and integral part of the City’s wastewater system. In June 2024, during routine closed -circuit television inspection, Utilities Staff identified multiple failed and severely deteriorated sections of 18 -inch and 21-inch trunk sewer main. In order to act quickly to avoid catastrophic failure, a local emergency was proclaimed on June 20, 2024, by the City Manager, serving as the Director of Emergency Services. The original scope of work included two sections of severely deteriorated trunk sewer main that are in critical condition. These sections are shown in Figure 1 below and defined as follows:

Section 1: Ash Street - paralleling the Escondido Creek, from the Firestone Complete Auto Care (“Firestone”) parking lot to the Walmart Neighborhood Market (“Walmart”) parking lot; and Section 2: Beech Street to Grape Day Park - paralleling the Escondido Creek, traversing a short section of North Hickory Street, then continuing in East Pennsylvania Street from North Hickory and extending into Grape Day Park.

Figure 1

55 Item7.

Section 1 emergency repair work began on August 7, 2024. All repairs to Section 1 are now complete.

Section 2 emergency repair work began on July 25, 2024, and is anticipated to be complete by April 17, 2026. The contractor, CCL Contracting, Inc. (“CCL”), has installed approximately 5,720 linear feet of trunk main, from Grape Day Park to Hickory Street, within Pennsylvania Avenue; north within Hickory Street from the intersection of Pennsylvania Avenue and Hickory Street to just south of the intersection of Hickory Street and L ansing Circle; easterly through the Westmont Assisted Living Community ; and continues easterly within the City’s Escondido Creek private property/public utility easement, paralleling the south side of Escondido Creek to Grape Street. Currently the contractor is w orking on E. Valley Parkway between Cedar and Beech St. The a dditional restoration work at Westmont Assisted Living Community, which included abandonment and slurry fill of 2,000 feet of 21-inch sewer, abandonment and slurry fill of 14 manholes, and repair of 40 feet of 21-inch trunk sewer line within the bike path at Date Street, has been completed.

In June 2025, a construction conflict with a 36” diameter water transmission main along the bike path was identified. City staff determined that rerouting the sewer trunk main from the bike path into East Valley Parkway, provided the best value to the city from a cost, constructability, product longevity, and risk mitigation. Construction on North Fig Street, south of the channel bridge, between W ashington Avenue and Valley Parkway, began on September 2, 2025, and was completed on September 19, 2025. Utilities Construction on East Valley Parkway, between Fig Street and Beech Street, began on September 23, 2025 with work occurring at night to minimize the impact to the community. Additional work, to date, includes the installation of a modified storm drain box , seven manholes and seven laterals . Electronic m essage boards and signs updating the community are in place, where appropriate, thr oughout the construction project site and will remain through the duration of work.

Utilities Staff continues to communicate and coordinate with affected businesses and residents within the construction zone of influence , as well as other City Departments regarding current and upcoming construction, including the upcoming road closures.

RESOLUTIONS
a) Resolution No. 2026-09

56 Item7.

RESOLUTION NO. 2026-09

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, FINDING THAT AN

EMERGENCY CONTINUES TO REQUIRE THE IMMEDIATE

REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN

WHEREAS, the City Council recognizes that the City’s trunk sewer main pipeline defined in the two following critical sections are at risk of imminent, catastrophic failure:

Section 1: Ash Street - paralleling the Escondido Creek, from the Firestone Complete Auto C are parking lot to the Walmart Neighborhood Market parking lot; Section 2: Beech Street to Grape Day Park - paralleling the Escondido Creek, traversing a short section of North Hickory Street, then continuing in East Pennsylvania Street from North Hickory and extending into Grape Day Park; and
WHEREAS, pursuant to the approval of Resolution No. 2024 -86 on June 26, 2024, ratifying Proclamation No. 2024-02; Resolution No. 2024-94 on July 10, 2024; Resolution No. 2024-103 on July 17, 2024; Resolution No. 202 4-106 on August 7, 2024 ; Resolution No. 2024 -117 on August 28, 2024 ; Resolution No. 2024 -131 on September 11, 2024 ; Resolution No. 2024 -141 on October 2, 2024 ; Resolution No. 2024 -146 on October 23, 2024; Resolution No. 2024 -162 on November 20, 2024; Resolution 2024-178 on December 4, 2024; Resolution No. 2025-03 on January 8, 2025 ; Resolution No. 2025-06 on January 29, 2025; Resolution No. 2025-08 on February 19, 2025; Resolution No. 2025-14 On March 19, 2025 ; Resolution No. 2025-19 on April 2, 2025 ; Resolution No. 2025-30 on April 16, 2025 ; Resolution No. 2025-38 on May 7, 2025; Resolution No. 2025-54 on May 21, 2025; Resolution No. 2025- 58 on June 4, 2025 , Resolution No. 2025-64 on June 18, 2025, and Resolution No. 2025 -86 on July 16, 2025, Resolution No. 2025-102 on August 13, 2025, Resolution No. 2025 -109 on August 27, 2025, and 57 Item7.

Resolution No. 2025 -113 on September 17, 2025, Resolution No. 2025 -123 on October 1, 2025, Resolution No. 2025-127 on October 15, 2025, Resolution No. 2025-136 on November 5, 2025, Resolution No. 2025-156 on December 3, 2025, Resolution No. 2025-164 on December 17, 2025, and Resolution No. 026-03 on January 7, 2026, the City Council previously found that the failing trunk sewer risk constitutes an emergency and found it appropriate for Utilities Staff to proceed to contract services without adopting plans, specifications, working details, or giving notice of bids to award contracts; and WHEREAS, on August 7, 2024, City Council approved a budget adjustment in the amount of twelve million, thirty-six thousand, two-hundred twenty-five dollars ($12,036,225) to fund the emergency repair of the failing trunk sewer main, consisting of $7,036,225 from the unallocated Wastewater Reserves and $5,000,000 from Capital Improvement Project No. 801508, Recycled Easterly Ag MFRO; and WHEREAS, the City entered into a Public Improvement Agreement (“Agreement”) with CCL Contracting, Inc., in an amount not to exceed ten million, two-hundred forty-thousand, six hundred ninety-one dollars ($10,240,691) on July 23, 2024; and
WHEREAS, the City entered into a Public Improvement Agreement (“Agreement”) with J.R. Filanc Construction Company in an amount not to exceed one million, seven hundred ninety-five thousand, five hundred thirty-four dollars ($1,795,534) on August 21, 2024; and WHEREAS, the City Council approved Change Order No. 1 and a budget adjustment to the project in the amount of $1,397,320.60 to fund the remaining portion of Section 2 emergency repairs due to a trunk sewer alignment conflict with the existing 36” water main, bringing the total contract value with CCL Contracting, Inc., resulting in a contract value of not to exceed eleven million, six-hundred thirty-eight thousand and eleven dollars and sixty cents ($11,638,011.60); and 58 Item7.

WHEREAS, pursuant to Section 22050 of the Public Contract Code, the City Council must review the emergency action every 14 days, or at its next regularly scheduled meeting, and determine by a four- fifths vote there is a need to continue the action; and WHEREAS, this City Council desires at this time and deems it to be in the best public interest to continue the emergency action and approve the recommended change order and budget adjustment.

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

1. That the above recitations are true.

2. That the City Council finds the failure of the trunk sewer main is a public health and safety emergency; that this emergency will not permit the delay that would result from a competitive bidding process; and that the proposed action and expenditure is still necessary to respond to the emergency requiring immediate repair of the trunk sewer main.
59 Item7.

STAFF REPORT

January 28, 2026
File Number 0875-55

SUBJECT
PUBLIC HEARING TO CONSIDER A SUBSTANTIAL AMENDMENT TO THE 2025 -2029 CONSOLIDATED PLAN AND 2025 -2026 ANNUAL ACTION PLAN TO INCREASE HOME FUNDS TO EXPAND RENTAL

ASSISTANCE OPPORTUNITIES AND BETTER ALIGN AVAILABLE FUNDING WITH CURRENT HOUSING

NEEDS AND COMMUNITY PRIORITIES

DEPARTMENT
Development Services Department, Housing & Neighborhood Services

RECOMMENDATION
Request the City Council of the City of Escondido conduct a public hearing to:
1) Receive a report from City staff describing the proposed substantial amendment to the 2025 - 2029 Consolidated Plan and 2025 -2026 Annual Action Plan and provide direction on options presented by staff; and
2) Authorize the release of a Request for Proposals (“RFP”) for HOME funds to provide rental, security deposit, and utility assistance.

