Agenda packet — Escondido City Council, February 25, 2026 (part 1 of 2)

CITY of ESCONDIDO
Council Meeting Agenda
WEDNESDAY, FEBRUARY 25, 2026
4:00 PM - Closed Session (City Attorney Conference Room) 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, February 25, 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, February 25, 2026

CLOSED SESSION
4:00 PM

CALL TO ORDER

1. 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.

CLOSED SESSION

I. CONFERENCE WITH LEGAL COUNSEL – PENDING LITIGATION (Government Code § 54956.9(d)(1)) a. Pedro Alamo, Jr. v. City of Escondido
San Diego Superior Court Case No. 37-2023-00037579-CU-PA-NC

II. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Government Code § 54956.8) a. Property: 340 N. Escondido Blvd., Escondido (California Center for the Arts, Escondido) Agency negotiator: Sean McGlynn, City Manager, or designees Negotiating Party: California Center for the Arts Foundation Under Negotiation: Terms of Management Agreement

ADJOURNMENT

3 Wednesday, February 25, 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

PRESENTATION

INFORMATION SESSION ON THE CITY OF ESCONDIDO POLICE DEPARTMENT FIRING RANGE AND

CORRESPONDING CONTRACTS -
The City Council will review current uses of the Police Department Firing Range.

Presenter: Ken Plunkett, Chief of Police

CLOSED SESSION REPORT

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 i s 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 limite d 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.
4 Wednesday, February 25, 2026

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

2. APPROVAL OF WARRANT REGISTER
Approval for City Council and Housing Successor Agency warrants issued between February 09, 2026 to February 15, 2026.

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

3. APPROVAL OF MINUTES: None

4. WAIVER OF READING OF ORDINANCES AND RESOLUTIONS

PUBLIC HEARINGS

5. PL24-0157/PL25-0010/PL25-0011/PL25-0012/PL25-0013/PL25-0014/PL25-0015/PL25-0016: PARKVIEW

TOWNHOMES
Request the City Council adopt the following Resolutions and Ordinance: Resolution No. 2026-23 adopting the Final Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the Parkview Townhomes Project; Resolution No. 2026-28 approving an amendment to Chapter II: Land Use and Community Form of the adopted 2012 General Plan, changing the land use designation from Specific Planning Area #13 (SPA#13) to Urban IV (U4); Ordinance No. 2026-03 approving a Zone Map Amendment modifying the Citywide zoning map to change the zoning from Professional Commercial (CP) to High Multiple-Family Residential (R-4-24) (First Reading); and Resolution No. 2026-29 approving a Tentative Subdivision Map/Condominium Permit, Major Plot Plan Permit, Design Review Permit, Grading Exemption and Administrative Adjustment for the Parkview Townhomes Project.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, AICP, Director of Development Services)
Presenter: Ivan Flores, AICP, Principal Planner
a) Resolution No. 2026-23
b) Resolution No. 2026-28
c) Resolution No. 2026-29
d) Ordinance No. 2026-03 (First Reading and Introduction)

5 Wednesday, February 25, 2026

6. APPROVE HOME INVESTMENT PARTNERSHIP PROGRAM ("HOME") ALLOCATION PROCESS FOR FISCAL YEAR 2026-2027 FUNDING
Request the City Council conduct a Public Hearing to approve an allocation process for Fiscal Year 2026- 2027 utilizing the maximum allowable allocation for administration of the HOME Program.

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

FUTURE AGENDA

7. 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 regardi ng Economic Development, Capital Improvement Projects, Public Safety, and Community Development.

ADJOURNMENT

UPCOMING MEETING SCHEDULE
Wednesday, March 04, 2026 4:00 & 5:00 PM Closed Session, Regular Meeting, Council Chambers Wednesday, March 25, 2026 8:30 AM No Closed Session, Special Meeting, Mitchell Room

6 Wednesday, February 25, 2026

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.

CEQA STATEMENT
Unless stated otherwise on the agenda, every item on the agenda is exempt from CEQA under Guideline Sections 15060(c), 15061(b)(3), 15273, 15378, 15301, 15323 and/or Public Resources Code Section 21065.

7 Consent Item No. 1 February 25, 2026

A F F I D A V I T S

I T E M

P O S T I N G –

 PL24-0157/PL25-0010/PL25-0011/PL25-0012/PL25-
0013/PL25-0014/PL25-0015/PL25-0016: PARKVIEW

TOWNHOMES

 REAFFIRMATION OF HOME INVESTMENT PARTNERSHIPS
PROGRAM (HOME) PRIORITIES IN THE 2025-2029

CONSOLIDATED PLAN AND ADOPTION OF ALLOCATION
PROCESS FOR FISCAL YEAR 2026-2027 FUNDING
8 Item1.

CITY

OF ESCONDIDO

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

NOTICE OF PUBLIC HEARING
T
he Escondido City Council will hold a public hearing in the City Council Chambers, Escondido City Hall, 201 North Broadway, Escondido, California at 5 p.m., Wednesday, February 25, 2026 to consider the item listed below:

PL24-0157/PL25-0010/PL25-0011/PL25-0012/PL25-0013/PL25-0014/PL25-0015/PL25-0016: PARKVIEW TOWNHOMES REQUEST: Approval of a development project with a Specific Planning Area 13 (SPA13) General Land Use Designation and within the Commercial Professional (CP) zoning district, consisting of: 1) a General Plan Map Amendment to amend the existing land use designation from SPA13 to Urban IV (U4); 2) a Zone Map Amendment to amend the existing zoning to High Multimple Famiy Residential (R-4-24) to permit up to 24 dwelling units per acre; 3) a Tentative Subdivision Map/Condominium Permit to allow for an air space subdivision for 70 condominium units; 4) a Major Plot Plan Permit and Design Review permit for construction of 70 for-sale dwelling units; 5) Grading Exemptions to permit fill slopes up to 40’-0” in height, and cut slopes up to 22’-0” in height and steeper than a 2:1 slope; and, 5) an Administrative Adjustment to reduce the required rear yard seback for the second and third story by 25-percent (“Project”). The Project includes standard ancillary on-site improvements; in addition to off-site improvements proposed to reduce Vehicles Miles Tr aveled (VMT) impacts. The proposal also includes a adoption of a draft Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the Project.

PROPERTY SIZE AND LOCATION: The Project site is located on the north side of W. El Norte Parkway, east of the Interstate 15 (I-15), and west of Iris Lane, and is addressed as 550 W. El Norte Parkway (APN: 226-38-048-00).

ENVIRONMENTAL STATUS: In accordance with the California Environmental Quality Act (CEQA) Section 15072, an IS/MND was circulated for public review from October 09, 2025 to November 10, 2025. The IS/MND identified impacts to Biological Resources, Cultural Resources, Noise, Transporation, and Tribal Cultural Resources; the incorporation of mitigation measures reduces potential impacts to less-than-significant. The IS/MND is available for review at:
https://www.escondido.gov/1285/Parkview-Townhomes

PLANNING COM
MISSION ACTION: On January 13, 2026, the Planning Commission held a duly noticed public hearing and voted 5 – 0 (2 absences) 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.

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 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.

The s
taff report will be available at the Escondido Planning Division, 201 N. Broadway, Escondido, CA 92025; and on the City’s website at https://escondido-ca.municodemeetings.com/ after February 19, 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. PL24-0157 Zac
k Beck, City Clerk
City of Escondido
DATED: February 5, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 2/5/26
9 Item1.

TY OF ESCONDIDO

NOTICE OF PUBLIC HEARING

REAFFIRMATION OF HOME INVESTMENT PARTNERSHIPS PROGRAM (HOME) PRIORITIES IN THE 2025-2029 CONSOLIDATED PLAN AND ADOPTION OF

ALLOCATION PROCESS
FOR FISCAL YEAR 2026-2027 FUNDING
NOTICE IS HEREBY GIVEN that the Escondido City Council will hold a Public Hearing to review and affirm, or make changes to, the prio rities adopted in the FY 2025-2029 Consolidated Plan and adopt an allocation process for HOME funds in FY 2026-2027.

The public hearing will be held on Wednesday, February 25, 2026 at 5 p.m. in the City Council Chambers, Escondido City Hall, 201 North Broadway. The City encourages and welcomes public comment at this hearing prior to taking action.

The One-Year Action Plan specifies the actions the City plans to undertake and how its HOME funds will be allocated to address and achieve the community development priorities and goals of the Five-Year Consolidated Plan.

The Five-Year Consolidated Plan is available for public review 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.

The City of Escondido encourages all residents’ participation in the development and/or review of the Consolidated Plan and Annual Action Plans. All community members are encouraged to attend the public hearing. For further information please contact Norma Olquin, Housing & Neighborhood Services at (760) 839-4841 or [email protected].

I
f 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 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://www.escondido.gov/417/Risk- Safety-ADA.

PUBLIC COMMENT: To submit comments in wri ting, 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: 2/12/26 10
Item1.

CIUDAD DE ESCONDIDO
AVISO DE AUDIENCIA PÚBLICA
REAFIRMACIÓN DE LAS PRIORIDADES DEL PROGRAMA HOME DE
ASOCIACIONES PARA LA INVERSIÓN EN VIVIENDA (HOME) EN EL PLAN CONSOLIDADO 2025 A 2029 Y ADOPCIÓN DEL PROCESO DE ASIGNACIÓN DE FONDOS
PARA EL AÑO FISCAL 2026-2027
POR LA PRESENTE SE NOTIFICA que el Consej o Municipal de la Ciudad de Escondido realizará una audiencia pública para repasar y afirmar, o hacer cambios a las prioridades aprobadas en el año fiscal del Plan Consolidado 2025-2029, y para adoptar un proceso de asignación de los fondos de HOME para el Año Fiscal 2026-2027.

La audiencia se llevará a cabo el día Miércoles 25 de febrero, 2026 a las 5 p.m. en el Consejo Municipal de Escondido, 201 N. Broadway. La Ciudad anima y da la bienvenida a los comentarios públicos en esta audiencia antes de tomar acción.

El Plan de Acción de un año, específica las acciones que la Ciudad planea emprender y cómo los fondos de HOME serán asignados para dirigir y alcanzar las prioridades del desarrollo comunitario y metas para el Plan Consolidado de cinco años.

El Plan Consolidado de Cinco Años está disponibl e para revisión pública en el sitio web de la Ciudad en https://www.escondido.gov/214/Hous ing-Neighborhood-Services o en la División de Servicios de Vivienda y Vecindarios en el Ayuntamiento de Escondido, ubicado en 201 N.

Broadway, Escondido.

La Ciudad de Escondido anima a todos los residentes a participar en el desarrollo y la revisión del Plan Consolidado y de los Planes de Acción Anuales. Se invita a todos los miembros de la comunidad a asistir a la audiencia pública. Para más información, comuníquese con Norma Olquin al (760) 839-4841 o al correo electrónico [email protected] en la División de Vivienda y Servicios al Vecindario.

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 COMENTARIO 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: 2/12/26
11 Item1.

STAFF REPORT

February 25, 2026
File Number 0400-40

SUBJECT

APPROVAL OF WARRANT REGISTER

DEPARTMENT
Finance

RECOMMENDATION
Approval for City Council and Housing Successor Agency warrants issued between February 09, 2026 to February 15, 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 02/09/2026 to 02/15/2026
Total $3,166,186.46
Number of Warrants 242

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.

Consent Item No. 3 February 25, 2026

A P P R O V A L

O F

M I N U T E S

13 Item3.
14 Item4.

STAFF REPORT

February 25, 2026
File Number 0800-40

SUBJECT

PL24-0157/PL25-0010/PL25-0011/PL25-0012/PL25-0013/PL25-0014/PL25-0015/PL25-0016: PARKVIEW

TOWNHOMES

DEPARTMENT
Planning Services, Development Services

RECOMMENDATION
Request the City Council adopt the following Resolutions and Ordinance:
1) Resolution No. 2026 -23 adopting the Final Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the Parkview Townhomes Project;

2) Resolution No. 2026-28 approving an amendment to Chapter II: Land Use and Community Form of the adopted 2012 General Plan, changing the land use designation from Specific Planning Area #13 (SPA#13) to Urban IV (U4);

3) Ordinance No. 2026-03 approving a Zone Map Amendment modifying the Citywide zoning map to change the zoning from Professional Commercial (CP) to High Multiple-Family Residential (R- 4-24) (First Reading); and

4) Resolution No. 2026 -29 approving a Tentative Subdivision Map/Condominium Permit , Major Plot Plan Permit, Design Review Permit, Grading Exemption and Administrative Adjustment for the Parkview Townhomes Project.

Staff Recommendation: Approval (Development Services, Kevin Snyder, AICP, Director of Development Services)
Presenter: Ivan Flores, AICP, Principal Planner
ESSENTIAL SERVICE – Yes, Land Use/Development
COUNCIL PRIORITY – Drive Community and Land Development

FISCAL ANALYSIS
The applicant will be responsible for payment of all applicable Development Impact Fees (DIFS) at time of building permit issuance.
15 Item5.

PREVIOUS ACTION
On October 25, 2023, City Council authorized the processing of a General Plan Amendment ( PL23-0267) seeking to permit residential development on multiple parcels located within the Imperial Oakes Corporate Center Specific Plan Area (SPA#13). The 2023 authorized GPA included the subject property; however, the property owner at that time separated from the original GPA proposal, and entered into an agreement for the sale of the property to the applicant. Subsequently, the applicant submitted their own development application to construct the 70 “for-sale” dwelling units project before the City Council.

BACKGROUND
The Project site is located just west of the
intersection at W. El Norte Parkway and S. Iris
Lane, approximately 1,200 feet east of
Interstate 15 (Figure 1 ). The site is
approximately 4.8 acres and previously
developed with an existing single -family
residence. The current dwelling unit takes
access from the W. El Norte frontage via an
existing curb cut. The site sits directly south of
Rod McLeod Park, and is generally surrounded
by low and moderate density residential
development and neighborhood serving
commercial.

On June 18, 2024, Touchstone Communities, represented by Kerry Garza (“Applicant”) , submitted an application for a General Plan Amendment, Zone M ap Amendment, Tentative Subdivision Map/Condominium Permit, Grading Exemption, Administrative Adjustment, Major Plot Plan, and Design Review Permit to construct 70 “for -sale” dwelling units (“Project”) (Attachment “1”). The City’s Staff Development Review Committee, consisting of: planning, building, fire, land development and traffic engineering, and utility engineering, reviewed the Project and deemed the Project application complete on September 09, 2025.

PLANNING COMMISSION ACTION
On January 13, 2026, t he Planning Commission held a duly noticed public hearing for the Project. The Planning Commission discussed varying topics including traffic circulation, potential traffic impacts to a southerly adjacent senior community, and general site design. Ultimately, the Planning Commission voted 5-0-2 (two absences) to adopt Resolution No. 2026-01, recommending that the City Council approve the Project, subject to the conditions of approval , and adopt the environmental document prepared for the Project.

Project
Site
Figure 1: Project Vicinity
16 Item5.

During the Planning Commission hearing two residents spoke in opposition of the Project due to concerns related to the flow of traffic, and potential conflicts with the adjacent senior communities, specifically the mobile home park across W El Norte Parkw ay. City staff was unable to meet with the commentors; however, plans were provided via email per their request.

The Planning Commission minutes are attached for the City Council’s consideration (Attachment “2”).

ANALYSIS
Proposed Policy Changes: The Project’s General Plan Amendment to the City’s adopted 2012 General Plan consists of a request to change the existing land use designation from Specific Planning Area #13 – Imperial Oakes (SPA #13) to Urban VI (U4 – 24 dwelling units per acre). Approval of the General Plan Amendment (GPA) and corresponding Zone Map Amendment would allow for development of the Project as proposed.

The City’s Staff Development Review Committee evaluated the GPA for conformance with the City’s Quality-of-Life standards detailed in the 2012 General Plan, and the Land Use and Community Form chapter’s land use policies. Based on City staff’s review, the Project complies with the Quality -of-Life standards, and would not impede the City’s long -term vision as discussed through out the General Plan (Attachment “3” —refer to Attachment 4 of the Planning Commission Staff Report for General Plan Analysis).

As detailed in Attachment “3”, Development Services is processing several General Plan Amendment requests, including three within the Im perial Oakes SPA#13 area alone. A municipality may amend a mandatory component of their general plan a maximum of four times in a year (Government Code section 65358(b)). The Project, if approved, would constitute one, of up to four, General Plan Amendments to the Land Use and Community Form chapter allowed in the 2026 calendar year. In an effort to limit impacts to projects under review, future Land Use and Community Form amendments may be batched under one General Plan Amendment.

Proposed Development: With approval of the proposed policy changes, t he development component of the Project would result in development of 70 “for-sale” units, and would represent a net gain in housing units for the City as the site is not an identified suitable site for housing in the City’s adopted sixth cycle Housing Element (i.e., the 70-units represent an unanticipated increase in units). The Applicant proposes a townhome -style development . The Applicant intends for the product to serve as a starter housing opportunity for home ownership. The Applicant previously developed similar product types within the City, most recently on South Centre City Parkway, at the southwest corner of the Brotherton Road and S.

Centre City Parkway intersection.

The Project includes requests to exceed certain standards identified within the Escondido Zoning Code, which may be granted pursuant to Article 55 (Grading and Erosion Control) and Article 61, Division 2 (Variances and Administrative Adjustments) when such request does not result in a detriment to adjacent properties and improvements (EMC § § 33-1222(b) and 33-1066(d)). The requested exceedances include 17 Item5.

grading exemptions from standard grading allowances and an administrative adjustment to reduce a rear yard setback as required in Article 6 (Residential Zones). As detailed in the Planning Commission Staff Report (Attachment “3”), the requested exceedances would not be harmful to surrounding or adjacent properties, and would allow for the reasonable development of the Project site given its existing topographical elevation differential . Notwithstanding the requested exceedances from the Escondido Zoning Code, the Project complies with all other requirements including but not limited to: usable open space, building height, off-street parking, and landscaping.

Proposed Project Change since Planning Commission : Following the January 1 3, 2026 Planning Commission meeting , the Applicant communicated to staff a request to allow for flexibility with the proposed outdoor amenities shown on the proposed plan set. Specifically, the Applicant expressed they would like to retain the ability to change the pool amenity at a future time, as they claim that home builders appear hesitant to construct pools/spas . The Applicant’s request is based on feedback the Applicant received from other communities their company developed; specifically, the increased maintenance cost for the future homeowner’s association and consequent ly increased cost for future homeowners. It is not unusual for plans to change during the post-entitlement review of applications due to market conditions at the time of construction. At this time, the Applicant has not proposed a specific substitution for the pool area. The City’s standard conditions of approval, and Article 64 (Design Review), authorize the Director of Development Services (“Director”) to approve minor modifications to approved projects if they are found to be in substantial conformance with the approved plans. Use of the applicable conditions of approval in conjunction with Article 64 would facilitate any future request for a “minor” revision to the approved plans without having to return to a public meeting . City staff would consider changes to the pool amenity as “minor” if such change entails an amenity equal to, or better than, the conceptual pool shown on the draft plans (i.e., active recreation area as opposed to a passive recreation area of the same square footage ). However, the City Council may direct staff differently on what constitutes a “minor” revision, or condition the Project to provide a n active recreation open space area subject to approval by the Director. Alternatively, the City Council may direct that the existing conditions of approval and code requirements are sufficient with processing any future changes --without specific parameters on the amenity—all of which would be subject to approval by the Director.

A detailed analysis of the Project’s compliance with City policy documents and requirements, as designed on the draft plan sets, can be found in the Planning Commission Staff Report and subsequent attachments, dated January 13, 2026 (Attachment “3”).

PUBLIC COMMENT
At the January 13, 2026 Planning Commission meeting two members of the public spoke on the item. The public comment primarily entailed the perceived traffic impacts to the southerly adjacent mobile home park, and residents’ ability to egress their community.

As of the writing of this Staff Report, no additional public comments have been received. 18 Item5.

ENVIROMENTAL REVIEW
The California Environmental Quality Act ( “CEQA”) applies to proposed projects initiated by, funded by, or requiring discretionary approvals from state or local government agencies. CEQA Guidelines Section 15367 states that a lead agency, in this case, the City of Escondido, is the agency that has the principal responsibility for carrying out or approving a project and is responsible for compliance with CEQA. As lead agency, the City must complete an environmental review to determine if implementation of the Project would result in significant adverse environmental impacts. In compliance with CEQA, an Initial Study (“IS”) has been prepared to assist in making that determinati on. Based on the nature and scope of the Project and the evaluation contained in the IS environmental checklist, the City has concluded that a Mitigated Negative Declaration (“MND”) is the appropriate level of analysis for the Project.

As provided in CEQA Statute Section 21064.5, and stated in CEQA Guidelines section 15070, an MND can be prepared when “(a) the initial study shows that there is not substantial evidence, in light of the whole record before the agency, that the project may have a significant e ffect on the environment, or (b) the initial study identifies potentially significant effects, but (1) revisions in the project plans or proposals made by, or agreed to by the applicant before a proposed mitigated negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; and (2) there is no substantial evidence, in light of the whole record before the agency, that the project as revised m ay have a significant effect on the environment.” The MND prepared for the Project identified potentially significant impacts in the areas of Biological Resources, Cultural Resources, Noise, Transportation, and Tribal Cultural Resources. However, through incorporation of mitigation measures, the impacts can be reduced to a less-than-significant level.

The City acting as Lead Agency released a Draft IS/MND (SCH #20255100346) for a 30 -day public review period from October 9, 2025 to November 10, 2025. City staff received a total of three comments during the public review period: California Depa rtment of Transportation (Caltrans), California Department of Toxic Substances Control (DTSC), and Ed Moses (resident). The Lead Agency prepared responses to those comments and incorporated those responses into a Final IS/MND. The Final IS/MND identifies n o new environmental impacts which have not been addressed through the aforementioned mitigation measures. The Final IS/MND is included as Exhibit “B” to Resolution No. 2026-03.

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CONCLUSION AND RECOMMENDATION
The Project includes a General Plan Amendment a nd Zone Map Amendment, a Tentative Subdivision Map/Condominium Permit, Major Plot Plan Permit, Design Review Permit, Grading Exemption, and Administrative Adjustment, to facilitate the development of 70 “for-sale” townhomes. The Project would remove the property from the Imperial Oakes Corporate Center Specific Planning Area as identified in the City’s 2012 adopted General Plan. Development Services continues to see a rise in development applications for General Plan Amendments with corresponding Zone Map Amendments throughout the City, with a high concentration in the SPA#13 area. Such requests may be due to the changing economic and social factors related to the housing crisis throughout the State of California, and market changes and dynamics resulting from the COVID-19 pandemic. Pursuant to the City’s General Plan Amendment Policy

17.5, physical, social, or city-wide factors have made the existing General Plan designation inappropriate from the standpoint of the general public welfare. The redevelopment of the site would contribute to additional for-sale housing opportunities as discussed in the City’s Housing Element, and would support the City’s efforts of increasing homeownership opportunities.

Based on the analysis contained in this Staff Report, the Planning Commission recommendation, and information presented by staff during the public hearing, City staff recommend that the City Council approve the Project, subject to the conditions of approval.

RESOLUTIONS
a. Resolution No. 2026-23
b. Resolution No. 2026-23 – Exhibit “A” – Legal Description c. Resolution No. 2026-23 – Exhibit “B” – Final Initial Study/Mitigated Negative Declaration d. Resolution No. 2026-23 – Exhibit “C” – Mitigation Monitoring and Reporting Program e. Resolution No. 2026-23 – Exhibit “D” – Findings of Fact/Factors to be Considered f. Resolution No. 2026-28
g. Resolution No. 2026-28 – Exhibit “A” – Legal Description h. Resolution No. 2026-28 – Exhibit “B” – General Plan Map Amendment i. Resolution No. 2026-28 – Exhibit “C” – Findings of Fact/Factors to be Considered j. Resolution No. 2026
k. Resolution No. 2026-29 – Exhibit “A” – Legal Description l. Resolution No. 2026-29 – Exhibit “B” – Project Plan Set m. Resolution No. 2026-29 – Exhibit “C” – Findings of Fact/Factors to be Considered n. Resolution No. 2026-29 – Exhibit “D” – Conditions of Approval

ORDINANCES
a. Ordinance No. 2026-03
b. Ordinance No. 2026-03 – Exhibit “A” – Legal Description 20 Item5.

c. Ordinance No. 2026-03 – Exhibit “B” – Findings of Fact/Factors to be Considered d. Ordinance No. 2026-03 – Exhibit “C” – Zone Map Amendment e. Ordinance No. 2026-03 – Exhibit “D” – Conditions of Approval

ATTACHMENTS
a. Attachment “1” – Site Plan
b. Attachment “2” – Planning Commission minutes, dated January 13, 2026 c. Attachment “3” – Planning Commission Staff Report, dated January 13, 2026 (with attachments)
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Attachment "1"
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CITY of ESCONDIDO
Planning Commission Minutes
January 13, 2025 at 7:00 PM
Council Chambers: 201 North Broadway, Escondido, CA 92025

WELCOME TO YOUR COMMISSION MEETING
We welcome your interest and involvement in the legislative process of Escondido. This agenda includes information about topics coming before the Commission.

CHAIR
Stan Weiler

VICE CHAIR
Barry Speer

COMMISSIONERS
Marc Correll
Jeff Jester
Carrie Mecaro
Dustin Steeve
Corey Gustafson

MINUTES CLERK
Angel Estrada

HOW TO WATCH
The City of Escondido provides one way to watch the Planning Commission meeting:

In Person
201 N. Broadway, Escondido, CA 92025
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Attachment "2"
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CITY of ESCONDIDO
Planning Commission Minutes

Tuesday, January 13, 2025

MINUTES
CALL TO ORDER: 7:02 p.m.

FLAG SALUTE: Chair Weiler.

ROLL CALL:

Commissioners Present: Stan Weiler, Chair; Barry Speer, Vice Chair; Jeff Jester, Commissioner; Dustin Steeve, Commissioner; Corey Gustafson; Commissioner.

Commissioner Absent: Carrie Mecaro, Commissioner; Marc Correll, Commissioner.

City Staff Present: Veronica Morones, Assistant Director of Development Services; Owen Tunnell, Assistant City Engineer; Dare DeLano, Assistant City Attorney; Angel Estrada, Minutes Clerk.

APPROVAL OF MINUTES:

1. November 18, 2025 Meeting Minutes.

Motion to approve meeting minutes.

Motion: Commissioner Jester; Second: Commissioner Gustafson.

Motion carried (5-0) to approve the minutes.

Ayes: Weiler, Speer, Jester, Steeve, Gustafson.

Nays: None.

Abstain: None.

WRITTEN COMMUNICATIONS:

None.

ORAL COMMUNICATIONS:

None.

PUBLIC HEARINGS:

2. PL24-0157/ PL25-0010/PL25-011/PL25-0012/PL25-0013/PL24-0014/PL25-0015 - Parkview Townhomes

REQUEST: Recommend to the City Council approval of a development project with a Specific Planning Area 13 (SPA13) General Land Use Designation and within the Professional Commercial (CP) zoning district, consisting of: 1) a General Plan Map Amendment to amend the existing land use designation from SPA13 to Urban IV (U4); 2) a Zone Map Amendment to amend the existing zoning to High Multiple Family Residential (R-4-24) to permit up to 24 dwelling units per acre; 3) a Tentative Subdivision Map/Condominium Permit to allow for an air space subdivision for 70 condominium units; 4) a Major Plot 6 Item 1.

Attachment "2"
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CITY of ESCONDIDO
Planning Commission Minutes

Tuesday, January 13, 2025

Plan Permit and Design Review permit for construction of 70 for-sale dwelling units; 5) Grading Exemptions to permit fill slopes up to 40’-0” in height, and cut slopes up to 22’-0” in height and steeper than a 2:1 slope; and, 5) an Administrative Adjustment to reduce the required rear yard setback for the second and third story by 25-percent (“Project”). The Project includes standard ancillary on-site improvements; in addition to off-site improvements proposed to reduce Vehicles Miles Traveled (VMT) impacts. The proposal also includes a recommendation to adopt a draft Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the Project.

APPLICANT: Touchstone Communities.

CEQA RECOMMENDATION: Recommend adoption of the draft Initial Study/Mitigated Negative Declaration.

STAFF RECOMMENDATION: Recommend approval of the Project, subject to the conditions of approval.

PUBLIC COMMENT:

Ed Moses, resident, spoke in opposition of the project.

Suzanne Moses, resident, spoke in opposition of the project.

COMMISSION DISCUSSION:

Chair Weiler disclosed that he drove by the site to get a general sense of the project.

The Planning Commission discussed topics including traffic circulation, intersection congestion, left-turn pocket lengths, and site access design. Commissioners asked questions about traffic flow impacts and potential conflicts with adjacent senior communities. Staff responded with information about proposed access points, traffic mitigation measures, and compliance with engineering standards. The Commission also reviewed the configuration of the proposed lots, the proximity to the existing park, and the nature of the proposed residential use.

COMMISSION ACTION:

Motion to Approve Resolution No. 2026-01.

Motion: Commissioner Jester; Second: Commissioner Steeve.

Motion Carried (5-0) to approve the resolution.

Ayes: Weiler, Speer, Jester, Steeve, Gustafson.

Nays: None.

Abstain: None.

CURRENT BUSINESS:
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CITY of ESCONDIDO
Planning Commission Minutes

Tuesday, January 13, 2025

None.

FUTURE AGENDA ITEMS:

None.

ORAL COMMUNICATIONS:

None.

SELECTION OF CHAIR AND VICE-CHAIR:

None.

