Agenda packet — Escondido City Council, March 4, 2026 (part 1 of 3)

CITY of ESCONDIDO

Council Meeting Agenda
WEDNESDAY, MARCH 04, 2026
4:00 PM - Closed Session (Cancelled)
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, March 04, 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, March 04, 2026

REGULAR SESSION
5:00 PM Regular Session

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

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

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

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

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

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

2. APPROVAL OF WARRANT REGISTER
Approval for City Council and Housing Successor Agency warrants issued between February 16, 2026 to February 22, 2026.

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

3. APPROVAL OF MINUTES: Regular meeting of February 18, 2026 3 Wednesday, March 04, 2026

4. WAIVER OF READING OF ORDINANCES AND RESOLUTIONS

5. PL25-0363: AUTHORIZATION REQUEST FOR A GENERAL PLAN AMENDMENT FOR HALLMARK

COMMUNITIES TO SUBMIT A PRIVATE DEVELOPMENT APPLICATION FOR PURPOSES OF CONSTRUCTING UP TO 70 SINGLE FAMILY DWELLING UNITS IN THE IMPERIAL OAKES CORPORATE CENTER (SPA#13)
Request the City Council consider adoption of Resolution No. 2026-42 authorizing City Staff to intake and process a General Plan Amendment to amend the adopted 2012 General Plan to facilitate construction of up to 70 single-family dwelling units in the Imperial Oakes Corporate Center (SPA #13).

Staff recommendation: Provide Direction (Development Services Department: Kevin Snyder, AICP, Director of Development Services)
Presenter: Ivan Flores, AICP, Principal Planner
a) Resolution No. 2026-42

6. REQUEST APPROVAL FOR CONTRACT AMENDMENT TO THE CONSULTING AGREEMENT WITH KIMLEY HORN AND ASSOCIATES, INC. FOR THE JOHN MASSON MEMORIAL BIKE PARK PROJECT Request the City Council adopt Resolution No. 2026-41, authorizing the Mayor, on behalf of the City, to execute the Third Amendment to Consulting Agreement with Kimley Horn for project management, and design services in the amount of $93,185.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, Development Services Director and Joseph Goulart, Public Works Director) Presenter: Michael Tully, Project Manager
a) Resolution No. 2026-41

7. AMENDMENT NO. 4 TO THE 2003 RECYCLED WATER SERVICE AGREEMENT BETWEEN THE CITY OF

ESCONDIDO, RINCON DEL DIABLO MUNICIPAL WATER DISTRICT, AND SAN DIEGO GAS & ELECTRIC

COMPANY
Request the City Council adopt Resolution No. 2026-20, authorizing the Mayor to execute, on behalf of the City of Escondido, the Fourth Amendment to the 2003 Recycled Water Service Agreement among the City of Escondido, Rincon del Diablo Municipal Water District, and San Diego Gas and Electric Company (“SDGE”).

Staff Recommendation: Approval (Utilities Department: Daniel Peterson, Director of Utilities) Presenter: Daniel Peterson, Director of Utilities
a) Resolution No. 2026-20
4 Wednesday, March 04, 2026

8. CONTINUING REPAIR OF THE EMERGENCY REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN Request the City Council adopt Resolution No. 2026-26 declaring that pursuant to the terms of Section 22050 of the California Public Contract Code, the City Council finds that there is a need to continue the emergency repair of the Escondido Trunk Sewer Main.

Staff Recommendation: Approval (Utilities Department: Daniel Peterson, Director of Utilities) Presenter: Kyle Morgan, Assistant Director of Utilities, Wastewater a) Resolution No. 2026-26

9. PURCHASE ONE (1) MEDIX AMBULANCE FROM REPUBLIC EVS
Request the City Council adopt Resolution No. 2026-30 authorizing the Fleet Services Division of the Public Works Department to purchase one (1) Medix Ambulance from Republic EVS of Huntington Beach, California, for $395,137.95 by utilizing a cooperative purchase agreement through HGAC, Contract No. AM10-23.

Staff Recommendation: Approval (Public Works Department: Joseph Goulart, Director of Public Works) Presenter: Jeramiah Jennings, Fleet Maintenance Manager a) Resolution No. 2026-30

10. ACCEPTANCE OF $10,000 FROM CARNEGIE CORPORATION OF NEW YORK Request the City Council adopt Resolution No. 2026-31 authorizing the acceptance and appropriation of a $10,000 gift from the Carnegie Corporation of New York on behalf of the Escondido Public Library.

Staff Recommendation: Approval (Public Works Department: Joseph Goulart, Director of Public Works) Presenter: Robert Rhoades, Assistant Director of Community Services a) Resolution No. 2026-31

5 Wednesday, March 04, 2026

PUBLIC HEARINGS

11. PL24-0126/PL24-0127/PL25-0359: JUNIPER STREET OFFICE TO RESIDENTIAL CONVERSION Request the City Council adopt (1) Ordinance No. 2026-05 determining the project is exempt from further environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines, and adoption of a Master and Precise Development Plan allowing ground-floor residential uses for the project site and reduced setbacks for an existing building and (2) Resolution No. 2026-40 approving a Design Review Permit and Density Bonus Request to facilitate the conversion of an existing office building into 32 residential dwelling units.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, AICP, Director of Development Services)
Presenter: Ivan Flores, AICP, Principal Planner
a) Resolution No. 2026-40
b) Ordinance No. 2026-05 (First Reading and Introduction)

12. PUBLIC HEARING TO CONSIDER ADOPTION OF SAFE SIDEWALK VENDING ORDINANCE NO. 2026-04 Request the City Council adopt Ordinance 2026-04 Safe Sidewalk Vending Ordinance.

Staff Recommendation: Approval (Economic Development Department: Jennifer Schoeneck, Director of Economic Development)
Presenters: Jennifer Schoeneck, Director of Economic Development and Michael McGuinness, City Attorney
a) Ordinance No. 2026-04 (First Reading and Introduction)

13. PUBLIC HEARING TO APPROVE A SUBSTANTIAL AMENDMENT TO THE 2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION PLAN TO EXPAND AND INCREASE HOME FUNDING FOR THE RENTAL

SUBSIDY PROGRAM
Request the City Council of the City of Escondido conduct a public hearing and adopt Resolution No. 2026-33 amending the 2025-2029 Consolidated Plan and 2025-2026 Annual Action Plan to expand and increase HOME funding for the Rental Subsidy Program.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, AICP, Director of Development Services)
Presenters: Danielle Lopez, Housing Manager and Norma Olquin, Management Analyst a) Resolution No. 2026-33
6 Wednesday, March 04, 2026

14. PUBLIC HEARING TO CONSIDER A SECOND SUBSTANTIAL AMENDMENT TO THE 2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION PLAN TO ALLOCATE HOME FUNDS TO AN

AFFORDABLE HOUSING DEVELOPMENT PROJECT
Request the City Council of the City of Escondido conduct a public hearing to receive a report from City staff describing the proposed second substantial amendment to the 2025-2029 Consolidated Plan and 2025-2026 Annual Action Plan and provide direction.

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

CURRENT BUSINESS

15. PL26-0019 SOUTH CENTRE CITY PARKWAY SPECIFIC PLAN – EFFORT ASSESSMENT FOR DRIVE-

THROUGH USES
Request the City Council receive the Effort Assessment for Drive-Through Uses presentation. No action is required at this time except to provide direction to staff as appropriate.

Staff Recommendation: Provide Direction (Development Services Department: Kevin Snyder, Director of Development Services)
Presenter: Sally Schifman, Principal Planner

16. CALIFORNIA CENTER FOR THE ARTS, ESCONDIDO FOUNDATION – FINANCIAL REPORT AND UPDATE Request the City Council receive and file a financial report and update from the California Center for Arts, Escondido Foundation (CCAEF). The CCAEF is an independent 501(c)(3) nonprofit organization contracted by the City of Escondido to manage the City-owned California Center for the Arts, Escondido (CCAE).

Staff Recommendation: Receive and File (City Manager's Office: Christopher McKinney, Deputy City Manager)
Presenter: Gina Lopez, Chief Executive Officer - CCAEF

17. FISCAL YEAR 2025/26 MID-YEAR FINANCIAL STATUS REPORT AND BUDGET ADJUSTMENT REQUEST Request the City Council receive and file the second quarter financial report for Fiscal Year 2025/26 and adopt budget adjustments to amend the Fiscal Year 2025/26 operating and capital budget.

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

7 Wednesday, March 04, 2026

FUTURE AGENDA

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

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

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

ADJOURNMENT

UPCOMING MEETING SCHEDULE
Wednesday, March 25, 2026 8:30AM Closed Session, Special Meeting, Mitchell Room Wednesday, April 01, 2026 4:00 & 5:00 PM Closed Session, Regular Meeting, Council Chambers

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

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 8 Consent Item No. 1 March 04, 2026

A F F I D A V I T S

I T E M

P O S T I N G –

 PL24-0126/PL24-0127/PL25-0359: JUNIPER STREET OFFICE

TO RESIDENTIAL CONVERSION
 APPROVAL OF THE SAFE SIDEWALK VENDING ORDINANCE
NO. 2026-04
 APPROVE A SUBSTANTIAL AMENDMENT TO THE 2025-2029
CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION
PLAN
 REVIEW AND MAKE A SUBSTANTIAL AMENDMENT TO THE
2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL

ACTION PLAN
9 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, March 4, 2026 to consider the item listed below:

PL24-0126/PL24-0127/PL25-0359: JUNIPER STREET OFFICE TO RESIDENTIAL CONVERSION REQUEST: Approval of a project with a Specific Planning Area 9 (SPA-9) General Plan land use designation, and within the Specific Plan (S-P) z oning district consisting of a Pla nned Development Permit (Master and Precise Plan) to allow for ground-floor residential uses, and Design Review Permit to facilitate the conversion of an existing 20,378 square-foot office building into 32 dwel ling units (“Project”). The Project includes a Density Bonus request which would permit 2 bonus units pursuant to State Density Bonus Law (SDBL), in addition to the 30 base units allowed by the underlying zone. The Project would entail deed restriction of 8 units for low-income households, and the use of incentives/concessions and wa ivers as permitted by SDBL, and Article 67 of the Escondido Zoning Code.

PROPERTY SIZE AND LOCATION: The 0.67-acre site is located at the northeast corner of S. Juniper Street and E. 4
th Avenue, and is addressed as 332 S. Juniper Street (APN: 229-472-11-00).

ENVIRONMENTAL STATUS: The Project is categorically exempt purs uant to California Environmental Quality Act (CEQA) Guidelines section 15332 (In-Fill Development Projects).

PLANNING COMMISSION ACTION: On February 10, 2026, the Planning Commission voted 6-0 (1 absence) 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 co mmitted 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 26, 2026.

For addi
tional information, please contact Ivan
Flores, AICP, Principal Planner, at 760-839-4529,
or via email at [email protected], and
refer to Case No. PL24-0126.

Zack Beck, City Clerk
City of Escondido
DATED: February 19, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 2/19/26
10 Item1.

CITY OF ESCONDIDO

OFFICE OF T

HE CITY CLERK
201 NORTH BROADWAY
ESCONDIDO, CA 92025-2798
(760) 839-4617

NOTICE OF PUBLIC HEARING

NOTICE IS HER
EBY GIVEN on WEDNESDAY, MARCH 4, 2026 at 5 p.m., t he Escondido City Council of t he City of Escondido will hold a Public Hearing to consider the following item:

APPROVAL OF THE SAFE SIDEWALK VENDING ORDINANCE NO. 2026-04, INCLUDING AMENDMENTS TO THE ESCONDIDO MUNICIPAL CODE CHAPTER 16 (LICENSES AN D BUSINESS REGULATIONS GENERALLY). THE PROPOSED

ORDINANCE WOULD CREATE A FRAMEWORK TO SUPPORT SAFE, VIBRANT, AND ACCESSIBLE PUBLIC SPACES WHILE HELPING LOCAL ENTREPRENEURS GROW THEIR BUSINESS IN ACCORDANCE WITH CALIFORNIA SENTATE BILL 946, SAFE SIDEWALK VENDING ACT.