Staff Recommendation: Approval (Development Services : Kevin Snyder, Director of Development Services)
Presenter: Danielle Lopez, Housing Manager and Norma Olquin, Management Analyst ESSENTIAL SERVICE – No
COUNCIL PRIORITY – Increase Retention and Attraction of People and Businesses to Escondido

FISCAL ANALYSIS
As an entitlement city, the City receives an annual formula allocation of HOME Investment Partnership Program (“HOME”) funding from the Department of Housing and Urban Development ( “HUD”). There is no direct or indirect impact to the City’s General Fund.

PREVIOUS ACTION
On June 25, 2025, the City Council adopted Resolution 2025-69 that approved Fiscal Year (FY) 2025-2029 Consolidated Plan and FY 2025 -2026 Annual Action Plan for the use of CDBG and HOME funds, 60 Item8.

conditionally committed funds to projects, auth orized the Director of Community Development to execute contracts as appropriate and approved the submittal of the FY 2025-2029 Consolidated Plan and the FY 2025-2026 Annual Action Plan to HUD.

On October 15, 2025, the City Council received an update on the HOME program and provided guidance on program changes. Details on proposed changes are addressed in the Proposed Substantial Amendment section of this report.

BACKGROUND
HOME is a federal block grant program that provides funding to states and cities to be used exclusively for affordable housing activities to benefit low -income households. Funds for HOME are appropriated annually to HUD, which in turn distributes funding to states and cities. The City of Escondido is considered an entitlement jurisdiction and receives an annual allocation from HUD for the operations of its HOME program. The funding is determined by a formula, based on population, age of rental units in the city, and poverty levels.

As a recipient of HOME federal funds, the City is required to submit a five-year Consolidated Plan, and an Annual Action Plan that is required for each year of the Consolidated Plan period. The Consolidated Plan and Action Plan i dentify the community’s housing needs and describes in detail how HOME and other HUD block grant funds will be used to meet those needs. Cities can administer HOME funds themselves, or they can designate public agencies or nonprofit organizations to admini ster all or part of the HOME program on their behalf.

The City is required to amend its approved Plan(s) whenever it makes one of the following decisions:

 To carry out an activity not previously described in the Annual Plan using funds covered by the Consolidated Plan;
 To substantially amend the purpose, scope, location, or beneficiaries of an activity; or  To substantially amend the allocation priorities or the method of distributing funds.

A substantial amendment is defined as the following:
 An addition, modification, or elimination of a Consolidated Plan goal;  An addition of a new activity not previously identified in the Annual Plan; or  A change that affects the funding level of more than $25,000 for projects budgeted at $100,000 or less, or greater than 25 percent of projects budgeted at more than $100,000.

Substantial amendments must be authorized by the City Council and must be available for public comment for a 30-day period.
61 Item8.

At it’s October 15, 2025 meeting, the City Council provided guidance regarding it’s desire to expand HOME programs, that triggered the substantial amendment process. Below are the required tasks and timeline for the amendment process:

 1/22/2026- Conduct community outreach meeting to solicit public feedback on prop osed changes;
 1/28/2026- Conduct the first of two necessary public hearings introducing the potential amendment;
 Provide a 30-day public comment period;
 Date TBD- Conduct additional community outreach soliciting public feedback; and  3/4/2026- Conduct the second public hearing to approve the new plan.

RELEVANT CONSIDERATIONS
Section 8 Waitlist: The San Diego Housing Commission (“SDHC”) and the Housing Authority of the County of San Diego (“HACSD”) will be closing their Section 8 Housing Choice Voucher Waiting Lists to new applicants, effective February 1, 2026 and February, 20, 2026, respectively.

This is due to the demand for rental assistance being much greater than the funding received from the federal government. The amount of federal funding SDHC and HACSD receives has not kept up with the amount rental assistance expenses have increased in recent years. As a result, they are not accepting new families on the Section 8 Housing Choice Voucher waiting list, and do not anticipate accepting new families for several years.

Closing the waiting lists does not affect households already on the waiting lists. Existing applicants will remain on the lists and will retain the date and time of their application. At this time, they are not able to provide an estimate for how long families will have to wait to possibly receive assistance.

Based on information provided by the County of San Diego Health and Human Services Agency, a s of February, 2024, (the most recent data available) there are 876 Escondido residents currently receiving Housing Choice Vouchers and 5,276 people on the waiting list. The latter figure is up from 4,370 in 2023. 2-1-1 Data: Based on the 2025 2 -1-1 San Diego Community Information Exchange Client Profile Report, 6,438 calls were received re questing referrals. Of those calls, the top two resource requests were for housing and utilities; totaling 36% of the calls. Of those calls, 85% indicated that their housing need was immediate, 71% had utility bills that were past due, and 21% were shut off.

San Diego’s Inflationary Rate: Local and national reporting noted that San Diego ended the year with the second-highest inflation rate in the United States, with consumer prices rising faster than in almost all other major metro areas. San Diego’s infl ation was surpassed only by the Riverside -San Bernadino area, which reported the highest in the country.
62 Item8.

HOME Expiring Funds: Per HUD, HOME funds expire nine years from the year they were awarded. HOME funds not used within the nine -year timeframe are reca ptured and returned to the Treasury. On September 30, 2026, approximately $250,000 in 2017 HOME funds will be returned to HUD if they are not committed to an activity.

In summary, these factors will contribute to the increased need to provide additional assistance to residents of Escondido.

PPROPOSED SUBSTANTIAL AMENDMENT OPTIONS
Option 1: Expansion of the Rental Subsidy Program:

Current Program
Budget: $72,000, Serving 30 households annually.

For eligible residents, this program currently provides subsidy payments of $200 per month, paid directly to an apartment or mobilehome park manager/owner, on a quarterly basis. Assistance is available on a first-come, first-served basis to eligible applicants.

Residents are eligible for this program if:
 They are at least 62 years old;
 Their principal place of residence is within the City of Escondido;  Their apartment complex or mobilehome park manager agrees to participate in the subsidy program;
 They do not receive rental assistance under any federal housing assistance program (including Section 8 or HUD);
 They are on the Section 8 waiting list;
 Their assets, (such as bank accounts, stocks, bonds, etc.) do not exceed $25,000; and  Their gross income meets the extremely low-income requirements (0–30% AMI).

The proposed amendment includes:

 Increasing the budget from $72,000 to $288,000;
 Increasing the monthly subsidy from $200 to up to $400 per household and tying the assistance amount to the household income, allowing households at lower AMI levels to receive a higher subsidy. For example:
o a household at or below 30% AMI would receive the full $400 o a household at or below 50% AMI would receive $300
o a household at or below 80% AMI would receive $200
63 Item8.

 Increasing the number of households served from 30 to 60;  Opening up the program to all ages; and
 Removing the requirement of being on the Section 8 waiting list.

Current recipients will not be affected by this amendment.

Option 2: Expansion of the First Time Homebuyer:

Current Program
Eligible homebuyers may qualify for a low -interest loan limited to 5% of the purchase price that can be used toward a down payment and/or for closing costs. Repayment of the City’s loan is deferred until the home is sold, transferred, refinanced, additional liens are added to the property, or if the home is no longer used as the applicant’s principal residence. Loan amounts range from $3,000 to $25,000. There is no specific budgeted amount for this project. Loans are approved on a first come first served basis and are funded from the HOME fund balance. On average the program serves one or two households per year.

Proposed amendments include:

At the October, 15, 202 5 city council meeting, staff were directed to explore the expansion of the First- Time Home Buyer Program. However subsequently, at the January 7, 2026, meeting, the City Council indicated a preference to maintain the program in its current form. Therefore, staff are recommending no change to the First-Time Home Buyer Program at this time. As mentioned above, there is no specific budgeted amount for this project. Loans are approved on a first come firs t served basis and are funded from the HOME fund balance , if available . On average the program serves one or two households per year. If First Time Home Buyer demand remains low in a given year, the remailing funds would be included in the supplemental TBRA RFP/Option 3 below.

Option 3: Implementation of a new supplemental TBRA Program Current Program
N/A
Proposed amendment includes:

Implementation of a new supplemental Tenant Based Rental Assistance (“ TBRA”) Program. The City of Escondido Housing and Neighborhood Services would release an RFP soliciting proposals from qualified organizations to administer a Tenant Based Rental Assistance program, on behalf of the City, for income eligible households residing within the City of Escondido. This program will provide rental, security deposit, and utility assistance and will be funded with the fund balance from FY 2017, preventing the recapture of those funds on September, 30, 2026
64 Item8.