PLANNING COMMISSIONERS:

Chair Weiler shared an observation about the Grand Avenue area, noting increased activity, pedestrian presence, and the restoration of strand lighting. He thanked staff for their efforts in maintaining and improving the area’s appeal.

CITY PLANNER'S REPORT:

Veronica Morones, Assistant Director of Development Services, noted that a January 27th meeting is tentatively anticipated, but confirmation is pending. If that meeting does not occur, the next meeting will take place in February. Staff expects a Planned Development Permit to come before the Commission in one of the upcoming meetings.

ADJOURNMENT
Chair Weiler adjourned the meeting at 7:54 p.m.

___________________________________ _______________________________ Veronica Morones, Assistant Director of Angel Estrada, Minutes Clerk Development Services, Planning Commission
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STAFF REPORT
DATE: January 13, 2026
PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25-0013/PL24-0014/PL25-0015 – Parkview Townhomes PROJECT NUMBER / NAME: PL24-0157/ PL25-0010/PL25-011/PL25-0012/PL25-0013/PL24-0014/PL25-0015/ - Parkview Townhomes
REQUEST: Recommend to the City Council approval of a development project with a Specific Planning Area 13 (SPA13) General Land Use Designation and within the Professional Commercial (CP) zoning district, consisting of: 1) a General Plan Map Amendment to am end the existing land use designation from SPA13 to Urban IV (U4); 2) a Zone Map Amendment to amend the existing zoning to High Multiple Family Residential (R-4-24) to permit up to 24 dwelling units per acre; 3) a Tentative Subdivision Map/Condominium Permit to allow for an air space subdivision for 70 condominium units; 4) a Major Plot Plan Permit and Design Review permit for construction of 70 for -sale dwelling units; 5) Grading Exemptions to permit fill slopes up to 40’-0” in height, and cut slopes up to 22’-0” in height and steeper than a 2:1 slope; and, 5) an Administrative Adjustment to reduce the required rear yard setback for the second and third story by 25 - percent (“Project”). The Project includes standard ancillary on-site improvements; in addition to off-site improvements proposed to reduce Vehicles Miles Traveled (VMT) impacts. The proposal also includes a recommendation to adopt a draft Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the Project.

PROPERTY SIZE AND LOCATION: The 4.96-acre site is
located on the north side of W . El Norte Parkway and is addressed at 550 W. El Norte Parkway. (Assessor’s Parcel Number: 226-380-48-00)
APPLICANT: Touchstone Communities
GENERAL PLAN / ZONING: Imperial Oakes Corporate
Center Specific Plan Area (SPA13)/Professional
Commercial (CP)
PRIMARY REPRESENTATIVE: Kerry Garza
DISCRETIONARY ACTIONS REQUESTED: General Plan Amendment, Zone Map Amendment, Tentative Subdivision Map/Condominium Permit, Major Plot Plan, Design Review Permit, Grading Exemption, and Administrative Adjustment PREVIOUS ACTIONS: N/A
CEQA RECOMMENDATION: Recommend adoption of the draft Initial Study/Mitigated Negative Declaration STAFF RECOMMENDATION: Recommend approval of the Project, subject to the conditions of approval REQUESTED ACTION: Approve Planning Commission Resolution No. 2026-01 CITY COUNCIL HEARING REQUIRED: _X_YES ___NO
REPORT APPROVALS: X Dare DeLano, Assistant City Attorney X Veronica Morones, Assistant Director of Development Services 9 Item 2.

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BACKGROUND
Site Information: The Project site is a 4.96-acre site located generally in the northern area of the City of Escondido (“City”), and is located east of Interstate 15, west of Iris Lane, and immediately south of Rod McLeod Park, and is addressed as 550 W El Norte Parkway (“Property”). The Property is located within the Imperia l Oakes Corporate Center (SPA#13) General Plan land use designation, and is currently zone d Prof essional Commercial (CP) (Attachment 1 – Location, Land Use, and Zoning). The Property is not located on the Suitable Sites Inventory (SSI) as shown in Appendix B of the City’s adopted Housing Element.

The Property is currently developed with an existing single-family residence and a detached garage , and is considered a legal non-conforming use as residential uses are not permitted within the CP zoning district. Table 1 (Surrounding Land Uses) below identifies the General Plan and zoning designations for the adjacent parcels to the Property, along with their existing land use(s):

Table 1: Surrounding Land Uses
Cardinal Direction General Plan Land Use
Designation/Zoning Land Use
North
Imperial Oakes Corporate
Center Specific Plan Area
(SPA#13)/Open Space (OS)
Rod McLeod Park and mobile home park
East SPA#13/Professional
Commercial (CP)
Low intensity office use, existing single-family
residences, and vacant property
South Urban I (U1)/Mobile Home
Residential (R-T) Mobile home park
West SPA #13/CP Vacant

SUMMARY OF REQUEST
On October 25, 2023, City Council authorized the processing of a General Plan Amendment (PL23-0267) seeking to permit for residential development within the Imperial Oakes Corporate Center Specific Plan Area (SPA#13). The 2023 authorized GPA included the subject Property; however, the Property owner at the time separated from the original GPA proposal, and entered into an agreement for the sale of the Property to the Applicant. Subsequently, the Applicant submitted their own development proposal to construct 70 “for -sale” dwelling units. On June 18, 2024, Touchstone Communities, represented by Kerry Garza (“Applicant”), submitted an application for a General Plan Amendment, Zone Map Amendment, Tentative Subdivision Map/Condominium Permit, Grading Exemption, Administrative Adjustment, and Major Plot Plan and Design Review Permit to construct 70 “for-sale” dwelling units (See Attachment 2 – Site Plan) (“Project”). The City’s Staff Development Review Committee reviewed the Project and deemed the Project application complete on September 09, 2025. The Project includes multiple entitlements to facilitate construction of the 70 dwelling units, which are detailed in Table 2 (Requested Entitlements):
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Table 2: Requested Entitlements
Entitlement Requested: Entitlement Purpose:

General Plan Amendment (GPA)
o Amend the Land Use Map in Chapter II (Land Use and
Community Form Element) of the 2012 General Plan to change the land use designation from SPA#13 to Urban IV (U4 - 24 dwelling units per acre), thereby removing the parcel from the specific plan area.

Zoning Map Amendment (ZMA)
o Amend the City of Escondido Zoning Map to change the existing zoning district from Professional Commercial (CP) to High Multiple Family District (R-4-24) to create consistency with the proposed GPA.

Tentative Subdivision Map (TSM) /
Condominium Permit
o Allow for the subdivision of air space to permit up to 70 condominium units, pursuant to Chapter 32 (Subdivisions) and Chapter 33 (Zoning), Article 49 (Airspace Condominium and Community Apartment Projects) of the Municipal Code.

Grading Exemption

o Allow for grading design of the Project site in excess of what is permitted by right under Article 55 (Grading and Erosion Control). Specifically, to:
 Construct fill slopes within 50’-0” of the property line up to 40’-0” in height.
 Cut slopes in excess of 20’-0” in height up to 22’-0” in height.
 Cut slopes steeper than a two to one (2:1) ratio.

Administrative Adjustment
o Allow for a reduction in the required rear yard setback for the 2nd and 3rd stories by 25-percent, pursuant to Division 2 (Variances and Administrative Adjustments) of Article 61 (Administration and Enforcement).

Major Plot Plan
o Approve the location and site development of a permitted use pursuant to Division 8 (Plot Plans) of Article 61 (Administration and Enforcement) in a multi-family zone.

Design Review Permit
o Approve the proposed design and appearance of the residential buildings, ancillary structures, and landscaping for the 70 dwelling unit development pursuant to Article 64 (Design Review).

Pursuant to Government Code section 65358(b), a mandatory element of a general plan may not be amended more than four times during any calendar year. However, each of the four amendments may include more than one 11 Item 2.

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change to the element. To facilitate the 70 -unit development project, t he Applicant seeks to change the existing land use designation of the Property, from a General Plan land use designation of SPA #13 to U4 which permits up to 24 dwelling units per acre (See Attachment 3 – General Plan Amendment Exhibit). As of the publication of this staff report, City staff continue to analyze an additional five separate GPAs throughout the City, with three of the five proposed in the vicinity of Property which would affect the Imperial Oakes Corporate Center Specific Planning Area in various ways , and if approved would result in amendments to the City’s Land Use and Community Form chapter (i.e., a mandatory element of the general plan) . Table 3 (General Plan Amendments) below provides additional context surrounding the GPAs currently submitted and within the specific planning area (SPA#13). The projects listed below are still under review by the Development Services Department, and would require the Planning Commission’s review and recommendation to the City Council, at a future date.

Table 3 – General Plan Amendments
Project Name/Planning Case
Number Status Intent
Imperial Oakes Residential Overlay
Expansion/PL23-0267 On hold
Extend the existing residential overlay (permits
up to 5.5 dwelling units per acre) to the
properties located at the northeast corner of
Iris and W El Norte Parkway to permit
residential development. The subject parcels
would remain in the specific plan area.

Parkview Townhomes/PL24-0157
Project before the
Commission on Jan. 13,
2026
Remove the Property from the Imperial Oakes
Corporate Center Specific Planning Area and
establish an Urban IV land use designation for
construction of 70 dwelling units.

Imperial Drive GPA for Jehovah
Witness Congregation/PL24-0042 Under review
Extend the existing residential overlay (permits
up to 5.5 dwelling units per acre) to the
properties located at generally south of
Imperial Drive and West of Iris Lane in order to
allow conditionally permitted uses consistent
with the underlying zoning district for
construction of a religious use. The subject
parcels would remain in the specific plan area.

Hallmark Communities GPA
/PL25-0363
Currently seeking City
Council authorization for
processing of a formal
application
Modify the general plan and zoning
designations to allow for construction of up to
70 single family lots. The subject parcels would
remain in the specific plan area.

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The table below (Supplemental Details of Request) identifies the proposed Project’s compliance with required development standards as they pertain to the proposed zoning designation of the High Multiple Residential Zone (R-4-24). City staff’s analysis of t he Project’s compliance with the City’s adopted General Plan and Zoning Code is located under the subsequent Project Analysis section.

SUPPLEMENTAL DETAILS OF REQUEST
Standard

1. Property Size: 4.96 acres

2. Number of Existing Units: 1 single family residence

3. Number of Proposed Units: 70 units
Development Standard (for R-4-24) Proposed

4. Minimum Unit Size: 2-bedroom: 800 square-feet (sq. ft.) 3-bedroom: 1,000 sq. ft.
2-bedroom: 1,110 sq. ft – 1,186 sq.
ft.
3-bedroom: 1,380 sq. ft. – 1,576
sq. ft.

5. Minimum Density1: 16.8 du/ac 14.11 du/ac

6. Maximum Lot Coverage/
Floor Are Ratio:

None/0.8 Not Applicable/0.2

7. Maximum Building Height 75’-0” (4 stories) 36’-0 (3 stories)

8. Minimum Vehicle Parking: 150 off -street spaces (inclusive of 18 required guest spaces)
165 off-street parking spaces

9. Minimum Bicycle Parking: N/A N/A

10. Minimum Setbacks:
a. Front Yard: 15’-0” 90’-0”
b. Rear Yard2: 10’-0” 12’-2” – 1st floor
9’-1” – 2nd floor
11’-2” – 3rd floor
c. Side Yard: 5’-0” 14’-8” from eastern property line
27’-0” from western property line

11. Minimum Open Space/
Landscaping area:
min. 400 sq. ft. per 2-bedroom unit
min. 600 sq. ft. per 3-bedroom unit
Total = 51,496 sq. ft
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Total = 35,600 sq. ft. [(400 x 32 2-
bedroom units) + (600 sq. ft. x 38 3-
bedroom units)]
(2,447 sq. ft [private patios]) +
(1,810 sq. ft. [private decks]) +
(7,028 sq. ft. [recreational area]) +
(40,211 sq. ft. [common open
space])

12. Trees: 87 trees
(17 street trees + 1 tree per dwelling
unit)
124 trees

13. Signage: Subject to Article 66 Reviewed upon building permit submittal

14. Trash: Bins within garages Bins within garages

15. Lighting: Subject to Article 35 Reviewed upon building permit submittal

16. Heating and Ventilation: Screened Ground mounted, and screened via fencing and landscaping.

Notes:
1 Minimum density value does not apply to the Project because it does not meet the criteria required for applying the minimum density. Refer to finding no. 2.e of Attachment 6, Exhibit F for further detailed analysis.
2 The Applicant requests an Administrative Adjustment to reduce the required rear yard setback for the second and third stories by 25% as permitted by Division 2, Article 61 of the Escondido Zoning Code.

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, consi stent with Government Code section 65584. No Net Loss Law (Government Code section 65863) ensures development opportunities remain available throughout the planning period to accommodate a jurisdiction’s Regional Housing Needs Allocation (“RHNA”), especia lly for lower - and moderate -income households. In general, jurisdictions cannot approve new housing at significantly lower densities or at different income categories than was projected in the Housing Element without making specific findings and identifying other sites that could accommodate these units and affordability levels “lost” as a result of the approval. The so-called “no net loss” provisions apply when a site is included in the jurisdiction’s Housing Element’s inventory of sites and is either re zoned to a lower residential density or is approved at a lower residential density than shown in the Housing Element. (Gov’t Code § 65863(b)).
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The Project site is not identified in the City’s adopted Housing Element, which contains the Suitable Sites Inventory for the 6th RHNA Planning Cycle. Because the provision of “no net loss” applies to housing located on any site listed in the City’s Housing Element, the City does not need to determine if this Project or a decision related to this Project would be subject to No Net Loss Law and its remedies. However, the Project would result in a net new 70 above moderate units within the City, which would count toward the City’s sixth cycle RHNA at the time of building permit issuance for the Project.
b. Escondido’s General Plan includes Quality -of-Life Standards to assist in sustaining its community standards. In conjunction with the General Plan Goals, the Quality-of-Life Standards, developed to establish minimum thresholds of service levels for various public improvements and facilities, touch on topics including but not limited to traffic, fire and police service, and parks. Further information regarding the Project’s conformance with the City’s adopted 2012 General Plan and Quality of Life Standards can be found in Attachment 4 (General Plan Consistency Analysis).

2. Zoning:

The Property is currently zoned Professional Commercial ( CP) which is inconsistent with the existing General Plan land use designation of SPA #13 . The appropriate corresponding General Plan land use designation to the CP zone is Office (O) or General Commercial (GC). The Property is improved with an existing single-family dwelling (SFD) which is considered a legal non-conforming use as it was developed in conformance with prior regulations that are no longer applicable to the site . Any improvement to the existing SFD is subject to Division 3 (Nonconforming Uses and Structures) of Article 61 (Administration and Enforcement) in Chapter 33 (Zoning Code) which places limits on the continued use of the existing SFD. A future development consistent with the existing General Plan land use designation would require establishment of a specific pla n for the subject parcel which is limited in size (4.96 ac), and would not be consistent with intended use of specific plans as detailed in the City’s General Plan Land Use and Community Form Element. The Land Use and Community Form chapter details the parameters for specific plan creation, which includes implementing the goal and vision of a specific planning area (e.g. , SPA#13) as identified in the general plan. The parameters for specific plan creation also generally include a large geographic area in size for the specific planning area, as well as their own development standards, an identified range of uses, and their own circulation pattern (s). Given the limited size of the Property ; its adjacency to a City owned property (Rod Mcleod Park); and the different ownership makeup of surrounding properties within the specific plan area , it is unlikely a cohesive specific plan would be proposed for this area of the Imperial Oakes Corporate Center, unless City initiated.

The Project includes a Z one Map Amendment to amend the City’s zoning map , which would change the zone from CP to R-4-24 (Attachment 5 – Zone Map Amendment Exhibit). The requested ZMA would establish consistency with the proposed GPA which would amend the land use to U rban IV, as R -4-24 is identified as a consistent zone to the U4 designation within the Land Use and Community Form Element .

The Project as designed is consistent with the development standards for developments in the R -4-24 district as detailed in the “Supplemental Details of Request.”

A clean copy of the ZMA is included as Exhibit “E” to Resolution No. 2026-01.

3. Climate Action Plan Consistency:
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The Applicant prepared a Climate Action Plan (CAP) Consistency Checklist, as required by the City’s adopted Climate Action Plan. T he proposed Project exceeds the CAP’s identified threshold established for multifamily housing units , which is 55 units. For purposes of comparing a project against the screening thresholds, condo/townhouse developments are considered “multifamily housing.” Therefore, projects of 55 units or less may screen out of needing additional measures or analyses for purposes of compliance with the City’s CAP. If a Project exceeds the screening thresholds established by the CAP, then an applicant may demonstrate consistency with the CAP by incorporating applicable Greenhouse Gas Emission (GHG) reduction measures, as outlined in the CAP Consistency Checklist. The Applicant’s CAP Consistency Checklist includes and identifies the applicable GHG redu ction measures the Project would incorporate in order to reduce their identified impact to below the screening threshold, as permitted by the City’s adopted CAP.

The draft conditions of approval for the Project includes all applicable measures (see conditions of approval E.3.1.a – E.1.e of Attachment 6, Exhibit “H”).

4. Site Design

a. Grading, topography, retaining wall, and fencing:

The Project includes a request for a Grading Exemption pursuant to Article 55 (Grading and Erosion Control) for the following slopes:
o Fill slopes within 50’ -0” of the property line and in excess of 10’-0”. The Project’s grading design includes a maximum proposed height of 40’-0”.

The existing condition of the P roject site
slopes modera tely from north , to east , to
south, to west with an elevation difference of
approximately 65’ -0”. Due to the existing
topography of the site, the Applicant request
approval of fill slopes up to 40’ -0” in height
which would allow for creation o f a flat pad
for the proposed Project. Notwithstanding
the requested exemption for the fill slopes,
the grading design is consistent with design
criteria identified in Article 55 as it
incorporates buffering and benching in the
form of a proposed ramped wa lkway, and
detention basin, built into the proposed slope
as shown in Figure 1 – Proposed Grading
Design. The manufactured slope design includes extensive landscaping, and the propo sed street trees along W. EL Norte Parkway would serve as additional visual relief for surrounding properties as illustrated in Figure 2 – Proposed Landscape Design . The grading design strives to follow the natural contours of the existing site topography by avoiding straight slopes, and includes varying slope gradients.

Figure 1 – Proposed Grading Design
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o Any cut slope in excess of 20’-0” in height. The
Project’s grading design includes a maximum
cut slope of 22’-0” near the rear property line.

As stated above, the existing topography of
the site supports the proposed grading design
which includes a 22’ -0” cut slope at the rear
of the Property . The proposed cut slope,
shown on Figure 1 and 2, is 2’-0” above the
established maximum cut slope permitted by
Article 55 . Notwithstanding the requested
exemption, the grading de sign incorporates
the design criteria established in Article 55
which includes screening of the cut slope with
vegetation, and through placement of the
buildings. The impact of the manufactured cut slope to surrounding properties would be minimized through the proposed site design in that the slope is located towards the rear of the Property, it will be landscaped extensively, and is screened by building placement. Additionally, the proposed slopes include varying gradients, and generally follow the natural contours of the sit e, as recommended by Article 55.

o Any cut slope s teeper than 2:1 . The Project’s grading design includes a 1.5:1 in the rear of the Property.

The Applicant provided a geotechnical report, prepared by a licensed soils engineer, identifies a need for the cut slope due to the granitic composition of the soils. The geotechnical report concludes that the proposed slope design would be stable, and would be landscaped with vegetation. As currently designed, the proposed slope would not be located adjacent to any neighboring structures; therefore, no existing structure would be impacted by the proposed cut design. Additionally, the proposed residential buildings would screen the cut slopes from the public rights of way, and the adjacent park area would continue to sit at a higher elevation than the residential development, thereby reducing visual impacts to surrounding properties.

b. Project Access and Circulation:

The Property currently maintains access off of W. El Norte Parkway via an existing curb cut, located in the western half of the parcel . Under the proposed Project, the existing driveway would be demolished and new vehicle access would be developed on the eastern edge of the parcel, on W.

El Norte Parkway. The proposed site access would result in no net new curb cuts on W. El Norte .

Pedestrian access to the site would be provided along W . El Norte Parkway via a ramp. On-site circulation would be provided throughout the site by 24’-0” wide drive aisles, proposed as private streets to be maintained by the future homeowner’s association (HOA). Each drive aisle would provide access to the proposed garages for each unit . Pedestrian circulation throughout the site would be provided via walkways located away from the internal vehicle circulation, except in instances where crossing is necessary, to provide access the proposed tot-lot, and pool/spa area.

Figure 2 – Proposed Landscape Design
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c. Building Orientation:

The proposed residential buildings vary in orientation throughout the site, with a mixture of different lateral orientations to create varied building planes throughout the site. All buildings would primarily orient toward internal drive aisles that provide access to the individual garages for each unit. Front doors to the proposed units would orient toward the external facing pedestrian walkways thereby creating a more pedestrian -oriented façade on the portions adjacent to the pedestrian thoroughfares. The centralized buildings orient in a courtyard manner around the proposed pool amenity area. The proposed building orientations create a relatively harmonious site design that considers the proposed passive and active open space areas.

d. Open Space and Landscaping

As detailed in the “Supplemental Details of Request,” the Escondido Zoning Code, Article 6 (Residential Zones) requires the Project include a minimum of 35,600 sq. ft. of open space .

Specifically, the R -4-24 zone requires 200 sq. ft. per unit, plus an additional 200 sq ft. for eac h bedroom over one for any dwelling unit. The Project includes a mix of two- and three-bedroom units; therefore, all units trigger the additional 200 sq. ft. requirement (for two-bedroom units: an additional 200 sq. ft., and for three -bedroom units: an additional 400 sq. ft.). The Project includes a mix of private usable open space consisting of patios and balconies , as well as common recreational areas consisting of a tot-lot area, pool and spa area, and passive common open space areas proposed with landscaping. The total proposed open space area for the Project is 51,496 sq. ft. resulting in an excess of 15,896 sq. ft.

Pursuant to Article 62 (Water Efficient Landscape Regulations) of the EZC, the Applicant provided a conceptual landscape plan indicating conformance with Article 62 requirements. Article 62 contains various design standards for landscape plans to address landscaping in parking areas, and for different uses (e.g., multifamily deve lopments require one tree per dwelling unit ). Article 62 requires most developments to provide street trees based on the length of a site’s frontage (one tree for every 30 linear feet of frontage.) As listed in the “ Supplemental Details of Request,” the Applicant proposes 124 trees for the Project, which meets all municipal code tree requirements.

Therefore, the Project complies with landscaping requirements set forth in the Escondido Municipal Code.

e. Parking:

The Project requires a total of 150 park spaces pursuant to Article 39 (Off -street parking). For the residential units, consisting of 32 two-bedroom and 38 three-bedroom units, Article 39 requires a total of 132 off -street parking spaces. Article 39 requires guest parking spaces , in addition to t he dedicated residential spaces, at a ratio of 0.25 for each dwelling unit resulting in a required 18 guest spaces. The proposed Project would provide a total of 165 parking spaces. The site design includes 25 open guest spaces at the rear of the Project site and 140 garaged spaces for each unit. Based on the conceptual floor plans, the proposed garages meet the minimum dimension requirement for off-street parking spaces. Conceptual plans provided by the Applicant show the uncovered guest 18 Item 2.

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parking spaces as double-striped, which is consistent with the design standards for off -street parking spaces. All uncovered stalls would be required to meet Article 39’s requirements for parking stall dimensions. Therefore, the Project complies with all required parking needs identified in Article

39. 5. Building Design:

a. Building Height, Mass, and Scale:

With approval of the proposed ZMA and an applicable zoning designation of R -4-24, the height applicable to the Project design would be the maximum height in the R-4-24 zoning district, which is 75’-0 and four stories. The Project consists of 12 buildings proposed at three stories and up to 36’-0” in height--consistent with the requirements of the proposed zone. The Project incorporates varying surface planes through the inclusion of recessed balconies and building projections which reduces the overall massing of the buildings by avoiding large expanses of flat walls. A single-story residence is located immediately to the east; however, the proposed buildings would be setback from surrounding structures. At the northeast corner of the site, the building located closest to the eastern property line would be set back approximately 14 -feet where 5 -feet is required. The adjacent legal nonconforming residential units located eas t are also setback from their rear property line, allowing for further separation between uses. In the event the adjacent eastern properties redeveloped, they would be subject to the Imperial Oakes Corporate Center Specific Plan general plan land use designation.

The Project as designed would not be out of scale from the surrounding developments as it maintains setbacks from the existing adjacent residential uses and the low-intensity commercial uses located at the northwest corner of El Norte and Iris . Any future development constructed in accordance with the existing General Plan land use designation may introduce taller buildings consistent with the intended buildout of the Imperial Oakes Corporate Center Specific Planning Area.

b. Residential Floor Plans:

The Project includes four different floor plans consisting of two -bedrooms and three -bedrooms.

Article 49 (Air Space Condominium and Community Apartment Projects) of the EZC requires condominium projects to provide minimum square -footages, and as shown in the “ Supplemental Details of Request,” the Project provides an excess of what is required by Article 49.

Additionally, each unit would include a washer/dryer hook up located in the garages, which would not impede the required dimensions for the off-street parking. Article 49 also requires each unit to provide 80 cubic feet of storage which the Project accomplishes via hanging storage within the garage that does not impede the parking of vehicles. Therefore, the Project complies with Article 49’s requirements for airspace condominium requirements.

c. Building Materials:

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The proposed primary exterior material for the Project consists of stucco with a sand finish, and includes varying decorative shutters, railing, grilles, gable accents, and awnings. Additionally, the Project includes concrete “s” tile roofing. The proposed materials and colors lend themselves to a Spanish design theme, consistent with other design styles developed throughout the City. The proposed materials comply with the design requirements outlined in Article 64 (Design Review) in that they provide a harmonious color palette of softer and more subtle hues , materials, and composition.

6. Administrative Adjustment
Pursuant to Division 2 (Variances and Administrative Adjustments) of Article 61 (Administration and Enforcement) of the Escondido Zoning Code, an applicant may request an Administrative Adjustment to reduce specific development standards as outlined in Sec tion 33 -1221 (Administrative Adjustment Defined), including to reduce required yards by up to 25% . The Applicant requests a 25% reduction in the required rear yard setback from the 2nd and 3rd stories of the residential building located in the northeastern most corner at the rear of the Property. As detailed in the “Supplemental Details of Request,” a 10’-0” rear yard setback is required for the first two -stories of a building; however, an additional 5’ -0” is required for every story above the second-story. Therefore, the third story would require a 15’-0” setback from the rear property line.

As shown on the Project site plan (Attachment 2 – Site Plan), the second-story is setback approximately 9’- 2” while the third-story is setback 11’-3” from the rear pro perty line, resulting in a reduction of 1 0-inches (or 8%) on the second -story setback and 3’-9” (or 25%) on the third -story setback. These reductions are within the 25% threshold permitted for Administrative Adjustments. In reviewing the request, City staf f reviewed the location of the requested setback reduction, and the justification for the request. As discussed throughout the staff report, the Project design results in substantial grading to establish a flat pad for the buildings which reduces the total usable area of the site . The granting of the request would allow for the design as proposed. In evaluating the request, City staff considered the topography of the site , the placement of buildings and their orientation, and the surrounding uses. The request would not be incompatible with the surrounding uses in that the immediate property to the north is Rod McLeod Park, and the park’s access drive is most adjacent to the proposed setback reduction. The requested reduction is located at only one façade of the proposed building, and the narrowest portion of the building. Therefore, residents would not be adversely impacted by the granting of the request.

FISCAL ANALYSIS
The Applicant will be responsible for payment of all applicable Development Impact Fees (DIF) in effect at the time, and prior to, issuance of a building permit , which are established by the City Council during annual fee update processes.

ENVIRONMENTIAL ANALYSIS
The California Environmental Quality Act (CEQA) applies to proposed projects initiated by, funded by, or requiring discretionary approvals from state or local government agencies. CEQA Guidelines Section 15367 states that a lead agency, in this case, the City of Escondido, is the agency that has the principal responsibilit y for carrying out or approving a project and is responsible for compliance with CEQA. As lead agency, the City must complete an 20 Item 2.

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environmental review to determine if implementation of the Project would result in significant adverse environmental impacts. In compliance with CEQA, an Initial Study (“IS”) has been prepared to assist in making that determination. Based on the nature and scope of the Project and the evaluation contained in the IS environmental checklist, the City has concluded that a Mitigated N egative Declaration (MND) is the appropriate level of analysis for the Project.

As provided in CEQA Statute Section 21064.5, and stated in CEQA Guidelines section 15070, an MND can be prepared when “(a) the initial study shows that there is not substantial evidence, in light of the whole record before the agency, that the project may have a significant effect on the environment, or (b) the initial study identifies potentially significant effects, but (1) revisions in the project plans or proposals made by, or agreed to by the applicant before a proposed mitigated negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; and (2) there is no substantial evidence, in light of the whole record before the agency, that the project as revised may have a significant effect on the environment.” The MND prepared for the Project identified potentially significant impacts in the areas of Biological Res ources, Cultural Resources, Noise, Transportation, and Tribal Cultural Resources.

However, through incorporation of mitigation measures, the impacts can be reduced to a less-than-significant level.