A draft of the Safe Sidewalk Vending Ordinance No. 2026-04 is posted on the City’s YourEscondido website at https://www.yourescondido.com/sidewalk-vending-ordinance During the Public Hearing, Economic Development Department staff will present information detailing:

What the City Can Regulate under SB 946
x Health, safety, and ADA accessibility standards
x Hours of operation (as long as not overly restrictive) x Sanitation, trash, spill prevention, and food-handling requirements x Permit requirements such as business license, seller’s permit, and health permits x Restrictions in limited areas based on documented safety/welfare concerns x Rules for vending near special events, farmers markets, and permitted concessions x Stationary vending in residential zones (may prohibit) What the City Cannot Regulate under SB 946
x Cannot outright ban sidewalk vending
x Cannot limit the number of vendors unless tied to objective health/safety concerns x Cannot restrict vending to certain neighborhoods or require private business approval x Cannot prohibit roaming vendors in residential areas
x Cannot ban vending in parks unless tied to exclusive concessions or safety impacts x Cannot impose criminal penalties—only administrative fines are allowed 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 City Council, at or prior to the Public Hearing.

The City of Escondido recognizes its obligation to provide equal access to public services for those i ndividuals with disabilit ies.

Please contact the American Disabilitie s Act (A.D.A.) Coordinator (760) 839-4376 with any requests for reasonable accommodations, to include sign language interpre ters, at least 24 hours prior to the meet ing. The City of Escondido does not discriminate against any person with a handicapped status.

ALL INTERESTED PERSONS are invited to attend said Public Hearing to express their opinion in this matter. Said Public Hearing will be held in the Council Chambers, 201 N. Broadway, Escondido, California, 92025.

PUBLIC COMMENT: To submit comments in writing, pl ease do so at the follow ing link: https://escondido- ca.municodemeetings.com/bc-citycouncil/webform/public-comment.

FOR AD
DITIONAL INFORMATION, please contact Jennifer Schoeneck, Director of Economic Development at 760-839-4587, or via email at [email protected], and Francisco Vargas, Management Analyst at 760-839-4069, or via email at [email protected].

ZACK BECK, City
Clerk
City of Escondido
February 19, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 2/19/26 11
Item1.

CITY OF ESCONDIDO

NOTICE OF PUBLIC HEARING
APPROVE A SUBSTANTIAL AMENDMENT TO THE 2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION PLAN
NOTICE IS HEREBY GIVEN that the Escondido C ity Council will hold a public hearing on Wednesday, March 04, 2026 at 5 p.m. in the City Council Chambers, Escondido City Hall, 201 North Broadway, Escondido, CA 92025, to approve the amended 2025-2029 Consolidated Plan and 2025-2026 Annual Action Plan to reallocate HOME funding to expand current programs.

The City has issued a new public notice to approve a substantial amendment. The City is recommending expanding and adding funding to the Rental Subsidy Program amending its 2025- 2029 Consolidated Plan and its 2025-2026 Annual Action Plan.

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

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

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

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

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

Published in THE ESCONDIDO TIMES ADVOCATE: 2/19/26
12 Item1.

CIUDAD DE ESCONDIDO
AVISO DE AUDIENCIA PÚBLICA
REVISIÓN Y MODIFICACIÓN SUSTANCIAL AL PLAN CONSOLIDADO 2025-2029 Y PLAN DE ACCION ANUAL 2025-2026
POR MEDIO DEL PRESENTE AVISO SE NOTIFICA que el Concejo Municipal de Escondido realizará una audiencia pública el miércoles 04 de marzo de 2026 a las 5 p.m. en la Sala Consistorial del Concejo Municipal, Ayun tamiento de Escondido, 201 North Broadway, Escondido, CA 92025, para aprobar el Plan Consolidado 2025-2029 y el Plan de Acción Anual 2025-2026 en relación con la reasignación de fondos del programa HOME y la ampliación de programas existentes.

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

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

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

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

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

Published in THE ESCONDIDO TIMES ADVOCATE: 2/19/26
13 Item1.

CITY OF ESCONDIDO

NOTICE OF PUBLIC HEARING
REVIEW AND MAKE A SUBSTANTIAL AMENDMENT TO THE 2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION PLAN
NOTICE OF 30-DAY PUBLIC COMMENT PERIOD
NOTICE IS HEREBY GIVEN that the Escondido C ity Council will hold a public hearing on Wednesday, March 04, 2026 at 5 p.m. in the City Council Chambers, Escondido City Hall, 201 North Broadway, Escondido, CA 92025, to amend the 2025-2029 Consolidated Plan and 2025- 2026 Annual Action Plan.

The City has issued a new public notice to make a substantial amendment. The City is recommending use of expiring HOME funds amending its 2025-2029 Consolidated Plan and its 2025-2026 Annual Action Plan.

The 2025-2029 Consolidated Plan and 2025-2026 Annual Action Plan will be available for a 30- day public review and comment period from March 05, 2026 to April 03, 2026. The amended plans will be available on the City’s website at https://www.escondido.gov/214/Housing-Neighborhood- Services or the Housing and Neighborhood Services Division at Escondido City Hall at 201 N.

Broadway, Escondido. Further information may be obtained by contacting Danielle Lopez at [email protected] or Norma Olquin at [email protected].

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

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

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

Published in THE ESCONDIDO TIMES ADVOCATE: 2/19/26
14 Item1.

CIUDAD DE ESCONDIDO
AVISO DE AUDIENCIA PÚBLICA
REVISIÓN Y MODIFICACIÓN SUSTANCIAL AL PLAN CONSOLIDADO 2025-2029 Y PLAN DE ACCION ANUAL 2025-2026
PLAZO DE 30 DÍAS PARA COMENTARIOS PÚBLICOS
POR MEDIO DEL PRESENTE AVISO SE NOTIFICA que el Concejo Municipal de Escondido realizará una audiencia pública el miércoles 04 de marzo de 2026 a las 5 p.m. en la Sala Consistorial del Concejo Municipal, Ayun tamiento de Escondido, 201 North Broadway, Escondido, CA 92025, para modificar el Plan Consolidado 2025-2029 y el Plan de Acción Anual 2025-2026.

La Ciudad ha publicado un nuevo aviso público para realizar una modificación sustancial al Plan Consolidado 2025-2029 y al Plan de Acción Anual 2025-2026, recomendando el uso de fondos HOME que están por expirar.

El Plan Consolidado 2025-2029 y el Plan de Acción Anual 2025-2026 estarán disponibles para un periodo de revisión y comentarios del público de 30 días del 05 de marzo de 2026 al 03 de abril de 2026. Los planes modificados estarán disponibles en el sitio web de la Ciudad en https://www.escondido.gov/214/Housing-Neighborhood-Services o en la División de Vivienda y Servicios al Vecindario del Ayuntamiento de la Ciudad de Escondido ubicado en 201 N. Broadway Escondido. Para obtener más información puede comunicarse con Danielle Lopez al correo [email protected] o con Norma Olquin al correo [email protected].

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

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.

Published in THE ESCONDIDO TIMES ADVOCATE: 2/19/26
15 Item1.

STAFF REPORT

March 04, 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 16, 2026 to February 22, 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 02/16/2026 to 02/22/2026
Total $4,104,413.74
Number of Warrants 156

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. 16 Item2.

February 18, 2026 Escondido City Council Minutes Page 1 of 9

CLOSED SESSION
4:00 PM

CALL TO ORDER

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

ORAL COMMUNICATIONS
None

CLOSED SESSION
I. CONFERENCE WITH LABOR NEGOTIATORS (Government Code § 54957.6) a. Agency Representative: Sean McGlynn, City Manager, or designee Employee Organization: Escondido City Employees’ Association, Supervisory Bargaining Unit

II. CONFERENCE WITH REAL PROPERTY NEGOTIATORS (Government Code § 54956.8) a. Property: 3333 Bear Valley Pkwy., Escondido (Kit Carson Park) Agency Negotiator: Sean McGlynn, City Manager, or designees Negotiating Party: The Rinks Foundation
Under Negotiation: Terms of Ground Lease

b. 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

c. Property: 272 E. Via Rancho Pkwy., Escondido (Mershops North County Mall) Agency Negotiator: Sean McGlynn, City Manager, or designees Negotiating Party: Costco Wholesale Corporation
Under Negotiation: Price and Terms of Ground Lease and REA

17 Item3.

February 18, 2026 Escondido City Council Minutes Page 2 of 9

III. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION (Government Code § 54956.9(d)(2))
a. One matter.

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

______________________________ _______________________________

MAYOR CITY CLERK

18 Item3.

February 18, 2026 Escondido City Council Minutes Page 3 of 9

REGULAR SESSION
5:00 PM Regular Session

MOMENT OF REFLECTION
City Council agendas allow an opportunity for a moment of silence and reflection at the beginning of the evening meeting. The City does not participate in the selection of speakers for this portion of the agenda, and does not endorse or sanction any remarks m ade 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

CLOSED SESSION REPORT
None

ORAL COMMUNICATIONS
Marni Von Wilpert – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Maria Wallace – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Gregg Oliver – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Laura Hunter – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

CONSENT CALENDAR
19 Item3.

February 18, 2026 Escondido City Council Minutes Page 4 of 9

Motion: White; Second: Fitzgerald; Approved: 5-0

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 January 19, 2026 to February 08, 2026.

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

3. APPROVAL OF MINUTES: Regular meeting of January 28, 2026

4. WAIVER OF READING OF ORDINANCES AND RESOLUTIONS

5. TREASURER’S INVESTMENT REPORT FOR THE QUARTER ENDED DECEMBER 31, 2025 Request the City Council approve the Quarterly Investment Report for the quarter ended December 31, 2025. (File Number 0490-55)
Staff Recommendation: Approval (Finance Department: Douglas Shultz, City Treasurer) Presenter: Douglas Shultz, City Treasurer

6. ALLOCATION OF LIBRARY TRUST FUNDS
Request the City Council adopt Resolution No. 2026-13 to approve the allocation of $40,000 in Library Trust Funds to supplement the collections budget for the remainder of fiscal year 2026. (File Number 0430-80)
Staff Recommendation: Approval (Community Services Department: Joseph Goulart, Director of Public Works)
Presenter: Robert Rhoades, Assistant Director of Community Services a) Resolution No. 2026-13

7. TENTH AMENDMENT TO CONSULTING AGREEMENT WITH SCS ENGINEERING, INC.

Request the City Council adopt Resolution No. 2026-22 authorizing the Mayor to execute a Tenth Amendment to the Consulting Services Agreement with SCS Engineering, Inc. for engineering and contractor services in support of the remediation of the former Orange Glen Market Site. (File Number 0600-10; A-3581)
Staff Recommendation: Approval (Development Services Department: Kevin Snyder, Director of Development Services)
20 Item3.

February 18, 2026 Escondido City Council Minutes Page 5 of 9

Presenter: Matt Souttere, Principal Engineer
a) Resolution No. 2026-22

8. FIRST AMENDMENT TO CONSULTING AGREEMENT WITH STC TRAFFIC, INC.

Request the City Council adopt Resolution No. 2026-14 authorizing the Mayor to execute a First Amendment to the Consulting Services Agreement with STC Traffic, Inc. for On-Call Traffic Engineering Services. (File Number 0600-10; A-3582-1)
Staff Recommendation: Approval (Development Services Department: Kevin Snyder, Director of Development Services)
Presenter: Megan Crooks, Management Analyst II
a) Resolution No. 2026-14

9. CONTINUING REPAIR OF THE EMERGENCY REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN Request the City Council adopt Resolution No. 2026-19 declaring that pursuant to the terms of Section 22050 of the California Public Contract Code, the City Council finds that there is a need to continue the emergency repair of the Escondido Trunk Sewer Main. (File Number 1330-85) Staff Recommendation: Approval (Utilities Department: Daniel Peterson, Director of Utilities) Presenter: Kyle Morgan, Assistant Director of Utilities, Wastewater a) Resolution No. 2026-19

10. APPROVAL OF CALPERS INDUSTRIAL DISABILITY RETIREMENT FOR POLICE OFFICER EDWARD BUSTIN
Request the City Council adopt Resolution No. 2026-10 amending and superseding Resolution No. 2025-51 approving the California Public Employees’ Retirement System (CalPERS) Industrial Disability Retirement for Police Officer Edward Bustin. (File Number 0170-57) Staff Recommendation: Approval (Human Resources Department: Jessica Perpetua, Director of Human Services)
Presenter: Jessica Perpetua, Director of Human Services a) Resolution No. 2026-10

CONSENT RESOLUTIONS AND ORDINANCES (COUNCIL/RRB)
21 Item3.