RECOMMENDATION

It is recommended that the City Council direct staff to:
 Move forward with the proposed amendments to the Rental Subsidy Program;  Maintain the First-Time Home Buyer Program as is, to continue providing an important pathway to home ownership for low-income families; and
 Authorize staff to move forward with issuing an RFP for a supplemental TBRA Program.

If approved these amendments allocate the majority of the City’s HOME funding to th e rental subsidy program. As a result , prioritizing the City’s Annual HOME allocation for supportive service programs, would limit the City’s capacity to support affordable housing development projects in the future.

Nevertheless, staff believe these amendments provide the greatest public benefit and represent the most effective use of available funds.

ATTACHMENTS
a) Attachment “1”—HOME TBRA RFP

65 Item8.

CITY O

F ESCONDIDO

HOUSING & NEIGHBORHOOD SERVICES DIVISION
Re
quest for Proposal (RFP) NO. 26-XX - Rental and Utility Assistance for the U.S. Department of Housing and Urban Development 24 CFR 92.209 HOME Tenant Based Rental Assistance
RF
P RELEASE DATE:

January 29, 2026
PR
OPOSAL SUBMITTAL DATE:

March 13, 2026
Ci
ty of Escondido
Housing & Neighborhood Services Division
201 N. Broadway, Escondido, CA
(760) 839-4057
It is the intention of the City of Escondido to comply with the Americans with Disabilities ACT (ADA). To request this document in alternate formats, or to request special assistance at a City meeting, please contact Norma Olquin at (760) 839-4841 or via e-mail at [email protected].

Attachment "1"
66 Item8.

Section One - Request for Funding (RFP)
IN

TRODUCTION
Under this RFP:
• The City of Escondido (City) Housing and Neighborhood Services Division ( HNS) is accepting proposals from eligible organizations to administer HOME Tenant Based Rental Assistance (TBRA) for income eligible households residing within the City of Escondido. • Funds to be used for this RFP are from the federal HOME Investment Partnerships Program authorized under Title II of the Cranston Gonzales National Affordable Housing Act and regulated at 24 CFR Part 92.
• This RFP is issued pursuant to 24 CFR 92.209 and will support a HOME TBRA program to provide short term financial assistance to eligible households including rental assistance, security deposit assistance, and utility assistance.
• The purpose of the HOME TBRA program is to assist low-income households experiencing housing instability by providing temporary financial assistance to support housing affordability and prevent displacement while promoting housing stability within the community. • All activities funded under this RFP must comply with HOME program requirements including income eligibility and rent reasonableness.

GENERAL
The or
ganization awarded a contract resulting from this RFP individually referred to herein as "Subrecipient" shall administer a HOME TBRA program on behalf of the City of Escondido. The program shall provide short term rental, security deposit, and utility assistance to income eligible households, who are behind, and residing within the City of Escondido in accordance with HOME program requirements at 24 CFR 92.209.

Assi
stance provided under this RFP may include rental assistance, security deposit assistance, and utility assistance, when provided as part of a HOME TBRA program and in accordance with HOME program regulations. All assistance must be administered in compliance with City adopted HOME written standards including income eligibility tenant selection, rent reasonableness , housing quality standards , recordkeeping, and reporting requirements.

Wi
thin 30 calendar days of the City’s notice of award each selected Subrecipient shall enter into a Subrecipient Agreement in substantially the same form as Exhibit 1 which is attached to this RFP and incorporated herein by this reference.

CKGROUND
The HOME Investment Partnerships Program ( HOME) is a federal housing program administered by the United States Department of Housing and Urban Development (HUD) and authorized under Title II of the Cranston Gonzales National Affordable Housing Act. The program is designed to expand the supply of decent safe and affordable housing for low-income households.

Attachment "1"
67 Item8.

The City of Escondido is a Participating Jurisdiction (PJ) under the HOME Program and is authorized to use HOME funds for eligible activities as defined in 24 CFR Part 92 including Tenant Based Rental Assistance as authorized under 24 CFR 92.209.

HOME TBRA allows PJs to provide direct financial assistance to income eligible households to support housing affordability and stability. Eligible assistance may include rental assistance, security deposit assistance, and utility assistance in accordance with HOME program requirements.

Through this RFP the City seeks to partner with a qualified third-party organization to administer a HOME TBRA program that addresses housing stability needs for income eligible residents within the City of Escondido.

FUNDING AVAILABILITY: Up to $250, 000
The City of Escondido anticipates committing up to $ 250,000 in federal HOME Investment Partnerships Program funds available under this RFP. Funds will be awarded to an eligible organization to administer a HOME TBRA program serving income eligible households within the City of Escondido.

Funds awarded under this RFP may be used for eligible HOME TBRA activities as authorized under 24 CFR

92.209 and must be administered in compliance with all applicable HOME program requirements.

All funds awarded under this RFP should be fully expended no later than September 30, 2026.

HOME PROGRAM PRIORITIES
For this RFP priority may be given to proposals that demonstrate the capacity to effectively administer a HOME TBRA program and to serve income eligible households experiencing housing instability within the City of Escondido.

Priority consideration may be given to proposals that:

1. Demonstrate experience administering rental assistance or housing stabilization programs funded by federal state or local housing programs.

2. Propose to serve households with the greatest housing cost burden including extremely low income and very low-income households.

3. Demonstrate the ability to provide timely assistance and ensure full expenditure of HOME funds by the required deadline.

4. Include clear procedures for income eligibility determination documentation rent reasonableness and compliance with HOME program requirements.

5. Demonstrate organizational capacity fiscal controls and reporting systems necessary to comply with federal and City requirements.

CONDITIONS
The City reserves the right to determine the allocation of available HOME funds for the proposed program, negotiate the final funding amount, and award a single agreement to one eligible applicant. The City may request additional information from applicants as necessary to ensure compliance with HOME program requirements. Submission of a proposal constitutes the applicant’s acknowledgment and acceptance of the terms and conditions of this RFP and certification that all information provided is accurate and Attachment "1"
68 Item8.
complete. The City reserves the right to reject any or all proposals, waive minor irregularities in submittals, or cancel this RFP at any time. All proposal materials submitted become the property of the City.

All activities funded under this RFP must comply with the HOME Investment Partnerships Program authorized under Title II of the Cranston Gonzales National Affordable Housing Act and the implementing regulations at 24 CFR Part 92 including Tenant Based Rental Assistance requirements at 24 CFR 92.209. The selected applicant will act as a HOME subrecipient and must comply with all applicable federal requirements including income eligibility, tenant selection, rent reasonableness, housing standards, recordkeeping, and reporting requirements.

Administrative and program delivery costs charged to HOME funds must be reasonable, necessary, and directly related to the administration of the HOME TBRA program and must comply with the federal cost principles and uniform administrative requirements at 2 CFR Part 200. The City may establish additional local standards or limitations through the written agreement to ensure effective program administration and timely expenditure of HOME funds.

PROPOSAL REVIEW
All submittals will be reviewed by Housing & Neighborhood Services Division staff to determine responsiveness to the submittal requirements. Proposals deemed to be responsive will then be reviewed by Staff and ranked in accordance with the evaluation criteria. Staff will prepare recommendations for the City Council and finalists may be invited to make a presentation to the City Council.

The Housing & Neighborhood Services Division reserves the right to request additional information on proposals submitted and may reject any and all proposals at its discretion.

TECHNICAL ASSISTANCE, CLARIFICATION AND ADDENDA
Questions or comments concerning this RFP may be submitted via e-mail to Norma Olquin at [email protected] no later than 5 p.m. on Friday, February 20, 2026 (“Questions Deadline”).

Any questions or comments regarding this RFP received after the Questions Deadline will be disregarded.

E-mails concerning this RFP should state the following in the subject line: “Request for Proposal (RFP) NO. 26-XX - Rental and Utility Assistance.” Any communication regarding or relating t o this RFP with any City employee or official other than Norma Olquin prior to the Submission Deadline is strictly prohibited. A summary of questions from prospective Consultants and City responses will be posted on bidnet direct by 5 p.m. on Friday, March 06, 2026. A link to the bidnet direct site can be found on the City’s website at Purchasing | Escondido, CA ht tps://www.escondido.gov/381/Purchasing.

Substantive changes in the submittal requirements, if any, will be made and issued in the form of an addendum posted to bidnet direct.