The Project includes site -specific design features to ensure compliance with federal, state, and local rules and regulations including but not limited to best management projects, compliance with the Migratory Bird Act, landscaping requirements, and lighting standards. These features are a component of the project description, and the Project has been conditioned to comply with those site -specific design measures (see Condition of Approval E.2(a) – (h)) in Exhibit “H” to Resolution No. 2026-01) The City acting as Lead Agency released a Draft IS/MND (SCH #20255100346) for a 30-day public review period from October 9, 2025 to November 10, 2025 . City staff received a total of three comments during the public review period: California Department of Transportation (Caltrans), California Department of Toxic Substances Control (DTSC), and Ed Moses (resident). The Lead Agency prepared responses to those comments and incorporated those responses into a draft IS/MND. The draft IS/MND identifies no new environmental impacts which have not been addressed through the aforementioned mitigation measures. The draft IS/MND is included as Exhibit “G” to Planning Commission Resolution No. 2026-01.

PUBLIC NOTICE/INPUT
In accordance with Gove rnment Code Section 65854, a 20 -day notice is required for projects that change the permitted uses of real property whereas the Escondido Zoning Code requires a notice of public hearing to be deposited in the U.S. mail 15 days before the public hearing, and posted in a newspaper of general circulation (i.e.

Times-Advocate) and on-site 10 days prior to the hearing.

Newspaper publication: The Notice of Public Hearing was published in the Times-Advocate on December 18, 2025.

Mailing: The Notice of Public Hear ing was deposited in the US mail with postage prepaid on December 22, 2025, and sent to approximately 347 property owners within a 500-foot radius of the Property.

On-site posting: The Notice of Public Hearing was posted on-site on December 23, 2025. 21 Item 2.

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As of the date of publication of the agenda, City staff has not received any public comments; however, City Staff did receive one public comment as mentioned under the “environmental analysis” section of the staff report. The comment is related to perceived t raffic impacts. A response was prepared and is included in the draft Initial Study/Mitigated Negative Declaration.

CONCLUSION AND RECOMMENDATION
The Project includes a General Plan Amendment and Zone Map Amendment, among other discretionary requests, to facilitate the development of 70 “for-sale” townhomes. The Project would remove the Property from the Imperial Oakes Corporate Center Specific Planning Area as identified in the City’s 2012 adopted General Plan. As outlined in Table 2, there are several General Plan Amendments to allow for various types of developments within SPA#13 with an emphasis on residential developments. The City continues to see a rise in development applications for General Plan Amendments with corresponding Zone Map Amendments thr oughout the City, with a high concentration in the SPA#13 area, especially in light of the changing economic and social factors related to the housing crisis throughout the State of California. Pursuant to the City’s General Plan Amendment Policy 17.5; physical, social, or city-wide factors have made the existing General Plan designation inappropriate from the standpoint of the general public welfare. The redevelopment of the site would contribute to additional for-sale housing opportunities as discussed in the City’s Housing Element, and would support the City’s efforts of increasing homeownership opportunities.

Motion as recommended by City staff: move to adopt Resolution No. 2026-01, recommending that the City Council adopt the environmental document prepared for the Project, and approving the Project, subject to the conditions of approval.

ATTACHMENTS

1. Location, Land Use, and Zoning

2. Site Plan

3. General Plan Amendment Exhibit

4. General Plan Consistency Analysis

5. Zone Map Amendment Exhibit

6. Draft Planning Commission Resolution No. 2026-01, including Exhibits “A” – “H” a. Resolution No. 2026-01 – Exhibit “A” – Legal Description b. Resolution No. 2026-01 – Exhibit “B” – Mitigation Monitoring and Reporting Program c. Resolution No. 2026-01 – Exhibit “C” – Project Plan Set d. Resolution No. 2026-01 – “Exhibit “D” – General Plan Amendment e. Resolution No. 2026-01 – Exhibit “E” – Zone Map Amendment f. Resolution No. 2026-01 – Exhibit “F” – Findings of Factors/Factors to be Considered g. Resolution No. 2026-01 – Exhibit “G” – Draft Initial Study/Mitigated Negative Declaration h. Resolution No. 2026-01 – Exhibit “H” – Conditions of Approval

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Attachment 1
Aerial, Land Use, and Zoning

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Attachment "3"
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Attachment "3"
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Attachment 3
General Plan Land Use Map Amendment Exhibit
The parcel associated with the proposed General Plan Map Amendment (PL24-0157) is as follows:

APN Existing General Plan Land
Use Designation
Proposed Land Use
Designation
226-380-48-00 Imperial Oakes Corporate
Center Specific Planning Area
(SPA#13)
Urban IV (U4)

Existing General Plan Land
Use
27 Item 2.

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Proposed General Plan Land Use
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Attachment 4 – General Plan Consistency Analysis
PLANNING CASE NO. PL24-0157
Escondido’s General Plan includes Quality of Life Standards to assist in sustaining its community standards. In conjunction with the General Plan Goals, the Quality-of-Life Standards, developed to establish minimum thresholds of service levels for various public improvements and facilities, touch on topics including but not limited to traffic, fire and police service, and parks. Table A below provides a consistency analysis of all 11 Quality of Life Standards adopted as thresholds in the 2012 General Plan.

Table 1 - Project Analysis: Quality of Life Standards
Quality of Life Standards
Quality of Life
Standard Description Consistency Analysis
Quality of Life
Standard 1:

Traffic and
Transportation
Where existing street or intersection
capacities are below level of service “C,”
street, operational or Transportation System
Management improvements shall be
required or planned to improve the service
level to “C” whenever feasible based upon
impacts of future development.

Consistent. As discussed in Section 4.17.a of
the draft Initial Study/Mitigated Negative
Declaration, study area intersections and
roadway segment operations would operate
at acceptable levels (i.e., level of service C or
better) under post -Project conditions.

Therefore, the Project would be consistent
with this quality of life standard.

Quality of Life
Standard 2:

Public Schools
The community shall have sufficient
classroom space to meet state -mandated
space requirements and teacher/student
ratios, with student attendance calculated on
prescribed state and/or local school board
standards. Implementation of this standard
shall be the responsibility of the school
districts and other appropriate agencies.

Consistent. As stated in Section 4.15.a.iii of
the draft Initial Study/Mitigated Negative
Declaration, school districts issued “Will
Serve” letters for the project (Appendices L
and M) , and document there would be
adequate capacity avail able to serve the
students generated by the Project. In
addition, the Applicant would be required to
pay school impact fees. The refore, the
Project would be consistent with this quality
of life standard.

Quality of Life
Standard 3: Fire
Service
In urbaniz ed areas of the City, an initial
response time of seven and one -half (7½)
minutes for all structure fire and emergency
Paramedic Assessment Unit (PAU) calls and a
maximum response time often (10) minutes
for supporting companies shall be
maintained. A minimum of seven (7) total fire
stations each staffed with a PAU engine
company shall be in place before the General
Plan build -out. For outlying areas beyond a
five (5) minute travel time or further than
three (3) miles from the nearest fire station,
all new structures shall be protected by fire
sprinkler systems or an equivalent system as
approved by the Fire Chief. Travel time is the
elapsed time from a verbal or computerized
acknowledgment of the dispatch by the
responding unit at the moment of departure
Consistent. Section 4.15.a.i of the draft
Initial Study/Mitigated Negative Declaration
analyzes the Project’s potential to impact
adequate fire protection and emergency
medical services. As part of the entitlement
review process, the Fire Department
reviewed the con ceptual plans and
applicable technical reports for consistency
with City standards. As part of the post-
entitlement permitting process, the Project
would be reviewed by the Fire Department
and the Building Division to ensure that the
Project meets all rele vant fire protection
requirements, including response times and
personnel availability. In addition, the
Project would be required to comply with
City fire suppression standards including
providing adequate fire access , as
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Quality of Life Standards
Quality of Life
Standard Description Consistency Analysis
from the station to its arrival at the scene.

Response time is the elapsed time from
receiving a call for service to the responding
unit’s arrival at the scene. In the case of
single-family residences “arrival at the scene”
shall mean at the front door of the residence;
for multi -family residences “arrival at the
scene” shall mean at the street access to the
involved building. The Fire Department
intends to meet these times for no less than
90 percent of all emergency responses by
engine companies.
determined by the California Fire Code.

Furthermore, the Project would be required
to pay development impact fees that are
applied to the funding of public facilities,
including facilities, vehicles, and equipment,
to offset the incremental increase in the
demand for fire protection servi ces that the
Project may create. The refore, the Project
would be consistent with this quality of life
standard.

Quality of Life
Standard 4: Police
Service
The City shall maintain personnel staffing
levels based on community -generated
workloads and officer availability. Resources
will be adjusted to maintain an initial
response time for Priority 1 calls (crimes in
progress or life-threatening) of no more than
five (5) minutes and an initial response time
for Priority 2 calls (serious calls requiring
rapid r esponse but not life -threatening
incidents) of no more than six and one -half
(6½) minutes. The Escondido Police standard
includes the measurement of elapsed times
from when the call is initially processed by
the communication operator, the transfer of
call information to the police officer, and the
time of the field officer’s arrival at the service
call location. Resources will be allocated to
organize patrol areas and to involve
community members when appropriate to
achieve Community Oriented Problem
Solving (COPS) efforts. To the maximum
economic extent feasible, the Police
Department will take aggressive enforcement
action against crime trends, including
maintenance procedures and incorporating
community involvement and education as a
means to deter potential incidents.

Consistent. Section 4.15.a.ii of the draft
Initial Study/Mitigated Negative Declaration
analyzes the Project’s potential to impact
adequate police protection. Due to the
Project’s proximity to police services as well
as payment of public fa cility fees that go
toward addressing the Escondido Police
Department’s needs in equipment and
staffing, the Project is not expected to
impact response time or require the
construction of additional facilities.

Compliance with required payment of
impact fe es in conjunction with locational
proximity to existing police facilities is
determined sufficient to meet this standard.

Therefore, the Project would be consistent
with this quality of life standard.

Quality of Life
Standard 5:

Wastewater
System
The City wastewater system shall have
adequate conveyance pipelines, pumping,
outfall, and secondary treatment capacities
to meet both normal and peak demands to
avoid wastewater spills affecting stream
courses and reservoirs. Capacity to treat a
minimum of 250 ga llons per day for each
residence on said system or as established in
the City’s Wastewater Master Plan shall be
provided.

Consistent. As discussed in Section 4.19.a of
the draft Initial Study/Mitigated Negative
Declaration, the Project would connect to
the existing sewer line within W . El Norte
Parkway and include a sewer lateral
connection to each townhome , all in
compliance with City required standards .

The existing General Plan designation
anticipated commercial development at this
location, and the proposed change to higher
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Quality of Life Standards
Quality of Life
Standard Description Consistency Analysis
density residential development would not
result in increased demands that exceed the
standard, as discussed within the Final
IS.MND. The P roject would be adequately
serviced by the new wastewater
connections and no other new or expan ded
water infrastructure would be necessary.

Therefore, the Project would be consistent
with this quality of life standard.

Quality of Life
Standard 6: Parks
System
The City shall provide a minimum of 11.8
acres of active and passive parkland per 1,000
dwelling units. This parkland acreage shall
involve a minimum of 5.9 acres of developed
active neighborhood and community parks in
addition to 5.9 acres of passive parkland
and/or open space for habitat preservation
per 1,000 dwelling units. Urban recreati onal
amenities such as exercise courses, urban
trails, tree -lined shaded walkways, and
plazas, etc. shall be focused in high intensity
downtown and urban areas. Priority shall be
given to acquiring land to expand Grape Day
Park north of Woodward Avenue and
developing neighborhood parks in urban
areas with the greatest need. School
playground areas may be included as park
acreage, provided that neighborhood park
amenities and facilities are accessible,
approval is granted by the school district(s)
and the fa cility is open to the public as
determined by the City Council. Before build-
out, the City shall provide a minimum of two
(2) community centers. Other specialized
recreation facilities shall be incorporated into
the City’s Master Plan for Parks, Trails, an d
Open Space.

Consistent. As discussed in Section 4.16.a,
parkland impacts from the Project would be
minimal due to the inclusion of open space
and recreational amenities on-site, including
45,522 square feet of open space and 7,028
square feet of recreati onal areas, consisting
of a pool/spa, tot lot, seating area, and play
lawn. The City maintains approximately
1,392 acres of across 20 parks within the
City, and approximately 3,058 acres of
passive park conservation area within Daley
Ranch. There are appro ximately 58,000
residential units within the City, including
the Project. Therefore, the addition of the 70
dwelling units would not result in the City
dropping below the 5.9 acres/1000 units for
either active or passive park space. The slight
increase in demand for public recreation
facilities that could occur would be spread
amongst the existing facilities within the
City. In addition, the payment of
development impact fees per Municipal
Code Chapter 6 , Article 18B , would further
reduce any Project impacts related to parks.

Therefore, the Project would be consistent
with this quality of life standard.

Quality of Life
Standard 7:

Library Service
The public library system shall maintain a
stock and staffing of two (2) collection items
per capita and three (3) public library staff per
8,000 residents of the City of Escondido. The
City shall provide appropriate library facilities
with a minimum of 1.6 square feet of library
facility floor area per dwelling unit of the City
before the buildout of the General Pl an
where feasible. The City shall continue to
expand the role of technology in providing
library services and resources to Escondido
residents.

Consistent. Per the City’s General Plan
Update EIR (City of Escondido 2012a), the
City does not currently meet t his quality of
life standard. To meet the proposed quality
of life standards identified within the
General Plan Update, the Escondido Public
Library would need to provide the following
by 2035: 79 staff, 420,000 collection items,
and 102,333 square feet of facility space.

As discussed in Section 4.15.a.v of the Final
Initial Study/Mitigated Negative Declaration,
impacts on library facilities were determined
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Quality of Life Standards
Quality of Life
Standard Description Consistency Analysis
to be less than significant. The refore, the
Project would be consistent with this quality
of life standard.

Quality of Life
Standard 8: Open
Space System
A system of open space corridors, easements,
acquisition programs, and trails shall be
established in the Resource Conservation
Element. Sensitive lands including permanent
bodies of water, floodways, wetlands,
riparian and woodland areas, and slopes over
35 percent inclination shall be preserved.

Significant habitat for rare or endangered
species shall be protected in coordination
with sta te and/or federal agencies having
jurisdiction over such areas.

Consistent. As discussed in Section 4.4 of the
draft Initial Study/Mitigated Negative
Declaration, sensitive lands are not located
on the Project site. However, certain
vegetation types requiring mitigation due to
its removal and disturbance is present on the
Project site. As identified in the Final
IS/MND, impacts to disturbed Diegan coastal
sage scrub would require habitat -based
mitigation. Mitigation measure BIO -1 would
require purchase of a vailable sage scrub
credits from an approved mitigation bank
within the local north San Diego County
region. The Final IS/MND identifies that no
significant habitat for rare or endangered
species exists on site, as the parcel is
generally surrounded by dis turbed and
developed areas, and therefore does not
provide high quality linkage, and is also
previously disturbed. Therefore, the Project
would result in the removal of 0.58 acres of
habitat which would be offset through the
purchase of credits . The refore, Project
would be consistent with this quality of life
standard.

Quality of Life
Standard 9: Air
Quality
The City shall establish a Climate Action Plan
with feasible and appropriate local policies
and measures aimed at reducing regional
greenhouse gas emi ssions. Measures shall
include, but not limited to, reducing the
number of vehicular miles traveled,
supporting public transportation,
participating in the development of park-and-
ride facilities, coordinating land -use
approvals, accommodating facilities f or
alternative fuel vehicles, maintaining and
updating the City’s traffic signal
synchronization plan, promoting local
agriculture, increasing landscaping
standards, promoting landscaping programs,
and encouraging non -polluting alternative
energy systems.

Consistent. The City developed an update to
the 2013 Climate Action Plan (City of
Escondido, 2021). As discussed in Section

4.8, the Project would be consistent with the
City’s Climate Action Plan (CAP) in that it
complies with the CAP Consistency Checklist
as it would implement various measures
(required as part of the Project approval)
resulting in a less than significant impact
related to the generation of greenhouse gas
emissions during construction and
operation. The refore, the P roject would be
consistent with this quality of life standard.

Quality of Life
Standard 10:

Water System
The City shall maintain provisions for an
adequate water supply, pipeline capacity,
and storage capacity to meet normal and
emergency situations and shall have the
Consistent. Section 4.19.b of the draft Initial
Study/Mitigated Negative Declaration
analyzes the Project’s potential for impacts
related to water supply and infrastructure.
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Quality of Life Standards
Quality of Life
Standard Description Consistency Analysis
capacity to provide a minimum of 540 gallons
per day per household or as established by
the City’s Water Master Plan. Federal and
state drinking water quality standards shall
be maintained. The City shall continue efforts
to implement water reclamation and water
conservation programs.

Based on the Project’s air quality modeling,
the Project woul d result in a water and
wastewater demand of approximately
11,204 gallons per day (4,089,602 million
gallons per year or 12.5 acre -feet per year;
refer to Attachment 1 of Appendix A of the
Final IS/MND ). The Project’s estimated
water demand of 12.5 acre -feet per year
would represent less than one percent of the
Rincon Del Diablo Water District’s Urban
Water Management Plan total water
demand of 6,672 acre -feet for 2025 , and is
therefore considered negligible in yielding
an increased demand . Additionally, th e
Project would be required to comply with
water efficiency standards in the 202 5
California Building Energy Efficiency
Standards and 202 5 California Green
Building Standards Code. As such, the
Project is not anticipated to exceed the
General Plan buildout assumptions used in
the Rincon Del Diablo Water District’s Urban
Water Management Plan. The refore, the
Project would be consistent with this quality
of life standard.

Quality of Life
Standard 11:

Economic
Prosperity
The City shall implement programs and
support efforts to increase Escondido’s
median household income and per capita
wage. Programs shall focus on actively
fostering entrepreneurial opportunities,
recruiting new businesses, and encouraging
the expansion of existing businesses to
increase emplo yment densities. Efforts shall
support retaining skilled workers whose
wages exceed the San Diego Region’s median
per capita income, and bringing new dollars
into the local economy.

Consistent. The Project is a private proposal,
and does not involve a City program;
however, the type of development proposed
introduce new homeownership
opportunities for the first -time buyer as
noted by other various townhome projects
under construction within the City. The
Project includes townhomes which will
attract skilled workers with the income
necessary to purchase their first-home.

The adopted 2012 General Plan identifies a number of City objectives, goals, and policies across various topics, including those associated with residential development, and amending the general plan . Table B below provides a consistency analysis of the Land Use and Community Form cha pter within the 2012 General Plan , which governs General Plan land use designations and is the chapter the Project proposes an amendment within (i.e., change to the land use map).

Table 2 - Project Analysis: Land Use and Community Form Chapter Land Use and Community Element Form
33 Item 2.

Attachment "3"
51 Item5.

Community Character Policy 1.5:

The city should maintain its single -family residential development pattern, except in locations such as the
downtown, along major transportation corridors, and
around commercial and public activity centers, where
higher densities are more appropriate.

Consistent. The Project includes development of a
multifamily development consisting of
townhomes/condos at a density of 14.11 dwelling units
per acre. The Project site frontage is located on W. El Norte Parkway—a Major Road as identified in Figure III- 6 of the Circulation and Mobility chapter--and is closely accessible to Interstate 15 (approximately 1,100-feet).

Additionally, the Project is adjacent to commercial
shopping centers to the west and to the east
(approximately 1,100 - and 2,100 -feet, respectively) .

Development of the Project site would include
sidewalks at the site frontage, maintaining, and
improving safety, of the connectivity between the site and commercial areas . Therefore, the Project is
consistent with CC Policy 1.5.

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.

Consistent. The Project would be conditioned to
incorporate measures from the Climate Action Plan ,
which include installation of electric appliances; EV
ready off-street parking spaces; rain barrel options for the townhomes; and an extensive landscaping plan to
ensure water efficiency . The inclusion of the se
measures would reduce greenhouse gas emissions , as
detailed in the Final IS/MND, and contribute to the
City’s Climate Action Plan Goals. Therefore, the Project is consistent with CC Policy 1.8.

Community Character Policy 1.16:

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

Consistent. The Project includes a Tentative
Subdivision Map/Condominium Permit, and is
conditioned to create and maintain a Homeowners
Association which would be managed by a professional
management organization. The establishment of the
HOA would ensure continued maintenance of common
open space areas, and landscaping within the
development. Therefore, the Project is consistent with CC Policy 1.16.

Specific Planning Area Land Use Policy 11.3:

Specific Plans shall not be utilized in a wide -spread
manner to circumvent or modify the character or intent
of ordinances, land use designations and/or city goals
and objectives, but rather should be reserved for a
limited number of proposals which, by nature, are
ideally suited for the comprehensive planning efforts
involved in the Specific Planning process.

Consistent. As detailed in the Planning Commission
staff report, dated January 13, 2026, the Project would remove the Property from the Imperial Oakes
Corporate Center Specific Planning Area (SPA#13). The
greater SPA#13 area established under the 2012
General Plan has not yielded one specific plan adoption to date. The future planned corporate area took
residentially zoned lands and converted it to the SPA
with the adoption of the 2012 General Plan. However,
given the changes in market conditions, demand and
need for additional housing throughout the State of
California, and the sites proximity as an edge parcel in the greater SPA#13 area, staff contend the Project site is not a suitable candidate for adoption of a Specific
Plan, and would be better served as residential
development. Therefore, the Project is consistent with
SPA Land Use Policy 11.3.
34 Item 2.

Attachment "3"
52 Item5.

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

The City’s General Plan was adopted in 2012, prior to
two significant conditions that occurred in the past 10 - years: 1) declaration of a housing crisis by the State of California, and 2) the COVID -19 pandemic. Both the
protracted housing crisis and acute pandemic resulted
in significant shifts in economic conditions, resou rce availability, and land use landscapes across southern
California. The City ’s current general plan does not
account for such significant shifts. The housing crisis, as determined by the State, declared insufficient amounts
of housing for the state popul ation and continues to
actively change state and local regulatory landscapes
for purposes of creating more housing. The COVID -19
pandemic resulted in an economic recession and
changes in global supply chain that exacerbated
housing development and yielded a shift in demand for
office and commercial real estate. Specifically, the
pandemic resulted in less demand for commercial and
office uses due to a surge and retainment of work-from- home policies across public and private business
markets. T herefore, the p roposed General Plan
Amendment would be consistent with the Land Use and
Community Form’s Goal 17 associated with amending
the General Plan , as it would create a new residential zone in an area identified for office space that has not seen market investmen t in over 13 years since the
General Plan was adopted.

Land Use and Community Form Policy 17.5:

Substantiate the need for General Plan Amendments
with written findings submitted by the applicant that
considers the following criterion:

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

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

The City Council authorized on October 25, 2023, file
number 0830 -20, the submittal of a General Plan
Amendment to modify the existing Imperial Oakes
Corporate Center Specific Planning Area (SPA#13) land
use designation to a high -density residential
designation (R-4-24). As identified in the 2012 General Plan’s Land Use and Community Form chapter, the
SPA#13 area already contains a residential overlay
which permits f or residential development, albeit at a lower density (5.5 du/ac). The Project includes a
General Plan Amendment (GPA) and Zone Map
Amendment (ZMA) to facilitate development of a 70
unit “for-sale” townhome product at a density of 14.11
dwelling units per acre. The state -wide housing crisis has necessitated the need for additional housing to be
planned for and developed by all cities. The current
need for housing and decline in the retail/office market as a result of the COVID -19 pandemic has made the
current designation challenging for development as
illustrated in its 13-years of designation as specific plan area primarily for planned office development with no
development approval, and supports a change in land
35 Item 2.

Attachment "3"
53 Item5.
use allowances so as to allow residential u ses which
would benefit the general public welfare in creating
additional, and much-needed, housing to be developed
at the site.

As detailed in the Planning Commission staff report,
dated January 13, 2026, the property is located within
the Imperial Oakes Corporate Center Specific Planning
Area which was created by the City ’s adoption of the
2012 General Plan. The Specific Plan Area #13 is
envisioned as a comprehensively planned development
focused on the development of high -paying and high -
employee density employment opportunities. The City
is currently evaluating four different GPAs in SPA#13 to allow for various forms of residential and non -
residential development (e.g., expansion of an existing religious use). As evident by these submittals, the
existing General Plan land use designation for this area has been impacted by a decline in the retail/office
market, especially in light of the COVID -19 pandemic,
which resulted in shelter-in-place orders and distances requirements that led to remote and work -from-home
policies across public and private sectors, which have
reshaped the demand and need for office and
commercial brick and mortar developments. This
Project would effectively remove the property from the
SPA #13, and would allow for residential developm ent
which would assist the City in achieving its Regional
Housing Needs Allocation (RHNA). The site was not
identified in the City’s Suitable Sites Inventory, and any housing would be considered a net increase in the City’s housing obligation.

36 Item 2.

Attachment "3"
54 Item5.

RESOLUTION NO. 2026-23

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, ADOPTING THE FINAL

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION

AND MITIGATION MONITORING AND REPORTING

PROGRAM PREPARED FOR THE PARKVIEW

TOWNHOMES PROJECT

WHEREAS, on June 18, 2024 , Touchstone Communities (C/O Kerry Garza) (“Applicant”), filed a land use development application, Planning Case Nos. PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25- 0013/PL25-0014/PL25-0015 (“Application”) constituting a request for a General Plan Amendment to amend the land use designation from Specific Plan Area (SPA#13) to Urban IV (U4); a Zone Map Amendment to change the zoning from Professional Commercial (CP) to High Multiple Family Residential (R-4-24); a Tentative Subdivision Map/Condominium Permit for the subdivision of air space to create 70 residential units; a Grading Exemption to allow fill slopes up to 42’-0” in height, cut slopes up to 22’-0” in height, and cut slopes steeper than 2:1; an Administrative Adjustment to red uce the required rear yard setback for the second- and third-stories of a residential building by 25 percent; and a Major Plot Plan and Design Permit to construct 70 “for-sale” dwelling units (“Project”) on a 4.96-acre site located at 550 W. El Norte Parkway (APN 226-380-48-00), in the Professional Commercial (CP) 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 Service Area of the Development Services Department in accordance with the rules and regulations of the Escondido Municipal and Zoning Code and the applicable proc edures and time limits specified by the Permit 55 Item5.

The City received three public comments during the public review period, and subsequently analyzed and considered all comments received during this public review comment period. Responses to comments, corrections/additions to the Draft IS/MND, and revisions and addition to the appendices or o ther referenced documents have been incorporated as part of the final response to comments; and WHEREAS, the Final IS/MND, attached as Exhibit “B” and incorporated herein by this reference, was subsequently prepared, which is comprised of any and all public comment letters received during the public review period, response to comments, corrections/additions to the Draft IS/MND, and revisions and additions to the appendices or other referenced documents; and 56 Item5.

WHEREAS, in addition to the Final IS/MND, a Mitigation Monitoring and Reporting Program (“MMRP”) has been prepared for the Project, attached as Exhibit “ C” and incorporated herein by this reference, to ensure compliance with the required mitigation measures or project revisions during project implementation; and
WHEREAS, the Planning Commission of the City of Escondido held a duly noticed public hearing on January 13 , 2026 , as prescribed by law , at which time the Planning Commission received and considered the reports and recommendation of the Planning Service Area and all interested persons were given the opportunity to appear and present their views with respect to the Application. Evidence wa s 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. 2026-01, which recommended that the City Council approve the Project; and WHEREAS, the City Council held a duly noticed public hearing on February 25, 2026, as prescribed by law, at which time the City Council received and considered the Staff Report with attachments, dated February 25, 2026, and recommendation of the Planning Service Area and Planning Commission, and gave all persons full opportunity to be heard and to present evidence and testimony regarding the Project.

WHEREAS, the City Clerk, whose office is located at 201 North Broadway, Escondido CA 92025, is hereby designated as the custodian of the documents and other materials which constitute the record of proceedings upon which the City Counc il’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 and correct.

2. That the City Council has reviewed and considered the Final IS/MND prepared for the Project in conformance with CEQA, and Article 47 (Environmental Quality), the Staff Report dated February 25, 2026 , and testimony given at the public hearing, and makes the environmental determinations included within the Factors to be Considered / Findings of Fact attached as Exhibit “ D,” hereto and incorporated by this reference. The Final IS/MND adequately addresses all environmental issues associated with the Project, and the Project would not result in any significant impacts to the environment.

3. That the MMRP identifies mitigation measures necessary to reduce all impacts to a less than-significant level, and assigns on-going responsibility for carrying out mitigation responsibilities which are appropriate to address and mitigate Project-related impacts.

4. The City Council hereby adopts and approves the Final IS/MND prepared for the Project, and the MMRP.

5. The City Council, therefore, directs that a Notice of Determination be filed with the County Clerk of the County of San Diego in accordance with the CEQA Guidelines.

6. The development plans for the Project are on file in the Planning Service Area of the 58 Item5.

Development Services Department and are available for inspection by anyone interested herein, and the development plans are incorporated herein by this reference as if th ey were fully set forth herein. The Project Initial Study/Mitigated Negative Declaration as set forth is adopted by the lead agency.

7. That concurrently with this Resolution, the City Council is taking a number of actions in furtherance of the Project, as generally described by February 25, 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.
59 Item5.