February 18, 2026 Escondido City Council Minutes Page 6 of 9

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

11. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ESCONDIDO, CALIFORNIA, RETAINING

THE EXISTING SPEED LIMIT ON ONE STREET SEGMENT
Approved on January 28, 2026 with a vote of 5/0.
a) Ordinance No. 2026-01 (Second Reading and Adoption)

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

APPROVING A SPECIFIC PLAN AMENDMENT, DEVELOPMENT AGREEMENT, AND PLANNED

DEVELOPMENT PERMIT (MASTER AND PRECISE PLAN) TO FACILITATE CONSTRUCTION OF A 128 MULTI-FAMILY PROJECT AND ADOPTING A FIFTH ADDENDUM TO THE FEIR PREPARED FOR THE 2012 GENERAL PLAN UPDATE, DOWNTOWN SPECIFIC PLAN UPDATE, AND CLIMATE

ACTION PLAN REVISED MITIGATION MONITORING AND REPORTING PROGRAM Approved on January 28, 2026 with a vote of 4/1 (Martinez - No). a) Ordinance No. 2026-02 (Second Reading and Adoption)

PUBLIC HEARING

13. 2025-2029 HOUSING AND URBAN DEVELOPMENT (“HUD”) CONSOLIDATED PLAN AND ALLOCATION PROCESS FOR FISCAL YEAR (“FY”) 2026-2027 FUNDING Request the City Council conduct a Public Hearing to (1) review and reaffirm the priorities adopted in the 2025-2029 Consolidated Plan; (2) approve an allocation process for Fiscal Year 2026-2027 utilizing the maximum allowable allocations for public services and the maximum allowable allocations for administration of the Community Development Block Grant (“CDBG”) Program; and (3) authorize the release of a Request for Proposals ("RFP") for public services and community development activities. (File Number 0875-55) Staff Recommendation: Approval (Development Services Department: Kevin Snyder, Director of Development Services)
Presenters: Danielle Lopez, Housing & Neighborhood Services Manager and Dulce Salazar, Management Analyst
Motion: White; Second: Martinez; Approved: 5-0

CURRENT BUSINESS
22 Item3.

February 18, 2026 Escondido City Council Minutes Page 7 of 9

14. SENATE BILL 707 OVERVIEW, IMPACTS ON CITY COUNCIL MEETINGS, AND ADOPTION OF RESOLUTION NO. 2026-25 ESTABLISHING A TECHNOLOGY DISRUPTION POLICY Request the City Council adopt Resolution No. 2026-25 establishing a Technology Disruption Policy for City Council meetings in compliance with Senate Bill 707 and the Ralph M. Brown Act and receive and file this report. (File Number 0610-90) Staff Recommendation: Approval (City Clerk's Office: Zack Beck, City Clerk) Presenter: Zack Beck, City Clerk
a) Resolution No. 2026-25
Motion: White; Second: Fitzgerald; Approved: 5-0

15. CALIFORNIA VOTER’S CHOICE ACT OVERVIEW AND NOVEMBER 4, 2025 VOTE CENTER

ANALYSIS
Receive and file this report providing an overview of the California Voter’s Choice Act, a detailed summary of activities prohibited on Election Day, an analysis of Vote Center operations during the November 4, 2025 Special Election, and an update on intergovernmental coordination and recommended advocacy actions to strengthen voter experience and election administration. (File Number 0650-10)
Staff Recommendation: Receive and File (City Clerk's Office: Zack Beck, City Clerk) Presenter: Zack Beck, City Clerk
Motion to approve sending letters drafted by the City Clerk to the San Diego County Board of Supervisors and the California State Legislature: White; Second: C. Garcia; Approved: 5-0

16. BOARD AND COMMISSION TERM EXTENSIONS AND RE-APPOINTMENTS Request the City Council (1) extend the terms of certain Board and Commission members until May 31, 2026; and (2) ratify Mayor White’s re-appointments of certain Planning and Building Advisory and Appeals Board members to full term. (File Number 0120-10) Staff Recommendation: Approval (City Clerk’s Office: Zack Beck, City Clerk) Presenter: Zack Beck, City Clerk
Motion to extend terms of the certain Boards and Commission members until May 31, 2026: C.

Garcia; Second: Martinez; Approved: 5-0
23 Item3.

February 18, 2026 Escondido City Council Minutes Page 8 of 9

Motion to re-appoint Planning Commissioners and Building and Advisory Appeals Board Members to full terms: C. Garcia; Second: White; Approved: 4-1 (Martinez – No)

FUTURE AGENDA

17. 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)

ORAL COMMUNICATIONS
Denise Rolen – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Cathy Haven – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Ronald Foster – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Georgine Tomasi – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Richard Garner Marni Von Wilpert – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

James Cassidy – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range. 24 Item3.

February 18, 2026 Escondido City Council Minutes Page 9 of 9

JC James Cassidy – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Amalia – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

James Cassidy – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Maryan Bruno – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Morrie Golcheh – Requested the City Council the contract with Immigration and Customs Enforcement (ICE) to use the Escondido Police Department Firing Range.

Morie Golcheh – Requested the City Council grant an exemption to the financial requirement of a traffic signal at a new 7-11 development project.

ADJOURNMENT
Mayor White adjourned the meeting at 7:05 p.m.

______________________________ _______________________________

MAYOR CITY CLERK

25 Item3.
26 Item4.

STAFF REPORT

March 4, 2026
File Number 0830-20

SUBJECT
PL25-0363: AUTHORIZATION REQUEST FOR A GENERAL PLAN AMENDMENT FOR HALLMARK

COMMUNITIES TO SUBMIT A PRIVATE DEVELOPMENT APPLICATION FOR PURPOSES OF CONSTRUCTING UP TO 70 SINGLE FAMILY DWELLING UNITS IN THE IMPERIAL OAKES CORPORATE CENTER (SPA#13)

DEPARTMENT
Planning Services, Development Services

RECOMMENDATION
Request the City Council consider adoption of Resolution No. 2026-42 authorizing City Staff to intake and process a General Plan Amendment to amend the adopted 2012 General Plan to facilitate construction of up to 70 single-family dwelling units in the Imperial Oakes Corporate Center (SPA #13).

Staff recommendat ion: Provide Direction (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
For the purposes of this agenda item, the City Council will only be providing direction to staff on the processing of a General Plan Amendment (“GPA”). Authorization to process the amendment application would have no direct fiscal impacts. The privately-initiated amendment application would be processed using existing staff resources with costs to be paid by the project proponent, applicant(s), and/or the future developer of the project site.

PREVIOUS ACTION
Applications within the Imperial Oakes Corporate Center : On October, 25, 2023, Catherine Ferguson, representing William R. Jungman and Raymond Mirbod (“Applicants”) requested authorization from City Council to process an amendment to the General Plan Land Use and Community Form Chapter requesting an expansion of the residential area overlay of the Imperial Oakes Corporate Center to four parcels located 27 Item5.

south of Rod McLeod Park ( Figure 1). As of t he publication of this Staff Report, City staff continue to process this request.

Figure 1 – Imperial Oakes (SPA#13) GPA Authorization Request (1) Existing Proposed

On February 1, 2024, City Council authorized a second General Plan Amendment request by Louie Martinez to amend the guiding principles of SPA #13 through text amendments and associated figure modifications in the General Plan Land Use and Community Form Chapter to expand the residential area overlay to the area north of Rod McLeod Park ( Figure 2). This request intends to allow for expansion of the existing Jehovah Witness Congregation to those parcels identified in the pink area in Figure 2. As of the publication of this Staff Report, City staff continue to process this second request.

28 Item5.

Figure 2 – Imperial Oakes (SPA#13) GPA Authorization Request (2) Existing Proposed

On June 18, 2024, Touchstone Communities, represented by Kerry Garza , submitted an application for a General Plan Amendment, Zone Map Amendment, Tentative Subdivision Map/Condominium Permit, Grading Exemption, Administrative Adjustment, Major Plot Plan , and Design Review Permit to construct 70 “for-sale” dwelling units. Mr. Garza’s request was initially associated with the first GPA request (refer to Figure 1); however, the property owner at the time entered a purchase and sales agreement with Mr.

Garza separately to ensure the project would move forward and not be delayed by the processing of the original request. Mr. Garza’s project effectively remove d the parcel from the Imperial Oakes Corporate Center, and established a General Plan land use designation of Urban IV (U4: 24 dwelling units per acre ) (Figure 3). This request was reviewed by the City Council on February 25, 2026. 29 Item5.

BACKGROUND
Current Request: On December 12, 2025, L. Stan Weiler representing Hallmark Communities (“Applicant”), submitted a General Plan Amendment request to expand the aforementioned residential overlay to properties northwest of Rod McLeod Park ( Figure 4). The subject parcels are the blue area identified in Figure 4 while the pink and yellow areas to the north, east, and southeast are those parcels associated with the other GPA requests. The Applicant states the purpose of the expansion is to facilitate con struction of approximately 70 to 75 units through the Tentative Subdivision Map process, and potentially a Density Bonus Request as permitted by State Density Bonus Law and Article 67 (Density Bonus and Residential Incentives) of the Escondido Zoning Code (Attachment “1” – Applicant Request).

Pursuant to state law, a local agency may only amend state mandated chapters (including the Land Use element) four times in a calendar year. Planning Services is currently processing a number of General Plan Amendments throughout the City, and it is likely that GPA requests anticipated for decision in 2026 will be batched in order to comply with state law.

Figure 3 – Imperial Oakes (SPA#13) GPA Authorization Request (3) Proposed Existing
Figure 4 – Imperial Oakes (SPA#13)
GPA Authorization Request (4)
30 Item5.

ANALYSIS
At this time, the Applicant requests authorization from the City Council to process the General Plan Amendment as required by Section 33-1261 (Application, initiation, and fee) of the Escondido Zoning Code. If authorization is granted, City staff will intake the remaining fees necessary for the proposed project including but not limited a Tentative Subdivision Map, and any necessary environmental review.

The merits of the actual development proposal will be analyzed at the time of formal submittal, and will be brought to the City Council at a future date following a recommendation from the Planning Commission.

The authorization to proceed with the General Plan Amendment does not bestow approval upon any of the aforementioned applications and does not commit the City Council to any future acti on. The application as a whole will return to City Council with a recommendation from the City’s Planning Commission.

ENVIRONMENTAL REVIEW
The action before the City Council is statutorily exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15262, Feasibility and Planning Studies. This agenda item involves the consideration of processing a General Plan Amendment application. This general direction does not have a legally binding effect on any possible future dis cretionary action. A future proposal will have to undergone environmental review pursuant to the CEQA Guidelines.

City staff will file a Notice of Exemption pursuant to the CEQA Guidelines (Attachment “2” – Notice of Exemption)

CONCLUSION
At this time, Ci ty staff is requesting that the City Council provide direction on the request by Hallmark Communities to amend the adopted 2012 General Plan to facilitate development of the proposed project.

The City Council may approve Resolution No. 2026-42, authorizing Development Services to accept the application, or may deny the request to process such a request. The City Council may provide feedback to staff, as well as the Applicant, regarding the requested GPA.

If the City Council grants authorization, City staff will review the General Plan Amendment and associated development proposal for conformance with the General Plan’s policies and Quality -of-Life standards enshrined in the 2012 General Plan.

RESOLUTIONS
a. Resolution No. 2026-42
31 Item5.

ATTACHMENTS
a. Attachment “1”—Applicant Request
b. Attachment “2”—Draft Notice of Exemption
32 Item5.

LOUNSBERY FERGUSON

ALTONA & PEAK LLP
960 Canterbury Place, Suite 300
Escondido, California 92025-3870
JOHN W. WITT
1932-2018
Telephone (760) 743-1201
Facsimile (760) 743-9926
www.LFAP.com
L. STAN WEILER Di rect: (760) 743-1226, ext. 134
Email: [email protected]
1 Decem
ber 12, 2025
Ve
ronica Morones, City Planner
City Hall, Planning Department
201 N Broadway
Escondido, CA 92025
RE: G
eneral Plan Amendment – Specific Plan Area #13
De
ar Ms. Morones:

I
am writing on behalf of the owner of three parcels located within the Imperial Oakes Corporate Center SPA #13 regarding a General Plan Amendment (GPA) of the Specific Plan Area (SPA) to allow for additional residential uses through the expansion of the existing residential use overlay.

The owner request s that the City initiate the GPA i n anticipation of processing a future development project that would include a Tentative Subdivision Map for single-family units and the implantation of the benefits associated with a density bonus request.

GP
A Proposal
SPA #13 contains a residential overlay allowing residential development across the SPA . The owners propose extending the existing residential overlay to include three additional parcels north of Loma Lane. The extension would add approximately 8.13 acres to the Overlay. The added parcels are APNs 226-330-24 (2.026 ac), 226-330-25 (0.995 ac) and 226-370-11 (5.105 ac). The Amendment would allow uses which are permitted under residential zoning on those parcels. A map showing the expanded residential overlay and a redlined version of the SPA text as it would be modified by the amendment currently being proposed are attached.