SUBMITTALS
Applications must be received no later than 5 :00 p.m. on March 13, 2026 through bidnet website at Purchasing | Escondido, CA https://www.escondido.gov/381/Purchasing

Faxed and/or emailed applications will not be accepted.

PROPOSAL DEADLINES AND SCHEDULE
Attachment "1"
69 Item8.

The following is an estimated schedule relating to this RFP:

Activity Date
Questions Deadline February 20, 2026 by 5 p.m.

Response to Questions Released March 06, 2026
Proposal Submission Deadline March 13, 2026 by 5 p.m.

Review of Proposals April 2026
Notice of Contract Award May 2026
Return to City Council to Approve
Award May 2026

Note: The City reserves the right to make modifications to the estimated schedule outlined above.

The Subrecipient awarded a contract resulting from this RFP is expected to make a good faith attempt to expend funds in a timely and responsible manner.

Section Two - RFP Funding Source

HOME Investment Partnership Program
• Funds available under this RFP are provided through the federal HOME Investment Partnerships Program authorized under Title II of the Cranston Gonzales National Affordable Housing Act and administered by the United States Department of Housing and Urban Development (HUD). • HOME program regulations are codified at 24 CFR Part 92. • Under this RFP HOME funds will be awarded to a qualified organization to administer a TBRA program serving income eligible households residing within the City of Escondido. • Assistance provided under this RFP shall be short term in nature and must be administered in compliance with HOME TBRA requirements at 24 CFR 92.209. • All funds awarded under this RFP should be fully expended no later than September 30, 2026.

SUMMARY OF HOME TBRA ELIGIBLE ACTIVITIES

Program Activity Main Eligible Activities
HOME TBRA • Rental assistance payments for eligible households as authorized under 24 CFR 92.209(a)
• Security deposit assistance as authorized under 24 CFR 92.209(a) • Utility deposit assistance provided in conjunction with HOME TBRA as authorized under 24 CFR 92.209(a)
• Utility payment assistance provided with HOME TBRA in accordance with 24 CFR 92.209(a)
Tenant eligibility and selection • Assistance limited to low income and very low-income households in accordance with 24 CFR 92.209(c)
Attachment "1"
70 Item8.

Assistance term and contract
requirements
• Rental assistance provided under this RFP will be limited to a maximum of three months per household.

Program administration and
delivery costs
• Costs for income eligibility determination and housing inspection are eligible HOME TBRA costs under 24 CFR 92.209(a).
• General program administration costs are governed by 24 CFR

92.207 and cost allowability is subject to 2 CFR Part 200

• Eligible activities under this RFP are limited to HOME TBRA as authorized under 24 CFR 92.209.

Activities not expressly permitted under 24 CFR Part 92 are not eligible for funding.

• Assistance must be administered in accordance with HOME program requirements including income eligibility tenant selection, rent reasonableness, and housing standards.

• Assistance shall be administered in accordance with HOME written standards and program policies adopted by the City including any limits on assistance duration or amount established through the written agreement.

ELIGIBLE COSTS:

Funds awarded under this RFP may be used only for eligible costs associated with the administration and delivery of the HOME TBRA program as authorized under 24 CFR Part 92 and applicable HUD guidance.

1. ELIGIBLE DIRECT ASSISTANCE COSTS
Eligible direct assistance costs under this RFP include the following for income eligible households:
• Rental assistance payments
• Security deposit assistance
• Utility deposit assistance
• Utility payment assistance
All direct assistance costs must comply with HOME program requirements including income eligibility, tenant selection, rent reasonableness, housing standards, and documentation requirements.

2. ELIGIBLE PROGRAM ADMINISTRATION AND DELIVERY COSTS
Eligible program administration and delivery costs are those reasonable and necessary costs directly related to the administration of the HOME TBRA program. Eligible costs may include but are not limited to:
• Program intake and application processing
• Income eligibility determination and verification
• Rent reasonableness determinations
• Housing quality standards inspections
• Assistance calculation and payment processing
Attachment "1"
71 Item8.
• Recordkeeping and reporting
• Program monitoring coordination and compliance activities Administrative and program delivery costs charged to HOME funds must comply with 24 CFR 92.207 and the federal cost principles and uniform administrative requirements at 2 CFR Part 200.

3. ADMINISTRATIVE COST LIMITATIONS
The City may establish reasonable limitations on administrative and program delivery costs through the written agreement with the selected applicant. Administrative costs must be proportionate to the level of assistance provided and necessary to ensure effective program administration and timely expenditure of HOME funds.

The City anticipates allowing a portion of awarded HOME funds to be used for administrative and program delivery costs. The specific administrative cost allowance will be established in the written agreement.

4. INELIGIBLE COSTS
Costs not expressly permitted under the HOME Investment Partnerships Program including costs unrelated to the administration or delivery of TBRA are not eligible for funding under this RFP.

COMPLIANCE WITH APPLICABLE LAWS, RULES, AND REGULATIONS:

Projects funded under this RFP must comply with all applicable federal, state, and City of Escondido laws rules and regulations including but not limited to the following:
• HOME Investment Partnerships Program regulations at 24 CFR Part 92 • HOME TBRA requirements at 24 CFR 92.209
• Fair Housing Act Title VI of the Civil Rights Act and related nondiscrimination requirements • Section 504 of the Rehabilitation Act and the Americans with Disabilities Act • Age Discrimination Act of 1975
• Lead Based Paint requirements at 24 CFR Part 35 where applicable • Environmental review requirements at 24 CFR Part 58
• Uniform Administrative Requirements Cost Principles and Audit Requirements at 2 CFR Part 200 • Eligibility restrictions for certain non-citizens at 24 CFR Part 5 • Debarment and suspension requirements
• All applicable HUD guidance notices and program requirements • City of Escondido administrative and contracting requirements

HUD HOME PROGRAM RESOURCES
The following resources are available on HUD’s website for applicant reference:

• HOME Program Regulations
HOME Investment Partnerships Program regulations are codified at 24 CFR Part 92 https://www.ecfr.gov/current/title-24/subtitle-A/part-92 Attachment "1"
72 Item8.
• HOME Tenant Based Rental Assistance Guidance
HUD Exchange guidance on HOME TBRA including eligible activities program design and requirements
https://www.ecfr.gov/current/title-2 4/subtitle-A/part-92/subpart-E/subject-group- ECFRf448ea7bbdfb69a/section-92.209
• HOME Program Overview and Policy Guidance
HUD Exchange HOME Program main page including policy notices FAQs and implementation guidance
https://www.hudexchange.info/programs/home/
• HOME Monitoring and Compliance Resources
HUD monitoring guidance and CPD monitoring exhibits applicable to HOME funded activities https://www.hud.gov/program_offices/administration/hudclips/handbooks/cpd • Limited English Proficiency Requirements
HUD guidance on Title VI and Limited English Proficiency requirements https://www.lep.gov/guidance/HUD_guidance_Jan07.pdf
• Code of Federal Regulations and Executive Orders
Code of Federal Regulations
https://www.ecfr.gov
Executive Orders
https://www.archives.gov/federal-register/executive-orders

Section Three - Assistance Terms and Limits

1. Maximum Assistance Duration
Assistance provided under this RFP shall be short term to provide temporary housing stabilization support.

HOME TBRA provided under this program will be limited to a maximum of three months per household.

This assistance duration is within the term permitted under 24 CFR 92.209(e) and is intended to allow limited HOME funds to serve multiple households experiencing housing instability.

2. Form of Assistance
Assistance provided under this RFP may include one or more of the following eligible forms of HOME TBRA, as authorized under 24 CFR 92.209(a):
• Rental assistance payments
• Security deposit assistance
• Utility deposit assistance
• Utility payment assistance
The type, amount, and timing of assistance provided to a household shall be based on demonstrated household need, program eligibility, and City adopted HOME written standards, and shall be implemented by the selected subrecipient in accordance with the written agreement.

3. Household Level Limitations
Attachment "1"
73 Item8.

Assistance provided under this program is intended to address short term housing instability and is not intended to function as an ongoing or long-term rental subsidy.

A household may not receive more than three (3) months of total assistance under this program, regardless of whether assistance is provided consecutively or non-consecutively, and regardless of the form of assistance provided.

The City reserves the right to further limit assistance at the household level based on funding availability or program performance.

4. Assistance Renewal or Reapplication
Assistance provided under this RFP is limited to the maximum of three (3) months.

A household that has received the maximum of three (3) months of assistance under this RFP shall not be eligible for renewal reapplication or additional assistance through this specific funding round.

Once the three (3) month assistance limit has been reached the household’s participation under this RFP shall end.