Resolution No. 2026-23
Exhibit “A”

Page 1 of 1 ends

Exhibit “A”
Legal Description

60 Item5.

Resolution No. 2026-23
Exhibit “B”

Page 1 of 1 ends

Exhibit “B”
Due to the number of pages, the draft Initial Study/Mitigated Negative Declaration (SCH#20255100346) may be viewed on the Project website below, or they may be viewed at the Planning Counter at the Escondido City Hall during business hours (8:00 am – 5:00 pm, Monday – Thursday, and 8:00 am – 12:00 pm Fridays). For more information, please contact the case planner at [email protected] or via phone at 760 -839-4529

Final Initial Study/Mitigated Negative Declaration
Appendix A – Air Quality Analysis
Appendix B – Local Mobility Analysis
Appendix C – Transportation Analysis
Appendix D – Biological Resources Report
Appendix E – Architectural and Historic Evaluation
Appendix F – Archaeological Survey Report
Appendix G – Archeological Excavation Report
Appendix H – Geotechnical Investigation
Appendix I – Climate Action Plan Consistency Review Checklist Appendix J – Drainage Study
Appendix K – Stormwater Quality Management Plan
Appendix L – Escondido Union School District – Will Serve Letter Appendix M – Escondido Union High School District – Will Serve Letter Appendix N – Noise Analysis
Appendix O – Vehicles Miles Travelled Analysis
61 Item5.

Resolution No. 2026-23
Exhibit “C”

Page 1 of 6 ends

Mitigation Monitoring and Reporting Program
Parkview Townhomes Project
MMRP-1
Exhibit “C”
Initial Study/Environmental Checklist and
Mitigated Negative Declaration for the
Parkview Townhomes Project
Mitigation Monitoring and Reporting Program
The California Environmental Quality Act (CEQA) requires the adoption of feasible mitigation measures to reduce the severity and magnitude of potentially significant environmental impacts associated with project development. In order to ensure that the mitigation measures and project revisions identified in an Environmental Impact Report (EIR) or Mitigated Negative Declaration (MND) are implemented, the Lead Agency is required to adopt a program for monitoring and reporting on the measures it has imposed to mitigate or avoid significant effects (CEQA Guidelines Section 15097[a]). The CEQA Guidelines require that a Mitigation Monitoring and Reporting Program (MMRP) be adopted upon certification of an EIR or adoption of an MND to ensure mitigation measures identified in the EIR or MND are implemented.

According to CEQA Guidelines Section 15 097(c), “reporting” generally consists of a written compliance review that is presented to the decision-making body or authorized staff person. A report may be required at various stages during project implementation or upon completion of the mitigation measure. “Monitoring” is generally an ongoing or periodic process of project oversight.

This program identifies, at a minimum, the entity responsible for the monitoring, what is to be monitored, how the monitoring shall be accomplished, and the monitoring and reporting schedule.

The MMRP assigns responsibility for monitoring mitigation measures incorporated into the Parkview Townhomes Project (project). The Initial Study/MND (State Clearinghouse Number 2025100346) analyzed the potential environmental effects of the project and identified measures to mitigate potentially significant impacts associated with the project. The MMRP table presented below documents the mitigation measures to be implemented.

62 Item5.

Resolution No. 2026-23
Exhibit “C”

Page 2 of 6 ends

Mitigation Monitoring and Reporting Program
Parkview Townhomes Project
MMRP-2
Mitigation, Monitoring, and Reporting Program Incorporated into the Project Mitigation Measure
Timing of
Verification
Responsible
for
Verification
Status/ Date/
Initials
Biological Resources
BIO-1: Prior to issuance of a grading permit, the City shall document that required project habitat mitigation has been secured by the Applicant from an approved mitigation bank, preferably within the north San Diego County region.

Mitigation for significant direct impacts to approximately 0.58 acres of disturbed Diegan coastal sage scrub are proposed to be mitigated at a 1:1 ratio via the purchase of 0.58 acres of coastal sage scrub habitat from an approved mitigation bank.

Prior to issuance
of a grading
permit
City
Noise
NOS-1: If blasting and associated rock drilling are deemed necessary for the construction of project components, the blasting contractor shall obtain a blasting permit and comply with all City requirements. Per blasting permit requirements, a pre-blast inspection shall be conducted, and all blasting operations shall be monitored by a seismograph located at the nearest structure. Additionally, the blasting contractor shall implement measures necessary to minimize noise related to blasting to the levels established in the Municipal Code. If rock drill staging occurs within 145 feet of any occupied noise sensitive land uses, sound levels could exceed 75 dB(A) Leq at property lines. A noise mitigation plan based upon the location of the construction equipment, topography, and construction schedule shall be prepared by an acoustical consultant. The noise mitigation plan shall identify measures to reduce sound levels to below 75 dB(A) Leq. Such measures could include a temporary noise barrier along any property line where the impacts could occur. The proposed noise barrier shall be of solid non-gapping material to adequately reduce construction noise levels below the noise threshold of 75 dB(A) Leq at the property lines. The noise mitigation plan shall determine the final height and location of a temporary barrier if one is necessary. The mitigation plan may also identify location and timing restrictions on drilling equipment usage. The mitigation plan shall be submitted to the City for review and approval prior to initiation of rock drill staging activities within 145 feet of any occupied noise sensitive land use.

If blasting and
associated rock
drilling are
deemed necessary
for the
construction of
project
components
City/Blasting
Contractor

Transportation
TRA-1: To reduce VMT impacts, the project applicant shall be required to complete the following pedestrian improvements prior to final occupancy of the sixth building:

1. Install High Visibility Crosswalks at El Norte Parkway and Morning View Drive – Install high visibility
crosswalks at four legs at the intersection of El Norte Parkway and Morning View Drive.

2. Install a High Visibility Crosswalk at North Broadway and Lincoln Avenue – Install a high visibility crosswalk Prior to final
occupancy of the
sixth building
City
63 Item5.

Resolution No. 2026-23
Exhibit “C”

Page 3 of 6 ends

Mitigation Monitoring and Reporting Program
Parkview Townhomes Project
MMRP-3
Mitigation, Monitoring, and Reporting Program Incorporated into the Project Mitigation Measure
Timing of
Verification
Responsible
for
Verification
Status/ Date/
Initials
on the west leg of the North Broadway and Lincoln
Avenue intersection. This location is adjacent to Lincoln Elementary School and has been identified as a priority improvement through the Safe Routes to School
program.

3. Install High Visibility Crosswalks at West Lincoln Avenue and North Escondido Boulevard – Install high visibility crosswalks at the West Lincoln Avenue and North
Escondido Boulevard intersection. This location is
adjacent to Lincoln Elementary School and has been
identified as a priority improvement through the Safe
Routes to School program.

4. Direct Pedestrian Access to Rod McLeod Park – Provide a pedestrian connection from the project site to the
Rod McLeod Park access road.

Tribal Cultural Resources
TCR-1: Prior to issuance of a grading permit, the Applicant shall provide written verification to the City that a qualified archaeologist and a Native American monitor(s) associated with the Rincon Band of Luiseño Indians have been retained to implement a monitoring program. The archaeologist shall be responsible for coordinating with the Rincon Band of Luiseño Indians Native American monitor(s). This verification shall be presented to the City in any contract execution, in a letter from the Project archaeologist that confirms the selected Native American monitor is associated with a traditionally and culturally affiliated tribe(s) as identified through the consultation process. The City, prior to any preconstruction meeting, shall approve all persons involved in the monitoring program.

Prior to issuance
of a grading
permit
City/Project
Archaeologist/
Rincon Band of
Luiseño Indians

TCR-2: The qualified archaeologist and a Native American monitor(s) associated with the Rincon Band of Luiseño Indians shall attend all applicable preconstruction meetings with the general contractor and/or associated subcontractors to explain and coordinate the requirements of the monitoring program.

Prior to
commencement
of excavation
activities
City/Project
Archaeologist/
Rincon Band of
Luiseño Indians

TCR-3: The project developer shall retain a qualified
professional archaeologist who meets U.S. Secretary of the Interior’s Professional Qualifications and Standards, to conduct an archaeological sensitivity training for construction personnel prior to commencement of excavation activities. The training session shall be carried out by a cultural resource professional with expertise in archaeology, who meets the U.S. Secretary of the Interior’s Professional Qualifications and Standards. The training session shall include a handout and focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be
followed in such an event, the duties of archaeological Prior to
commencement
of excavation
activities
City/Project
Archaeologist/
Rincon Band of
Luiseño Indians

64 Item5.

Resolution No. 2026-23
Exhibit “C”

Page 4 of 6 ends

Mitigation Monitoring and Reporting Program
Parkview Townhomes Project
MMRP-4
Mitigation, Monitoring, and Reporting Program Incorporated into the Project Mitigation Measure
Timing of
Verification
Responsible
for
Verification
Status/ Date/
Initials
monitors, and the general steps a qualified professional archaeologist would follow in conducting a salvage
investigation if one is necessary. A qualified professional archaeologist shall be on-site along with a Native American monitor(s) associated with the Rincon Band of Luiseño Indians during rough grading operations.

TCR-4: Prior to performing grading operations, the
construction manager, tribal representative, grading
contractor, the qualified archaeologist, and landowner/ applicant if required, shall review the process for controlled grading of 10596-S-1, during the pre-construction meeting (see Mitigation Measure TCR-2). The discussion shall include a review of the process, confirmation of what machinery shall be used, what types of resources are present and/or expected, what shall occur when/if buried resources are discovered, and who shall notify the monitors at least 48 hours in advance of when grading is anticipated to begin within 50 feet (15 meters) of 10596-S-1. Monitors shall be allowed to actively observe, including walking within a close but safe proximity to the equipment, the newly exposed soils for any evidence of buried resources. This process shall continue until the entire area has been completed. Upon the concurrence of both the project archaeologist and the tribal representative, controlled grading may cease and, if applicable, mass grading may proceed. The controlled grading process shall be documented by the project archaeologist in the Phase IV Monitoring Report as required in Mitigation Measure TCR-7.

Prior to grading
operations
City/Project
Archaeologist/
Rincon Band of
Luiseño Indians

TCR-5: Prior to the start of grading, milling features identified by the Rincon Band of Luiseño Indians Native American
monitor, project archaeologist, and construction contractor that can be feasibly moved shall be flagged to protect it until relocation of the outcrops is scheduled. During construction monitoring by a Rincon Band of Luiseño Indians Native
American monitor and archaeologist, the area surrounding the feature(s) shall be excavated in a slow and controlled way in order to preserve as many milling elements as possible and to expose the entire outcrop. The outcrop shall be relocated to a location within the project area where the outcrop can be preserved in perpetuity. Due to potential construction
constraints, the outcrop may need to be moved several times before being relocated to its permanent location. The location shall be agreed upon by the City and the traditionally and culturally affiliated tribe in consultation with the applicant. All efforts shall be made to preserve the outcrop as one piece, if feasible. If the boulder is too large to move in one piece, a concerted effort shall be made to preserve as many milling elements as possible.

Prior to grading
operations
City/Project
Archaeologist/
Rincon Band of
Luiseño
Indians/
Construction
Contractor

65 Item5.

Resolution No. 2026-23
Exhibit “C”

Page 5 of 6 ends

Mitigation Monitoring and Reporting Program
Parkview Townhomes Project
MMRP-5
Mitigation, Monitoring, and Reporting Program Incorporated into the Project Mitigation Measure
Timing of
Verification
Responsible
for
Verification
Status/ Date/
Initials
TCR-6: In the event that archaeological resources are unearthed during ground-disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 100 feet shall be established around the find where construction activities shall not be allowed to continue until a qualified archaeologist and the Rincon Band of Luiseño Indians Native American monitor(s) have examined the newly discovered
artifact(s) and have evaluated the area of the find. Work shall be allowed to continue outside of the buffer area. All
archaeological resources unearthed by project construction activities shall be evaluated by the Rincon Band of Luiseño Indians Native American monitor(s) in coordination with the qualified professional archaeologist, who meets the U.S.

Secretary of the Interior’s Professional Qualifications and Standards. Should the newly discovered artifacts be determined to be prehistoric, Native American tribes identified through project consultation, shall be contacted and consulted, and Native American construction monitoring shall continue. The project developer and the City in consultation with the affiliated consulting tribe(s) shall coordinate with the archaeologist to develop an appropriate treatment plan for the resources. The plan may include implementation of archaeological data
recovery excavations to address treatment of the resource along with subsequent laboratory processing and analysis. No photography, invasive or non-invasive testing is permitted unless prior written approval of the affiliated tribes as identified throughout the consultation process.

All inadvertent discoveries are to be kept on the project site at a secured and locked location agreed upon by the traditionally and culturally affiliated tribe(s) and the City, until reburial on project site.

Reburial on Project Site: Prior to Notice of Completion for the Grading and Site Improvements, the landowner(s) shall
relinquish ownership of all cultural resources that are unearthed on the project property during any ground-disturbing activities, including previous investigations and/or Phase III data recovery.

Prehistoric Resources – the following treatments shall be applied.
a. Reburial of the resources on the project property. The measures for reburial shall include, at least, the
following: Measures to protect the reburial area from
any future impacts. Reburial shall not occur until all
required cataloguing have been completed on the
cultural resources, with an exception that sacred
items, burial goods, and Native American human
In the event that
archaeological
resources are
unearthed during
ground-disturbing
activities
City/Project
Archaeologist/
Rincon Band of
Luiseño Indians

66 Item5.

Resolution No. 2026-23
Exhibit “C”

Page 6 of 6 ends

Mitigation Monitoring and Reporting Program
Parkview Townhomes Project
MMRP-6
Mitigation, Monitoring, and Reporting Program Incorporated into the Project Mitigation Measure
Timing of
Verification
Responsible
for
Verification
Status/ Date/
Initials
remains are excluded. Any reburial processes shall be
culturally appropriate and consulted with the
traditionally and culturally affiliated tribe(s), and the City. Listing of contents and location of the reburial
shall be included in the confidential Phase IV Report.

The Phase IV Report shall be filed with the City under
a confidential cover and not subject to a Public
Records Request.
b. Reburial of the resources off-site. If reburial is not feasible on-site as determined by the Director of
Development services upon a recommendation
provided by the archaeologist, in consultation with
the TCA tribe(s), then reasonable efforts shall be made to locate the features off-site in consultation with the aforementioned parties.

TCR-7: Prior to release of the grading bond, the archaeological monitor, under the direction of a qualified professional archaeologist who meets the U.S. Secretary of the Interior’s Professional Qualifications and Standards, shall prepare a final Phase IV monitoring report at the conclusion of any on-site archaeological monitoring. The report shall be submitted to the project developer, the South Coastal Information Center, the City, the affiliated tribe(s) that participated in project consultation, and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the project and required mitigation measures. The report shall include a description of resources unearthed, if any, evaluation of the resources with respect to the California Register and CEQA, and treatment of the resources.

Prior to release of
the grading bond
City/Project
Archaeologist/
Rincon Band of
Luiseño Indians

TCR-8: Qualified Native American monitor(s) associated with the Rincon Band of Luiseño Indians shall be present during all on-site ground disturbance operations.

During all on-site
ground
disturbance
operations
City/Rincon
Band of
Luiseño Indians

67 Item5.

Resolution No. 2026-23
Exhibit “D”

Page 1 of 2 ends

EXHIBIT “D”

PLANNING CASE NOS. PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25-0013/PL25-0014/PL25-0015

FACTORS TO BE CONSIDERED / FINDINGS OF FACT
Environmental Determinations:

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

2. An Initial Study/Mitigated Negative Declaration (“IS/MND”) for the Project was prepared, published, circulated and reviewed in accordance with the requirements of CEQA, the CEQA Guidelines, and the local environmental procedures. The d ecision-making body of the Lead Agency shall adopt the proposed IS/MND only if:
 It finds on the basis of the whole record before it that there is no substantial evidence the Project will have a significant effect on the environment, and  The IS/MND reflects the Lead Agency's independent judgment and analysis.

3. The IS/MND was circulated for a 30 -day public review period beginning October 09, 2025 to November 10, 2025.

4. The Final IS/MND and Mitigation Monitoring and Reporting Plan (“MMRP”), collectively constitute the environmental documentation under and pursuant to CEQA, the CEQA Guidelines, and local environmental procedures relating to the Project, and shall be referr ed to herein collectively as “CEQA Documents.”

5. The City Council has received the material record supporting all of the CEQA documents for the Project. The City Council, finds the following:
 The Final IS/MND reflects the City’s independent judgment and analysis.  That there is no substantial evidence that the Project or any of its aspects could result in significant adverse impacts, or that cannot be fully mitigated. All previously identified impacts have been mitigated to less than a significant level.
 The City Council also finds that the mitigation measures listed in the MMRP will not cause any potentially significant effects.
 The Final IS/MND has been completed in compliance with CEQA and it constitutes a complete, accurate, adequate and good faith effort at full disclosure under CEQA.

6. Mitigation measures are incorporated as part of the adoption of the Mitigated Negative Declaration. Approval of the Project also includes the adoption of the MMRP, attached hereto this Resolution 2026-23.
68 Item5.

Resolution No. 2026-23
Exhibit “D”

Page 2 of 2 ends

7. Pursuant to Public Resources Code Section 21081.6(a)(2) and CEQA Guidelines section 15091(e), all documents and other materials which constitute the record of proceedings are located at the City of Escondido, City Hall. The City Clerk, whose office is located at 201 North Broadway, Escondido CA 92025, is hereby designated as the custodian of the documents and other materials which constitute the record of proceedings upon which the Planning Commission’s decision is based, which documents and materials shall be available fo r public inspection and copying in accordance with the provisions of the California Public Records Act. 69 Item5.

RESOLUTION NO. 2026-28

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, ADOPTING A GENERAL PLAN
MAP AMENDMENT TO AMEND THE CITY’S ADOPTED
2012 GENERAL PLAN LAND USE MAP IN SUPPORT OF

THE PARKVIEW TOWNHOMES PROJECT

WHEREAS, on June 18, 2024 , Touchstone Communities (C/O Kerry Garza) (“Applicant”), filed a land use development application, Planning Case Nos. PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25- 0013/PL25-0014/PL25-0015 (“Application”) constituting a request for a General Plan Amendment to amend the land use designation from Specific Plan Area #13 – Imperial Oakes Corporate Center (SPA#13) to Urban IV (U4); a Zone Map Amendment to change the zoning from Professional Commercial (CP) to High Multiple Family Residential (R -4-24); a Tentative Subdivision Map/Condominium Permit for the subdivision of air space to create 70 residential units; a Grading Exemption to allow fill slopes up to 42’ - 0” in height, cut slopes up to 22’ -0” in height, and cut slopes steeper than 2:1; an Ad ministrative Adjustment to reduce the required rear yard setback for the second - and third-stories of a residential building by 25 percent; and a Major Plot Plan and Design Permit to construct 70 “for-sale” dwelling units (“Project”) on a 4.96-acre site located at 550 W. El Norte Parkway (APN 226-380-48-00), in the Professional Commercial (CP) 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 Service Area of the Development Services Department in accordance with the rules and regulations of the Escondido Municipal and Zonin g Code and the applicable procedures and time limits specified by the Permit 70 Item5.

Streamlining Act (Government Code section 65920 et seq.) and the California Environmental Quality Act (Public Resources Code section 21000 et seq.) (“CEQA”); and WHEREAS, approva l of the General Plan Amendment, Zone Map Amendment, Tentative Subdivision Map/Condominium Permit, Major Plot Plan, Grading Exemption, Administrative Adjustment, and Design Review Permit would allow for the construction of the Project as detailed in the City Council Staff Report dated February 25, 2026; and
WHEREAS, the Planning Service Area studied the Application, performed necessary investigations, prepared a written report, and recommended approval of the Project; and WHEREAS, the Planning Commission of the City of Escondido held a duly noticed public hearing on January 13 , 2026 , as prescribed by law, at which time the Planning Commission received and considered the reports and recom mendation 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. 2026-01, which recommended that the City Council approve the Project; and WHEREAS, the City Council held a duly noticed public hearing on February 25, 2026, as prescribed by law, at which time the City Council received and considered the Staff Report with attachments, dated February 25, 2026, and recommendation of the Planning Division and Planning Commission, and gave all persons 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;
71 Item5.
b. Oral testimony from City staff, interested parties, and the public; c. The City Council Staff Report with its attachments, dated February 25, 2026, 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 Staff Report dated January 13, 2026, which incorporated herein as though fully set forth herein;
e. Additional information submitted during the public hearing; and WHEREAS, during the duly noticed public hearing on February 25, 2026, the City Council found that the General Plan Amendment request was consistent with the City’s adopted General Plan as detailed in the Planning Commission Staff Report, dated January 13, 2026; and WHEREAS, the General Plan Amendment for the Project constitutes the first amendment in the 2026 calendar year to the City’s adopted Chapter II: Land Use and Community Form which serves as the City’s Land Use Element, and is therefore compliant with Government Code section 65358(b); and WHEREAS, in furtherance of the Project, the City Council adopted Resolution No. 2026 -23, incorporated herein as though fully set forth herein, to adopt a Final Initial Study/Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program prepared for the Project; and WHEREAS, the Applicant submitted a General Plan Amendment to amend the underlying land use designation from Specific Planning Area #13 to Urban VI to establish a maximum density of 2 4 dwelling units per acre; and, concurrently, a Tentative Subdivision Map/Condominium Permit, Grading Exemption, Administrative Adjustment, Major Plot Plan, and Design Review Permit for construction of the Project; and
WHEREAS, the City Council introduced Ordinance No. 2026 -03, incorporated herein as though fully set forth herein, to approved a Zone Map Amendment to rezone the subject property from 72 Item5.

Professional Commercial (C-P) to High Multi-Family Residential (R-4-24). Pursuant to the adopted General Plan, the R-4-24 zone is consistent with the U4 land use designation; and WHEREAS, the City Council finds and approves the General Plan Map Amendment to amend Chapter II: Land Use and Community Form to amend the General Plan Land Use Designation from Specific Planning Area #13 (SPA #13) to Urban VI (U4), as depicted and set forth in Exhibit “B”, and incorporated herein by reference as though fully set forth herein; and WHEREAS, the City Clerk, whose office is located at 20 1 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 avai lable 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 and correct.

2. 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 of the Project, the City Council approves the General Plan Amendment, in furtherance of the Project generally described in the City Council Staff Report, dated February 25, 2026, subject to the Conditions of Approval attached to Resolution No. 2026-29 as Exhibit “D,” and is incorporated herein by this reference as though fully set forth herein.

3. The development plans for the Project are on file in the Planning Service Area of the 73 Item5.

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 General Plan Amendment as set forth is approved. 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.

4. That concurrently with this Resolution, the City Council is taking a number of actions in furtherance of the Project, as generally described by February 25, 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.

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 Department. The Applicant shall be required to pay all development fees of the City then in effect at the time, and in such amounts as may prevail when the building permits are issued. It is the City’s intent that the cost representing future development’s share of public facilities and capital improvements be imposed to ensure that new development pays the capital cost associated with growth. The Applicant is advised to review the Planned Fee Updates portion of the webpages, www.escondido.gov, and regularly monitor and/or review fee-related information to plan for the cost associated with the undertaking of 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 660020.
74 Item5.

Resolution No. 2026-28
Exhibit “A”

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Exhibit “A”
Legal Description

75 Item5.

Resolution No. 2026-28
Exhibit “B”

Page 1 of 2 ends

Exhibit “B”
General Plan Land Use Map Amendment
The parcel associated with the proposed General Plan Map Amendment (PL24-0157) is as follows:

APN Existing General Plan Land
Use Designation
Proposed Land Use
Designation
226-380-48-00 Imperial Oakes Corporate
Center Specific Planning Area
(SPA#13)
Urban IV (U4)

The Escondido General Plan Land Use Map, as identified in the City’s 2012 adopted General Plan, and as attached hereto and made a part hereof, is amended for the parcel referenced above. The subject parcel will carry the General Plan land use designation of Urban IV as depicted in the image below.

The City Clerk is hereby authorized and directed to change any chapter numbers, article numbers, and section numbers in the event that the adoption of the General Plan Map Amendment reveals that there is a conflict, in order to avoid confusion.

76 Item5.

Resolution No. 2026-28
Exhibit “B”

Page 2 of 2 ends

77 Item5.

Resolution No. 2026-28
Exhibit “C”

Page 1 of 2 ends

EXHIBIT “C”

PLANNING CASE NOS. PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25-0013/PL25-0014/PL25-0015

FACTORS TO BE CONSIDERED / FINDINGS OF FACT

1. GENERAL PLAN AMENDMENT FINDINGS (PL24-0157)
(General Plan Review and Amendment Policy 17.5 – Land use and Community Element Form) With respect to the General Plan Amendment, the City Council make the following findings for approval:
a. “Identified physical, social, or city-wide economic factors or changes that have made the General Plan designation, policy statement goal, or intent in question inappropriate from the standpoint of the general public welfare.”
The City Council authorized on October 25, 2023, file number 0830 -20, the submittal of a General Plan Amendment to modify the existing Imperial Oakes Corporate Center Specific Planning Area (SPA#13) land use designation to a high-density residential designation (R-4-24). As identified in the 2012 General Plan’s Land Use and Community Form chapter, the SPA#13 area already contains a residential overlay which permits for residential development, albeit at a lower density (5.5 du/ac). The Project includes a General Plan Amendment (GPA) and Zone Map Amendment (ZMA) to facilitate development of a 70 unit “for - sale” townhome product at a density of 14. 11 dwelling units per acre. The state-wide housing crisis has necessitated the need for additional housing to be planned for and developed by all cities . The current need for housing and decline in the retail/office market as a result of the COVID-19 pandemic has made the current designation challenging for development as illustrated in its 13-years of designation as specific plan area primarily for planned office development with no development approval, and supports a change in land use allowances so as to allow residential uses which would benefit the general public welfare in creating additional, and much-needed, housing to be developed at the site.

As detailed in the Planning Commission staff report, dated January 13, 2026, the property is located within the Imperial Oakes Corporate Center Specific Planning Area which was created by the City’s adoption of the 2012 General Plan. The Specific Plan Area #13 is envisioned as a comprehensively planned development focused on the development o f high-paying and high-employee density employment opportunities. The City is currently evaluating four different GPAs in SPA#13 to allow for various forms of residential and non-residential development (e.g., expansion of an existing religious use) . As evident by these submittals, the existing General Plan land use designation for this area has been impacted by a decline in the retail/office market, especially in light of the COVID-19 pandemic, which resulted in shelter- in-place orders and distances requirements that led to remote and work-from-home policies across public and private sectors, which have reshaped the demand and need for office and commercial brick and mortar developments. This Project would effectively remove the property from the SPA #13, and would allow for residential development which would assist the City in achieving its Regional Housing Needs Allocation (RHNA). The site was not identified in the City’s Suitable Sites Inventory, and any housing would be considered a net increase in the City’s housing obligation. 78 Item5.

Resolution No. 2026-28
Exhibit “C”

Page 2 of 2 ends

The Project was evaluated for conformance with the City’s Quality of Life Standards and Land Use and Community Form General Plan policies , and all the necessary standards and policies would be met as identified in Attachment 4 of the Staff Report (dated January 13, 2026), incorporated by reference herein. b. Pursuant to Government Code section 65358(b), a mandatory element of a general plan may not be amended more than four times during any calendar year.

The Project would result in the first amendment of the 2026 calendar year to the Land Use and Community Form chapter of the Escondido General Plan (i.e., Land Use element). Therefore, the approval of the Project would be compliance with Section 65358(b) of Government Code as it would not exceed four amendments to a mandatory element of the City’s General Plan in a calendar year.

NO NET LOSS Findings
a. The Project site is not identified in the City’s General Plan Housing Element Suitable Sites Inventory for the 6th RHNA Planning Cycle. Because the provision of “no net loss” applies to housing located on any site listed in the City’s Housing Element, the City does not need to determine if this project or a decision related to this Project would be subject to No Net Loss Law and its remedies.
79 Item5.

RESOLUTION NO. 2026-29

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, APPROVING A TENTATIVE

SUBDIVISION MAP/CONDOMINIUM PERMIT, GRADING

EXEMPTION, ADMINISTRATIVE ADJUSTMENT, MAJOR

PLOT PLAN AND DESIGN REVIEW PERMIT FOR
CONSTRUCTION OF 70 “FOR-SALE” UNITS

WHEREAS, on June 18, 2024 , Touchstone Communities (C/O Kerry Garza) (“Applicant”), filed a land use development application, Planning Case Nos. PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25- 0013/PL25-0014/PL25-0015 (“Application”) constituting a request for a General Plan Amendment to amend the land use designation from Specific Plan Area #13 – Imperial Oakes Corporate Center (SPA#13) to Urban IV (U4); a Zone Map Amendment to change the zoning from Professional Commercial (CP) to High Multiple Family Residential (R -4-24); a Tentative S ubdivision Map/Condominium Permit for the subdivision of air space to create 70 residential units; a Grading Exemption to allow fill slopes up to 42’ - 0” in height, cut slopes up to 22’ -0” in height, and cut slopes steeper than 2:1; an Administrative Adjustment to reduce the required rear yard setback for the second - and third-stories of a residential building by 25 percent; and a Major Plot Plan and Design Permit to construct 70 “for-sale” dwelling units (“Project”) on a 4.96-acre site located at 550 W. El Norte Parkway (APN 226-380-48-00), in the Professional Commercial (CP) 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 Service Area of the Development Services Department in accordance with the rules and regulations of the Escondido Municipal and Zoning Code and the applica ble procedures and time limits specified by the Permit 80 Item5.

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, on February 25, 2026 , in furtherance of the Project, the City Council adopted Resolution No. 202 6-23, adopting the Final Initial Study/ Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the Project; and WHEREAS, approval of the General Plan Amendment, Zone Map Amendment, Tentative Subdivision Map/Condominium Permit, Major Plot Plan, Grading Exemption, Administrative Adjustment, and Design Review Permit would allow for the construction of the Project as det ailed in the City Council Staff Report dated February 25, 2026, incorporated herein as though fully set forth herein; and WHEREAS, a General Plan Amendment is required to allow for residential uses and Resolution No. 2026-28 places into effect a change in land use designation for the subject property from Specific Planning Area 13 to Urban IV; and
WHEREAS, a Zone Map Amendme nt, as set forth in Ordinance No. 2026-03, is required for consistency purposes with the General Plan Amendment (Government Code 65860), to align the subject property’s zone to an allowable as designated within the Land Use and Community Form chapter of th e City’s adopted 2012 General Plan; and
81 Item5.