The
City’s General Plan Amendment policy E2.2 states that when a General Plan Amendment is submitted to the City, the City shall consider whether identified physical, social, or city- wide economic factors or changes that have made the existing General Plan designation, policy statement goal, or intent in question inappropriate from the standpoint of the general public welfare.

Attachment "1"
33 Item5.

2 In this case, the state- wide housing crisis has necessitated the need for additional housing to be planned for and developed by all cities. Allowing the expansion of the overlay to provide residential development on the additional parcels increases the City’s planned housing inventory and furthers its goal of reaching its RHNA quota. Additionally, after the COVID pandemic led to a drastic increase in people working from home, there has been a severe decline in the need or desire for additional office or commercial development. The current need for housing and decline in the retail/office market has made the current designatio n inappropriate and a change to allow residential would benefit the general public welfare in allowing more much-needed housing to be developed.

The adjacent area already includes various types of residential development including single - family and a recreational vehicle campground to the south and single-family to the north, west and east. There is also ample supportive commercial within ½ to ¾ mile s of the site including the El Norte Parkway Plaza to the southwest and Del Norte Plaza to the southeast.

Proposed Development Project
The applicant/property owner proposes a single- family development project that will require the processing of a Tentative Subdivision Map along with a request for a density bonus. The product type is anticipated to consist of two-story single-family homes and potentially a limited number of homes with a loft/similar accessory use in a three -story configuration within the 35-foot height limitation. As a part of the density bonus request, the deed restricted affordable units are expected to contain units of similar floor plans to the market rate units and will be ownership type units (no affordable rental units proposed). The exact unit count is currently unknown but is anticipated to be in the range of 70 – 75 units. P rior to the formal Tentative Subdivision Map submittal, the applicant will proceed through the Pre-Application Meeting process whereby a more detailed plan will be presented.

Based on the City’s criteria, the amendment of the SPA would conform to the General Plan goal of amending designations that are no longer appropriate due to changes in social and economic factors. Therefore, the owners request that the City initiate the General Plan Amendment process for SPA #13.

Thank you for your consideration.

Sincerely,

LOUNSBERY FERGUSON ALTONA & PEAK, LLP

L. Stan Weiler, AICP

Attachments –
Proposed SPA #13 Revised Language
Proposed General Plan Amendment – Exhibit 1
Attachment "1"
34 Item5.

13. Imperial Oakes Corporate Center SPA #13

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

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

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

Adopted Plan Details: None

SPA 13 Guiding Principles:

1) The Specific Plan shall establish provisions for a comprehensively planned development focused on high paying, high employee density employment opportunities.

2) The Specific Plan(s) shall include Smart Growth principles, and provide details regarding the appropriate access points, unifying design themes, attractive development standards and guidelines, land uses, and the prioritization of infrastructure improvements to accommodate growth. In addition, opportunities for a public trail system or other public recreational amenity that will link to Rod McLeod Community Park shall be integrated into the plan.

3) Increased building heights and intensities shall be focused along Interstate 15 and in areas more distanced from the residential uses area to ensure compatibility. Employment uses shall integrate specific features to ensure compatibility with semi-rural the residential areas accessed from South Iris Lane by incorporating appropriate lower intensity land uses, building materials, heights, separation, orientation, colors, heights, screening, lighting and signage. Uses within the Residential Overlay Area (as shown on the map) shall be those permitted or conditionally permitted under Residential Zoning and shall not require a Specific Plan. Maximum densities in the residential Residential Overlay Area of the Specific Plan shall be consistent with the Urban I single family land use designation.

4) The Specific Plan(s) shall include programs addressing legal non-conforming residential uses that ensure their eventual integration into future planned business park operations while allowing their continued operation prior to transitioning to non-resident ial uses. Criteria and standards for proposed grading, circulation, and utility extensions shall be included to avoid adverse impacts and allow integration of adjacent SPA properties.

Attachment "1"
35 Item5.

PROPOSED GENERAL PLAN AMENDMENT
Residential Overlay – SPA #13
Attachment "1"
36 Item5.

CITY OF ESCONDIDO

PLANNING DIVISION
201 NORTH BROADWAY
ESCONDIDO, CA 92025-2798
760-839-4671
No tice of Exemption
To: Assessor/Recorder/County Clerk
Attn: Fish and Wildlife Notices
1600 Pacific Hwy, Room 260
San Diego, CA 92101
MS: A-33
From: City of Escondido
Planning Division
201 North Broadway
Escondido, CA 92025
Pr
oject Title/Case No: PL25-0363/General Plan Amendment Authorization for Hallmark Communities Pr
oject Location - Specific: The project location is located north of W El Norte Parkway and west of Centre City Parkway, and is bounded by Loma Lane to the south and Greenview Road to the north, and is addressed as 1842 Greenview Road, 1898 Greenview Road, and 648 Loma Lane, Escondido (APNs: 226-330-25-00, 226-330-24-00, and 226-370-11-00)
Pr
oject Location - City: Escondido Project Location - County: San Diego De
scription of Project: Hallmark Communities request authorization from the City Council to allow the processing of a General Plan Amendment to amend the City ’s adopted 2012 General Plan to expand a residential overlay over the subject properties to allow for a residential development in the Imperial Oakes Corporate Center ( SPA#13) (“Project”). The Pro ject would allow for further processing of the General Plan Amendment and associated entitlements which are subject to further discretionary and environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines.

Na
me of Public Agency Approving Project: City of Escondido Na
me of Person or Agency Carrying Out Project:

Name:

Hallmark Communities (C/O of Sean Santa Cruz)
Addr
ess: 740 Lomas Santa Fe Drive, Suite 204, Solana Beach, CA Telephone: 858-481-3310 Private entity School district Local public Agency State agency Other special district Ex
empt Status:,The Project is statutorily exempt pursuant to CEQA Guidelines section 15262 (Feasibility and Planning Studies).

Reasons why project is exempt: The Project is statutorily exempt from CEQA because it involves the authorization to further review a proposed General Plan Amendment and associated discretionary entitlements that will undergo a comprehensive environmental review consistent with the CEQA Guidelines. The granting of the authorization does not commit the lead agency to any future action associated with future discretionary application.

Lead Agency Contact Person: Ivan Flores, AICP, Principal Planner Area Code/Telephone/Extension: 760-839- 4529
Si
gnature:

Iv an Flores, AICP Date
Principal Planner
Signed by Lead Agency Date received for filing at OPR:

Signed by Applicant
Attachment "2"
37 Item5.

RESOLUTION NO. 2026-42

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING FURTHER

PROCESSING OF A GENERAL PLAN AMENDMENT TO

FACILITATE A RESIDENTIAL DEVELOPMENT IN THE

IMPERIAL OAKES COPRORATE CENTER

APPLICANT: Hallmark Communities (C/O Sean Santa
Cruz)

CASE NO: PL25-0363

WHEREAS, on December 12, 2025, L. Stan Weiler representing Hallmark Communities (“Applicant”) filed a request to amend the City’s adopted 2012 General Plan to expand a residential overlay over properties located north of Loma Lane (APN(s): 226 -330-24, 226-330-25, and 226 -370-11) within a single-family residential zoning district (R -1-10) and General Plan Land Use Designation of Imperial Oakes Corporate Center (SPA#13) (“Project”); and WHEREAS, pursuant to Division 4 (Amendments and Zone Changes) of Article 61 (Administration and Enforcement) of the Escondido Zoning Code , the City Council shall authorize further processing of amendments to the City’s General Plan; 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, the Project is st atutorily exempt from environmental review pursuant to CEQA Guidelines Section 15262 (Feasibility and Planning Studies) since it merely involves consideration of further processing of a development proposal which will undergo environmental review pursuant to the Guidelines; and
WHEREAS, the City Council held a duly noticed public meeting on March 4, 2026, as prescribed by law, at which time the City Council received and considered the Staff Report, dated March 4, 2026, with 38 Item5.
attachments, 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 inf ormation, and other material, submitted by the Applicant;
b. Oral testimony from City staff, interested parties, and the public; c. The City Council Staff Report, dated March 4, 2026, which is incorporated herein as though fully set forth herein;
d. Additional information submitted during the public meeting; and 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 Council’s decision is based, which documents and material shall be available for public inspection and copying in accordance with the provisions of the California Public Records Act.

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

1. That the above recitations are true.

2. That the City Council has reviewed the Notice of Exemption prepared for the Project, which is attached to the City Council Staff Report, dated March 4, 2026 . The City Council, in its independent judgement, has determined the Project to be exempt from environmental review pursuant to CEQA Guidelines section 15 262 (Feasibility and Planning Studies ) in that future discretionary actions related to the development proposal shall be evaluated pursuant to the CEQA Guidelines.

3. The City Council hereby authorizes further processing of the General Plan Amendment as requested by the Applicant, subject to review for compliance with all applicable ordinances, and policies. 39 Item5.

STAFF REPORT

March 4, 2026
File Number 0600-10; A-3553-3

SUBJECT

REQUEST APPROVAL FOR CONTRACT AMENDMENT TO THE CONSULTING AGREEMENT WITH KIMLEY HORN AND ASSOCIATES, INC. FOR THE JOHN MASSON MEMORIAL BIKE PARK PROJECT

DEPARTMENT
Development Services, Engineering Services and Public Works

RECOMMENDATION
Request the City Council adopt Resolution No. 2026-41, authorizing the Mayor, on behalf of the City, to execute the Third Amendment to Consulting Agreement with Kimley Horn for project management, and design services in the amount of $93,185.

Staff Recommendation: Approval (Kevin Snyder, Development Services Director and Joseph Goulart, Public Works Director)
Presenter: Michael Tully, Project Manager
ESSENTIAL SERVICE – Yes, Parks Facilities/Open Spaces
COUNCIL PRIORITY – Drive Community and Land Development

FISCAL ANALYSIS
The cost associated with the amendment to this Consulting Agreement will be paid from the Capital Improvement Program out of Park Development fees project accounts as well as a Prop 68 Grant from the California Department of Parks and Recreation and will have no impact on the General Fund. The Third Amendment to the Consulting Agreement with Kimley Horn and Associates, Inc. for additional utility work, project management and design services will be in the amount of $93,185.

PREVIOUS ACTION
On November 18, 2020, the City Council authorized the Mayor and approved application(s) for Prop 68 Grant funds allocations of $271,303 to complete and submit all documents necessary for the completion of the grant scope(s) as well as approve naming of proposed bike park, the John Masson Memorial Bike Park in honor of late Councilmember John Masson.

On December 7, 2022, the John Masson Bike Park (“Project”) was included as part of the Fiscal Year 2021/22 Financial Status Report and American Rescue Plan Act (“ARPA”) Update. The roject is to be 40 Item6.

placed inside Jesmond Dene Park with Prop 68 Grant funds, however, since the community surrounding the park does not qualify as a severely disadvantaged community, a match in the amount of $70,000 was required and was approved by Council.

On June 14, 2023, the City Council received an update on the ARPA funds which John Masson Bike Park Project was a part of and approved the overall Budget Adjustment Request.

On January 31, 2024, the City Council approved the recommended approach for expending the ARPA and Park Development funds and approve the Budget Adjustment Request which John Masson Bike Park Project was included as one of the Park Capital Projects.

On December 4, 2024 , City Council was requested to receive and file the Annual Financial Report on Development Impact Fees which John Masson Bike Park project was a part of, and City Council approved the Annual Report of Capital Funds Funded by Development Impact Fee Per Government Code Section 66006.

On June 19, 202 4, the the First Amendment to Consulting Agreement with Kimley Horn for project management and design services in the amount of $66,620 was signed.

On May 7, 2025 the City Council approved the Second Amendment to Consulting Agreement with Kimley Horn for project management and environmental services in the amount of $65,525.

BACKGROUND
The initial stages of the Project began on November 18, 2020 with the approval for use of Prop 68 Grant in the amount of $271,303 and to be named “John Masson Memorial Bike Park” located at Jesmond Dene Park. Initially, the Project was considered C alifornia Environmental Quality Act ( “CEQA”) exempt. The public engagement portion of this Project was started in April 2023, where the public weighed in on the design. Two public meetings were held, one on April 22, 2023 and the second on August 12, 2023. A third meeting was scheduled in Summer of 2024 at the site where the conceptual design for the bike park was presented to the community.