Nothing in this RFP shall be construed to create an entitlement to ongoing future or repeated assistance under this funding round. Eligibility for assistance under any future HOME funded programs or RFPs if offered by the City shall be subject to the term’s conditions and requirements of those future programs.

5. Compliance With HOME Requirements
All assistance provided under this RFP must be administered in full compliance with the HOME Investment Partnerships Program authorized under Title II of the Cranston Gonzales National Affordable Housing Act and the implementing regulations at 24 CFR Part 92, including but not limited to the Tenant Based Rental Assistance requirements at 24 CFR 92.209.

Compliance requirements include income eligibility determination, tenant selection, rent reasonableness, housing standards, written standards, recordkeeping, and documentation requirements as established by the City and incorporated into the written agreement with the selected subrecipient.

Section Four - Proposal Parameters

REQUIREMENTS FOR SUBMITTAL
To be considered responsive a complete RFP application must include the following items:

1. Targeting and Affordability
Applicants must demonstrate the ability to administer HOME TBRA in compliance with HOME income eligibility requirements.

Attachment A ou tlines applicable HUD income limits.

Attachment "1"
74 Item8.
• Extremely Low-Income households are households whose adjusted household income is at or below 30 percent of area median income
• Very Low-Income households are households whose adjusted household income is between 31 percent and 50 percent of area median income
• Low Income households are households whose adjusted household income is between 51 percent and 80 percent of area median income
Median income is defined and published periodically by HUD for the San Diego County area.

2. Service Area
The proposed program must serve income eligible households residing within the jurisdictional boundaries of the City of Escondido.

Applicants must describe the service area and how eligible City residents will be identified and served.

3. Consistency With the City Consolidated Plan
Applicants must demonstrate that the proposed program is consistent with the City of Escondido 2025– 2029 Consolidated Plan and the 2025–2026 Annual Action Plan.

4. Organizational Eligibility and Capacity
Applicants must demonstrate organizational capacity to administer a federally funded rental assistance program and comply with HOME program requirements.

5. Board Resolution
Applicants must submit a resolution from their Board of Directors authorizing the submission of the proposal and identifying the individual authorized to execute required documents on behalf of the organization.

6. Articles of Incorporation and Bylaws
Applicants must submit current Articles of Incorporation and Bylaws.

7. Financial Capacity
Applicants must submit audited financial statements for the most recent two fiscal years including:
• Audited financial statements with applicable notes
• Independent auditor’s report
• Schedule of findings and questioned costs if applicable

Attachment "1"
75 Item8.

8. Cost Allocation Plan
Applicants must submit a cost allocation plan demonstrating how direct and indirect costs are allocated in compliance with 2 CFR Part 200.

9. Staffing and Organizational Structure
Applicants must submit:
• Position descriptions for staff involved in administering the HOME TBRA program • An organizational or staffing chart illustrating management structure lines of authority and reporting responsibility.

10. Program Description
Applicants must provide a detailed description of the proposed HOME TBRA program including:
• Program design and implementation approach
• Intake and eligibility determination process
• Assistance delivery process
• Compliance with HOME requirements
• Estimated number of households to be served
Descriptions must focus on income eligible households and housing stability. Homeless status is not a requirement under HOME TBRA.

11. Recordkeeping and Reporting
Applicants must demonstrate the ability to maintain records and submit reports in compliance with HOME program requirements including documentation of eligibility assistance provided and program outcomes.

REQUIREMENTS FOR FUNDING
The following items must be completed prior to execution of a funding agreement.

1. Environmental Review
HOME TBRA is generally categorically excluded from environmental review requirements. The City will determine the appropriate level of environmental review in accordance with 24 CFR Part 58 prior to contract execution.

Applicants must not commit HOME funds or take any choice limiting actions until environmental clearance is completed if applicable.

Attachment "1"
76 Item8.

2. Insurance Requirements
Prior to contract execution the selected applicant must provide proof of insurance meeting City of Escondido requirements including:
• General liability insurance
• Automobile liability insurance if applicable
• Workers compensation insurance as required by State law The City of Escondido must be named as an additional insured where required.

PROJECT ADMINISTRATION AND MONITORING
The City of Escondido Housing and Neighborhood Services Division will serve as the administrative and monitoring agency for the HOME TBRA program.

1. Disbursement of Funds
HOME funds will be provided on a reimbursement basis. Only eligible costs incurred after execution of the written agreement will be eligible for reimbursement.

Reimbursement requests must be submitted in accordance with contract requirements and applicable federal regulations including 2 CFR Part 200.

2. Funding Adjustments
The City reserves the right to reallocate or reduce funding if the program is not proceeding satisfactorily or if HOME funds are not being expended in a timely and compliant manner.

Section Five – Project Proposal Ranking
Each proposal will be evaluated based on the merits of the application using criteria related to program need, program design, organizational capacity, and fiscal management. A minimum score of 70 out of 100 points is required for a proposal to be recommended for funding.

All proposals will first be reviewed for completeness and threshold eligibility by City staff. Only proposals that meet all threshold criteria will be forwarded for scoring and evaluation. Funding recommendations will be made by Housing and Neighborhood Services staff and submitted to City Council for consideration.

Threshold Criteria

To advance to scoring, proposals must meet all of the following:

______ Serves households with incomes at or below 80 percent of AMI, with priority for households at or below 60 percent of AMI
______ Program serves City of Escondido residents
Attachment "1"
77 Item8.
______ Proposed activities are eligible under HOME TBRA regulations ______ Program is consistent with the City of Escondido 2025 to 2029 Consolidated Plan and 2025 to 2026 Annual Action Plan
______ Applicant demonstrates organizational capacity to administer a federally funded HOME TBRA program
______ All required application materials and attachments have been submitted

Attachment "1"
78 Item8.

PROJECT PROPOSAL RANKING (Maximum Possible Points: 100)

Section Evaluation Criteria Points
A. Program Need 30
Target Population
Does the applicant clearly identify the households to be served and demonstrate an understanding of housing cost burden and housing instability among income-eligible households
5 Service Area and City
Benefit
Does the program serve eligible households residing within the City of Escondido and demonstrate a clear community benefit 15 Consistency with
Consolidated Plan
Does the proposal demonstrate consistency with the City’s current Consolidated Plan priorities related to housing stability and affordability
10 B. Program Design and
Implementation
30 Program Description and
Activities
Does the applicant provide a clear and complete description of the proposed HOME TBRA program including intake, eligibility determination, assistance delivery, payment processing, and compliance procedures
10 Program Effectiveness
and Fund Utilization
Does the proposal demonstrate the ability to efficiently deliver rental assistance and ensure timely and compliant expenditure of HOME TBRA funds
20 C. Experience,
Management, and
Staffing
20 Agency and Program
Experience
Does the applicant demonstrate experience administering rental assistance or similar housing programs, including federally funded programs
10 Government Contract
and Compliance
Experience
Does the applicant demonstrate experience with government contracts, including reporting, monitoring, and compliance requirements
5 Organizational Structure
and Staffing
Does the applicant provide an organizational chart, position descriptions, and staffing capacity sufficient to administer a HOME TBRA program
5 D. Fiscal Capacity and
Compliance
20 Financial Management
Capacity
Does the applicant demonstrate sound fiscal controls, accounting systems, and internal procedures sufficient to manage HOME TBRA funds
10 Audited Financial
Statements
Has the applicant submitted the most recent two fiscal years of audited financial statements with applicable reports 5
Cost Allocation and
Federal Compliance
Does the applicant provide a cost allocation plan consistent with federal cost principles under 2 CFR Part 200 5
TOTAL 100
Attachment "1"
79 Item8.

General Conditions

PLEASE READ CAREFULLY. THE FOLLOWING GENERAL TERMS AND CONDITIONS ARE A PART OF ALL PROPOSALS SUBMITTED IN RESPONSE TO THIS RFP AND THE RESULTING CONTRACT.

This RFP as advertised, the specification requirements detailed in this RFP (including the following Gen
eral Provisions) are subject to all provisions of the Ordinances of the City of Escondido. Each prospective Subrecipient submitting a response to this RFP warrants that the submitted proposal is genuine and non-collusive, and not made in the interest of any person, firm, company, or corporation. A non-collusion declaration shall be properly completed and returned with the proposal documents. The non-collusion declaration form is attached to this RFP as Exhibit 3 and incorporated herein by this reference.