WHEREAS, a Tentative Subdivision Map/Condominium Permit will allow for the subdivision of air space in accordance with Chapter 32 (Subdivisions), the California Subdivision Map Act, and Article 49 (Air Space Condominiums and Community Apartment Projects) for 70 units; and WHEREAS, the Grading Exemption will allow for fill and cut slopes in excess of the design criteria outlined in Article 55 (Grading and Erosion Control) of the Escondido Zoning Code; and WHEREAS, a n Administrative Adjustment will allow for a reduction in the required rear yard setback by 25 percent as permitted by Division 2 (Variances and Administrative Adjustments) of Article 61 (Administration and Enforcement) of the Escondido Zoning Code; and WHEREAS, multifamily residential uses are permitted within the proposed R-4-24 zoning district, subject to the approval of a Major Plot Plan Permit, in accordance with Section 33-1314 of the Escondido Zoning Code; and
WHEREAS, a Design Review Permit is re quired for new construction of multifamily projects, in accordance with Section 33-1354 of the Escondido Zoning Code; and WHEREAS, the Planning Service Area studied the Application, performed necessary investigations, prepared a written report, and hereby recommends approval of the Project as depicted on the plan set shown in Exhibit "B”; and
WHEREAS, the Planning Commission of the City of Escondido held a duly noticed public hearing on January 13 , 2026 , as prescribed by law, at which time the Planning Co mmission received and considered the reports and recommendation of the Planning Service Area 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 82 Item5.
staff, interested parties, and the public. Following the public hearing, the Planning Commission adopted Resolution No. 2026-01, which recommended that the City Council approve the Project; and WHEREAS, the City Council held a duly noticed public hearing on February 25, 2026, as prescribed by law, at which time the City Council received and considered the Staff Report with attachments, dated February 25, 2026, and recommendation of the Planning Service Area and Planning Commission, and gave all persons full opportunity to be heard and to present evidence and testimony regarding the Project.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Escondido, California , as follows:
83 Item5.

1. The above recitations are true and correct.

2. 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 of the Project, the City Council approves Project, subject to the Conditions of Approval set forth in Exhibit “ D” hereto and incorporated by this reference. The City Council expressly declares that it would not have made the 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 Appl icant, the owner, and all subsequent owners of the Property, and all persons who use the Property for the uses permitted hereby.

3. The development plans for the Project are on file in the Planning Service Area 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, all designated as approved by the Planning Commission, and which shall not be altered without the express authorization by the Planning Service Area. 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.

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 84 Item5.
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 Department. The Applicant shall be required to pay all development fees of the City then in effect at the time, and in such amounts as may pre vail when the building permits are issued. It is the City’s intent that the cost representing future development’s share of public facilities and capital improvements be imposed to ensure that new development pays the capital cost associated with growth. T he Applicant is advised to review the Planned Fee Updates portion of the webpages, www.escondido.gov, and regularly monitor and/or review fee-related information to plan for the cost associated with the undertaking of 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 protes t must be in a manner that complies with Government Code Section 660020.
85 Item5.

Resolution No. 2026-29
Exhibit “A”

Page 1 of 1 ends

Exhibit “A”
Legal Description

86 Item5.

VITREOUS CHINATOILETSANTA ROSAK-3323
VITREOUS CHINATOILETSANTA ROSAK-3323
VITREOUS CHINATOILETS ANT A ROS AK-3323
VITREOUS CHINATOILETSANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILETSAN TA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILETSA NT A R OSAK-3323
VITREOUS CHINATOILETSANTA ROSAK- 33 23
VITREOUS CHINATOILETSANTA ROSAK-3323

EL NORTE PARKWAY
4 B
5 C
12 G
10 E
6 C
8 F
9 E
2 A
1 D
PLAN 2
6 PLAN 3
5 PLAN 4
4 PLAN 3
3 PLAN 4
2 PLAN 2
1 PLAN 1
10 PLAN 2
13 PLAN 2
62 PLAN 2
20 PLAN 2
14 PLAN 256
PLAN 2
50 PLAN 2
49 PLAN 2
43 38
34 PLAN 2
33 PLAN 2
28 PLAN 2
21 PLAN 2
27 PLAN 1
68 PLAN 1
63 PLAN 1
19 PLAN 1
15 PLAN 1
26 PLAN 1
22 PLAN 1
PLAN 1
29 PLAN 1
37 PLAN 1
35 42
PLAN 1
48 PLAN 1
51 PLAN 1
55 PLAN 1
44 PLAN 4
9 7
PLAN 4
12 PLAN 4
16 PLAN 4
67 PLAN 4
66 PLAN 4
65 61
PLAN 4
59 PLAN 4
57 PLAN 4
54 PLAN 4
53 PLAN 4
45 PLAN 4
46 39
PLAN 4
40 PLAN 4
31 PLAN 4
23 PLAN 3
11 PLAN 3
8 PLAN 3
64 PLAN 3
18 PLAN 3
17 PLAN 3
24 PLAN 3
25 PLAN 3
30 PLAN 3
36 PLAN 3
41 PLAN 3
47 PLAN 3
52 PLAN 3
58 PLAN 3
60 8
9 1
1 3
5 1
12 12
7 127
10 6
2 4
6 6 7
6 13
13 13
13 12
6 12
12 12
12 14
14 VITREOUS CHINATOILETSA NT A RO SAK- 332 3
VITREOUS CHINATOILET SANTA ROSAK- 33 23
VITREOUS CHINATOILET SANTA ROSAK-3323
PLAN 2
VITREOUS CHINATOILETSANTA ROSAK-3323
PLAN 2
PLAN 2
32 PLAN 4PLAN 4
PLAN 4
69 70
PLAN 4
PLAN 4
7 D
11 G
7 14
14 3 B
11 14
15 18'-0"

TYPICAL PARKING DIMENSIONS

NOT TO SCALE
9'-0"
18"
4" STRIPING
7'-6"
18"
7'-6"
18"
9'-0"WHEEL STOP

2.0 AUGUST 15, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA
A - 0

CONCEPTUAL SITE PLAN

PROJECT SUMMARY
3-STORY TOWNHOMES
HOMES 70 UNITS
AREA 4.96 AC
DENSITY 14.1 DU/AC
PARKING 165 SP (2.35 SP/DU)
ADDRESS 550 W EL NORTE PARKWAY
APN 226-380-48
EXISTING LAND USE SPA-13

PROPOSED LAND USE URBAN IV

EXISTING ZONING C-P (PROFESSIONAL COMMERCIAL)
PROPOSED ZONING R-4-24
FAR 0.58
LOT COVERAGE 20%
ALLOWED HEIGHT 75 FT
PROPOSED HEIGHT 36 FT

UNIT SUMMARY
15 PLAN 1 2BD/2.5BA 1,110 SF
17 PLAN 2 2BD/2.5BA 1,186 SF
16 PLAN 3 3BD/3.5BA 1,380 SF
22 PLAN 4 3BD/2.5BA 1,576 SF
70 TOTAL UNITS

PARKING SUMMARY

REQUIRED
32 2BD X 1.75 SP = 56 SPACES
38 3BD X 2 SP = 76 SPACES
70 GUEST X .25 SP = 18 SPACES
TOTAL REQUIRED 150 SPACES

PROVIDED
GARAGE 140 SPACES
OPEN GUEST 25 SPACES
TOTAL PROVIDED 165 SPACES

BUILDING SUMMARY
BUILDING A 5,483 SF X 1 5,483 SF
BUILDING B 7,218 SF X 2 14,436 SF
BUILDING C 10,765 SF X 2 21,530 SF
BUILDING D 11,114 SF X 2 22,228 SF
BUILDING E 12,254 SF X 2 24,508 SF
BUILDING F 12,799 SF X 1 12,799 SF
BUILDING G 12,799 SF X 2 25,598 SF
TOTAL 126,582 SF

OPEN SPACE SUMMARY

REQUIRED
32 2BD X 400 SF = 12,800 SF
38 3BD X 600 SF = 22,800 SF
TOTAL REQUIRED 35,600 SF

PROVIDED
PRIVATE PATIOS 2,447 SF

PRIVATE DECKS
17 PLAN 2 X 50 SF 850 SF
16 PLAN 3 X 60 SF 960 SF
RECREATIONAL AREAS 7,028 SF
COMMON OPEN SPACE 40,211 SF
TOTAL PROVIDED 51,496 SF
02 0 4 0 6 0

KEYNOTES
1 PROPERTY LINE
2 STANDARD PARKING SPACE (9' X 18')
3 ACCESSIBLE PARKING SPACE (9' X 18')
4 MAIL PARKING SPACE
5 MAILBOX LOCATION
6 4FT MINIMUM WIDE WALKWAY
7 PRIVATE PATIO
8 REC AREA - POOL/SPA
9 REC AREA - TOT LOT
10 REC AREA - SEATING AREA
11 REC AREA - PLAY LAWN
12 AC UNIT
13 FIRE HYDRANT
14 RETAINING WALL
15 WHEEL STOP
LEGEND

PATH OF TRAVEL

ACCESSIBLE PARKING SPACE

UNIT NUMBER

BUILDING NUMBER

BUILDING TYPE
N
8 A
7 Exhibit "B"
Resolution No. 2026-29
Exhibit "B"

Page 1 of 30 ends

87 Item5.
26'-2"
23'-0"
8'-1"
5'-2"

KITCHENDINING
LIVING
PWD
BLCNY
23'-0"
26'-2"
M. BED 1
M. BED 2
M. BA 2
M. BA 1
LAUND
26'-2"
21'-0"
GARAGE
ENTRY
20'-3"
20'-5"
TR
ORGR
80 CUFT HANGING

STORAGE
24'-7"
21'-0"
GARAGE
ENTRY
20'-0"
20'-5"
TR
ORG
R
80 CUFT

HANGING

STORAGE
23'-0"
M. BED 1
M. BED 2
M. BA 2
M. BA 1
LAUND
26'-5"
10'-10"
26'-5"
25'-2"

KITCHEN
DINING
LIVING
PWD
BLCNY
5'-0"
LINEN
PLAN 1: 2BD/2.5BA
1ST FLR - 47 S.F.
2ND FLR- 523 S.F.
3RD FLR- 540 S.F.

TOTAL 1110 S.F.

BALCONY- 37 S.F.

GARAGE- 440 S.F.

PLAN 2: 2BD/2.5BA
1ST FLR - 40 S.F.
2ND FLR- 554 S.F.
3RD FLR- 579 S.F.

TOTAL 1186 S.F.

BALCONY- 50 S.F.

GARAGE- 438 S.F.

ENTRY TR ORGR
CONCEPTUAL FLOOR PLANS - PLAN 1&2
A - 1

THIRD FLOOR SECOND FLOOR FIRST FLOOR

THIRD FLOOR SECOND FLOOR FIRST FLOOR
04 8 1 6MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA

ALTERNATE ENTRY
Resolution No. 2026-29
Exhibit "B"

Page 2 of 30 ends

88 Item5.
21'-0"
32'-7"
5'-5"
12'-11"

KITCHEN
DINING
LIVING
PWD
BLCNY
LAUND
21'-0"
32'-7"
M. BED 1
M. BED 2
M. BA 2
M. BA 1
VITREOUS CHINATOILET SANTA ROSAK-3323
21'-0"
33'-10"
GARAGE
ENTRY
BA 3
BED 3
20'-2"
20'-5"

TR ORGR
80 CUFT

HANGING

STORAGE
21'-0"
33'-4"
GARAGE
ENTRY
PWD
DEN
20'-2"
20'-5"

TR ORGR
80 CUFT HANGING

STORAGE
35'-4"
21'-0"
M. BED
BED 2
M. BA
LAUND
BED 3
BA 2
21'-0"
35'-41
8"

KITCHEN
DINING
LIVING
PWD
NOOK
BLCNY
8'-0"
4'-5" 8'-3"
PLAN 3: 3BD/3.5BA
1ST FLR - 230 S.F.
2ND FLR- 593 S.F.
3RD FLR- 551 S.F.

TOTAL 1376 S.F.

BALCONY- 60 S.F.

GARAGE- 428 S.F.

PLAN 4: 3BD/2.5BA
1ST FLR - 222 S.F.
2ND FLR- 675 S.F.
3RD FLR- 665 S.F.

TOTAL 1572 S.F.

BALCONY- 33 S.F.

GARAGE- 439 S.F.

CONCEPTUAL FLOOR PLANS - PLAN 3&4
A - 2

THIRD FLOOR SECOND FLOOR FIRST FLOOR

THIRD FLOOR SECOND FLOOR FIRST FLOOR
04 8 1 6MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA
Resolution No. 2026-29
Exhibit "B"

Page 3 of 30 ends

89 Item5.
1 23 7 45 69
35'-9"
10 1 23 758 49
123 584
1 23 57 6

BUILDING TYPE A PLANS/ELEVATIONS
A - 3
0 8 16 24

THIRD FLOOR SECOND FLOOR FIRST FLOOR

RIGHT ELEVATION REAR ELEVATION

LEFT ELEVATION FRONT ELEVATION
MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA

KEY MAP (NTS)
Resolution No. 2026-29
Exhibit "B"

Page 4 of 30 ends

90 Item5.

MATERIAL SCHEDULE
1 ROOF - CONCRETE CLASS 'S' TILE ROOFING
2 FASCIA - STUCCO OVER SHAPED FOAM
3 WALL - EXTERIOR STUCCO - SAND FINISH
4 TRIM - 2X @ DOORS AND WINDOWS
5 METAL RAILING
6 DECORATIVE METAL GRILLE
7 DECORATIVE GABLE ACCENT
8 DECORATIVE METAL POTSHELF
9 DECORATIVE SHUTTER
10 DECORATIVE METAL AWNIING
VITREOUS CHINATOILETSANTA ROSAK-3323
84'-6"
33'-4"
PLAN 3 PLAN 2PLAN 4PLAN 2
PLAN 3
PLAN 2
PLAN 4
PLAN 2
PLAN 3
PLAN 2
PLAN 4
PLAN 2
123 75 69 410
35'-9"
123 4975
1 2 3 549 7
1236 948 5

BUILDING TYPE B PLANS/ELEVATIONS
A - 4
0 8 16 24

THIRD FLOOR SECOND FLOOR FIRST FLOOR

RIGHT ELEVATION REAR ELEVATION

LEFT ELEVATION FRONT ELEVATION
MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA

KEY MAP (NTS)
Resolution No. 2026-29
Exhibit "B"

Page 5 of 30 ends

91 Item5.

MATERIAL SCHEDULE
1 ROOF - CONCRETE CLASS 'S' TILE ROOFING
2 FASCIA - STUCCO OVER SHAPED FOAM
3 WALL - EXTERIOR STUCCO - SAND FINISH
4 TRIM - 2X @ DOORS AND WINDOWS
5 METAL RAILING
6 DECORATIVE METAL GRILLE
7 DECORATIVE GABLE ACCENT
8 DECORATIVE METAL POTSHELF
9 DECORATIVE SHUTTER
10 DECORATIVE METAL AWNIING
VITREOUS CHINATOILETSANTA ROSAK-3323
109'-1"
47'-4"
PLAN 1PLAN 3PLAN 1 PLAN 4
PLAN 2
PLAN 4
113'-1"
49'-41
8"
PLAN 2
PLAN 3
PLAN 1
PLAN 4PLAN 4
PLAN 1
113'-1"
49'-4"
PLAN 2
PLAN 3
PLAN 1
PLAN 4PLAN 4
PLAN 1
1 23 7 56 84 9
35'-9"
1 23 8756 9
1 23 64 89 5
2 1 38 476 9 5

BUILDING TYPE C PLANS/ELEVATIONS
A - 5

THIRD FLOOR

SECOND FLOOR

FIRST FLOOR

RIGHT ELEVATION

REAR ELEVATION

LEFT ELEVATION

FRONT ELEVATION
MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA
0 8 16 24

KEY MAP (NTS)
Resolution No. 2026-29
Exhibit "B"

Page 6 of 30 ends

92 Item5.

MATERIAL SCHEDULE
1 ROOF - CONCRETE CLASS 'S' TILE ROOFING
2 FASCIA - STUCCO OVER SHAPED FOAM
3 WALL - EXTERIOR STUCCO - SAND FINISH
4 TRIM - 2X @ DOORS AND WINDOWS
5 METAL RAILING
6 DECORATIVE METAL GRILLE
7 DECORATIVE GABLE ACCENT
8 DECORATIVE METAL POTSHELF
9 DECORATIVE SHUTTER
10 DECORATIVE METAL AWNIING
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
126'-10"
33'-4"
PLAN 4PLAN 3 PLAN 3PLAN 2 PLAN 2PLAN 4
130'-10"
35'-41
8"
PLAN 4PLAN 3 PLAN 3PLAN 2 PLAN 4 PLAN 2
130'-10"
35'-4"
PLAN 4
PLAN 3PLAN 3PLAN 2 PLAN 2
PLAN 4
1 2 310 5694 7
35'-9"
123 7 495
12 34 98 67 5
21 39 4 7 5

BUILDING TYPE D PLANS/ELEVATIONS
A-6

THIRD FLOOR

SECOND FLOOR

FIRST FLOOR

RIGHT ELEVATION

REAR ELEVATION

LEFT ELEVATION

FRONT ELEVATION
MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA
0 8 16 24

KEY MAP (NTS)
Resolution No. 2026-29
Exhibit "B"

Page 7 of 30 ends

93 Item5.

MATERIAL SCHEDULE
1 ROOF - CONCRETE CLASS 'S' TILE ROOFING
2 FASCIA - STUCCO OVER SHAPED FOAM
3 WALL - EXTERIOR STUCCO - SAND FINISH
4 TRIM - 2X @ DOORS AND WINDOWS
5 METAL RAILING
6 DECORATIVE METAL GRILLE
7 DECORATIVE GABLE ACCENT
8 DECORATIVE METAL POTSHELF
9 DECORATIVE SHUTTER
10 DECORATIVE METAL AWNIING
VITREOUS CHINATOILET SANTA ROSAK-3323
VITREOUS CHINATOILET SANTA ROSAK-3323
112'-61
16"
47'-4"
PLAN 2PLAN 2
PLAN 1PLAN 1 PLAN 4 PLAN 3 PLAN 3
116'-61
16"
49'-41
8"
PLAN 2PLAN 2
PLAN 1
PLAN 1
PLAN 4 PLAN 3PLAN 3
116'-61
16"
49'-4"
PLAN 2PLAN 2
PLAN 1PLAN 1
PLAN 4 PLAN 3PLAN 3
12 356 9 47
35'-9"
1 2 356 947 8
123 59468
23 59 48 671

BUILDING TYPE E PLANS/ELEVATIONS
A-7

THIRD FLOOR

SECOND FLOOR

FIRST FLOOR

RIGHT ELEVATION

REAR ELEVATION

LEFT ELEVATION

FRONT ELEVATION
MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA
0 8 16 24

KEY MAP (NTS)
Resolution No. 2026-29
Exhibit "B"

Page 8 of 30 ends

94 Item5.

MATERIAL SCHEDULE
1 ROOF - CONCRETE CLASS 'S' TILE ROOFING
2 FASCIA - STUCCO OVER SHAPED FOAM
3 WALL - EXTERIOR STUCCO - SAND FINISH
4 TRIM - 2X @ DOORS AND WINDOWS
5 METAL RAILING
6 DECORATIVE METAL GRILLE
7 DECORATIVE GABLE ACCENT
8 DECORATIVE METAL POTSHELF
9 DECORATIVE SHUTTER
10 DECORATIVE METAL AWNIING
VITREOUS CHINATOILET SANTA ROSA K-3323
130'-3"
46'-0"
PLAN 2
PLAN 4PLAN 4PLAN 3
PLAN 1
PLAN 4PLAN 1
134'-3"
49'-1113
16"
PLAN 2
PLAN 4PLAN 3
PLAN 1
PLAN 1
PLAN 4PLAN 4
134'-3"
50'-0"
PLAN 2
PLAN 4 PLAN 4
PLAN 3
PLAN 1
PLAN 4
PLAN 1
12 35 69 4 7
35'-9"
8 125 4 7 8 369
1 23 9 4865
2 3 59 4 618 7

BUILDING TYPE F PLANS/ELEVATIONS
A-8

THIRD FLOOR

SECOND FLOOR

FIRST FLOOR

RIGHT ELEVATION

REAR ELEVATION

LEFT ELEVATION

FRONT ELEVATION
MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA
0 8 16 24

KEY MAP (NTS)
Resolution No. 2026-29
Exhibit "B"

Page 9 of 30 ends

95 Item5.

MATERIAL SCHEDULE
1 ROOF - CONCRETE CLASS 'S' TILE ROOFING
2 FASCIA - STUCCO OVER SHAPED FOAM
3 WALL - EXTERIOR STUCCO - SAND FINISH
4 TRIM - 2X @ DOORS AND WINDOWS
5 METAL RAILING
6 DECORATIVE METAL GRILLE
7 DECORATIVE GABLE ACCENT
8 DECORATIVE METAL POTSHELF
9 DECORATIVE SHUTTER
10 DECORATIVE METAL AWNIING
VITREOUS CHINATOILETSANTA ROSAK-3323
126'-10"
46'-10"
PLAN 2
PLAN 4 PLAN 4 PLAN 1
PLAN 3
PLAN 1 PLAN 4
134'-3"
49'-1113
16"
PLAN 2
PLAN 4PLAN 3
PLAN 1 PLAN 1
PLAN 4PLAN 4
134'-3"
50'-0"
PLAN 2
PLAN 4 PLAN 4
PLAN 3
PLAN 1
PLAN 4
PLAN 1
1 2 35 69 47
35'-9"
8 12 3 945 7 8 6
12 3 45 968
2 1 38 4 79 65

BUILDING TYPE G PLANS/ELEVATIONS
A-9

THIRD FLOOR

SECOND FLOOR

FIRST FLOOR

RIGHT ELEVATION

REAR ELEVATION

LEFT ELEVATION

FRONT ELEVATION
MARCH 11, 2025
5256 S. Mission Road, Suite 404
Bonsall, CA 92003
www.summarch.com
760.724-1198

ARCHITECTURE

TOUCHSTONE COMMUNITIES, LLC
9915 MIRA MESA BLVD., SUITE 140
SAN DIEGO, CA 92131
858-586-0414

ESCONDIDO, CA
0 8 16 24

KEY MAP (NTS)
Resolution No. 2026-29
Exhibit "B"

Page 10 of 30 ends

96 Item5.

POOL/SPA

STORM WATER BASIN
PL PL
PL
PL
PL
PL
PVT. ST. A
PVT. ST. D
PVT. ST. C
PVT. ST. E
PVT. ST. B
R.O.W.

REST-
ROOM PVT. ST. A



TOT LOT
R.O.W.

PVT. ST. A
1 2
3 4
5 6
7 8
9 10
11 12
1314
15 16
17 18 19 20 21 22
23 24
25 26 27 28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55 56
57 585960616263
64 65 66 67 68 69
70 OWNER/APPLICANT:

PREPARED BY:

ASSESSOR'S PARCEL NO:

PROJECT ADDRESS

PROJECT DESCRIPTION

PARKVIEW TOWNHOMES

PROJECT NUMBER
6 PARKVIEW TOWNHOMES 

TENTATIVE MAP / MAJOR PLOT PLAN / GRADING EXEMPTION

GENERAL NOTES
FH
INDEX

PUBLIC UTILITIES & DISTRICTS

EARTHWORK

ENGINEER

CONDOMINIUM NOTE
SITE

PROJECT
1 LEGEND

OWNER/APPLICANT

GRADING EXEMPTION

PARKING REQUIRED PARKING PROVIDED

PROJECT MAP

OPEN SPACE SUMMARY

CITY OF ESCONDIDO, CALIFORNIA
70 LEGAL DESCRIPTION

VICINITY MAP

TITLE SHEET

ABBREVIATIONS
A
2 BENCHMARK

FIRE NOTES
PROJECT NO. PL24-0157

UNIT SUMMARY
Resolution No. 2026-29
Exhibit "B"

Page 11 of 30 ends

97 Item5.

PVT. ST. D
PVT. ST. A
PVT. ST. B
PVT. ST. C
PVT. ST. A

BIO-FILTRATION BASIN
1 2
3 4
5 6
7 8
9 10
11 121314
15 16
17 18 19 20 21 22
23 24
25 26 27 28 29
30 31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 4849
50 51
52 53
54 55 56
57 5859606162
64 65 66
67 68 69
70 63
PVT. ST. E
A
A
B
B
C
C
D
D
-780
-770
-760
-750
-740
-730
-720
-710
-700
780-
770-
760-
750-
740-
730-
720-
710-
700-
780-
770-
760-
750-
740-
730-
720-
710-
700-
-780
-770
-760
-750
-740
-730
-720
-710
-700
780-
770-
760-
750-
740-
730-
720-
710-
700-
790-
690-
680-
670-
-780
-770
-760
-750
-740
-730
-720
-710
-700
-790
-690
-680
-670
-780
-770
-760
-750
-740
-730
-720
-710
-700
-690
-680
-670
780-
770-
760-
750-
740-
730-
720-
710-
700-
690-
680-
670-
OWNER/APPLICANT:

PREPARED BY:

ASSESSOR'S PARCEL NO:

PROJECT ADDRESS

PROJECT DESCRIPTION

PARKVIEW TOWNHOMES

PROJECT NUMBER
6 TYPICAL SECTION PVT. STREET A (DRIVEWAY)
TYPICAL SECTION PVT. STREET A W/ PARKING
TYPICAL SECTION PVT. STREETS B-G

SECTION KEY MAP

SITE SECTION A-A

SITE SECTION B-B
PROPOSED TYPICAL SECTION W. EL NORTE PARKWAY (N TO S)

SITE SECTION D-D

SITE SECTION C-C
2 SECTIONS AND DETAILS
EXISTING TYPICAL SECTION W. EL NORTE PARKWAY (N TO S)

PROJECT SITE PROJECT SITE

GRADING AND OVER-EXCAVATION NOTE

TYPICAL SECTION ADA ACCESS RAMP
Resolution No. 2026-29
Exhibit "B"

Page 12 of 30 ends

98 Item5.





BIO-FILTRATION BASIN
BMP#1
693.0 FG
PVT. ST. A
PVT. ST. D
PVT. ST. E
PVT. ST. B
1 2
3 4
5 6
7 8
9 10
11 12
1314
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
585960616263
64 65
66 67
68 69
70 PVT. ST. A
PVT. ST. C
PL
PL
PL
PL

POOL/SPA
729.5 RIM
R.O.W.

R.O.W.

PVT. ST. A
PL
B
2 A
2 C
2 D
2 A
2 B
2 C
2 D
2 TOT-LOT
730.5FG
PL
R.O.W.

R.O.W.

REST ROOM
729.6FF



R.O.W.

OWNER/APPLICANT:

PREPARED BY:

ASSESSOR'S PARCEL NO:

PROJECT ADDRESS

PROJECT DESCRIPTION

PARKVIEW TOWNHOMES

PROJECT NUMBER
6 

TENTATIVE MAP, MAJOR PLOT PLAN AND

GRADING EXEMPTION

GENERAL NOTES
3 CONSTRUCTION NOTES
TYPICAL GRADING SECTION @ UNITS
Resolution No. 2026-29
Exhibit "B"

Page 13 of 30 ends

99 Item5.








GRADING EXEMPTION
LEGEND
Resolution No. 2026-29
Exhibit "B"

Page 14 of 30 ends

100
Item5.

R.O.W.

PL
PL
PL
PL
BMP#1

STORM WATER BASIN
BIOFILTRATION (BF-2)
BMP#2

PROPRIETARY
BIOFILTRATION (BF-3)
'FILTERRA' CURB INLET
PL
PL
REST
ROOM

POOL/SPA
R.O.W.

R.O.W.

PLAN VIEW
CC
3'-612" (3.54')
INV. TO TOP
X'

SECTION C-C
OWNER/APPLICANT:

PREPARED BY:

ASSESSOR'S PARCEL NO:

PROJECT ADDRESS

PROJECT DESCRIPTION

PARKVIEW TOWNHOMES
4 DMA MAP/HMP EXHIBIT
SOURCE CONTROL BMPs
LID, SITE DESIGN & TREATMENT CONTROL BMPs
 
LEGEND

ANALYSIS POINT FLOW DATA (POINTS OF COMPLIANCE)
1 1
2 2

DMA SUMMARY
C4

KEYNOTES
BIOFILTRATION BASIN (BF-2) DETAIL
FILTERRA CURB INLET STORM WATER TREATMENT UNIT (BF-3)
3 3
Resolution No. 2026-29
Exhibit "B"

Page 15 of 30 ends

101
Item5.



”
”
”
”
PVT. ST. A
PVT. ST. D
PVT. ST. E
PVT. ST. B
1 2
3 4
5 6
7 8
9 10
11 12
1314
15 16
17 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
585960616263
64 65
66 67
68 69
70 PVT. ST. C
PL
PL
PL

POOL/SPA
R.O.W.

R.O.W.

PVT. ST. A
”
PL
R.O.W.

R.O.W.