A biological study was conducted in the summer of 2024, specifically looking at the possible existence of gnatcatcher habitat. There was no presence of gnatcatcher discovered during the survey from Helix Environmental, Inc. however, it was also determined that above mention studies and compliance would be necessary. It was discovered additional biological studies, CEQA compliance and cultural resource monitoring would be necessary for the Project to continue.

In the Winter of 2024/2025, the CEQA compliance began wit h an Initial Mitigat ed Negative Declaration study on the Project for Plot Plan Application number P PL25-0111. The study looked at the 21 potential environmental factors that could be affected by the Project, 4 of 21 factors checked off as less than significant impact with mitigation incorporated. Mitigation measures were put into place into the report 41 Item6.

which will be followed during construction of the Project with final determination being a Mitigated Negative Declaration (“MND”). This MND was put out for the 30-day mandated public review period at which no comments were received during that period.

In November of 2024, the outreach for cultural resource reporting began with four local tribes receiving a certified mailed letter and email alerting them to the Project and that excavation would be taking place.

Three tribes were responsive wanting to enter into negotiations and one was deemed unresponsive after multiple attempts. The negotiations began in the Spring of 202 5 and closed out in December 2025 receiving letters from two of the tribes stating that negotiations have closed. Planning staff has not received the third letter from the third tribe to move forward with finalizing the MND. However, the deadline for receiving that letter is Monday, February 23, 2026. If letter is not received, the city can take steps to close out finalization of MND. Once MND is finalized a n agreement with each tribe will be assembled and signatures gathered that will allow tribal monitor representatives along with an archeologist be present for monitoring for cultural resources during excavation at certain depths for the Project.

At the time of writing this Staff Report, the Project is very close to satisfying CEQA compliance, Cultural Resource Monitoring requirements as well as Plot Plan Application approval. All of these requirements and the impacts to the design and supporting documents were not initially anticipated because the scope of the Project was much smaller in 2020. Since the Project grew in scope it was necessary to follow all compliance matters and adjust design and supporting documents to align. The City need additional funds in order to ensure Kimley Horn can make all final adjustments to the design and supporting documents to finish out the Project.

City staff will be receiving the final design plan set along with all supporting documentation in March for Plot Plan Application approval . The final Mitigated Negative Declaration report including the mandated 30-day public review period will also be finalized and pending approval by Planning staff in March.

Staff recommends approval of Resolution No. 202 6-41 authorizing the Third Amendment to Consulting Agreement that will fund additional project management and design services to complete the final 100% design plans and all necessary supporting documentation for the John Masson Bike Park Project.

RESOLUTIONS
a. Resolution No. 2026-41
b. Resolution No. 2026-41 – Exhibit “A” – Third Amendment to Consulting Agreement

42 Item6.

RESOLUTION NO. 2026-41

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING THE MAYOR

TO EXECUTE, ON BEHALF OF THE CITY, AMENDMENT
NO. 3 TO THE CONSULTING AGREEMENT WITH KIMLEY
HORN AND ASSOCIATES, INC. FOR THE JOHN MASSON

MEMORIAL BIKE PARK PROJECT

WHEREAS, the City Council has allocated funding in the adopted Capital Improvement Program (“CIP”) budget for the John Masson Memorial Bike Park Project; and WHEREAS, additional utility work, project management, and design serv ices are necessary to complete the John Masson Memorial Bike Park Project to comply with Utility Service Standards; and WHEREAS, it is in the City’s best interest to execute Amendment No. 3 to the Consulting Agreement with Kimley Horn and Associates, Inc. for the additional utility work, project management, and design services in the amount of $93,185; and
WHEREAS, the additional funding for this request will be allocated out of Park Development fees.

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

1. That the above recitations are true.

2. That the City Council finds that at this time it is in the best public interest to amend the Consulting Agreement with Kimley Horn and Associates.

3. That the Mayor is authorized to execute, on behalf of the City, Amendment No. 3 to the Consulting Agreement with Kimley Horn and Associates, Inc., which is attached and incorporated to this Resolution as Exhibit “A”, and subject to final approval as to form by the City Attorney. 43 Item6.

CITY OF ESCONDIDO

THIRD AMENDMENT TO CONSULTING AGREEMENT
This Third Amendment to Consulting Agreement (“Third Amendment”) is made and entered into as of the last signature date set forth below (“Effective Date”), Between: CITY OF ESCONDIDO
a California municipal corporation
201 N. Broadway
Escondido, CA 92025
Attn: Michael Tully
760-839-4087
("CITY")
And: Kimley-Horn and Associates Inc.
a North Carolina Corporation
500 La Terraza Blvd, Suite 300
Escondido, CA, 92025
Attn: Megan Ulery
619-744-0177
("CONSULTANT").
(The CITY and CONSULTANT each may be referred to herein as a “Party” and collectively as the “Parties.”)
WHEREAS, the Parties entered into that certain Consulting Agreement dated February 6, 2023, which was subsequently amended by A First Amendment dated June 19, 2024, and a Second Amendment dated May, 13, 2025 (collectively referred to herein as “Agreement”), wherein City retained CONSULTANT to provide services for the design of a three-acre bike park in Jesmond Dene Park, as more specifically described in the Agreement: and WHEREAS, the Parties desire to amend the Agreement to include additional services as described in “Attachment A” to this Third Amendment, which is attached hereto and incorporated herein by this reference.

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

1. In addition to those services described in the Agreement, the CONSULTANT shall furnish all of the Services described in “Attachment A” to this Third Amendment.

2. The CITY will compensate CONSULTANT in an additional amount not to exceed the sum of $93,185 pursuant to the conditions contained in “Attachment A” to this Third Amendment.

Resolution No. 2026-41
Exhibit "A"

Page 1 of 10 ends

44 Item6.

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

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

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

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

(SIGNATURE PAGE FOLLOWS)

Resolution No. 2026-41
Exhibit "A"

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45 Item6.

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

CITY OF ESCONDIDO

Date: __________________ ____________________________________ Dane White, Mayor

KIMLEY-HORN AND ASSOCIATES, INC.

Date: __________________ ___________________________________ Megan Ulery, Vice President

APPROVED AS TO FORM:

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

BY: __________________________

D
ATE: _________________

THE CITY OF ESCONDIDO DOES NOT DISCRIMINATE AGAINST QUALIFIED PERSONS WITH DISABILITIES.

Resolution No. 2026-41
Exhibit "A"

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46 Item6.

ATTACHMENT “A”
Scope of Work

A. General

Kimley-Horn and Associates, Inc. a North Carolina corporation (“Consultant”) will provide the City of Escondido, a California municipal corporation (“City”) with continued consulting services related to the City’s John Masson Bike Park Project (“Project”).

B. Location

Consultant to provide services in relation to the Project at various locations including but not limited to certain services at 2401 N. Broadway, Escondido, CA 92026 (“Project Site”) see Exhibit 1, which is attached hereto and incorporated herein by this reference.

C. Services

In addition to those services described in the Agreement, Consultant shall provide the services detailed in Exhibit 2 to this Scope of Work, which is attached hereto and incorporated by this reference. In the event of a conflict between the Agreement (including this Scope of Work) and Exhibit 2, the terms of this Agreement shall prevail.

D. Scheduling

Consultant to schedule specific dates of work in advance by contacting Michael Tully at 760- 839-4011 or [email protected]. Further instructions will be provided upon scheduling.

E. Contract Price and Payment Terms

The contract price of this Third Amendment shall not exceed $93,185. The contract price of this Third Amendment ($93,185) includes all labor, materials, equipment, and transportation required to perform the work, and shall bring the cumulative contract price of the Agreement to $359,310.

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

F. Term
The term of this Third Amendment shall be from the Effective Date of this Third Amendment through December 31, 2029.

Resolution No. 2026-41
Exhibit "A"

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47 Item6.

EXHIBIT “1”
Resolution No. 2026-41
Exhibit "A"

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48 Item6.

EXHIBIT “2”

Please see attached.

Resolution No. 2026-41
Exhibit "A"

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49 Item6.

Exhibit A
Resolution No. 2026-41
Exhibit "A"

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50 Item6.

Resolution No. 2026-41
Exhibit "A"

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51 Item6.

Resolution No. 2026-41
Exhibit "A"

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Resolution No. 2026-41
Exhibit "A"

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STAFF REPORT

March 4, 2026
File Number 0600-10; A-2707-4

SUBJECT
AMENDMENT NO. 4 TO THE 2003 RECYCLED WATER SERVICE AGREEMENT BETWEEN THE CITY OF

ESCONDIDO, RINCON DEL DIABLO MUNICIPAL WATER DISTRICT, AND SAN DIEGO GAS & ELECTRIC COMPANY.

DEPARTMENT
Utilities

RECOMMENDATION
Request the City Council adopt Resolution No. 2026-20, authorizing the Mayor to execute, on behalf of the City of Escondido, the Fourth Amendment to the 2003 Recycled Water Service Agreement among the City of Escondido , Rincon del Diablo Municipal Water District, and San Diego Gas and Electric Company (“SDGE”).

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

FISCAL ANALYSIS
Revenue from Rincon for recycled water purchased by Rincon and for recycled water used by SDGE is based on an annual fixed fee per acre foot of recycled water and fixed capacity fees charged to SDGE. This fee has an escalation rate not to exceed 5% of the annual Consumer Price Index.

Historical Revenue:

FY 22/23 $1,480,743
FY 23/24 $2,058,088
FY 24/25 $2,433,954

54 Item7.

PREVIOUS ACTION
On March 26, 2006, Council approved Resolution No. 2006 -69, authorizing the Mayor and City Clerk, to execute, on behalf of the City, an Assignment and Assumption of Obligation Agreement and the Third Amendment to the Recycled Water Service Agreement.

On September 14, 2005, Council approved Resolution No. 2005-219, authorizing the Mayor and City Clerk to execute, on behalf of the City, a Second Amendment to the Recycled Water Service Agreement.

On July 28, 2004, Council approved Resolution No. 2004-185R, authorizing the Mayor and City Clerk to execute, on behalf of the City, a First Amendment to the Recycled Water Service Agreement.

BACKGROUND
In 2003, the City of Escondido (“Escondido”), JRM-ERTC I, LP (“JRM”) and Palomar Energy, LLC (“Palomar”) entered into a Development Agreement for certain real property for appro ximately 171 acres located along the southwest edge of the City of Escondido within the Escondido Research and Technology Park Specific Plan (“ERTC”) (the “Property”). The Development Agreement anticipated the development of a light industrial business park and an optional 550-megawatt power generating facility, related open space and landscaping and the construction of other public and private improvements. The powerplant (the “Project”) would occupy approximately 20 acres of the developable area.

The Property lies within the Rincon del Diablo Municipal Water District (“Rincon”). Since 1999, Escondido has supplied wholesale recycled water to Rincon, for distribution within Rincon’s service area, under a 34- year Agreement for Purchase of Recycled Water. This agreement with Rincon remains in effect until it expires in 2034.

The Project was expected to use a substantial amount of recycled water supplied under a three -party distribution agreement among Escondido, Palomar, and Rincon. To support this service, the Project would require facilities from both Escondido and Rincon. The Rincon Facilities would consist of a new recycled water supply pipeline extending from the wholesale delivery point to the Project. The Escondido Facilities would include the Hale Avenue Resource Recovery Facility (“HARRF”), the recycled water distribution system to the wholesale delivery point, and brine return infrastructure (including a new pipeline).

In March 2003, Escondido, Rincon, and Palomar executed a Recycled Water Service Agreement (“Primary Agreement”) establishing the responsibilities for constructing facilities, supplying recycled water, receiving brine return, and meeting billing, operational, and termination requirements.

The agreement required Palomar to provide written notice of its Expected Initial Service Date (“Notice”), at least 24 months in advance and no later than June 30, 2008, to ensure adequate time for Escondido to design and construct the required facilities.
55 Item7.

In March 2004, pursuant to Section 4.9 of the Development Agreement, Escondido and Palomar executed a First Operating Memorandum. Under this memorandum, Escondido agreed to begin preliminary engineering and permitting for the Escondido Facilities, and Palomar agreed to advance funds to support this work prior to submitting the formal service notice.

Three subsequent amendments to the Primary Agreement were adopted:
 First Amendment (October 2004): Revised timeline provisions and redefined the Initial Service Date to reflect Escondido’s accelerated efforts to complete facilities.  Second Amendment (September 2005): Adjusted operational milestones, payment terms, and provisions related to recycled water use.
 Third Amendment (March 2006): Added requirements for a new pipeline and associated facilities to connect to Escondido’s recycled water system to a supplemental raw water supply from the San Diego County Water Authority to ensure service continuity during interruptions at the HARRF.