In s
ubmitting a proposal in response to this RFP, each prospective Subrecipient agrees to the following general terms and conditions:

1. Public Information: The City reserves the right to retain all proposals submitted and to use any ideas in a proposal regardless of whether that proposal is selected. Submission of a proposal in response to this RFP indicates the prospective subrecipient’s acceptance of all terms and conditions contained in this RFP, including all exhibits and attachments hereto, unless clearly and specifically stated otherwise.

2. Confidential Information: Any information deemed confidential or proprietary should be clearly identified by the prospective Subrecipient as such. Information identified as confidential or proprietary will be protected and treated with confidentiality to the extent permitted by applicable local, state, and federal law.

3. Addendums: The City reserves the right to amend, alter, or revoke this RFP at any time. Any modifications, clarification, or additions will be posted to bidnet direct at https://www.bidnetdirect.com/california/cityofescondido.

4. Proposal Preparation Cost: The City is not obligated to reimburse any prospective Subrecipient for expenses incurred in preparing proposals in response to this RFP. All Prospective Subrecipients shall bear their own costs, fees, and expenses incurred in preparing proposals in response to this RFP.

5. Withdrawal of Proposal: A prospective Subrecipient may modify or withdraw their proposal, either personally or by written request via email, at any time prior to the Submission Deadline.

Such requests should be directed to the City’s Project Manager.

6. Inaccuracies or Misinterpretations: Subject to the City’s sole discretion, the City may terminate a prospective Subrecipient from the RFP process or terminate any agreement with the Prospective Subrecipient if the City determines that said Prospective Subrecipient has: (i) made a material misstatement, (ii) made a material misrepresentation, or (iii) provided materially inaccurate information.

7. Optional Items: Prospective Subrecipients may elect to provide recommendations and pricing for optional items. Pricing for optional items shall not be included in the minimum Attachment "1"
80 Item8.
requirements pricing.

8. Business License: The successful Subrecipient shall be required to obtain a City of Escondido Business License pursuant to the terms of Exhibit 1.

9. Signature: All proposals shall be signed in the name of the prospective Subrecipient and shall bear the original signature in longhand of the persons duly authorized to sign the proposal.

Obligations assumed by such signature shall be fulfilled.

10. Right to Reject Proposal: The City reserves the right to reject any or all proposals, to waive any non-material irregularities or information in any proposal, and to accept or reject any items or combination of items. The City is not obligated to explain or justify its selection or rejection of any Prospective Subrecipient. All proposals submitted in response to this RFP shall immediately become property of the City.

11. Right to Conduct Personal Interviews: The City reserves the right to conduct personal interviews or require oral presentations of any or all prospective Subrecipients prior to selection.

12. Right to Request Additional Information: Prospective Subrecipients shall furnish additional information as the City may reasonably require. The City reserves the right to investigate the qualifications of prospective Subrecipients as it deems appropriate.

13. Right to Determine Financial Responsibility and Viability: The City reserves the right to request information pertaining to the financial stability of a prospective Subrecipient to allow an appraisal of a prospective Subrecipient’s current financial condition.

14. Understanding the Services to be Performed: By submitting a proposal in response to this RFP, each prospective Subrecipient certifies that they have fully read and understand this RFP and have full knowledge of the scope, nature, quantity, and quality of services to be performed.

Each prospective Subrecipient understands that, if successful, they will be required to enter into a written agreement in substantially the same form as Exhibit 1.

15. Award of Contract: Proposals submitted in response to this RFP will be analyzed and the contract awarded to the responsible prospective Subrecipient whose proposal conforms to this RFP and is considered to be the most advantageous to the City, taking into consideration not just the proposal price, but also the evaluation criteria set forth in this RFP. If the prospective Subrecipient does not execute a contract in substantially the same form as Exhibit 1 within 30 days after notification of award, the City may, subject to its sole discretion, (i) give notice to the Prospective Subrecipient of the City's intent to select from the remaining Prospective Subrecipients or (ii) issue a new RFP for the services.

16. Contract Funding: The City’s funding of any agreement resulting from this RFP shall be subject to applicable appropriations. Prospective Subrecipient acknowledges that the City is a municipal corporation, is precluded by the State Constitution and other laws from entering into obligations that financially bind future governing bodies, and that, therefore, nothing in this RFP shall constitute an obligation of future legislative bodies of the City or State to appropriate funds for any agreement resulting from this RFP. Accordingly, prospective Subrecipients acknowledge and agree that the funding for any agreement resulting from this RFP shall be contingent upon Attachment "1"
81 Item8.
appropriation of funds.

17. City Provisions to Prevail: The terms of this RFP and the terms of any agreement resulting from this RFP shall govern the services. Any standard terms and conditions of the successful Subrecipient shall not be acceptable to the City unless expressly agreed to by the City by separate document. The City reserves the right to reject a proposal containing unacceptable conditions as non-responsive as a condition of evaluation or award of the proposal.

18. Equal Employment Opportunity: The Subrecipient awarded the project shall comply with all equal employment opportunity provisions of federal, state, and local non-discrimination laws, orders, regulations and guidelines as may be applicable to the Subrecipient and be in effect during the performance of any agreement resulting from this RFP.

19. Subrecipient Agreement: Subrecipients submitting a proposal in response to this RFP shall be prepared to use the City’s standard contract form (Exhibit 1) rather than its own contract form.

Services may not commence until Agreement for services is executed.

20. Prospective Subrecipient’s Invoices: Invoices shall be prepared and submitted to the Housing & Neighborhood Services, ATTN: Norma Olquin, 201 N. Broadway, Escondido, CA 92025 or via email to [email protected]. Invoices shall be submitted on a monthly basis and contain the following information: Household identifier, assistance type, assistance period, amounts paid on behalf of the household, extended totals, and remaining balances.

Invoices must be supported by documentation sufficient to demonstrate compliance with HOME TBRA requirements, including verification of household eligibility, executed lease agreements, rent reasonableness determinations, housing quality standards compliance, and evidence of payment. Utility and security deposit assistance must be documented in accordance with HOME TBRA program requirements and City-approved program procedures.

All payments made pursuant to this contract are not assignable and shall only be made payable to the Subrecipient.

21. Payment Terms: The City’s payment terms are Net 30 days from the date a complete invoice is received. Additional time may be required for payment if the invoice is deemed incomplete or if the City has outstanding questions regarding the charges submitted. No pre-payment or partial upfront payment will be made. The payment period shall commence upon receipt and approval of the Prospective Subrecipient’s invoice.

22. Insurance Requirements: The Subrecipient awarded funding must have insurance in accordance with the requirements listed in Exhibit 1.

Attachment "1"
82 Item8.

PROPOSAL CONTENT
Prospective Subrecipients are responsible for preparing and timely submitting an effective, clear, and concise proposal. Proposals must be limited to 25 pages . Each proposal shall demonstrate the qualifications, competence, and capacity of the prospective Subrecipients to perform the services described within the timeframe in the table above, and in conformity with the requirements of this RFP.

Responses provided in Exhibit 2 will be used by City staff to evaluate and score proposals in accordance with the Project Proposal Ranking and Evaluation Criteria described in Section Five of this RFP

By submitting a proposal in response to this RFP, prospective Subrecipients certify that they take no exceptions to the terms and requirements of this RFP, including the terms of the City’s form Subrecipient Agreement (Exhibit 1).

The selected Subrecipient’s proposal submitted in response to this RFP may become part of the resulting Subrecipient Agreement (Exhibit 1). Any proposed waiver, or change to the resulting Subrecipient Agreement (Exhibit 1) must be clearly identified in Prospective Subrecipient’s proposal. All contracts, and any addenda thereto, shall be subject to the City’s sole discretion and approval. The requirements and service standards of this RFP and the responses of the successful Subrecipients will be incorporated by reference into the resulting agreement regarding the Project. The successful Subrecipient shall enter into a contract within 30 calendar days of the City’s Notice of Award in substantially the same form as Exhibit 1.

Prospective Subrecipients must submit a proposal using the format attached to this RFP in Exhibit 2, which is incorporated by this reference. Subrecipients must include answer all of the questions or indicate not applicable. Any proposals that do not have a response to each inquiry in Exhibit 2 may be considered in complete and non-responsiveness.

Attachment "1"
83 Item8.

RFP

ATTACHMENTS
Attachment "1"
84 Item8.

ATTACHMENT A

HUD Income Limits for the County of San Diego
Effective April 01, 2025

Attachment "1"
85 Item8.

EXHIBIT 1

SUBRECIPIENT AGREEMENT

Attachment "1"
86 Item8.