REST
ROOM
18 PL
PL
PVT. ST. A
OWNER/APPLICANT:

PREPARED BY:

ASSESSOR'S PARCEL NO:

PROJECT ADDRESS

PROJECT DESCRIPTION

PARKVIEW TOWNHOMES

PROJECT NUMBER
6 PRELIMINARY UTILITY PLAN

GENERAL NOTES
4 EASEMENT NOTES
Resolution No. 2026-29
Exhibit "B"

Page 16 of 30 ends

102
Item5.


PL
PL
PL
PL
BMP#2

PROPRIETARY
BIOFILTRATION (BF-3)
'FILTERRA' CURB INLET
PL
PL
REST
ROOM

POOL/SPA
R.O.W.

R.O.W.

BMP#1

STORM WATER BASIN
BIOFILTRATION (BF-2)
Y'

PLAN VIEW
CC
3'-612" (3.54')
INV. TO TOP
X'

SECTION C-C
OWNER/APPLICANT:

PREPARED BY:

ASSESSOR'S PARCEL NO:

PROJECT ADDRESS

PROJECT DESCRIPTION

PARKVIEW TOWNHOMES

PROJECT NUMBER
6 DMA MAP/HMP EXHIBIT
 
LEGEND

ANALYSIS POINT FLOW DATA (POINTS OF COMPLIANCE)
1 1
2 2

DMA SUMMARY
5 KEYNOTES
BIOFILTRATION BASIN (BF-2) DETAIL
FILTERRA CURB INLET STORM WATER TREATMENT UNIT (BF-3)
3 3

ENLARGEMENT - MODIFIED TYPE-'F' CATCH BASIN
Resolution No. 2026-29
Exhibit "B"

Page 17 of 30 ends

103
Item5.

PL
PL
PL
PL
PL
R.O.W.

R.O.W.

PL






OWNER/APPLICANT:

PREPARED BY:

ASSESSOR'S PARCEL NO:

PROJECT ADDRESS

PROJECT DESCRIPTION

PARKVIEW TOWNHOMES

PROJECT NUMBER
6 EXISTING CONDITIONS PLAN
6 CONSTRUCTION NOTES
Resolution No. 2026-29
Exhibit "B"

Page 18 of 30 ends

104
Item5.

OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
0' 15' 30' 60' 90'N 1

CITY OF ESCONDIDO, CALIFORNIA

TENTATIVE MAP - EL NORTE PARKWAY TOWNHOMES

DEVELOPMENT PLAN-PRELIMINARY LANDSCAPE PLAN
L.1-1

OVERALL SITE PLAN

ZONE BZONE A

ZONE AZONE B
ZONE B
POOL ENCLOSURE FENCING, TYP.

SEE DETAIL C-01, SHEET L.1-2.

A/C SCREEN FENCING, TYP.

SEE DETAIL C-04, SHEET L.1-2.

VINYL PRIVATE PATIO FENCING, TYP.

SEE DETAIL C-02 & C-03, SHEET L.1-2.

NATURAL OR ARTIFICIAL TURF, TYP.

ENHANCED PAVING AT POOL AREA, TYP.

ENHANCED PAVING

WATER QUALITY BASIN

PER CIVIL

PROJECT MONUMENT SIGN
SEE DETAIL C-05, SHEET L.1-2.

STANDARD GRAY CONCRETE, TYP.
42" HT. FENCE ON RET. WALL
SEE DETAIL C-01, SHEET L.1-2.

FUEL MODIFICATION
ZONES, TYP.

PLAYGROUND WITH ACCESSIBLE

SAFETY SURFACING
42" HT. FENCE
SEE DETAIL C-01, SHEET L.1-2.

Resolution No. 2026-29
Exhibit "B"

Page 19 of 30 ends

105
Item5.

OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
2 L.1-2

WALL & FENCE DETAILS

1. 2-1/2" SQUARE X 14 GAUGE POST (3" SQUARE X 12 GA. FOR GATES)

2. 1-1/2" MONTAGE PLUS RAIL - SEE CROSS SECTION THIS SHEET

3. 3/4"SQUARE X 18 GAUGE PICKET

4. SELF LATCHING GATE LATCH WITH KEY CARD READER PER ELECTRICAL

5. GATE UPRIGHT - 1-3/4" X 14 GAUGE

6. SELF-CLOSING HEAVY DUTY HINGES (2)

7. BRACKET OPTIONS PER DETAIL THIS SHEET

8. CONCRETE FOOTING

9. ATTACH TO BUILDING OR WALLS WITH FLAT MOUNT BRACKETS (BX111)

10. STEEL MESH

11. GATE LATCH PANIC BAR

12. KICK PLATE

13. CONC. MOW CURB, SEE DETAIL 4 THIS SHEET

STEEL VIEW FENCE AND GATE

AMERISTAR - MONTAGE PLUS - MAJESTIC
SCALE: 1/2" = 1'-0"
C-01

4. 6.

Base Material
Uniform Zinc Coating
(Hot Dip)
Zinc Phosphate Coating
Epoxy Primer

FLAT MOUNT
Acrylic Topcoat

MONTAGE PLUS RAIL

PROFUSION

WELDING PROCESS

MONTAGE PLUS RAIL

E-COAT COATING SYSTEM
BX111BX112/117BX114

LINE BOULEVARD

BRACKETBRACKET BRACKET
1" 8' O.C. NOMINAL
2" LATCH CLEARANCE 4' NOMINAL
2" CLR.
2" MAX. 3'
3'-4"
101
2"
3 15/16" TYPICAL

1. 2.

3. 5.7.
1 7/16"
1 1/2"
RAKING

DIRECTIONAL
ARROW

UNIVERSAL

BOULEVARD

8. BRACKET OPTIONS
NOTES:
x ALL STEEL COMPONENTS SHALL BE COATED WITH PERMACOAT®
THERMAL STRATIFICATION COATING PROCESS, COLOR: BLACK
x PROVIDE SHOP DRAWINGS FOR APPROVAL
x VALUE'S SHOWN ARE NOMINAL, INSTALL PER MANUFACTURER'S

INSTRUCTIONS
54" MIN.
5' AT POOL
42" AT RET WALLS
VARIES
3'

11. 10.

12. 13.

NOTE: STEEL VIEW FENCE AND GATES SHALL BE DARK BROWN OR BLACK

WOOD A/C SCREEN
DETAIL
SCALE: 1/2" = 1'-0"
C-04

1. 1. WOOD A/C SCREEN
NOTE: WOOD A/C SCREENS TO BE "EARTH TONE" COLORS TO MATCH

THE RESIDENCES
4' HIGH MONUMENT WALL
DETAIL
SCALE: 1/2" = 1'-0"
C-05

1. 4" THICK PRECAST CONCRETE CAP

2. CMU PILASTER AT END OF WALL WITH STUCCO FINISH

3. CMU WALL WITH STUCCO FINISH

4. SIGNAGE TEXT PER OTHERS
NOTE: WALLS AND PILASTERS TO BE "EARTH TONE" COLORS TO

MATCH THE RESIDENCES
C-02 C-03
2" CLR.

ELEVATION
(EXTERIOR SIDE)
4'
3'-6"

1. 2.

3. 5.

4. VINYL GATE AT PRIVATE PATIOS
42" HEIGHT
SCALE: 1/2" = 1'-0"

1. GALVANIZED STEEL HINGE (2X) - POWDER COATED BLACK

2. TAN VINYL PREFABRICATED GATE PANEL

3. TAN VINYL STEEL REINFORCED GATE POST

4. GALVANIZED STEEL BOLT LATCH - POWDER COATED BLACK

5. TAN VINYL STEEL REINFORCED LATCH POST
2"

VINYL FENCE AT PRIVATE PATIOS
42" HEIGHT
SCALE: 1/2" = 1'-0"

1. TAN VINYL PREFABRICATED FENCE PANEL

2. TAN VINYL FENCE POST
8'
2" CLR.

1. 2.
3'-6"2"

ELEVATION
(EXTERIOR SIDE)
4" 4'-8"
4'

1. 2.

3. 4.

PER PLAN

SIGNAGE TEXT

1. Resolution No. 2026-29
Exhibit "B"

Page 20 of 30 ends

106
Item5.

AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC AC
AC AC
OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
0' 5' 10' 20' 30'N 3 L.2-1

PLANTING PLAN
MATCHLINE - SEE SHEET L.2-3
MATCHLINE - SEE SHEET L.2-2
A/C SCREEN FENCING, TYP.

SEE DETAIL C-04, SHEET L.1-2.

VINYL PRIVATE PATIO FENCING, TYP.

SEE DETAIL C-02 & C-03, SHEET L.1-2.

NATURAL OR ARTIFICIAL TURF, TYP.

FIRE LADDER PAD LOCATIONS, TYP.

STANDARD GRAY CONCRETE, TYP.

EXPOSED ROCK FACE PER

GEOTECHNICAL REPORT
NOTE:

SEE SHEET L.2-7 FOR

PLANTING LEGEND
NOTE:

TREES OR DEEP-ROOTED BUSHES SHALL NOT
BE PLANTED WITHIN 15-FEET OF A SEWER MAIN
NOTE:

THE PROJECT IS SUBJECT TO CALIFORNIA FIRE
CODE CHAPTER 49 AND PUBLIC RESOURCE
CODE 4291. REFER TO FUEL MODIFICATION
PLANS ON SHEE L.4-1
5'
TYP.

ZONE BZONE A
FUEL MODIFICATION ZONE, TYP.

ZONE BZONE A
Resolution No. 2026-29
Exhibit "B"

Page 21 of 30 ends

107
Item5.

AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
NATURAL OR ARTIFICIAL TURF, TYP.

FIRE LADDER PAD LOCATIONS, TYP.

POOL ENCLOSURE FENCING, TYP.

SEE DETAIL C-01, SHEET L.1-2.

A/C SCREEN FENCING, TYP.

SEE DETAIL C-04, SHEET L.1-2.

VINYL PRIVATE PATIO FENCING, TYP.

SEE DETAIL C-02 & C-03, SHEET L.1-2.

ENHANCED PAVING AT POOL AREA, TYP.

OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
4 MATCHLINE - SEE SHEET L.2-1
MATCHLINE - SEE SHEET L.2-4
0' 5' 10' 20' 30'N L.2-2

PLANTING PLAN
STANDARD GRAY CONCRETE, TYP.

NOTE:

SEE SHEET L.2-7 FOR

PLANTING LEGEND
NOTE:

TREES OR DEEP-ROOTED BUSHES SHALL NOT
BE PLANTED WITHIN 15-FEET OF A SEWER MAIN
NOTE:

THE PROJECT IS SUBJECT TO CALIFORNIA FIRE
CODE CHAPTER 49 AND PUBLIC RESOURCE
CODE 4291. REFER TO FUEL MODIFICATION
PLANS ON SHEE L.4-1
6'-8"
5'
TYP.

ZONE BZONE A
FUEL MODIFICATION ZONE, TYP.

Resolution No. 2026-29
Exhibit "B"

Page 22 of 30 ends

108
Item5.

AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC

PLAYGROUND WITH

ACCESSIBLE SAFETY

SURFACING
NATURAL OR ARTIFICIAL TURF, TYP.

ENHANCED PAVING
VINYL PRIVATE PATIO FENCING, TYP.

SEE DETAIL C-02 & C-03, SHEET L.1-2.

A/C SCREEN FENCING, TYP.

SEE DETAIL C-04, SHEET L.1-2.

FIRE LADDER PAD LOCATIONS, TYP.

OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
5 MATCHLINE - SEE SHEET L.2-4
MATCHLINE - SEE SHEET L.2-5
MATCHLINE - SEE SHEET L.2-1
0' 5' 10' 20' 30'N L.2-3

PLANTING PLAN

STANDARD GRAY
CONCRETE, TYP.

NOTE:

SEE SHEET L.2-7 FOR

PLANTING LEGEND
NOTE:

TREES OR DEEP-ROOTED BUSHES SHALL NOT
BE PLANTED WITHIN 15-FEET OF A SEWER MAIN
NOTE:

THE PROJECT IS SUBJECT TO CALIFORNIA FIRE
CODE CHAPTER 49 AND PUBLIC RESOURCE
CODE 4291. REFER TO FUEL MODIFICATION
PLANS ON SHEE L.4-1
5'
TYP.

ZONE AZONE B
FUEL MODIFICATION ZONE, TYP.

Resolution No. 2026-29
Exhibit "B"

Page 23 of 30 ends

109
Item5.

AC
AC
AC
AC
AC
AC
AC
AC
ACAC
AC
AC
AC
AC
AC
AC
AC
AC
A/C SCREEN FENCING, TYP.

SEE DETAIL C-04, SHEET L.1-2.

VINYL PRIVATE PATIO FENCING, TYP.

SEE DETAIL C-02 & C-03, SHEET L.1-2.

OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
6 MATCHLINE - SEE SHEET L.2-3
MATCHLINE - SEE SHEET L.2-2
MATCHLINE - SEE SHEET L.2-6
0' 5' 10' 20' 30'N L.2-4

PLANTING PLAN
POOL ENCLOSURE FENCING, TYP.

SEE DETAIL C-01, SHEET L.1-2.

ENHANCED PAVING AT POOL AREA, TYP.

FIRE LADDER PAD LOCATIONS, TYP.

STANDARD GRAY CONCRETE, TYP.

NOTE:

SEE SHEET L.2-7 FOR

PLANTING LEGEND
NOTE:

TREES OR DEEP-ROOTED BUSHES SHALL NOT
BE PLANTED WITHIN 15-FEET OF A SEWER MAIN
NOTE:

THE PROJECT IS SUBJECT TO CALIFORNIA FIRE
CODE CHAPTER 49 AND PUBLIC RESOURCE
CODE 4291. REFER TO FUEL MODIFICATION
PLANS ON SHEE L.4-1
5'
TYP.

ZONE AZONE B
FUEL MODIFICATION ZONE, TYP.

Resolution No. 2026-29
Exhibit "B"

Page 24 of 30 ends

110
Item5.

WATER QUALITY BASIN

PER CIVIL
OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
7 MATCHLINE - SEE SHEET L.2-3
MATCHLINE - SEE SHEET L.2-6
0' 5' 10' 20' 30'N L.2-5

PLANTING PLAN

STANDARD GRAY
CONCRETE, TYP.

NOTE:

SEE SHEET L.2-7 FOR

PLANTING LEGEND
NOTE:

TREES OR DEEP-ROOTED BUSHES SHALL NOT
BE PLANTED WITHIN 15-FEET OF A SEWER MAIN
NOTE:

THE PROJECT IS SUBJECT TO CALIFORNIA FIRE
CODE CHAPTER 49 AND PUBLIC RESOURCE
CODE 4291. REFER TO FUEL MODIFICATION
PLANS ON SHEE L.4-1
5'
TYP.

ZONE B

FUEL MODIFICATION
ZONE, TYP.

Resolution No. 2026-29
Exhibit "B"

Page 25 of 30 ends

111
Item5.

WATER QUALITY BASIN

PER CIVIL

PROJECT MONUMENT SIGN
SEE DETAIL C-05, SHEET L.1-2.

OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
8 MATCHLINE - SEE SHEET L.2-5
MATCHLINE - SEE SHEET L.2-4
0' 5' 10' 20' 30'N L.2-6

PLANTING PLAN

STANDARD GRAY
CONCRETE, TYP.

NOTE:

SEE SHEET L.2-7 FOR

PLANTING LEGEND
NOTE:

TREES OR DEEP-ROOTED BUSHES SHALL NOT
BE PLANTED WITHIN 15-FEET OF A SEWER MAIN
NOTE:

THE PROJECT IS SUBJECT TO CALIFORNIA FIRE
CODE CHAPTER 49 AND PUBLIC RESOURCE
CODE 4291. REFER TO FUEL MODIFICATION
PLANS ON SHEE L.4-1
5'
TYP.

ZONE AZONE B
ZONE B

FUEL MODIFICATION
ZONE, TYP.

Resolution No. 2026-29
Exhibit "B"

Page 26 of 30 ends

112
Item5.

PLANT SCHEDULE - TREES

SCIENTIFIC NAME COMMON NAME QUANTITY SIZE SPACING REMARKS WATER USE MATURE MATURE INSTALLED SIZE (Z4) HEIGHT WIDTH (H x W)
ARBUTUS 'MARINA' MARINA ARBUTUS 14 24" BOX PER PLAN SINGLE TRUNK TREE FORM MED 30' 30' 8' x 3' CERCIDIUM 'DESERT MUSEUM' DESERT MUSEUM PALO VERDE 17 24" BOX PER PLAN LOW 35' 30' 7' x 3' GEIJERA PARVIFLORA AUSTRALIAN WILLOW 1 24" BOX PER PLAN MED 25'-30' 20' 8' x 3' LAURUS NOBILIS 'SARATOGA' SWEET BAY 14 24" BOX PER PLAN SINGLE TRUNK, FULL CANOPY LOW 20'-30' 15'-25' 7' x 3' QUERCUS AGRIFOLIA COAST LIVE OAK 36 24" BOX. PER PLAN MULTI-TRUNK LOW 20'-70' 20'-70' 8' x 3' RHUS LANCEA AFRICAN SUMAC 17 24" BOX PER PLAN LOW 20'-30' 20'-35' 8' X 3' SAMBUCUS MEXICANA (S. NIGRA SPP. CAERULEA) BLUE ELDERBERRY 21 15 GAL. PER PLAN LOW 10'-30' 8'-20' 4' x 3' WASHINGTONIA ROBUSTA MEXICAN FAN PALM 4 15' B.T.H. PER PLAN SKINNED LOW 100' 10' - TREES
SHRUBS

PLANT SCHEDULE - SHRUBS
AGAVE ATTENUATA 'BOUTIN BLUE' BOUTIN BLUE AGAVE 239 15 GAL. PER PLAN LOW 5' 5' ALOE 'ROOIKAPPIE' LITTLE RED RIDING HOOD ALOE 43 5 GAL. PER PLAN LOW 1'-2' 2'-3' ASCLEPIAS FASCICULARIS NARROW LEAF MILKWEED 242 1 GAL. PER PLAN LOW 1.5'-3' 1'-2' ATRIPLEX CANESCENS FOUR-WING SALTBUSH 298 1 GAL. PER PLAN V LOW 3'-6' 4'-8' BACCHARIS SALICIFOLIA MULE FAT 23 1 GAL. PER PLAN MED 12' 8' BOUTELOUA GRACILIS 'BLOND AMBITION' BLOND AMBITION BLUE GRAMA 845 1 GAL. PER PLAN LOW 2.5'-3' 1'-2' CALLISTEMON VIMINALIS 'LITTLE JOHN' LITTLE JOHN BOTTLEBRUSH 44 5 GAL. PER PLAN LOW 3' 3' CRASSULA ARBORESCENS SILVER DOLLAR 6 5 GAL. PER PLAN LOW 4' 4' DASYLIRION WHEELERI DESERT SPOON 6 15 GAL. PER PLAN LOW 4' 5' DIANELLA REVOLUTA 'LITTLE REV' LITTLE REV FLAX LILY 233 5 GAL. PER PLAN LOW 1'-2' 2'-3' ENCELIA CALIFORNICA CALIFORNIA ENCELIA 738 1 GAL. PER PLAN LOW 3' 4' HETEROMELES ARBUTIFOLIA TOYON, CHRISTMAS BERRY 138 5 GAL. PER PLAN LOW 6'-10' 6'-10' JUNCUS PATENS CALIFORNIA GRAY RUSH 79 1 GAL. PER PLAN LOW 2' 2' LEYMUS CONDENSATUS 'CANYON PRINCE' BLUE LYME GRASS 278 1 GAL. PER PL AN LOW 2'-3' 2'-3' LIGUSTRUM JAPONICUM 'TEXANUM' JAPANESE PRIVET 96 5 GAL. PER PLAN MED 8'-10' 4'-6' LOMANDRA LONGIFOLIA 'BREEZE' 'BREEZE' DWARF MAT RUSH 347 1 GAL. PER PLAN MED 2'-3' 2'-4' MUHLENBERGIA RIGENS DEER GRASS 304 1 GA L. PER PLAN MED 4' 4' OPUNTIA LITTORALIS COASTAL PRICKLY PEAR 109 1 GAL. OR CUTTING PER PLAN V LOW 3' 4' RHUS INTEGRIFOLIA LEMONADE BERRY 212 1 GAL. PER PLAN LOW 3'-10' 3'-10' RHUS (MALOSMA) LAURINA LAUREL SUMAC 47 1 GAL. PER PLAN LOW 6'-15' 6'-15' SALVIA LEUCANTHA MEXICAN BUSH SAGE 77 5 GAL. PER PLAN LOW 4'-6' 4'-6' SALVIA CLEVELANDII 'POZO BLUE' CLEVELAND SAGE 47 1 GAL. PER PLAN LOW 3'-5' 5'-8'

SCIENTIFIC NAME COMMON NAME QUANTITY SIZE SPACING REMARKS WATER USE MATURE MATURE (Z4) HEIGHT WIDTH
IVA HAYESIANA SAN DIEGO POVERTYWEED 29 1 GAL. PER PLAN LOW 2'-4' 6'-9' MUHLENBERGIA DUBIA PINE MUHLY 582 1 GAL. PER PLAN LOW 2'-3' 2'-3' ALOE STRIATA HYBRID CORAL ALOE HYBRID 254 1 GAL. PER PLAN LOW 18" 2' DIANELLA TASMANICA 'VARIEGATA' VARIEGATED FLAX LILY 123 5 GAL. PER PLAN LOW 1'-2' 2'-3'

GROUNDCOVERS
BACCHARIS PILULARIS 'PIGEON POINT' DWARF COYOTE BRUSH 1,891 1 GAL. 3' O.C.

CAREX DIVULSA BERKELEY SEDGE 3,17 0 1 GAL. 18" O.C.

ERIOPHYLLUM CONFERTIFLORUM GOLDEN YARROW 662 1 GAL. 3' O.C.

SALVIA 'BEE'S BLISS' BEE'S BLISS SAGE 209 1 GAL. 4' O.C.

SENECIO SERPENS BLUE CHALK STICKS 594 1 GAL. 12" O.C.

LOW 8"-24" 9'
LOW 18" 2'
LOW 2' 2'
LOW 1.5' 6'
LOW 6" 1'

SCIENTIFIC NAME COMMON NAME QUANTITY SIZE SPACING WATER USE MATURE MATURE (Z4) HEIGHT WIDTH
OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
9 PLANT SCHEDULE - GROUNDCOVERS
L.2-7

PLANTING SCHEDULE
Resolution No. 2026-29
Exhibit "B"

Page 27 of 30 ends

113
Item5.

OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
10 L.2-8

PLANTING DETAILS

TREE (STANDARD)
ON LEVEL GROUND OR SLOPE (15 GAL. TO 36" BOX)
N.T.S
P-01

1. TREE

2. TREE TIES PER SPECIFICATIONS (DO NOT OVER-TIGHTEN, ALLOW

SOME TRUNK MOVEMENT)

3. MULCH MATERIAL PER PLANS, PROVIDE 3" CLEARANCE FROM TRUNK

4. SET TOP OF ROOTBALL 1" ABOVE FINISH GRADE

5. LODGEPOLE PINE STAKE (8' LONG) - STAKE TREE PERPENDICULAR TO DIRECTION OF PREVAILING WIND. ** USE TWO STAKES FOR 15 GAL.

AND 24" BOX TREES AND 3 STAKES FOR 36" BOX TREES

6. 4" HIGH WATERING BERM (OMIT IN TURF AREAS)

7. BACKFILL PER NOTES AND SPECIFICATIONS (OMIT COMPOST BELOW 12" DEPTH)

8. ORIGINAL SLOPE (WHEN PLANTING OCCURS ON SLOPE)

9. FINISH GRADE (WHEN PLANTING OCCURS ON SLOPE)

1. 3.

4. 7.

6. ROOTBALL
DEPTH
2X ROOTBALL DIAMETER

5. 2.
16"
12"

1. SHRUB

2. SET TOP OF ROOTBALL 1" ABOVE FINISH GRADE
(5 GAL. SHRUBS AND GREATER)

3. MULCH MATERIAL PER PLANS, PROVIDE 3" CLEARANCE

FROM TRUNK

4. BACKFILL PER NOTES AND SPECIFICATIONS (OMIT
COMPOST BELOW 12" DEPTH)

5. 3" WATERING BERM (IF SLOPE PLANTING)

6. ORIGINAL SLOPE (WHEN PLANTING OCCURS ON SLOPE)

7. FINISH GRADE (WHEN PLANTING OCCURS ON SLOPE)
SHRUB

ON LEVEL GRADE OR SLOPE
SCALE: 1" = 1'-0"
P-02
2X ROOTBALL DIAMETER

ROOTBALL
DEPTH

1. 2.

3. 4.

5. 1. SHRUB - TRIANGULAR SPACING UNLESS

OTHERWISE SHOWN ON PLANS

2. EDGE OF HARDSCAPE

3. DISTANCE FROM EDGE OF HARDSCAPE EQUALS 75%
OF THE ON CENTER (O.C.) SPACING

PLANT SPACING
SCALE: NONE
P-05

1. 3.

EQUAL
EQUAL
EQUAL

1. HARDSCAPE/ PAVEMENT

2. 3" MULCH LAYER (1.5" FOR FLATTED GROUNDCOVER)

3. ORIGINAL GRADE

4. GRADE TRANSITIONS TO ACCOMODATE MULCH LAYER 1/2" BELOW

HARDSCAPE SURFACE

5. PLANTING MIX/ AMENDED SOIL

MULCH/ GRADE TRANSITION

AT HARDSCAPE
SCALE: 1 1/2" = 1'-0"
P-04

2. 3.

4. 24"
1 2" 5.

1. ROOT BARRIER "DEEPROOT" (UB 24-2)

2. ROOTBARRIER TRENCH MAY BE THE SAME AS IRRIGATION WHERE

APPLICABLE - BACKFILL SAME AS ADJACENT MATERIAL

3. SET ROOT BARRIER 2" BELOW FINISH GRADE OF HARDSCAPE

4. HARDSCAPE

ROOTBARRIER
REQUIRED WHEN TREE IS WITHIN 6 FEET OF HARDSCAPE
SCALE: 1/2" = 1'-0"
P-03

3. 4.

1. 2.
24"2"
6' 6'

1. 4.

SCALE: 1/8" = 1'-0"

2.1. 12"
6"

8. 9.

6. 7.
3"
6"

TREE TIE
DETAIL

LODGEPOLE PINE STAKE

TREE TRUNK

TREE TIE, NAIL

TO STAKE
3"
3RD STAKE ONLY
FOR 36" BOX TREES

PLANTING NOTES

1. THESE PLANS WERE PREPARED USING THE SURVEY AND BASE INFORMATION PROVIDED BY XXXXXXXXXXXXXXXXXXX. THE CONTRACTOR IS RESPONSIBLE

FOR VERIFYING THE ACCURACY OF THE PLANS COMPARED TO ACTUAL FIELD CONDITIONS PRIOR TO ORDERING MATERIALS AND BEGINNING WORK. IF THERE

ARE DISCREPANCIES BETWEEN THE PLANS AND FIELD CONDITIONS, THE

CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT AND OWNER TO WORK OUT A SOLUTION AGREEABLE TO THE OWNER. IF THE CONTRACTOR

FAILS TO NOTIFY THE LANDSCAPE ARCHITECT AND OWNER OF THE

DISCREPANCIES PRIOR TO BEGINNING WORK, THE CONTRACTOR SHALL BE

RESPONSIBLE FOR ANY ADDITIONAL LABOR AND MATERIALS AS DIRECTED BY

THE LANDSCAPE ARCHITECT OR OWNER TO RESOLVE SUCH DISCREPANCIES AT NO ADDITIONAL COST TO THE OWNER.

2. THE CONTRACTOR IS RESPONSIBLE FOR DETERMINING THE LOCATION OF ALL UTILITIES PRIOR TO ORDERING MATERIALS AND BEGINNING WORK. THE

CONTRACTOR SHALL CLEARLY MARK ALL UTILITIES AND SHALL BE RESPONSIBLE FOR PRESERVING ALL UTILITIES THROUGHOUT CONSTRUCTION.

THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR REPAIRING DAMAGED UTILITIES AT NO ADDITIONAL COST TO OWNER.

3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REPAIRING OR REPLACING ANY

EQUIPMENT AND MATERIALS DAMAGED DURING CONSTRUCTION WITHIN OR OUTSIDE THE PROJECT LIMIT OF WORK.

4. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING AND VERIFYING ALL

CONDUIT AND IRRIGATION SLEEVES WITH OTHER CONSTRUCTION TRADE CONTRACTORS.

5. THE CONTRACTOR SHALL PROTECT ALL TREES AND THE DRIPLINE AREA OF ALL

TREES FROM FROM STOCKPILING, MATERIAL STORAGE, EQUIPMENT, VEHICLE

PARKING, DRIVING, CHEMICALS, RUNOFF, EXCESS WATER OR ANY OTHER CIRCUMSTANCE THAT WOULD INJURE OR KILL THE TREE. THE CONTRACTOR

SHALL BE RESPONSIBLE FOR WATERING THE TREES DURING THE COURSE OF CONSTRUCTION. ANY TREES THAT ARE DAMAGED OR KILLED SHALL BE

REPLACED BY THE CONTRACTOR WITH A NEW TREE OF EQUAL SPECIES AND SIZE.

6. THE PLANTING PLAN IS DIAGRAMMATIC. ALL PLANT QUANTITIES AND SQUARE FOOTAGES ARE APPROXIMATE AND ARE PROVIDED FOR CONVENIENCE. THE

CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING FIELD CONDITIONS AND

SHALL PROVIDE THE NECESSARY PLANTS TO FULFILL THE INTENT OF THE PLANS.