The Primary Agreement is set to expire on March 29, 2026. The Utilities d epartment recommended execution of a Fourth Amendment to the Primary Agreement to extend the term date by seven years to February 9, 2033 – aligning it with the term date of the recycled water purchase agreement with Rincon - and revise the recycled water supply rate. The amendment would reduce the required supply from 5,000 gallons per minute (peak) and 3,000 gallons per minute during Project operation (average) to 2,800 gallons per minute for both peak and average flows, reflecting lower -than-expected recycled water usage by SDGE while also maintaining adequate recycled water availability for Escondido’s Membrane Filtration Reverse Osmosis (“MFRO”) facility.

RESOLUTIONS
a. Resolution No. 2026-20
b. Resolution No. 2026-20 - Exhibit “A” - Fourth Amendment to the Recycled Water Service Agreement

56 Item7.

RESOLUTION NO. 2026-20

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING THE MAYOR

TO EXECUTE, ON BEHALF OF THE CITY, AMENDMENT
NO. 4 TO THE 2003 RECYCLED WATER SERVICE

AGREEMENT AMONG THE CITY OF ESCONDIDO,

RINCON DEL DIABLO MUNICIPAL WATER DISTRICT, AND

SAN DIEGO GAS AND ELECTRIC COMPANY

WHEREAS, on March 26, 2003, the City Council authorized the execution of a Recycled Water Service Agreement (“Agreement”) in connection with the Development Agreement for the Escondido Research and Technology Park project; and
WHEREAS, on July 28, 2004, the City Council authorized the execution of the First Amendment to the Agreement to reflect modified terms and conditions associated with the City of Escondido’s effort to expedite the original timeframe for completion and the updated recycled water and brine return requirements; and
WHEREAS, on September 14, 2005, the City Council authorized the execution of the Second Amendment to the Agreement to reflect adjusted operational milestones, payment terms and provisions related to recycled water use; and
WHEREAS, on March 26, 2006, the City Council authorized the execution of the Third Amendment to the Agreement to reflect new pipeline requirements and associated facilities connecting the City of Escondido’s recycled water system to a supplemental raw water supply from the San Diego County Water Authority to ensure service continuity during interruptions at the Hale Avenue Resource Recovery Facility; and
57 Item7.

WHEREAS, the parties now desire to amend the Agreement to extend the term of the Agreement for an additional seven years and to modify the rate of recycled water flow; and WHEREAS, the City Council finds it to be in the public interest, to approve the Fourth Amendment to the Recycled Water Service Agreement.

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

1. That the above recitals are true.

2. That the City Council authorizes the Mayor to execute, on behalf of the City, the Fourth Amendment to the Recycled Water Service Agreement, which is attached as Exhibit “ A” to this resolution, subject to the approval of the City Attorney’s Office.

58 Item7.

Resolution No. 2026-20
Exhibit "A"

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Resolution No. 2026-20
Exhibit "A"

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Resolution No. 2026-20
Exhibit "A"

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STAFF REPORT

March 4, 2026
File Number 1330-85

SUBJECT

CONTINUING REPAIR OF THE EMERGENCY REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN

DEPARTMENT
Utilities

RECOMMENDATION
Request the City Council adopt Resolution No. 2026-26 declaring that pursuant to the terms of Section 22050 of the California Public Contract Code, the City Council finds that there is a need to continue the emergency repair of the Escondido Trunk Sewer Ma in. The Resolution, which must be passed by four - fifths vote, also declares that public interest and necessity demand the immediate expenditure to safeguard life, health, or property
Staff Recommendation: Approval (Utilities: Daniel Peterson, Director of Utilities) Presenter: Kyle Morgan, Assistant Director of Utilities, Wastewater ESSENTIAL SERVICE – Yes, Keep City Clean for Public Health and Safety; Sewer COUNCIL PRIORITY –Prioritize Public Safety

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

PREVIOUS ACTION
On June 26, 2024, the City Council adopted Resolution No. 20 24-86, ratifying Proclamation No. 2024-02, affirming that it was appropriate for City staff to forego competitive bidding procedures and work with contractors for the necessary emergency repair of the failing trunk sewer main.

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

On July 17, 2024, the City Council adopted Resolution No. 2024-103, reaffirming that there was a need to continue efforts toward emergency repair of the failing trunk sewer main. 62 Item8.

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

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

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

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

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

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

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

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

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

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

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

On February 19, 2025, the City Council adopted Resolution No. 2025-08, reaffirming that there was a need to continue efforts toward the emergency repair of the failing trunk sewer line. 63 Item8.

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

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

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

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

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

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

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

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

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

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

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

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

On October 15, 2025, the City Council adopted Resoluti on No. 2025 -127, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line. 64 Item8.

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

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

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

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

On January 28, 2026, the City Council adopted Resolution No. 2026-09, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

On February 18, 2026, the City Council adopted Resolution No. 2026-19, reaffirming that there was a need to continue efforts toward the emergency repair for the failing trunk sewer line.

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

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

65 Item8.

Figure 1

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

Section 2 emergency repair work began on July 25, 2024, and is anticipated to be complete by April 17, 2026. The contractor, CCL Contracting, Inc. (“CCL”), has installed approximately 6,050 linear feet of trunk main, from Grape Day Park to Hickory Street, within Pennsylvania Avenue; north within Hickory Street from the intersection of Pennsylvania Avenue and Hickory Street to just south of the intersection of Hickory Street and Lansing Circl e; easterly through the Westmont Assisted Living Community; and continues easterly within the City’s Escondido Creek private property/public utility easement, paralleling the south side of Escondido Creek to Grape Street. The additional restoration work at Westmont Assisted Living Community, which included abandonment and slurry fill of 2,000 feet of 21 -inch sewer, abandonment and slurry fill of 14 manholes, and repair of 40 feet of 21 -inch trunk sewer line within the bike path at Date Street, has been completed.

In June 2025, a construction conflict with a 36” diameter water transmission main along the bike path was identified. City staff determined that rerouting the sewer trunk main from the bike path into East Valley Parkway, provided the best value to the city from a cost, constructability, product longevity, and risk mitigation. Construction on North Fig Street, south of the channel bridge, between Washington Avenue and Valley Parkway, began on September 2, 2025, and was completed on September 19, 2025 . Utilities Construction on East Valley Parkway, between Fig Street and Beech Street, began on September 23, 2025 with work occurring at night to minimize the impact to the community. Night work on E. Valley Parkway concluded on Thursday, January 29, and transitioned to daytime operations on Beech Street beginning Monday, February 2. Installation of the 24-inch pipe on East Valley Parkway is complete. Additional work, 66 Item8.

to date, includes the installation of a modified storm drain box, nine manholes and 13 laterals. Electronic message boards and signs updating the community are in place, where appropriate, throughout the construction project site and will remain through the duration of work.

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

RESOLUTIONS
a. Resolution No. 2026-26

67 Item8.

RESOLUTION NO. 2026-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, FINDING THAT AN

EMERGENCY CONTINUES TO REQUIRE THE IMMEDIATE

REPAIR OF THE ESCONDIDO TRUNK SEWER MAIN

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

Section 1: Ash Street - paralleling the Escondido Creek, from the Firestone Complete Auto C are parking lot to the Walmart Neighborhood Market parking lot; and Section 2: Beech Street to Grape Day Park - paralleling the Escondido Creek, traversing a short section of North Hickory Street, then continuing in East Pennsylvania Street from North Hic kory and extending into Grape Day Park; and
WHEREAS, pursuant to the approval of Resolution No. 2024 -86 on June 26, 2024, ratifying Proclamation No. 2024-02; Resolution No. 2024-94 on July 10, 2024; Resolution No. 2024-103 on July 17, 2024; Resolution No. 2024-106 on August 7, 2024 ; Resolution No. 2024 -117 on August 28, 2024 ; Resolution No. 2024 -131 on September 11, 2024 ; Resolution No. 2024 -141 on October 2, 2024 ; Resolution No. 2024 -146 on October 23, 2024; Resolution No. 2024 -162 on November 20, 2024; Resolution 2024-178 on December 4, 2024; Resolution No. 2025-03 on January 8, 2025 ; Resolution No. 2025-06 on January 29, 2025; Resolution No. 2025-08 on February 19, 2025; Resolution No. 2025-14 On March 19 , 2025 ; Resolution No. 2025-19 on April 2, 2025 ; Resolution No. 2025-30 on April 16, 2025 ; Resolution No. 2025-38 on May 7, 2025; Resolution No. 2025-54 on May 21, 2025; Resolution No. 2025- 58 on June 4, 2025 , Resolution No. 2025-64 on June 18, 2025, and Resolution No. 2025 -86 on July 16, 2025, Resolution No. 2025-102 on August 13, 2025, Resolution No. 2025 -109 on August 27, 2025, and 68 Item8.

Resolution No. 2025 -113 on September 17, 2025, Resolution No. 2025 -123 on October 1, 2025, Resolution No. 2025-127 on October 15, 2025, Resolution No. 2025-136 on November 5, 2025, Resolution No. 2025-156 on December 3, 2025, Resolution No. 2025-164 on December 17, 2025, Resolution No. 026- 03 on January 7, 2026, Resolution No. 2026 -09 on January 28, 2026, and Resolution No. 2026 -19 on February 18, 2026, the City Council previously found that the failing trunk sewer risk constitutes an emergency and found it appropriate for Utilities staff to proceed to contract services without adopting plans, specifications, working details, or giving notice of bids to award contracts; and WHEREAS, on August 7, 2024, City Council approved a budget adjustment in the amount of twelve million, thirty-six thousand, two-hundred twenty-five dollars ($12,036,225) to fund the emergency repair of the failing trunk sewer main, consisting of $7,036,225 from the unallocated Wastewater Reserves and $5,000,000 from Capital Improvement Project No. 801508, Recycled Easterly Ag MFRO; and WHEREAS, the City entered into a Public Improvement Agreement (“Agreement”) with CCL Contracting, Inc., in an amount not to exceed ten million, two-hundred forty-thousand, six hundred ninety-one dollars ($10,240,691) on July 23, 2024; and
WHEREAS, the City entered into a Public Improvement Agreement (“Agreement”) with J.R. Filanc Construction Company in an amount not to exceed one million, seven hundred ninety-five thousand, five hundred thirty-four dollars ($1,795,534) on August 21, 2024; and WHEREAS, the City Council approved Change Order No. 1 and a budget adjustment to the project in the amount of $1,397,320.60 to fund the remaining portion of Section 2 emergency repairs due to a trunk sewer alignment conflict with the existing 36” water main, bringing the total contract value with CCL Contracting, Inc., resulting in a contract value of not to exceed eleven million, six-hundred thirty-eight thousand and eleven dollars and sixty cents ($11,638,011.60); and 69 Item8.

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

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

1. That the above recitations are true.

2. That the City Council finds the failure of the trunk sewer main is a public health and safety emergency; that this emergency will not permit the delay that would result from a competitive bidding process; and that the proposed action and expenditure is still necessary to respond to the emergency requiring immediate repair of the trunk sewer main.
70 Item8.

STAFF REPORT

March 4, 2026
File Number 0470-25

SUBJECT
PURCHASE ONE (1) MEDIX AMBULANCE FROM REPUBLIC EVS

DEPARTMENT
Public Works Department, Fleet Services Division

RECOMMENDATION
Request the City Council adopt Resolution No. 2026 -30 authorizing the Fleet Services Division of the Public Works Department to purchase one (1) Medix Ambulance from Republic EVS of Huntington Beach, California, for $395,137.95 by utilizing a cooperative purchase agreement through HGAC, Contract No.

AM10-23.

Staff Recommendation: Approval (Public Works: Joseph Goulart, Director of Public Works) Presenter: Jeramiah Jennings, Fleet Maintenance Manager ESSENTIAL SERVICE – Yes, Fire/EMS Services
COUNCIL PRIORITY – Prioritize Public Safety

FISCAL ANALYSIS
City Council approved funding for this purchase in Resolution No. 2025-161 on December 10, 2025.

PREVIOUS ACTION
The Escondido Fire Department completed a Standards of Coverage (“SOC”) study which recommended the addition of one ambulance to address increasing EMS demand and overlapping calls putting strain on the EMS delivery system and threatening the safety of the visitors and residents of Escondido.