EXHIBIT 2

PROPOSAL FORM

Applicant Information, Capacity and Experience (25 points) Organization Name
Unique Entity ID (UEI)
Attach SAM.gov verification

Project Manager Name and Title
Phone Number
Email Address
Organization Address
Proposed Program Title
Service Area Address or Citywide

Type of Agency (Select One) ☐ Non-Profit ☐ For-Profit ☐ Faith-Based ☐ Other Date of Incorporation
Annual Operating Budget
Number of Paid Staff
Number of Volunteers (if applicable)
Agency Mission Statement

Describe your organization’s capacity to administer a HOME TBRA program. Identify key staff involved, their roles, and experience administering rental assistance or other housing stability programs, including federally funded programs where applicable. List projects of similar size and scope completed within the last five years.

Attachment "1"
87 Item8.

Has your organization previously served as a Subrecipient or contractor for HOME, HOME-ARP, CDBG, ESG, or other HUD-funded programs. If yes, briefly describe the program, funding source, and compliance responsibilities.

Briefly describe your organization’s programmatic and financial recordkeeping systems, including systems used for income eligibility determination, payment tracking, reporting, and document retention. Describe internal controls used to ensure compliance with federal requirements.

Describe your organization’s auditing requirements and fiscal oversight structure. Attach the most recent audited financial statements from Fiscal Year 2023 or 2024, including the auditor’s report and any findings, if applicable.

Project Description (45 points)
Provide a clear and complete description of the proposed HOME TBRA program, including the types of assistance to be provided (rental assistance, security deposit assistance, utility assistance), eligibility criteria, and service delivery model.

What is the total number of unduplicated persons/households anticipated to be served with HOME TBRA funds during the contract period?

Attachment "1"
88 Item8.

Beyond rental, security deposit, and utility assistance please list any additional services such as housing counseling, budgeting education, landlord coordination, or referrals to supportive services that will be provided to participants if enrolled your program.

Describe how your organization will conduct outreach to ensure eligible City of Escondido residents have equitable access to the program, including language access and fair housing considerations.

Describe your intake and eligibility screening process, including income verification, residency verification, rent reasonableness, housing quality standards compliance, and duplication of benefits review. Include estimated timeline from application to assistance payment.

What are your desired outcomes for this project, including how the program will support short-term housing stability for participating households?

Describe your plan to responsibly and efficiently expend HOME TBRA funds.

Attachment "1"
89 Item8.

Describe how your organization will communicate and coordinate with City of Escondido Housing and Neighborhood Services staff throughout the contract period.

Financial Information (20 points)
Attach a detailed, line-item budget identifying proposed HOME TBRA expenditures by assistance type and administrative costs, consistent with 24 CFR Part 92 and 2 CFR Part 200.

References (10 points)
Please identify two professional references. State the agency’s name, staff person’s name, position, contact information and affiliation.

TOTAL POSSIBLE POINTS: 100

Attachment "1"
90 Item8.

EXHIBIT 3

NONCOLLUSION DECLARATION

TO BE EXECUTED BY PROSPECTIVE SUBRECIPIENT AND SUBMITTED WITH PROPOSAL

The undersigned declares:

The foregoing proposal submitted in response to the City of Escondido’s Request for Proposals – HOME Tenant Based Rental and Utility Assistance Program is not made in the interest of, nor on behalf of, any undisclosed person, partnership, company, association, organization, or corporation. The proposal is genuine and not collusive or sham. The prospective Subrecipient has not directly or indirectly induced or solicited any other prospective Subrecipient to put in a false or sham proposal, and has not direct ly or indirectly colluded, conspired, connived, or agreed with any prospective Subrecipient or anyone else to put in a sham proposal, or to refrain from submitting a proposal. The prospective Subrecipient has not in any manner, directly or indirectly, soug ht by agreement, communication, or conference with anyone to fix the proposal price of the prospective Subrecipient or any other prospective Subrecipient, or to fix any overhead, profit, or cost element of proposal price, or of that of any other prospectiv e Subrecipient. All statements contained in the proposal are true. The prospective Subrecipient has not, directly or indirectly, submitted their proposal price or any breakdown thereof, or the contents thereof, or divulged information or data relative thereto, to any corporation, partnership, company, association, organization, proposal depository, or to any member or agent thereof to effectuate a collusive or sham proposal, and has not paid, and will not pay, any person or entity for such purpose.

Each individual executing this declaration on behalf of a prospective Subrecipient that is a corporation, partnership, joint venture, limited liability company, limited liability partnership, or any other entity, hereby represents that they have full power to execute, and does execute, this declaration on behalf of the prospective Subrecipient.

I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct and that this declaration is executed on ______________________.

Date

___________________________________ ___________________________________ Signature Signature
Title T
itle

Of Of

APPROVED AS TO FORM:

OFFICE OF THE CITY ATTORNEY
MICHAEL R. MCGUINNESS, City Attorney

By: _________________________

Attachment "1"
91 Item8.

STAFF REPORT

January 28, 2026
File Number 0800-40; 0600-10; A-3580

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. 2026-02, (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. 2026-12, 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 i nformation 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 P roperty 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 provi ded 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)
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 an d 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 conflic t 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 sp ecific 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. 2026-02). 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 94 Item9.

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 co nformance 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 facil ities, 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 sid ewalk 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 wit h an LED street light in accordance with the City’s Standard drawings.
95 Item9.

The Conditions of Approval included as exhibits to Resolution No. 2026-12 and Ordinance No. 2026-02 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 mit igated 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. 2026-02).

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 fe asible 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. 202 6-02. Approval of the Project includes adoption of the revised mitigation monitoring and reporting program. 96 Item9.

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. 2026-02 and Resolution No. 2026-12, 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. 202 6-02 and Resolution No. 202 6-12, approved the Project.

RESOLUTIONS
a) Resolution No. 2026-12
b) Resolution No. 2026-12 – Exhibit “A” – Legal Description c) Resolution No. 2026-12 – Exhibit “B” - Project Plans d) Resolution No. 2026-12 – Exhibit “C” – Factors to be Considered/Findings of Fact e) Resolution No. 2026-12 – Exhibit “D” – Conditions of Approval

ORDINANCES
a) Ordinance No. 2026-02
b) Ordinance No. 2026-02 – Exhibit “A” – Legal Description c) Ordinance No. 2026-02 – Exhibit “B” – Fifth Addendum to the FEIR 2012 General Plan, Specific Plan Update, and Climate Action Plan
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d) Ordinance No. 202 6-02 – Exhibit “C” – Revised Mitigation Monitoring and Reporting Program
e) Ordinance No. 2026-02 – Exhibit “D” – Factors to be Considered/Findings of Fact f) Ordinance No. 2026-02 – Exhibit “E” – Specific Plan Amendments g) Ordinance No. 2026-02 – Exhibit “F” – Development Agreement h) Ordinance No. 2026-02 – Exhibit “G” – Project Plans
i) Ordinance No. 2026-02 – 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 98 Item9.

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-o f-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.
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Attachment "1"
99 Item9.

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 lawsui t 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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Item9.

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)
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Attachment "1"
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Item9.

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
12 Item 2.

Attachment "1"
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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 1In 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 (Governme nt 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, jurisdic tions 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 Ne t 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 d etailed 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 Ag reement, 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 G eneral 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 high- density 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 p arking 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 incorporate s 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 types include 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 one-
half 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 unit s); 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 ground - floor 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 require s 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 furth erance 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 #5”), pursuant to CEQA Guidelines section 15164 (see Exhibit “E” of Attachment 6).

City staff conclude the drafted environmental document, the F ifth Addendum, may be us ed to fulfil l 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 cha nges 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 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 realiz e the vision of 5,2 75 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 sta ff 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

24 Item 2.

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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"
118
Item9.

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 multi-
family residential uses. The residential
development is appropriate given its proximity to
the downtown core.

29 Item 2.

Attachment "1"
119
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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"
120
Item9.

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"
121
Item9.

Proposed

32 Item 2.

Attachment "1"
122
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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"
123
Item9.

Height Overlay
Proposed
34 Item 2.

Attachment "1"
124
Item9.

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"
125
Item9.

Proposed

36 Item 2.

Attachment "1"
126
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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
(Surface Parking
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
(Surface Parking
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
(Surface Parking
and Signs: 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
(Surface Parking
and Signs: 5’)
None
(Surface Parking
and Signs: 5’)
None
(Surface Parking
and Signs: 5’)
None
(Surface Parking and
Signs: 5’)
(Adaptive Reuse
Area: 5’)
Pennsylvania Ave.: 0’
Elsewhere: 5’ + 5’ for
each story over 2
(Surface Parking and
Signs: 5’)
37 Item 2.