7. CONTRACTOR SHALL OBTAIN A HORTICULTURAL SOILS TEST AND

RECOMMENDATIONS BASED ON THE EXISTING SITE SOILS AND

BASED ON THE
PROPOSED PLANT LIST. CONTRACTOR SHALL FOLLOW THE

RECOMMENDATIONS OF THE SOILS REPORT, AND AT A MINIMUM, AMEND THE TOP 6" OF SOIL WITH 2" OF HUMIC COMPOST (EXLUDING SLOPES 2:1 AND STEEPER) AND THE TOP 12" OF THE PLANTING BACKFILL WITH 25% HUMIC COMPOST MANUFACTURED BY AGRI-SERVICE, INC. OR APPROVED EQUAL.

8. PRIOR TO DIGGING HOLES, CONTRACTOR SHALL LOCATE AND SET OUT ALL

PLANT MATERIAL IN BOXES/ CONTAINERS PER PLAN FOR LANDSCAPE ARCHITECT REVIEW PRIOR TO PLANTING. CONTRACTOR SHALL ADJUST PLANT

LOCATIONS, IF-NEEDED, AS DIRECTED BY LANDSCAPE ARCHITECT AND/OR OWNER PRIOR TO INSTALLATION.

9. TREES SHALL BE MAINTAINED SO THAT ALL BRANCHES OVER PEDESTRIAN WALKWAYS ARE 7 FEET ABOVE THE WALKWAY GRADE AND SO THAT ALL BRANCHES OVER VEHICULAR TRAVEL WAYS ARE 14 FEET ABOVE THE GRADE OF THE TRAVEL WAY.

10. ROOT BARRIER SHALL BE INSTALLED FOR ALL TREES WITHIN 6' OF HARDSCAPE PER DETAILS.

11. CONTRACTOR SHALL PROVIDE A 3" LAYER OF "EVERBLOOM MULCH" MANUFACTURED BY AGRI-SERVICE, INC. OR APPROVED EQUAL FOR ALL NEW PLANTING AREAS EXCEPT WHERE OTHERWISE NOTED.

12. SEE SHEET L.X-X FOR PLANTING DETAILS.

13. REFER TO SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS.MINIMUM TREE SEPARATION DISTANCE

IMPROVEMENT DISTANCE
TRAFFIC SIGNAL, STOP SIGN 20 FEET
UNDERGROUND UTILITY LINES (EXCEPT SEWER) 5 FEET
SEWER LINES 10 FEET
ABOVE GROUND UTILITY STRUCTURES 10 FEET
(TRANSFORMERS, HYDRANTS, UTILITY POLES, ETC.)
DRIVEWAYS 10 FEET
INTERSECTIONS (INTERSECTING CURB 25 FEET

LINES OF TWO STREETS)
Resolution No. 2026-29
Exhibit "B"

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OWNER/APPLICANT:

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
0' 15' 30' 60' 90'N 11 L.3-1

WATER USE CALCS

WATER CONSERVATION IRRIGATION METHOD

1. THE IRRIGATION SYSTEM WILL BE DESIGNED TO MEET THE REQUIREMENTS

WITHIN THE CITY OF ESCONDIDO LANDSCAPE MANUAL WITH A LANDSCAPE IRRIGATION EFFICIENCY NECESSARY TO MEET THE MAWA.

2. A "SMART" IRRIGATION CONTROLLER WITH WATERING BUDGET FEATURE IN

COMBINATION WITH A RAIN SENSOR, MASTER VALVE AND FLOW SENSOR WILL BE USED TO PREVENT WATER LOSS DUE TO MAINLINE BREAKS.

3. A DEDICATED WATER METER WITH A BACKFLOW DEVICE WILL BE USED FOR LANDSCAPE IRRIGATION SINCE THE LANDSCAPE AREA IS MORE THAN 1,000 SQUARE FEET.

4. INLINE DRIP TUBING WILL BE USED FOR ALL LANDSCAPE AREA AS A HIGH EFFICIENCY IRRIGATION METHOD.

5. A MANUAL SHUFFOFF VALVE WILL BE INSTALLED AS CLOSE AS POSSIBLE TO

THE WATER SUPPLY, AND ADDITIONAL SHUTOFF VALVES WILL BE INSTALLED BETWEEN EACH ZONE.

6. TREES WILL BE PLACED ON SEPARATE VALVES TO RECEIVE BUBBLERS (REFER

TO IRRIGATION DETAILS)

7. THE IRRIGATION SYSTEM IS DIVIDED INTO SEPARATE HYDROZONES BASED ON

THE PLANT MATERIAL WATER NEEDS, SUN EXPOSURE, TOPOGRAPHY AND SOIL CONDITION.

8. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION

WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE

ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.

HYDROZONES
HYDROZONE 1: LOW WATER USE DRIP
LANDSCAPE AREA: 67,420 S.F.
% OF LANDSCAPE: 76%
HYDROZONE 1: MED WATER USE DRIP
LANDSCAPE AREA: 12,545 S.F.
% OF LANDSCAPE: 14%
HYDROZONE 3: MED WATER USE SPRAY
(WQ BASIN)
LANDSCAPE AREA: 6,775 S.F.
% OF LANDSCAPE: 8%
HYDROZONE 4: HIGH WATER USE SPRAY
(TURF)
LANDSCAPE AREA: 1,657 S.F.
% OF LANDSCAPE: 2%
HYDROZONE 5: HIGH WATER USE POOL
LANDSCAPE AREA: 860 S.F.
% OF LANDSCAPE: 1%
ON-SITE LANDSCAPE: 87,376 S.F.

ROW LANDSCAPE: 1,881 S.F.

TOTAL LANDSCAPE: 89,257 S.F.

LANDSCAPE AREA
MAINTENANCE RESPONSIBILITY NOTE:

ALL PROPOSED LANDSCAPE INCLUDING THE RIGHT OF

WAY WILL BE PRIVATE MAINTAINED

SYNTHETIC TURF
(NO IRRIGATION)

POOL AND SPA

WATER USE CALCULATIONS
Resolution No. 2026-29
Exhibit "B"

Page 29 of 30 ends

115
Item5.

PREPARED BY: ASSESSOR'S PARCEL NO:

LEGAL DESCRIPTION:

PROJECT DESCRIPTION
San Diego,
CA 92106 619-795-7603
www.insitelandarch.com
0' 15' 30' 60' 90'N 12 L.3-1

WATER USE CALCS

FUEL MODIFICATION LEGEND
ZONE A
30' FROM STRUCTURE
ZONE B
100' FROM STRUCTURE

SEE BELOW FOR DETAILED DESCRIPTIONS AND

REQUIREMENTS
70'
30'

FUEL MODIFICATION NOTES
CALIFORNIA FIRE CODE - CHAPTER 49
4906.4 VEGETATION

ALL NEW VEGETATION SHALL BE FIRE-RESISTANT VEGETATION IN ACCORDANCE WITH THIS SECTION.

EXCEPTION: TREES CLASSIFIED AS NON-FIRE-RESISTANT VEGETATION COMPLYING WITH SECTION 4906.4.2.1.

TO BE CONSIDERED FIRE-RESISTANT VEGETATION, IT MUST MEET AT LEAST ONE OF THE FOLLOWING:

1. BE IDENTIFIED AS FIRE-RESISTANT VEGETATION IN AN APPROVED BOOK, JOURNAL OR LISTING FROM AN APPROVED ORGANIZATION.

2. BE IDENTIFIED AS FIRE-RESISTANT VEGETATION BY A LICENSED LANDSCAPE ARCHITECT WITH SUPPORTING JUSTIFICATION.

3. PLANTS CONSIDERED FIRE-RESISTANT VEGETATION AND APPROVED BY THE LOCAL ENFORCING AGENCY.
4906.4.1 SHRUBS
ALL NEW PLANTINGS OF SHRUBS SHALL COMPLY WITH THE FOLLOWING:

1. SHRUBS SHALL NOT EXCEED 6 FEET (1829 MM) IN HEIGHT.

2. GROUPINGS OF SHRUBS ARE LIMITED TO A MAXIMUM AGGREGATE DIAMETER OF 10 FEET (3048 MM).

3. SHRUB GROUPINGS SHALL BE SEPARATED FROM OTHER GROUPINGS A MINIMUM OF 15 FEET (4572 MM).

4. SHRUB GROUPINGS SHALL BE SEPARATED FROM STRUCTURES A MINIMUM OF 30 FEET (9144 MM).

5. WHERE SHRUBS ARE LOCATED BELOW OR WITHIN A TREE'S DRIP LINE,

THE LOWEST TREE BRANCH SHALL BE A MINIMUM OF THREE TIMES THE HEIGHT OF THE UNDERSTORY SHRUBS OR 10 FEET (3048 MM), WHICHEVER IS GREATER.
4906.4.2 TREES
TREES SHALL BE MANAGED AS FOLLOWS WITHIN THE 30-FOOT (9144 MM) ZONE OF A STRUCTURE:

1. NEW TREES SHALL BE PLANTED AND MAINTAINED SO THAT THE TREE'S DRIP LINE AT MATURITY IS A MINIMUM OF 10 FEET (3048 MM) FROM ANY COMBUSTIBLE STRUCTURE.

2. THE HORIZONTAL DISTANCE BETWEEN CROWNS OF NEW TREES AND CROWNS OF ADJACENT TREES SHALL NOT BE LESS THAN 10 FEET (3048 MM).

3. EXISTING TREES SHALL BE TRIMMED TO PROVIDE A MINIMUM SEPARATION OF 10 FEET (3048 MM) AWAY FROM CHIMNEY AND
STOVEPIPE OUTLETS PER TITLE 14, SECTION 1299.03.

ZONE A
ZONE B
Resolution No. 2026-29
Exhibit "B"

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Exhibit “C”

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EXHIBIT “C”

PLANNING CASE NOS. PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25-0013/PL25-0014/PL25-0015

FACTORS TO BE CONSIDERED / FINDINGS OF FACT

1. TENTATIVE MAP DETERMINATIONS (PL25-0010)
(Subdivision Map Act and Chapter 32 of the Escondido Municipal Code) With respect to the Tentative Subdivision Map/Condominium Permit, the City Council also finds, that none of the findings (a) through (g) below in Section 66474 of the California Government Code that require a City to deny approval of a Tentative Subdivision Map apply to this Project for the reasons stated as follows:
a. That the proposed map is consistent with the applicable general and specific plans as specified in Section 65451 of the Subdivision Map Act.

As detailed in the Planning Commission staff report, dated January 13, 2026, the Project includes various entitlements including a General Plan Amendment and Zone Map Amendment to change the Property’s current land use and zoning designations to permit residential development. If the proposed General Plan Amendment and Zone Map Amendment are approved, the proposed map would be consistent with the applicable proposed General Plan designation including maximum permitted densities established by the Urban IV land use designation.
b. That the design or improvement of the proposed subdivision is consistent with the applicable general and specific plans.

As detailed in the Planning Commission staff report, dated January 13, 2026, the Project includes various entitlements including a General Plan Amendment and Zone Map Amendment to change the Property’s current land use and zoning designations to permit reside ntial development. The Project has been reviewed for compliance with the development standards codified in the Escondido Zoning Code associated with the proposed land use changes and scale/type of development. The Property is not located within an adopted specific plan area. Upon approval of the G eneral Plan Amendment and Zone Map Amendment, the Project would be consistent with the applicable land use designation. c. The Project site is physically suitable for the proposed type of Project.

The Project site is approximately 4.96-acres, and includes construction of 70 dwelling units for a proposed density of 14.11 dwelling units per acre. Under the existing General Plan land use designation, the Property could be developed with a range of office and industrial u ses, and given the flexible setback requirements under the corresponding zoning districts regulations, a nonresidential development could encompass the entirety of the Project site.

Should the City Council approve the General Plan Amendment and corresponding Zone Amendment, the Project would be appropriately suited for the site, even with various deviations from the development standards related to grading and setbacks. However, as detailed in the Planning Commission staff report, dated January 1 3, 2026 , the Project includes design features to minimize impacts to surrounding properties, and requests proper permits for such deviations, which may be granted by decision makers, 117
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as authorized within the Escondido Municipal Code . Therefore, the site is suitable for the proposed residential development.
d. That the site is physically suitable for the proposed density of development.

The site is physically suitable for the proposed density of development in that the Project is under the maximum allowable density established by the proposed Urban IV land use designation. Notwithstanding the requested Administrative Adjustment and Grading Exemption, the Project is designed to comply with the development standards outlined in the Escondido Zoning Code . The requested deviations from the setback requirements and design criteria for grading are permitted through the Administrative Adjustment and Grading Exemption processes, when due to extenuating circumstances, such as varying topography of the site. Additionally, the setback reduction is limited to one building located at the rear while all other buildings comply with required setbacks. The grading design incorporates applicable design standards as it pertains to varying slope ratios, and following the natural contours of the site. The site is physically suitable for the proposed density given the limited and permissible exceptions necessary for compliance with all applicable zoning code requirements.

The Project site is approximately 4.96-acres, and includes construction of 70 dwelling units for a proposed density of 14.11 dwelling units per acre. Under the existing General Plan land use des ignation, the Property could be developed with a range of office and industrial uses, and given the flexible setback requirements under the corresponding zoning districts regulations, a nonresidential development could encompass the entirety of the Project site.

Should the City Council approve the General Plan Amendment and corresponding Zone Amendment, the Project density would be appropriately suited for the site, even with various deviations from the development standards related to grading and setbacks. However, as detailed in the Planning Commission staff report, dated January 13, 2026, the Project includes design features to minimize impacts to surrounding properties , and requests proper permits for such deviations, which may be granted by decision makers, as authorized within the Escondido Municipal Code . Therefore, the site is suitable for the proposed residential density.
e. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially or avoidably injure fish or wildlife or their habitat.

The Project site is approximately 4.96 -acres, and existing conditions of the site include presence of previously disturbed areas and disturbed Diegan Coastal Sage Scrub. An Initial Study/Mitigated Negative Declaration was prepared for the Project (SCH #20255100346), and based on the results of the biological report, the existing Diegan Coastal Sage Scrub is of poor quality due to past mowing and is not suitable habitat for wildlife. Implementation of the Project would remove approximately 0.58 acres of disturbed Diegan Coastal Sage Scrub, and would be required to mitigate impacts through the purchase of credits from an approved mitigation bank . Given the poor quality of the existing Diegan Coastal Sa ge Scrub, previously disturbed nature of the site (i.e., developed with a single -family residence), compliance with the required mitigation measure to purchase credits, and compliance with applicable local, state, and federal laws, the Project would not cause substantial environmental damage. 118
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f. That the design of the subdivision or the type of improvements would not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

As part of the development review process, the Staff Development Committee (SDC) reviewed applications materials required for the subdivision of airspace, including a title report (no older than six months). The City’s planning and engineering divisions reviewed the mate rial and determined the information furnished by the Applicant did not identify any easements acquired by the public at large for access through or use of the Property within the proposed subdivision. Further, City staff did not identify or located and rec ords indicating existing easements acquired by the public at large, for purposes of access, on site that would be adversely impacted by the Project. g. All permits and approvals applicable to the proposed Tentative Map pursuant to Chapter 33 of this code have been obtained.

As discussed in the Planning Commission staff report, dated January 13, 2026, the Project includes a General Plan Amendment, Zone Map Amendment, Tentative Subdivision Map/Condominium Permit, Grading Exemption, Administrative Adjustment, Major Plot Plan and Design Review Permit to facilitate the construction of a 70 unit “for -sale” townhome development. The requested Tentative Subdivision Map/Condominium Permit is dependent upon the approval of the General Plan Amendment and Zone Map Amendment. Upon approval of the requested entitlements and permits, all approvals applicable to the Tentative Map would be obtained.
h. All applicable requirements of the Map Act and any ordinance of the City of Escondido regulating or otherwise relating to the conversion of existi ng buildings into condominiums or stock cooperatives have been satisfied
The Project does not include the conversion of existing buildings into condominiums or stock cooperative therefore, this finding is not applicable to the proposed Project. The Project entails new construction of buildings and the division of airspaces for purposes of condominium units as permitted by Article 49 (Air Space and Community Apartment Projects) . As detailed in the Planning Commission staff report, dated January 13, 2026, the Project complies with all the requirements codified the Escondido Zoning Code and Escondido Municipal Code.
i. The proposed Tentative Map shall be in conformity with the zone in which it is located. To the extent that the property, which is subject of the p roposed Tentative Map, is an existing legal nonconforming multi-family residential use, this requirement shall not apply, in accordance with Chapter 33 of this code.

The Project includes a Zone Map Amendment to amend the underlying zoning district from Commercial Profession ( CP) to High Multiple Residential ( R-4-24). Upon review through the Staff Development Committee’s development review process, t he Project design is in conformance with the proposed R -4- 24 zoning district; notwithstanding the requested Grading Exemptions and Administrative Adjustments .

The Project complies with the development standards related to open space, off -street parking, height, lot coverage, and permitted density.
119
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The Project is under the maximum allowable density established by the proposed Urban IV land use designation and consistent with the R -4-24 zone . Notwithstanding the requested Administrative Adjustment and Grading Exemption, the Project is des igned to comply with the development standards outlined in the Escondido Zoning Code. The requested deviations from the setback requirements and design criteria for grading are permitted through the Administrative Adjustment and Grading Exemption processes, when due to extenuating circumstances, such as the varying topography of the site.

The requested Tentative Subdivision Map/Condominium Permit request does not include an existing legal nonconforming multifamily residential use.

2. MAJOR PLOT PLAN PERMIT (PL25-0015) (Section 33-1316 of Article 61 – Administration and Enforcement of the Escondido Zoning Code)
With respect to the Major Plot Plan Permit, City Council make the following findings for approval:
a. That the use is a permitted use in the zone in which it is located.

The Project includes a Zone Map Amendment to amend the underlying zoning district from Commercial Profession (CP) to High Multiple Residential (R -4-24). Upon approval of the requested Zone Map Amendment (and corresponding General Plan Amendment) the multifamily residential development would be a permitted use within the R-4 zone, and therefore consistent with this required finding. b. That the plot plan is granted subject to such conditions as deemed necessary to meet the standards of the use and zone in which it is located and to comply with applicable design standards.

The Project includes a Zone Map Amendment to amend the underlying zoning district from C ommercial Profession (CP) to High Multiple Residential (R -4-24). Upon review through the Staff Development Committee’s development review process, the Project has been designed design is in conformance with the proposed R -4-24 zoning district; notwithstand ing the requested Grading Exemptions and Administrative Adjustments. The Project complies with the development standards related to open space, off-street parking, height, lot coverage, and permitted density.

The Project is under the maximum allowable dens ity established by the proposed Urban IV land use designation and consistent with the R -4-24 zone. Notwithstanding the requested Administrative Adjustment and Grading Exemption, the Project is designed to comply with the development standards outlined in t he Escondido Zoning Code. The requested deviations from the setback requirements and design criteria for grading are permitted through the Administrative Adjustment and Grading Exemption processes, when due to extenuating circumstances, such as the varying topography of the site.

Additionally, the setback reduction is limited to one building located at the rear while all other buildings comply with required setbacks. The grading design incorporates applicable design standards as it pertains to varying slope ratios, and following the natural contours of the site. c. That the plot plan is granted subject to such additional conditions as deemed necessary and desirable to preserve the public health, safety and general welfare. 120
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The Project was reviewed by the City’s Staff Development Committee (SDC), and found to be consistent with the City’s Municipal Code. In addition, the Project has been conditioned to preserve the public health, safety and general welfare. As detailed in Attachment 4, the Project complies with t he City’s Quality of Life standards as detailed in the City’s adopted 2012 General Plan. The Project can be serviced by existing water and sewer infrastructure, and will not require the major extension of City infrastructure to service the Project.

3. DESIGN REVIEW PERMIT (PL25-0014) (Section 33-1359 of Article 64 – Design Review of the Escondido Zoning Code)
With respect to the Design Review Permit, the City Council make the following findings for approval:
a. The proposed site plan has been designed in a manner which is compatible with the natural and urban characteristics of the site and the surrounding neighborhood.

The Project includes construction of 70 dwelling units which would be consistent with the development pattern of the surrounding area. As de tailed in the Planning Commission staff report, dated January 13, 2026, the Property is surrounded by existing multi-family residential uses to the east and west, a mobile home park to the south, and low-intensity commercial uses to the east. The uses permitted in the zone of R-4-24 allows for multifamily uses, and ancillary residential uses, and is consistent with those existing developments cited above. Due to existing development patterns of similar uses and intensities, the uses permitted by the proposed zone would not be detrimental to surrounding properties. b. The bulk, scale, and architectural design of the proposed structure are compatible with the character of the surrounding neighborhood.

The Project has been designed in a manner that is consistent with the character of the surrounding neighborhood, specifically, the Property is adjacent to other two - and three -story multi -family developments along W. El Norte Parkway and Iris Lane (located approximately 500-feet to the east, and 400-feet to the east, respectively). The Property is north of an existing single-story mobile home park; however, the proposed multistory residential structures are significantly setback (more than 190 -feet) from the mobile homes. The architectural design includes earth toned colors (e.g., beiges and off-whites) which complement the surrounding undisturbed areas of Rod McLeod Park and the adjacent vacant lot.

Therefore, the proposed structures would not be out of scale with the surrounding neighborhood. c. The project incorp orates landscaping, irrigation and screening which is drought tolerant, appropriate for the site, and in compliance with the landscape standards established by the city.

The City’s SDC reviewed the Project to determine conformance of Article 62 (Water Effi cient Landscape Regulations), and the conceptual landscape plan complies with those codified requirements and state laws regarding water efficiency. The Project includes extensive landscaping of the manufactured slopes, and includes over 100 various trees throughout the Project site. Based on the conceptual landscape plans, the Maximum Allowabl e Water Allowance (MAWA) is 1,734,888 while the Estimated Total Water Use (ETWU) is 1,114,442 representing a 64% usage of the MAWA. The Project complies with the required number of streets and tree per unit; in addition to the trees that are required throughout the parking area. Upon approval, the Applicant is required to apply for a landscape permit from the Engineering 121
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Division which will be reviewed for conformance with the conceptual landscape plans. Therefore, the project complies with City and state standards for landscaping and water efficient landscapes. d. All grading related to the project is in conformance to design standards set by Article 55, Grading and Erosion Control.

The Project includes a Grading Exemption request for fill slopes and cut slopes in exceedance of the design criteria outlined in Article 55 (Grading and Erosion Control) . Notwithstanding the requested Grading Exemption, the grading design follows the existing natural contours of the site , and includes extensive landscaping of the manufactured slopes, consistent with design standards within Article 55. As detailed in the Planning Commission staff report, dated January 13, 2026, the Applicant requests a Grading Exemption due to the topography of the site, which includes a height differential from north to south of approximately 63’-0” feet. While the height of the grading design requires a Grading Exemption, which the City Council is authorized to grant pursuant to Article 55, the overall grading design includes a mix of slope ratios, varied slope cuts, and the screening of manufactured slope s through building design and natural landscaping —all of which are consistent with the design standards set forth in Article 55.

Therefore, with granting of the Grading Exemptions for exceedance in design height, the Project would be consistent with Article 55.
e. The project has incorporated the applicable design review standards contained in the ordinance codified in this section and other applicable ordinances into the site layout and building design.

As discussed in the Planning Commission staff report, da ted January 13, 2026, the SDC reviewed the Project for compliance with the development standards codified in Chapter 33 (Escondido Zoning Code) of the Escondido Municipal Code which regulates site design, building design, landscaping, sign and lighting, and fencing and walls. The Project does include minor deviations from setback requirements and grading design; however, those deviations are limited and permitted through identified regulatory processes. The Project meets all other requirements related to setback, landscaping, off -street parking, height, lot coverage.
f. The project is consistent with the goals and objectives on the city general plan.

The Project includes a General Plan Amendment to amend the City’s 2012 adopted General Plan. The requested General Plan Amendment was reviewed for compliance with the overall goals and objectives of the City’s adopted General Plan, and as discussed in the Planning Commission staff report, dated January 13, 2026, the Project would further the objectives and goals of the City’s General Plan through the provision of additional housing units, and new home ownership opportunities. Additionally, as detailed in the aforementioned Planning Commission staff report, the existing General Plan land use designation is no longer appropriate for the Property due to identified physical, social, and economic changes. The Project would comply with the City’s General Plan, as further described in detail in Attachment 4 of the January 13, 2026 Planning Commission staff report.

4. GRADING EXEMPTIONS (PL 25-0012) (Section 33 -1066 of Article 55 – Grading and Erosion Control of the Escondido Zoning Code)
With respect to the Grading Exemption, the City Council make the following findings for approval:
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a. As discussed in the Planning Commission staff report, dated January 13, 2026, the Project includes Grading Exemptions due to the construction of fill slopes up to 40’-0” in height; and cut slopes in excess of 20’ -0” in height and steeper than a 2:1 ratio. These grading exemptions allow for development of the project where an elevation differential exists of approximately 65’-0” from north to south and east to west. Notwithstanding the slope heights, the grading design complies with the design criteria outlined in Article 55 (Grading and Erosion Control). The proposed design avoids the need for taller retaining walls, and results in a balanced site (i.e., soil does not need to be imported).

The manufactured slopes impact on surrounding properties would be minimized through extensive landscaping along the Project’s frontage and through landscaping of the slopes as detailed in the conceptual landscape plans . The manufactured cut slopes to the rear would be screened through the placement of buildings, and would not be viewable from the public right - of-way. The Applicant prepared a geotechnical study, which provides justification from a soils engineer indicating that the 1.5:1 cut slope design would be stable, and would not impact surrounding properties. The cut slope would be landscaped with vegetation. Therefore, granting the Grading Exemption would not adversely impact surrounding properties, and result in a responsible and stable grading design.

5. ADMINISTRATIVE ADJUSTMENT FINDINGS (PL25-0013)
(Section 33-1223(c) of Article 61 – Administration and Enforcement) With respect to the Administrative Adjustment Permit , the City Council make the following findings for approval:
a. The Applicant request a 25% reduction in the required rear yard setback from the 2nd and 3rd stories of Unit 1 located in the northeast rear corner of the Property. As discussed in the Planning Commission staff report, dated January 13, 2026, a 10’ -0” rear yard setback is required for the first two-stories of a building, and an additional 5’-0” is required for every story above the second- story. City staff reviewed the request, and determined that the request would not be incompatible with the adjacent properties due to the existing uses on those properties, s pecifically the adjacency of the Rod McLeod Park to the north. It is unlikely that the park would be redeveloped, and introduce new uses that may impacted by the proposed request. Additionally, given the challenging nature of the Property’s topography, a minor reduction is warranted, and would only be applied to one building on the entire site.

6. CONDOMINIUM PERMIT FINDINGS (Section 33-953 of Article 49 – Air Space Condominium and Community Apartment Projects)
With respect to the Condominium Permit, the City Council make the following findings for approval:
a. Except as specifically addressed in section 33-955 of this article, the project meets current zoning, design review, drainage, engineering, fire protection, seismic and building code requirements as if the project were newly constructed. However, the conversion of existing legal nonconforming multifamily residential developments to condominium units is exempt from current density 123
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requirements providing no increased density is proposed. Conversion requests may also utilize the same administrative adjustment procedures available to new construction as specif ied in the underlying zone;
The Project includes a Zone Map Amendment to amend the underlying zoning district from Commercial Profession (CP) to High Multiple Residential (R -4-24). Upon review through the Staff Development Committee’s development review process, the Project has been designed design is in conformance with the proposed R -4-24 zoning district; notwithstanding the requested Grading Exemptions and Administrative Adjustments. The Project complies with the development standards related to open space, off-street parking, height, lot coverage, and permitted density.

The Project was reviewed by the City’s Staff Development Committee (SDC), and found to be consistent with the City’s Municipal Code relative to the proposed zoning, drainage, fire protect ion, seismic and building code requirements. In addition, the Project has been conditioned to preserve the public health, safety and general welfare. As detailed in Attachment 4 of the Planning Commission staff report dated January 13, 2026 , the Project complies with the City’s Quality of Life standards as detailed in the City’s adopted 2012 General Plan. The Project can be serviced by existing water and sewer infrastructure, and will not require the major extension of City infrastructure to service the Project. b. Required upgrades or modifications correcting a nonconforming condition may be permitted notwithstanding the provisions of section 33-1243 of this code, if the project otherwise conforms to applicable criteria;
The Project does not require upgrades or modifications to a nonconforming condition because it is new construction of 70 dwelling units. As discussed in the Planning Commission staff report, dated January 13, 2026, the SDC reviewed the Project for compliance with the development standards codified in Chapter 33 (Escondido Zoning Code) of the Escondido Municipal Code which regulates site design, building design, landscaping, sign and lighting, and fencing and walls. The Project does inc lude minor deviations from setback requirements and grading design; however, those deviations are limited and permitted through identified regulatory processes. The Project meets all other requirements related to setback, landscaping, off-street parking, height, lot coverage.
c. Residential projects will contain architectural and site-planning features commonly found in projects that maintain a majority of owner-occupied units;
The overall design of the proposed residential development would produce an attractive, efficient and stable environment for living, because adequate residential amenities, parking, on-site circulation, access, city services and landscaping would be provid ed, and the design of the development is consistent with surrounding multi-family residential developments.
d. The project provides sufficient parking commensurate with its location and design; As detailed in the Planning Commission staff report, dated January 13, 2026, the Project provides a total 165 parking spaces when only 150 are required by the Escondido Zoning Code. The Project includes two- car garages for each unit, and 25 open space guest spaces at the rear of the Project. The Project provides sufficient parking commensurate with the number of units proposed for the development. 124
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e. The project's open space is well-designed, properly distributed, and does not unreasonably restrict disabled access;
The Project’s open space is well designed, properly distributed, and does not unreasonably restrict disabled access. As detailed in the Planning Commission staff report, dated January 13, 2026, the Project includes approximately 51,496 square-feet (sq. ft.) of open space when 35,600 sq. ft. is required. The open space consistent of private usable open spac e consisting of patios and balconies, as well common recreational areas consisting of a tot -lot area, pool and spa area, and passive common open space.