BACKGROUND
The Escondido Fire Department currently operates five ambulances . Emergency medical services call volume continues to grow 3 –8 percent annually, creating frequent periods where all units are assigned and no ambulance is available for additional emergencies. This purchase will support the operation of a sixth ambulance while maintaining current reserve ambulance capacity.

71 Item9.

RESOLUTIONS
a. Resolution No. 2026-30
b. Resolution No. 2026-30 – Exhibit “A” Cooperative Purchase Quote with published and unpublished options

ATTACHMENTS
a. Attachment “1” – Ambulance Specification
b. Attachment “2” – Ambulance Drawings

72 Item9.

Republic EVS Quote #
Escondido Fire Received
1163 North Centre City Parkway Sent for Approval
Escondido, CA 92026 Rec'd Approved
Craig Domingue Scheduled
[email protected] GPC Number:
760-644-6148
Garett Adelman
To be assigned by MEDIX Form Revised 1/1/2026

QTY STD/OPT
1 15-M2-FG
-
109003
1 99-1591
NOTE
01-
1 BO# 2241
1 STD
1 STD
1 STD
1 100010
1 100030
1 99-1053-A
02-
1 STD
1 STD
2026
Chassis & Conversion
Description
170"L x 96"W x 72" Interior Headroom
Ford F-450 XLT, 6.7L Diesel, 193" WB, 16,500 GVWR 108" CA, 4x2 Type I-AD 170- MSV II
SEE OPTION IN PAINT SECTION FOR PAINTING RIMS!!
Liquid Springs Suspension: Add wiring to Curbside SIDE entry door to automatically dump suspension when open. (There will not be a Dump cancel switch at the side entry door, just at rear door per standard) The cancel switch at the rear door will cancel the side door dump also.

Liquid Spring Suspension Installation by Utility Bodywerks, see quote, the kit will be ordered through Utility Bodywerks; Requires Dump cancel switch that Medix will order and install - installed at the Curbside rear door on the wall - "L/S Dump Override" - p/n: MX09166.

NOTE: 6 - 8 Week Lead Time
Model with Drop Skirt on BOTH SIDES
Chassis Model Year Adjustment
Color: GUNMETAL Brand: EVS
Upholstery: (Specify Color & compare to std. countertop color) Cabinets: Laminate, LAMILUX Glass Cabinet Facing - Gray Flooring & Interior Colors
-
-
Compartments: Dri-Dek, Floor liner, Installed on exterior compartment shelves. Black- Add to the exterior compartment shelves as designated below. a. Compartment #1 – One fixed shelf
b. Compartment #6 – One adjustable shelf
(Note: just two shelves required so used A-line option) Compartments: Dri-Dek, floor liner, Installed on exterior compartment floors only. Black Flooring: Lonseal, LonCoin (Raised Circles), ILOS Lonspeck TS Twilight.

Specify Color: Onyx 150TS
EVS Cushions & Corner Padding
Anti-Theft Device: IdleLock Ignition Security System, for Ford F-Series Chassis Only.

NOTE: 2026 Chassis to have the IdleLock integrated into the Ford VIS touch screen settings.

This chassis is equipped with a Diesel Exhaust Fluid (DEF) System to meet the EPA Diesel Emissions Standards.

Body & Chassis
Customer Email:

DEALER:

CUSTOMER:

Street or P.O. Box
City, State, Zip
Customer Contact:

CHASSIS
BODY
Customer Phone #:

Sales Associate:

Sales Engineer:

VIN#:

Chassis Model Yr
MEDIX Model
Unit #:

XX-XXXX
1/8/2026 2:46 PM Page 1 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
73 Item9.

Note Weld
Shop
1 99-0765
updated for
Ford
reprogram.
1 STD
1 200011-F1
1 STD
1 99-0423
1 99-4029
1 99-2366
Camera System: ASA Electronics, (1) VCMS104i - (1) Flush Mount Camera/White, (1) VCMS155 Camera with Manual tilt bracket, (1) VOM73MM 7" Rear View Mirror Color Monitor with brightness, contrast and volume adjustment controls and (1) CEC34 - 32ft. Cable NOTE: (2) Camera System with (1) Camera mounted off lower RH corner of center rear Amber light, (1) Camera mounted on upper bulkhead wall and Monitor mounted on cab windshield rear view mirror.

NOTE: DISCONNECT OEM BACKUP CAMERA DASH DISPLAY. FORD TO REPROGRAM SO DASH DISPLAY REMAINS RADIO SCREEN.

NOTE: See front wall for Tomar opticom location.

NOTE: See special ceiling print for UV-C light.

Lights: Compartment, TecNiq Flexible LEDs: 9", 27", 36" 45", 54", ILOS compartment lights.

Locate: Compartment #1- (1) 45" E44-W010V-1
Locate: Compartment #2- (2) 27" E44-W06V-1
Locate: Compartment #3- (2) 45" E44-W010V-1
Locate: Compartment #4- (1) 36" E44-W08V-1
Locate: Compartment #6- (2) 54" E44-W012V-1
Locate: Compartment #7- (1) 9" E44-W02V-1 (if ordered) Pass-Thru: With accordion boot. Sliding, latching polycarbonate window.

NOTE: DISCONNECT OEM HORN FROM SOUNDING WITH LOCKS AND PANIC ALARM Chassis: Air Horns, Buell dual horns, (1) 10" and (1) 12" airhorn mounted through the front bumper with a momentary switch PN:MX09102 on front console, "Standard" compressor, tank and fittings.

Specify Compressor Location: Compartment #5 (below ALS / in Aux battery area) All Exterior compartments coated with light gray colored rubberized polyurethane material.

KKK-A-1822 Rev. F 3.11.3 (9) Disclaimer KKK-A-1822 Rev F states in 3.11.3 (9) that the Oxygen Cylinder storage compartment shall not be utilized for storage of any other equipment. With the requested installation of a shelf or divider in Compartment #1, the Customer herby waives compliance with this Section of KKK-A-1822 Rev. F.

Shelf-Smooth Aluminum, DA finish; FIXED. Will have a turn up lip on the outboard edge; turn down lips on the other three sides for bolting to the compartment walls. The right hand back corner will require a chamfer to allow for O2 hoses and Elec. 02 wires coming down from the ceiling.

LOCATE: in compt. #1 above O2, make sure it is located above the O2 viewing window trim as well. See print 75-118968
Compartment #1: SS Forward, smooth aluminum body, O2 Universal "M" or "H" cylinder storage for STEEL tank, Door with gas strut hold-open, Sealed access to paddle handle in door panel. Stainless steel sill protector. Back wall will have additional backer plates welded on for mounting of "D" bottle brackets in locations higher than standard backer plates.

Order special tub from print #77-119972.

NOTE: Two "D" bottle brackets will be mounted immediately to the left of the O2 bracket on the back wall, stacked- see separate option in Oxygen section. Make sure to hit backer plates in back wall of tub for each bracket. Top "D" bottle bracket will be located at 8" below fixed shelf in option below, bottom "D" bottle bracket will be located 8" below the top bracket to allow for ease of "D" tank removal. Add in backer plates per engineering print.

NOTE: Make sure the Elec. O2 wires come through the ceiling of compartment #1 in the same place as the O2 hoses, not the other side of the ceiling. 1/8/2026 2:46 PM Page 2 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
74 Item9.
1 99-4028
1 99-1452
2 Modified
per options
1 99-3211
1 STD
1 99-2367
1 STD
1 Modified
per option
1 Modified
per option
1 Modified for
locations
Compartment #3: SS Rear Type I, 1/2 Height, Smooth Aluminum body, NO Inside/Outside access. Door w/gas strut hold-open. Sealed access to paddle handle in door panel, Stainless steel sill protector.

NOTE: See special tub print: #33-103916
NOTE: Must choose interior cabinet configuration.

Compartment #2: MSVII Type I- Smooth Aluminum body, Smooth alum. interior door panel, Open Storage, Double Doors w/gas strut hold-opens. This is a special order tub due to offset in corner for SIDE BY SIDE interior drawers. See Print 77-119973 to order, do not order standard tub. (Will not have an Adjustable aluminum shelf).

NOTE: Install both door gas strut hold-opens at bottom of offset in tub, they will be attached a little lower on the door panel.

Drop Skirt - a 4" drop skirt shall be provided on both Streetside and Curbside forward of the rear wheel wells. Taller front stone guards shall be provide on both driver and passenger sides.

Threshold: Compartment #4 stainless steel threshold installed along the lower exterior edge of the bottom shelf of ALS to facilitate access to equipment. Threshold trim to be same width as door opening, extending onto the flooring material approximately 4". Order from print: 33-114640
Compartment #4/5 CS Forward: NO body above floor, ALS Cabinet w/ Inside/Outside access, Full- height, single Door w/gas strut hold-open. Bottom section aluminum body open storage standard.

Stainless steel sill protector.

NOTE: Reference unit #24-M1436 for location of Inverter, Breaker Box, Air Horn Compressor and Vacuum Pump.

Sharps/Waste: Waste Only, (1) Trash Can & Bracket, to hold a standard beige trash can.

Bracket PN 33-10-2009.
(NOTE: REQUIRES DOOR PRINTS IF MOUNTED ON DOOR PANEL)
Specify location: Rear curbside entry door, low towards hinged side.

Rear Entry Doors: Dual door system w/exterior/interior, locking Black Powder Coated paddle handles; fixed glass windows and Cast Grabber hold-opens. Sealed access to paddle handles in door panels. Stainless steel sill protector. Two-piece interior door panel.

NOTE: Alternate standard grade Dark Red and Lemon Yellow chevron pattern ILOS, see graphics quote.

NOTE: See special door print for waste bracket location from option below.

NOTE: ALL Compartment and Entry doors to have black handles-See option below.

Compartment #6 CS Rear: Smooth Aluminum body, Vertical backboard storage (1) seat belt restraint in upper Backboard section across WHOLE COMPARTMENT, HALFWAY BETWEEN SHELF AND TOP OF COMPARTMENT. Door w/gas strut hold-open. Sealed access to paddle handles in door panel, Stainless steel sill protector.

NOTE: Divider located to accommodate 8" wide tracked stair CHAIR ON LEFT HAND SIDE OF DIVIDER. (Flip-flop right and left sides of compartment) Curbside Entry Door Stepwell: Dual, smooth aluminum steps welded into door opening coated with rubberized urethane liner material. Stainless steel threshold trim. Dri-Dek insert on lower floor of step entry.

NOTE: Alternate standard grade Dark Red and Lemon Yellow chevron pattern ILOS, see paint section.

Curbside Entry Door: Taller for 4" drop skirt. Black Door handle to remain aligned with Compt #4/5 handle; Single door system w/exterior/interior, locking paddle handles; window w/fixed glass; Gas strut hold-open. Sealed access to paddle handles in door panel. LED Step well light. Stainless steel sill protector. Two-piece interior door panel.

NOTE: ALL Compartment and Entry doors to have black handles-See option below. 1/8/2026 2:46 PM Page 3 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
75 Item9.
1 Modified for
locations
1 99-0250-1
Modified for
Location
1 STD
1 STD
1 99-2457
1 200200MSV
1 99-2108
1 STD
2 STD
3 STD
4 4 STD
1 99-3008
1 99-1776-FM
1 STD
2 STD
1 200110
2 STD
1 STD
1 STD
1 STD
1 STD
03-
1 99-0908
1 STD
Shelf: Adjustable, Smooth Aluminum w/lip, DA finish, Adjustable for Backboard Divider - MSVII ONLY.

SPECIFY LOCATION: compartment #6 - LEFT side of the divider (DIVIDER IS NOT IN STANDARD LOCATION) - AT LEAST 40" UP FROM FLOOR. (same print for normal option, See Print: 33-100787.)
Divider: Aluminum w/DA finish, vertical in back Board Compartment LOCATE: Compartment #6-DO NOT INSTALL IN STANDARD LOCATION.

LOCATE: STAIR CHAIR WILL BE STORED ON THE LEFT SIDE OF DIVIDER INSTEAD OF THE RIGHT SIDE, FLIP-FLOP NORMAL DIMENSIONS.

Power Door Locks: Stealth Switch, Power Door Lock System, Push Button Switch LOCATION: Attached to aluminum plate at bottom of rear corner cap on streetside. See print for plate: 33-105600
Power Door Locks: All Entry and Compartment Doors, wired to OEM door lock system.

Includes (1) switch by Curbside Entry Door interior in standard 4-position switch panel and (1) at Rear Curbside Wall
Handles: TriMark powder coated black entry and compartment door handles ILOS chrome.

Includes all exterior and interior door handles.

Power Door Locks: Key Pad, programmable for power door locks.