Attachment "1"
127
Item9.

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 and Signs: 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’) and Signs: 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 (Surface Parking and 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 and Signs: 5’) (Surface and Signs: 5’) alley’s farthest side to alley: 24’ from Parking and (Surface Parking and 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 t he 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 t he 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.

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128
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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.

Attachment "1"
129
Item9.

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"
130
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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, 3rd 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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131
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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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132
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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.

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133
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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.

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134
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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 Off-
Street
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.

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135
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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.

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136
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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.

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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.

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138
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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.
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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
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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
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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
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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"
143
Item9.

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"
144
Item9.

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"
145
Item9.

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"
146
Item9.

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

147
Item9.

RESOLUTION NO. 2026-12

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 148
Item9.

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 January 28, 2026, incorporated herein as though fully set forth herein; and
WHEREAS, on January 28 , 202 6, in furtherance of the Project, the City Council introduced Ordinance No. 2026-012, 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 149
Item9.
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 depict ed 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 January 28, 2026, as prescribed by law, at which time the City Council received and considered the staff report, dated January 28, 2026 with attachments, and recommendation of the Planning Division and Planning Commission, and g ave 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:
a) Written information including plans, studies, written and graphical information, and other material, submitted by the Applicant;
150
Item9.
b) Oral testimony from City staff, interested parties, and the public; c) The City Council staff report, dated January 28, 2026 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 January 28, 2026, and testimony given at the public hearing, and adopted Ordinance No. 2026-02.

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 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” 151
Item9.
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 Pla nning 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 January 28, 2026, 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. 2026- 02 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 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 152
Item9.
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.

153
Item9.

Resolution No. 2026-12
Exhibit “A”

Page 1 of 1 ends

Exhibit “A”
Legal Description

154
Item9.

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 ELEVATION0.00'

DOT DENOTES CENTERLINE OF OBJECT

TICK DENOTES FACE OF OBJECT
IL
CT
EA NO. C-19748
C
NT
EAT
FO
. 2
ES R
J
82 I
OA FIL
- NR
2-
5 A
R
HK.NE C
EN
NE
C
SED

IR TTS O
HP
E
HARC I

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

DATE:

DATEREV 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

SHEET INDEXPARKING

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, 24-04-01
PLAN REVIEW, 24-09-04
PLAN REVIEW, 24-11-27
ENTITLEMENT,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 R
EVIEW, 24-11-27
ENTITLEMENT,25-04-30
ENTITLEMENT, 25-09-10
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11-27
04 -30
ENTIT
LEMENT,25-04-30
ENTITLEMENT, 25-09-10
ENTIT
LEMENT,25-04-30
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●
●
●
●
●
5 09/ 1
0/25 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. 2026-12
Exhibit "B"

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62 SF

OPEN-PRIVATE
62 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
62 SF

OPEN-PRIVATE
63 SF

OPEN-PRIVATE
60 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"
TYP.
6'-0"
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
233 SF

OPEN-PRIVATE
60 SF

OPEN-PRIVATE
62 SF

OPEN-PRIVATE
59 SF

OPEN-PRIVATE
58 SF

OPEN-PRIVATE
60 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
IL
CT
EA NO. C-19748
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IR TTS O
HP
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HARC I

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

DATE:

DATEREV ISSUE

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/ 1
0/25 Entitlement Set
Resolution No. 2026-12
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
IL
CT
EA NO. C-19748
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IR TTS O
HP
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HARC I

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

DATE:

DATEREV ISSUE

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/ 1
0/25 Entitlement Set
Resolution No. 2026-12
Exhibit "B"

Page 3 of 26 ends

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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
IL
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82 I
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2-
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HK.NE C
EN
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IR TTS O
HP
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HARC I

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

DATE:

DATEREV ISSUE

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/ 1
0/25 Entitlement Set
Resolution No. 2026-12
Exhibit "B"

Page 4 of 26 ends

158
Item9.
652
652
648
648
650
650
652
652
652
650
650
650
POTHO LE - 02
A /C 4.5IN
BA SE 9.0INF ND TE LEC OMTOP 13" BGBOT 28" BG

F ND EL EC
TOP UTL 32" BGW IDTH 3"F ND EL ECTOP UTL 45" BGBOT U TL 60 " BG POTHO LE - 01 & 08

F OUND ELE CTRIC IN CA SED IN SLURRY
M A RK OUT CO RRE CTA /C 4.5INBA S E N /ATOP UTL 26" BG BOTTOM OF U TL 59 " BG
POTH OLE - 03A /C 4.5IN
BA SE 6.0INF ND TE LEC OMTOP 26" BGBOT 3 9" BG

F ND EL EC
TOP 39" BGBOT 5 3" BG
POTH OLE - 09
A /C 2.5"
BA SE 6.0"F ND GA STOP 24" BGW ID 4"

F ND GA S
TOP 24" BGW ID 2"
POTH OLE - 05
A /C 4.5IN
F ND TE LEC OMTOP 45" BGW IDTH 4"
POTH OLE - 06
A /C 3.5IN
BA SE 6.0INF ND TE LEC OMTOP 28" BGW ID 4"

F ND EL EC
TOP 48" BGBOT 6 4" BG
POTH OLE - 10
A /C 4.5IN
BA SE 9.0INF ND GA STOP 25" BGW ID 4"

F ND GA S
TOP 28"W ID 2"
POTH OLE - 07

F ND UNK
TOP 8 " BGW ID 1"F ND W A T ERTOP 26" BG
W ID 4"
F ND EL ECTOP 28" BGW ID 3"F ND EL ECTOP 50" BG
BOT 6 2" BG
ET
ET
BWV
ET
BWV
ETET
TPB
EV
X
EV
X
EV
X
TP
TP
EV
X
TP
BWV
ER
WR
ER
IRR
ERGM
IRR
ER
TR
ER

UV WMWM
E
WM
IR
WM
E
E
WM
WMETPB
E
WM
E
WM
E
E
TPB
E
TPB

WM WMTPB TPB
E
EE
TPB
WM WM
TPB
WM
WM

N MAPLE ST
ALLEY

W VALLEY PKWY

N BROADW
AY

ADJACENT

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
IL
CT
EA NO. C-19748
C
NT
EAT
FO
. 2
ES R
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82 I
OA FIL
- NR
2-
5 A
R
HK.NE C
EN
NE
C
SED

IR TTS O
HP
E
HARC I

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

DATE:

DATEREV ISSUE

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/ 1
0/25 Entitlement Set
Resolution No. 2026-12
Exhibit "B"

Page 5 of 26 ends

159
Item9.

ASPH
C
ONC
ASPH

DENSETREES

DENSETREES
DENSE
TREES

DENSETREES
CONC
ASPH
ASPH
CONC
CONC
ASPH
C
ONC
CONC
CONC

DENSETREES
CONC
SIGN
C
ONC
CONC

CONCCONCCONC
ASPH
ASPH
SIGN
C
ONC
SIGN
POOL
CONC
CONC
ASPH
ASPH
C
ONC
BERM
C
ONC
ROC
KS
C
ONC
C
ONC
ASPH
ASPH
CONC

W VALLEY PKWY
S B
ROADW
AY
N M

APLE ST
652
652
648
648
648
648
650
650
652
652
652
650
650
650
650

N MAPLE ST
ALLEY

W VALLEY PKWY

N BROADW
AY

ADJACENT

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

A QB C D E F G H J K L M N P
12 43
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 M.6L.7B.1

2.5 IL
CT
EA NO. C-19748
C
NT
EAT
FO
. 2
ES R
J
82 I
OA FIL
- NR
2-
5 A
R
HK.NE C
EN
NE
C
SED

IR TTS O
HP
E
HARC I

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

DATE:

DATEREV ISSUE

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/ 1
0/25 Entitlement Set
Resolution No. 2026-12
Exhibit "B"

Page 6 of 26 ends

160
Item9.

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
IL
CT
EA NO. C-19748
C
NT
EAT
FO
. 2
ES R
J
82 I
OA FIL
- NR
2-
5 A
R
HK.NE C
EN
NE
C
SED

IR TTS O
HP
E
HARC I

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

DATE:

DATEREV ISSUE

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/ 1
0/25 Entitlement Set
Resolution No. 2026-12
Exhibit "B"

Page 7 of 26 ends

Escondido City CouncilJanuary 28, 2026

Escondido City Council
January 28, 2026