Additionally, the Project includes an accessible path of travel to Rod Mcleod Park, and ensures that the open space is well-design and does not unreasonable restrict disabled access. f. The project conforms to the general plan and applicable zoning provisions. However, a conversion to residential condominiums may occur notwithstanding the fact that existing de nsities exceed currently permitted general plan densities provided no additional units are proposed; The Project includes a General Plan Amendment to amend the City’s 2012 adopted General Plan. The requested General Plan Amendment was reviewed for complian ce with the overall goals and objectives of the City’s adopted General Plan, and as discussed in the Planning Commission staff report, dated January 13, 2026, the Project would further the objectives and goals of the City’s General Plan through the provisi on of additional housing units, and new home ownership opportunities. Additionally, as detailed in the aforementioned Planning Commission staff report, the existing General Plan land use designation is no longer appropriate for the Property due to identifi ed physical, social, and economic changes. The Project would comply with the City’s General Plan, as further described in detail in Attachment 4 of the January 13, 2026 Planning Commission staff report.

The Project includes rezoning the site to R -4-24, a high density multifamily residential designation, for construction of 70 dwelling units which would be consistent with the development pattern of the surrounding area. Upon approval of the General Plan Amendment and Zone Map Amendment, the Project would comply with the applicable general plan and zoning provisions. g. The project's maintenance and replacement program adequately addresses required improvements and appears to be sustainable;
The condominium development will be req uired via Conditions of Approval to establish a Homeowners Association (“HOA”) to provide appropriate ongoing maintenance for the Project. The overall size of the project/number of units would be sufficient to provide a sustainable association to maintain improvements throughout the site.
h. That all tenant notification and information, as required by the California Subdivision Map Act, this chapter, and the City of Escondido subdivision ordinance has been, or will be provided; and The Project does not include the conversion of an existing building for condominium purposes; therefore, this finding is not applicable to the Project.
i. That provisions have been made for the timely release of security deposits and provision of rental payment history reports if requested by existing residential tenants. 125
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The Project involves the demolition of an existing single-family dwelling pending approval of the Project.

There are no existing tenants that would require a timely release of security deposits and provisions of rental payment history reports; therefore, this finding is not applicable to the Project.

NO NET LOSS Findings
a. The project site is not identified in the City’s General Plan Housing Element Suitable Sites Inventory for the 6th RHNA Planning Cycle. Because the provision of “no net loss” applies to housing located on any site listed in the City’s Housing Element, the City does not need to determine if this project or a decision related to this Project would be subject to No Net Loss Law and its remedies.
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EXHIBIT “D”

PLANNING CASE NOS. PL24-0157/PL25-0010/PL25-011/PL25-0012/PL25-0013/PL25-0014/PL25-0015

CONDITIONS OF APPROVAL

This Project is conditionally approved as set forth on the application received by the City of Escondido on June 19, 2025, and the Project drawings consisting of Site Plans, Floor Plans, Sections, Architectural Elevations, Civil Sheets/Grading, Landscape Plans and Colored Elevations; all designated as approved on February 25, 2026, and shall not be altered without express authorization by the Development Service Department.

For the purpose of these conditions, the term “ Applicant” shall also include the Project proponent, owner, permittee, and the Applicant’s successors in interest, as may be applicable.

A. General:

1. Acceptance of Permit. If the Applicant fails to file a timely and valid appeal of this Permit within the applicable appeal period, such inaction by the Applicant shall be deemed to constitute all of the following on behalf of the Applicant:

a. Acceptance of the Permit by the Applicant; and

b. Agreement by the Applicant to be bound by, to comply with, and to do all things required of or by the Applicant pursuant to all of the terms, provisions, and conditions of this Project Permit or other approval and the provisions of the Escondido Municipal Code or Zoning Code applicable to such Permit.

2. Permit Expiration. If the Permit was filed as or concurrent with a Tentative Map or Planned Development application, the Permit shall expire 36 months from the effective date of approval, unless additional time is granted pursuant to the Map Act or to the Escondido Municipal Code. If not filed as concurrent with a Tentative Map or Planned Development application, the Permit shall automatically expire after one year from the date of this approval, or the expiration date of any extension granted in accordance with the Escondido Municipal Code and Zoning Code.

The Permit shall be deemed expired if a building permit has not been obtained or work has been discontinued in the reliance of t hat building permit. If no building permits are required, the City may require a noticed hearing to be scheduled before the authorized agency to determine if there has been demonstrated a good faith intent to proceed, pursuant to and in accordance with the provision of this Permit.
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3. Certification. The Director of Development Services, or his/her designee, is authorized and di rected to make, or require the Applicant to make, all corrections and modifications to the Project drawings and any other relevant document comprising the Project in its entirety, as necessary to make them internally consistent and in conformity with the final action on the Project. This includes amending the Project drawings as necessary to incorporate revisions made by the decision-making body and/or reflecting any modifications identified in these conditions of approval. A final Approved Plan set, shall be submitted to the Planning Division for certification electronically. Said plans must be certified by the Planning Division prior to submittal of any post-entitlement permit, including grading, public improvement, landscape, or building plans for the Project.

4. Conformance to Approved Plans.

a. The operation and use of the subject property shall be consistent with the Project Description and Details of Request, designated with the Approved Plan set.

b. Nothing in this Permit shall authorize the Applicant to intensify the authorized activity beyond that which is specifically described in this Permit.

c. Once a permit has been issued, the Applicant may request Permit modifications. “M inor" modifications may be granted if found by the Director of Development Services to be in substantial conformity with the Approved Plan set, including all exhibits and Permit conditions attached hereto. Such “minor” modifications shall be processed through a substantial conformance process identified by the Planning Divisio n. Modifications beyond the scope described in the Approved Plan set may require submittal of an amendment to the Permit and approval by the authorized agency.

5. Limitations on Use. Prior to any use of the Project site pursuant to this Permit, all Conditions of Approval contained herein shall be completed or secured to the satisfaction of the Development Services Department.

6. Certificate of Occupancy.

a. No change in the character of occupancy or change to a different group of occupancies as described by the Building Code shall be made without first obtaining a Certificate of Occupancy from the Building Official, as required, and any such change in occupan cy must comply with all other applicable local and state laws.

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b. Prior to final occupancy, a Planning Final Inspection shall be completed to ensure that the property is in full compliance with the Permit terms and conditions. The findings of the inspection shall be documented on a form and content satisfactory to the Director of Development Services.

7. Availability of Permit Conditions.
a. Prior to grading permit issuance, the Applicant shall cause a covenant regarding real property to be recorded that sets forth the terms and conditions of this Permit approval and shall be of a form and content satisfactory to the Director of Development Services.

b. The Applicant shall make a copy of the terms conditions of this Permit readily available to any member of the public or City staff upon request. Said terms and conditions shall be printed on any construction plans that are submitted to the Building Division for plan check processing.

8. Right to Entry. The holder of this Permit shall make the premises available for inspection by City staff during construction or operating hours and allow the investigations of property necessary to ensure that minimum codes, regulations, local ordinances and safety requirements are properly followed. The Applicant shall provide such business records, licenses, and other materials necessary upon request to provide evidence of compliance with the conditions of approval, as well as federal, state, or laws.

9. Compliance with Federal, State, and Local Laws. Nothing in this Permit shall relieve the Applicant from complying with conditions , performance standards, and regulations generally imposed upon activities similar in nature to the activity authorized by this permit. (Permits from other agencies may be required as specified in the Permit’s Details of Request. ) This Permit d oes not relieve the Applicant of t he obligation to comply with all applicable statutes, regulations, and procedures in effect at the time that any engineering permits or building permits are issued unless specifically waived herein.

No part of this Permit’s approval shall be construed to permit a violation of any part of the Escondido Municipal or Zoning Code. During Project construction and after Project completion, the Applicant shall ensure the subject land use activities covered by this Permit is conducted in full compliance with all local and state laws.

10. Fees. The appropriate development fees and Citywide Facility fees shall be paid in accordance with the prevailing fee schedule in effect at the time of building permit issuance, to the satisfaction of the Director of Development Services. Through plan check processing, the Applicant shall pay development fees at the established rate. Such fees may include, but not be limited to: Permit and Plan Checking Fees, Water and Sewer Service Fees, School Fees, Traffic Mitigation Fees, Flood Control Mitigation Fees, Park 129
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Mitigation Fees, Fire Mitigation/Cost Recovery Fees, and other fees listed in the Fee Schedule, which may be amended. Arrangements to pay these fees shall be made prior to building permit issuance to the satisfaction of the Development Services Department.

Approval of this development project is conditioned upon payment of all applicable development fees and connection fees in the manner provided in Chapter 6 of the Escondido Municipal Code.

11. Public Art Partnership Program. All requirements of the Public Art Partnership Program, Ordinance No. 86-70 shall be satisfied prior to any building permit issuance. The ordinance requires that a public art fee be added at the time of the building permit issuance for the purpose of participating in the City Public Art Program.

12. Clerk Recording.
a. State Law (SB 1535), effective January 1, 2007, requires certain projects to pay fees for purposes of funding the California Department of Fish and Wildlife. If the Project is found to have a significant impact to wildlife resources and/or sensitive habitat, in accordance with State law, or if the Project was analyzed through a negative declaration or environmental impact report, the Applicant shall remit to the City of Escondido Planning Division, within two working days of the effective date of the adoption of the environmental document, a check payable to the “San Diego County Clerk,” in the amount that is published by the County Clerk’s Office. Failure to remit the required fees in full within the specified time noted above will result in County notification to the State that a fee was required but not paid, and could result in State imposed penalties and recovery under the provisions of the Revenue and Taxation code. In addition, Section 21089(b) of the Public Resources Code, and Section 711.4(c) of the Fish and Game Cod e provide that no project shall be operative, vested, or final until all the required filing fees are paid. The County Clerk’s Office filing fees for other environmental review documents are adjusted annually by the California Department of Fish and Wildlife. If the fee increase after the date of this approval, the Applicant shall be responsible for the increase.

b. For more information on filing fees, please refer to the County Clerk’s Office and/or the California Code of Regulations, Title 14, Section 753.5.

13. Legal Description Adequacy. The legal description attached to the application has been provided by the Applicant and neither the City of Escondido nor any of its employees assume responsibility for the accuracy of said legal description.

14. Application Accuracy . The information contained in the application and all attached materials are assumed to be correct, true, and complete. The City of Escondido is relying on the accuracy of this information and Project-related representations in order to process this application. Any permits issued 130
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by the City may be rescinded if it is determined that the information and materials submitted are not true and correct. The Applicant may be liable for any costs associated with rescission of such permits.

15. Enforcement. If any of the terms, covenants, or conditions contained herein shall fail to occur or if they are, by their terms, to be implemented and maintained over time, the City of Escondi do shall have the right to deny or withhold subsequent permit approvals or permit inspections that are derived from the application entitlements herein granted; issue stop work orders; pursue abatement orders, penalties, or other administrative remedies as set forth in state and local laws; or institute and prosecute litigation to compel compliance with such terms, covenants, or conditions or seek damages for their violation. The Applicant shall be notified in advance prior to any of the above actions being taken by the City and shall be given the opportunity to remedy any deficiencies identified by the City.

16. Indemnification, Hold Harmless, Duty to Defend.
a. The Applicant shall indemnify, hold harmless, and defend (with counsel reasonably acceptable to the City) the City, its Councilm embers, Planning Commissioners, boards, commissions, departments, officials, officers, agents, employees, and volunteers (collectively, “Indemnified Parties”) from and against any and all claims, demands, actions, causes of action, proceedings (including b ut not limited to legal and administrative proceedings of any kind), suits, fines, penalties, judgments, orders, levies, costs, expenses, liabilities, losses, damages, or injuries, at law or in equity, including without limitation the payment of all conseq uential damages and attorney’s fees and other related litigation costs and expenses (collectively, “Claims”), of every nature caused by, arising out of, or in connection with (i) any business, work, conduct, act, omission, or negligence of the Applicant or the owner of the Property (including the Applicant’s or the owner of the Property’s contractors, subcontractors, licensees, sublessees, invitees, agents, consultants, employees, or volunteers), or such activity of any other person that is permitted by the Applicant or owner of the Property, occurring in, on, about, or adjacent to the Property; (ii) any use of the Property, or any accident, injury, death, or damage to any person or property occurring in, on, or about the Property; or (iii) any default in th e performance of any obligation of the Applicant or the owner of the Property to be performed pursuant to any condition of approval for the Project or agreement related to the Project, or any such claim, action, or proceeding brought thereon. Provided, ho wever, that the Applicant shall have no obligation to indemnify, hold harmless, or defend the City as to any Claims that arise from the sole negligence or willful misconduct of the City. In the event any such Claims are brought against the City, the Appli cant, upon receiving notice from the City, shall defend the same at its sole expense by counsel reasonably acceptable to the City and shall indemnify the City for any and all administrative and litigation costs incurred by the City itself, the costs for st aff time expended, and reasonable attorney’s fees (including the full reimbursement of any such fees incurred by the City’s outside counsel, who may be selected by the City at its sole and absolute discretion 131
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and who may defend the City against any Claims in the manner the City deems to be in the best interests of the City).

b. The Applicant further and separately agrees to and shall indemnify, hold harmless, and defend the City (including all Indemnified Parties) from and against any and all Claims brought by any third party to challenge the Project or its approval by the City, including but not limited to any Claims related to the Project’s environmental determinations or environmental review documents, or any other action taken by the City regarding envir onmental clearance for the Project or any of the Project approvals. Such indemnification shall include the Applicant’s payment for any and all administrative and litigation costs and expenses incurred by the City in defending against any such Claims, incl uding payment for all administrative and litigation costs incurred by the City itself, the costs for staff time expended, and reasonable attorney's fees (including the full reimbursement of any such fees incurred by the City’s outside counsel, who may be s elected by the City at its sole and absolute discretion and who may defend the City against any Claims in the manner the City deems to be in the best interests of the City and the Project).

c. The City, in its sole discretion and upon providing notice to the Applicant, may require the Applicant to deposit with the City an amount estimated to cover costs, expenses, and fees (including attorney’s fees) required to be paid by the Applicant in relat ion to any Claims referenced herein, which shall be placed into a deposit account from which the City may draw as such costs, expenses, and fees are incurred. Within 14 days after receiving written notice from the City, the Applicant shall replenish the d eposit account in the amount the City determines is necessary in the context of the further defense of such Claims. To the extent such deposit is required by the City, the amount of such deposit and related terms and obligations shall be expressed in a wr itten Deposit Account Agreement, subject to the City Attorney’s approval as to form. The City, in its sole and reasonable discretion, shall determine the amount of any initial deposits or subsequent deposits of funds, and the Applicant may provide documentation or information for the City to consider in making its determinations. Nothing within this subsection shall be construed as to relieve the Applicant’s obligations to indemnify, hold harmless, or defend the City as otherwise stated herein.

B. Construction, Maintenance, and Operation Obligations:

1. Code Requirements. All construction shall comply with the applicable requirements of the Escondido Municipal Code, Escondido Zoning Code, California Building Code; and the requirements of the Planning Division, Engineering Services Department, Director of Development Services , Building Official, City Engineer, and the Fire Chief in carrying out the administration of said codes. Approval of this Permit request shall not waive compliance with an y City regulations in effect at the time of Building Permit issuance unless specifically waived herein.
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As a condition of receiving the land use approvals specified herein, Applicant shall maintain the property subject to the approvals in compliance with all applicable city codes governing the condition or appearance of property. In addition to compliance with such basic standards, the property subject to these approvals shall also be maintained free of trash, plant debris, weeds, and concrete (other tha n existing foundations and permanent structures). Any signs placed on the property advertising such property for sale or rent shall be in accordance with applicable laws, and be kept clean, in like-new condition, and free from fading and graffiti at all times. This condition shall be applicable from the date the land use is approved. The failure to comply with this condition shall subject the approvals specified herein to revocation for failure to comply.

2. Agency License and Permitting. In order to make certain on- or off-site improvements associated with the Approved Plan set, the Permit request may require review and clearance from other agencies.

Nothing in these Conditions of Approval shall be construed as to waive compliance with other government agency regulations or to obtain permits from other agencies to make certain on- or off-site improvements prior to Final Map recordation , grading permit issuance, building permit issuance, or certificate of occupancy as required. This review may result in conditions determined by the reviewing agency.

At all times during the effective period of this Permit, the Applicant and any affiliated responsible party shall obtain and maintain in valid force and effect, each and every license and permit required by a governmental agency for the construction, maintenance, and operation of the authorized activity.

3. Utilities. All new utilities and utility runs shall be underground , or fee payment in-lieu subject to the satisfaction of the City Engineer.

4. Signage. All proposed signage associated with the Project must comply with Article 66 (Sign Ordinance) of the Escondido Zoning Code . Separate sign permits will be required for Project signage. All non - conforming signs shall be removed. The Applicant shall submit with any sign permit graphic/list of all signs to be removed and retained, along with any new signage proposed.

5. Noise. All Project generated noise shall conform to the City’s Noise Ordinance (Ordinance 90-08).

6. Lighting. All exterior lighting shall conform to the requirements of Article 35 (Outdoor Lighting Ordinance) of the Escondido Zoning Code.

7. General Property Maintenance. The property owner or management company shall maintain the property in good visual and function al condition. This shall include, but not be limited to, all exterior elements of the buildings such as paint, roof, paving, signs, lighting and landscaping. The Applicant shall 133
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paint and re-paint all building exteriors, accessory equipment, and utility boxes servicing the Project, as necessary to maintain clean, safe, and efficient appearances.

8. Anti-Graffiti. The Applicant shall remove all graffiti from buildings and wall surfaces within 48 hours of defacement, including all areas of the job site for when the Project is under construction.

9. Anti-Litter. The site and surrounding area shall be maintained free of litter, refuse, and debris. Cleaning shall include keeping all publicly used areas free of litter, trash, and garbage.

10. Roof, Wall, and Ground Level Equipment. All mechanical equipment shall be screened and concealed from view in accordance with Section 33-1085 of the Escondido Zoning Code.

11. Trash Enclosures. All appropriate trash enclosures or other approved trash system s shall be approved by the Planning and Engineering Division. The property owner or management company shall be responsible for ensuring that enclosures are easily assessable for garbage and recyclables collection; and that the area is managed in a clean, safe, and efficient manner. Trash enclosure covers shall be closed when not in use. Trash enclosures shall be regularly emptied. There shall be the prompt removal of visible signs of overflow of garbage, smells emanating from enclosure, graffiti, pests, and vermin.

12. Staging Construction Areas. All staging areas shall be conducted on the subject property, subject to approval of the Engineering Department. Off -site staging areas, if any, shall be approved through the issuance of an off-site staging area permit/agreement.

13. Disturbance Coordinator. The Applicant shall designate and provide a point -of-contact whose responsibilities shall include overseeing the implementation of Project, compliance with Permit terms and conditions, and responding to neighborhood concerns.

14. Construction Waste Reduction, Disposal, and Recycling. Applicant shall recycle or salvage for reuse a minimum of 65% of the non -hazardous construction and demolition waste for residential projects or portions thereof in accordance with either Section 4.408.2, 4.408.3, or 4.408.4 of the California Green Building Standards Code; and/or for non -residential projects or portions thereof in accordance with either Section 5.408.1.1, 5.408.1.2, or 5.408.1.3 of the California Green Building Standards Code. In order to ensure compliance with the waste diversion goals for all residential and non -residential construction projects, the Applicant must submit appropriate documentation as described in Section 4.408.5 of the California Green Building Standards Code for residential projects or portions thereof, or Section 5.408.1.4 for non -residential projects or portions thereof, demonstrating compliance with the California Green Building Standards Code sections cited above.

15. Construction Equipment Emissions. Applicant shall incorporate measures that reduce construction and operational emissions. Prior to the City’s issuance of the demolition and grading permits for the Project, 134
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the Applicant shall demonstrate to the satisfac tion of the Planning Division that its construction contractor will use a construction fleet wherein all 50-horsepower or greater diesel-powered equipment is powered with California Air Resources Board (“CARB”) certified Tier 4 Interim engines or equipment outfitted with CARB -verified diesel particulate filters. An exemption from this requirement may be granted if (i) the Applicant provides documentation demonstrating that equipment with Tier 4 Interim engines are not reasonably available, and (ii) functio nally equivalent diesel PM emission totals can be achieved for the Project from other combinations of construction equipment. Before an exemption may be granted, the Applicant’s construction contractor shall demonstrate to the satisfaction of the Director of Development Services that (i) at least two construction fleet owners/operators in San Diego County were contacted and those owners/operators confirmed Tier 4 Interim equipment could not be located within San Diego County during the desired construction schedule, and (ii) the proposed replacement equipment has been evaluated using the California Emissions Estimator Model (“CalEEMod”) or other industry standard emission estimation method, and documentation provided to the Planning Division confirms that necessary project-generated functional equivalencies in the diesel PM emissions level are achieved.

16. Phasing. A phasing plan shall be submitted for all projects which include more than one building. The phasing plan shall identify the order in which all on- and off-site improvements will be installed, including triggers for improvements resulting from mitigation measures placed on the project through the environmental review process or required for General Plan conformance. The plan shall also identify the order in which structures will be built and occupied, the location of construction fencing at each phase of construction, and any other means necessary to prevent conflicts between construction traffic and users of the occupied buildings. The phasing plan shall be approved by the City Planner, Building Official, City Engineer and Fire Marshal prior to the issuance of a grading permit for the project. The phasing plan shall not be modified without written consent from the City of Escondido.

C. Parking and Loading/Unloading.

1. A minimum of 150 parking spaces shall be provided at all times and in conformance with the provisions of Article 39 (Off -street parking). Said parking spaces provided by the Applicant, and any additional parking spaces provided above the required minimum amount, shall be dimensioned per City standards and be maintained in a clean, well-marked condition. The striping shall be drawn on the plans or a note shall be included indicating double-striping per City standards.

2. Parking for disabled persons shall be provided (including “Van Accessible” spaces) in full compliance with the State Building Code.

3. No contractor or employee may store, or permit to be stored, a commercial or construction vehicle/truck; or personal vehicle, truck, or other personal property on public -right-of-way or other public property without permission of the City Engineer. 135
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D. Landscaping: The property owner or management company assumes all responsibility for maintaining all on-site landscaping; any landscaping in the public right -of-way adjacent to the property, including potted plants; and any retaining and freestanding walls in a manner that satisfies the conditions contained herein.

1. Landscaped areas shall be maintained in a flourishing manner. Appropriate irrigation shall be provided for all landscape areas and be maintained in a fully operational condition.

2. All existing planting and planter areas, including areas within the public ri ght-of-way, shall be repaired and landscaping brought into compliance with current standards. All dead plant material shall be removed and replaced by the property owner or management company.

3. If at the time of planning final inspection that it is de termined that sufficient screening is not provided, the Applicant shall be required to provide additional landscaping improvements to the satisfaction of the Planning Division.

4. The landscaped areas shall be free of all foreign matter, weeds and plant material not approved as part of the landscape plan.

5. Failure to maintain landscaping and the site in general may result in the setting of a public hearing to revoke or modify the Permit approval.

6. Landscaping Plans. Applicant shall install all required improvements including screening walls, retaining walls, storm improvements, and landscaping in substantial conformance to the planting and irrigation schedule as shown on the final Approved Plan set.

a. A final landscape and irrigation plan shall be submitted to the Engineering Services Department for review and approval, if meeting any of the criteria listed under Section 33-1323 of the Zoning Code. Five copies of detailed landscape and irrigation plans shall be submitted to the Engineering Services Department with the second submittal lf the grading plan. The initial submittal of the landscape plans shall include the required plan check fees, paid in accordance with the prevailing fee schedule in effect at the time of submittal. Details of Project fencing and walls, including materials and colors, shall be provided on the landscape plans. (Building permits may also be required.) The landscape and irrigation plans shall be reviewed and approved by the Planning Division and Engineering Services Department prior to issuance of grading permits, and shall be equivalent or superior to the conceptual landscape plans included as part of the Approved Plan set, to the satisfaction of the Planning Division. The required landscape and irrigation plans(s) shall comply with the provisions, requirements and standards outlined in Article 62 (Landscape Standards) of the Escondi do Zoning Code, except where stricter requirements are imposed by the State of California.
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b. Screening walls, retaining walls, storm improvements, and landscaping (i.e. p lanting and irrigation) is to be provided prior to final occupancy.

c. The installation of the landscaping and irrigation shall be inspected by the Project landscape architect upon completion. He/she shall complete a Certificate of Landscape Compliance certifying that the installation is in substantial compliance with the approved landscap e and irrigation plans and City standards. The Applicant shall submit the Certificate of Compliance to the Planning Division and request a final inspection.

d. Any new freestanding walls and/or retaining walls shall incorporate decorative materials or finishes, and shall be indicated on the landscaping plans. (Building permits may also be required.) All freestanding walls visible from points beyond the Project site shall be treated with a protective sealant coating to facilitate graffiti removal. The seal ant shall be a type satisfactory to the Director of Development Services.

e. New or retrofitted trash enclosures shall accommodate vertical climbing plants, vines with support trellis panels , clinging non -deciduous or fast growing shrubbe ry that will screen the enclosures wall surface. T he Director of Development Services shall find that the proposed landscaping design, material, or method provides approximate equivalence to the specific requirements of this condition or is otherwise satisfactory and complies with the intent of these provisions.

E. Specific Planning Division Conditions:

1. The Project shall comply with all the requirements of the final adopted Mitigation Monitoring and Reporting Program attached as Exhibit “C” to City Council Resolution No. 2026-23 and as summarized below:

BIO-1: Prior to issuance of a grading permit, the City shall document that required project habitat mitigation has been secured by the Applicant from an approved mitigation bank, preferably within the north San Diego County region. Mitigation for significant direct impacts to approximately 0.58 acres of disturbed Diegan coastal sage scrub are proposed to be mitigated at a 1:1 ratio via the purchase of 0.58 acres of coastal sage scrub habitat from an approved mitigation bank.

NOS-1: If blasting and associated rock drilling are deemed necessary for the construction of project components, the blasting contractor shall obtain a blasting permit and comply with all City requirements. Per blasting permit requirements, a pre -blast inspection shall be conducted, and all blasting operations shall be monitored by a seismograph located at the nearest structure. Additionally, the blasting contractor shall implement measures necessary to minimize noise related to blasting to the levels established in the Municipal Code. If rock drill staging occurs within 145 feet of any occupied noise sensitive land uses, sound levels could exceed 75 dB(A) L eq at 137
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property lines. A noise mitigation plan based upon the location of the construction equipment, topography, and construction schedule shall be prepared by an acoustical consultant. The noise mitigation plan shall identify measures to reduce sound levels to below 75 dB(A) L eq. Such measures could include a temporary noise barrier along any property line where the impacts could occur. The proposed noise barrier shall be of solid non-gapping material to adequately reduce construction noise levels below the noise threshold of 75 dB(A) Leq at the property lines. The noise mitigation plan shall determine the f inal height and location of a temporary barrier if one is necessary. The mitigation plan may also identify location and timing restrictions on drilling equipment usage. The mitigation plan shall be submitted to the City for review and approval prior to ini tiation of rock drill staging activities within 145 feet of any occupied noise sensitive land use.

TRA-1: To reduce VMT impacts, the project applicant shall be required to complete the following pedestrian improvements prior to final occupancy of the sixth building:

1. Install High Visibility Crosswalks at El Norte Parkway and Morning View Drive – Install high visibility crosswalks at four legs at the intersection of El Norte Parkway and Morning View Drive.

2. Install a High Visibility Crosswalk a t North Broadway and Lincoln Avenue – Install a high visibility crosswalk on the west leg of the North Broadway and Lincoln Avenue intersection. This location is adjacent to Lincoln Elementary School and has been identified as a priority improvement throug h the Safe Routes to School program.

3. Install High Visibility Crosswalks at West Lincoln Avenue and North Escondido Boulevard – Install high visibility crosswalks at the West Lincoln Avenue and North Escondido Boulevard intersection. This location is adjac ent to Lincoln Elementary School and has been identified as a priority improvement through the Safe Routes to School program.

4. Direct Pedestrian Access to Rod McLeod Park – Provide a pedestrian connection from the project site to the Rod McLeod Park access road.

TCR-1: Prior to issuance of a grading permit, the Applicant shall provide written verification to the City that a qualified archaeologist and a Native American monitor(s) associated with the Rincon Band of Luiseño Indians have been retained to implement a monitoring program. The archaeologist shall be responsible for coordinating with the Rincon Band of Luiseño Indians Native American monitor(s). This verification shall be presented to the City in any contract execution, in a letter from the Project archaeologist that confirms the selected Native American monitor is associated with a traditionally and culturally affiliated tribe(s) as identified through the consultation process. The City, prior to any preconstruction meeting, shall approve all persons involved in the monitoring program.

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Escondido City CouncilFebruary 25, 2026

Escondido City Council
February 25, 2026