All Entry Door paddle handle and rotary latching components will include emergency door releases located top and bottom of each door and shall meet the FMVSS 206 30G Test Requirement Stone Guards: Lower body corners, ADP; 4" taller stone guards on front corners.

PAINT WHEELS TO MATCH CHASSIS.

NOTE: Includes Spare Tire Rim.-See option in paint section.

Mirrors, OEM: (1) heated/remote control on each cab door.

NOTE: Remove OEM (1) on interior windshield-See option above for Monitor/Camera system.

IV Hangers: (2) Cast black rubber fold-down over knee area of Cot and Squad Bench Rear Bumper: ADP corner pods w/Dock bumper pads, Center grip-strut flip-up step, powder coated steel frame
Insulation: Spray in place foam applied to curbside entry step well and both rear wheel wells Insulation: Pink, double sided radiant barrier/acoustic material, installed on curbside and streetside rear wheel wells.

Fuel Fill Scuff Plate: Stainless steel, below fuel fill bezel for Type I and DEF Fill bezel.

Fuel Fill Bezel: Cast aluminum; DEF Fill Bezel: Cast Aluminum Stone Guards: ADP, 34" High front corner guards and 34" High front wall guards installed from each corner guard and extending behind OEM cab on both Driver's side & Passenger's side, ILOS 16" High ADP on front only. See PN's 33-104715 for front plates, and 33-104812 taller corner guard for passengers and drivers side front.

Tow Eyes: Frame-Mounted Through Rear Kick Plate, Ford F-450 96"W Type I Cab/Chassis.

PNs: K2032WN, BC0013 and PN: 33-10-3085 kickplate prints per chassis.

Rub Rails: C-Channel, tapered ends, Lower Body off-set mount with neoprene spacers.

NOTE: See option in Brake, Turn, B/U section below for rub rail lights.

Running Boards: Diamond Plate, Type I w/starburst pattern Fender Flares: Black rubber, ILOS stainless steel on MSV II 170 only.

DOT Marker Lights: TecNiq LED, rubber grommet bezels; (7) S34-AC09-1 Amber- (5) on front of body as Marker lights, (2) side facing on rear extrusions as Turn Signals; (7) S34-RC90-1 Red- (5) on rear of Body as Marker lights, (2) side facing as Turn Signals.

Brake, Turn & Back-Up Lights
Lights: DOT, Brake/Tail, Turn, Back Up: Whelen M9 Series Super LED M9BTTXC brake/tail/turn, M9TC amber turn and M9BUW back up ILOS M6BUW Series LEDs. -
Undercoating: Per QVM Guidelines
1/8/2026 2:46 PM Page 4 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
76 Item9.
1 99-2079
04-
1 STD
2 STD
1 99-4109
1 99-3522
1 99-1715
2 99-0813
1 99-0747
Batteries: OEM, under hood
Battery Switch, Automatic: TST CDR-400. Located in Electrical Cabinet.

Electrical, Power Distribution, Control Center & Interior Lighting Lights: Warning, (6) Whelen PSR01FCR StripLite Plus Super-LEDs, Red with clear lens and chrome flange IATS.

Specify Location(s): Mount (3) each side of vehicle in lower rub rail - (1) front, (1) just in front of rear wheel and (1) rear per attached drawings.

NOTE: Flash pattern - Center light to alternate with the outer lights and all off in secondary.
-
Electrical: Antenna, (2) 25' Coax with 3/8" through-hole antenna bases prewired to roof ILOS standard coaxial cables. NOTE: Medix to drill hole and complete mount.

Run (1) coax from above Dome #1 to Electrical Cabinet and run (1) coax from above Dome #2 to Electrical Cabinet.

Standard Power/Grounds to terminate in the Electrical cabinet at the Battery Hot Fuse block.

Radio Equipment: Includes installation of (1) set of customer supplied radio cables. (NOTE: All cables must be delivered to Medix prior to production start date.) LOCATE: Run the 30' long radio cable from electrical cabinet to front console - MAKE SURE TO LEAVE 6' OF SERVICE LOOP ON END AT FRONT CONSOLE. Run the 17' short radio cable from electrical cabinet to behind rear switch panel in action area.

Console: Armrests, (1) Set of armrest for Type I Aluminum Console. Havis Shields C-ARM- 102 adjustable armrests, (1) mounted each side of console.

ENGINEERING NOTE: Check for cupholder/glove box locations on console when armrest option is chosen.

Switching: Front Switch Panel, Backup Alarm switch to have RED BEZEL, PN MX09047, ILOS Black bezel.

Console: Formed Aluminum body powder coated black and attached to chassis floor ILOS aluminum. Custom switch panel, engraved black plastic with LED lighted switches for:

TOP ROW: Emergency Master, Primary/Secondary Modes, Light Bar and 3-WAY Mod- Disconnect.

BOTTOM ROW: Siren/Horn, Howler, Left Scene, Rear Load, Right Scene, Back-Up Alarm , Low Power Emerg Lts and Air Horn.

Siren will be mounted to the left of the switch panel, turned vertically.

Console will have (2) cupholders, (1) tall open storage area and (1) shallow open storage area. Front panel will NOT have a siren cut-out - Order panel MX01487. See console print: 44- 120587 (specific to Escondido customer)
NOTE: OPTICOM SWITCH (SEPARATE OPTION) WILL BE LOCATED IN VERY TOP OF CONSOLE IN HOLE PROVIDED, MOUNTED ON A SINGLE POSITRON SWITCH PANEL.

NOTE: Howler, Low Power Emerg Lts, Air Horn and 3-WAY Mod Disconnect switches added in with separate options. Reference previous unit #24-M1436.

Backup Alarm Disable Switch Option:

REF-KKK-A-1822F- 13.15.2 / CAAS GVS V4- C.16.1- STD MANDATORY MISC. EQUIP.- "Backup alert alarm, (audible warning device) activated when the vehicle is shifted into reverse, which cannot be disabled or reset by the operator." End user elects to take exception to this feature. - This vehicle includes a backup alarm disable switch - Also SPOTTER REQUIREMENT Warning Label – Vehicle CAAS Certification label will indicate NOT Compliant.
1/8/2026 2:46 PM Page 5 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
77 Item9.
1 99-1957
10 Modified
per option
below
1 99-3723
1 STD
1 STD
1 99-3542
1 99-0617

MODIFIED
for red
cover
1 99-3396
2 STD
1 99-2353
1 99-3359
1 STD
Switching: Four switches in vertical panel at the rear curbside door require an optional Action Area Light: 12 VDC LED light, with On/Off switch on rear control panel Lighting: UV-C Disinfection Light. Install a UV-C ADU-160 Disinfection light in ceiling (may require deleting a dome light depending on model and location in ceiling). Will require a special roof-see engineering print. Locate the control module (push button timers) for the light on the right hand wall of the #3 Compartment up high and close to the door opening, as per prints. All patient area entry doors to be wired so that light cancels with door open. Wire to operate on 125VAC power from Shoreline Only. Install in ceiling above the cot as per print. Install with EVS Trim pad.

LOCATE: Per print
Dome Lights; LED with flange, 2-banks of four (4) lights switched separately with Hi/Lo functions; 1- bank of TWO (2) lights centered over cot (due to UV-C light) , switched separately with Hi/Lo functions.

NOTE: See option below for UV Light.

Electrical: Prewire, (1) 8AWG - 12VDC ignition, power and ground from battery to a Blue Sea PN: 5032 ST Blade Split Buss "12" Fuse block – two isolated groups of six circuit fuses with cover for "Battery Hot" and "Ignition Hot" wiring.

NOTE: Mount in ELECTRICAL CABINET

NOTE PLEASE LABEL FOR THE FOLLOWING
:

BATTERY HOT CIRCUITS:
(1) FOR THE (2) FLASHLIGHTS - SEE FLASHLIGHT OPTION BELOW - RUN WIRE AND 10 AMP FUSE TO FRONT CONSOLE.
(1) FOR (2) PORTABLE RADIO CHARGERS - RUN WIRE AND 20 AMP FUSE TO FRONT CONSOLE.
(1) FOR RADIO HEAD - RUN WIRE AND 20 AMP FUSE TO FRONT CONSOLE. (1) FOR RADIO HEAD - RUN WIRE AND 20 AMP FUSE TO ACTION AREA. (1) FOR MDC BATTERY - RUN WIRE AND 20 AMP FUSE TO FRONT CONSOLE.

IGNITION HOT CIRCUITS:
(1) FOR RADIO HEAD - RUN WIRE AND 20 AMP FUSE TO FRONT CONSOLE. (1) FOR RADIO HEAD - RUN WIRE AND 20 AMP FUSE TO ACTION AREA.

USB Port: Vanner VSS-USB dual port 2Amp mounted on A/A wall Electrical: USB Port, USB-C & USB-A Flush Mount (2) port USB Receptacle. IATS (Can be used on the curbside wall-no cover included)
LOCATION: Action Area panel next to the standard USB
Electrical: Shoreline, 125VAC, 20-Amp, Kussmaul SUPER Auto Eject P/N: 091-55-20-120 side wired with hinged, RED COVER, weatherproof cover, Located above Compartment #2 on Streetside. Will have to be mounted on a Kussmaul Stainless Steel E-Z mounting plate P/N:
091-185-009 with green indicator light for ease of access. Mating Connector to be shipped loose. ILOS
Electrical: Shoreline, 125VAC, 20-Amp, Kussmaul SUPER Auto Eject weatherproof cover to be RED, ILOS Yellow.

Switch, Momentary Disable: For Scene/Load Lights. (1) Located on Curbside Wall in 4-position plastic bezel: MX01507. (1) Located on Rear Curbside wall in standardized position, no bezel required, vertical S.S. trim is punched for switch.

NOTE: S.S. VERTICAL PANEL AT REAR ENTRY DOOR TO BE PUNCHED FOR 4-HOLE VERTICAL SWITCH PANEL ILOS 3-HOLE-see option below.

Timer: 5-minute check-out, wired to CS High mode dome lights Switching: (4) ON/OFF/ON Momentary switches - (2) "High / Left Dome / Low" PN: MX09322 and (2) "High / Right / Dome Low" PN: MX09323 to achieve Hi / Low 3-way switching. Locate (2) in the existing action area Positron switch panel ILOS and (2) in Positron switch panel location on the curbside wall IATS. Requires (2) 3-way switching modules PN: MX1045MX from Positron.
1/8/2026 2:46 PM Page 6 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
78 Item9.
2 99-0550-M
Modified for
wiring
1 400160
1 99-2369
1 Modified for
location
3 STD
3 STD
1 Modified
per option
1 99-0284
1 STD
1 99-0452
1 99-2800
2 99-2606
05-
Electrical: Prewire, Move Inverter pre-wire, suction pump and battery charger from compartment #2 to compartment #5 below the ALS.

Inverter: Vanner LSC12-1100- 1100watt with 3-Stage 55Amp battery charger, 20Amp power supply and built in GFI. Remote controlled with switch in the rear switch panel. ILOS Location: Exterior compartment #5 below ALS on floor left hand side.

NOTE: Reference previous unit #24-M1436
Switch: Momentary, WIRE FOR 5 MINUTE ILO 15-Minute Timer for Dome Lights. Located in Positron switch panel in standardized position on Curbside Wall AND ONE IN PANEL BY REAR ENTRY DOOR CURBSIDE AT BOTTOM OF 4-SWITCH PANEL. (PNs:MX09150 switch, MX09151 Timer).

NOTE: WIRE BOTH FOR 5 MINS
Rear Switch Panel: Engraved black plastic panel with (10) LED lighted switch positions for Dome Lights (3), Vacuum (1), Vent (1), A.A. Light (1), Inverter (1), Elec. O2 (1), 3-Way Mod Disconnect (1), Spare switches and digital clock w/Mode Buttons. MX01517. 125 VAC Outlets: Duplex, located (1) in Action Area, (1) in ALS, (1) in 2nd Action Area 12 VDC Outlets: (1) in Action Area, (1) in ALS Cabinet, (1) in 2nd Action Area Breaker Box: 125 VAC w/20-Amp Breaker located in compartment #5 under the ALS on right hand wall.

Intercom System: Fire Com 5100D Digital Intercom System.

Includes:
-(2) UH-51 Under the Helmet Wired Headset and (1) UH-52 Push Intercom Under the Helmet Wired Headset.
-5100D Intercom Radio.
-(3) Hanger hooks.
-(1) Motorola cable and (1) extension cable.

The wireless base station and 5100D intercom interface will be located in the electrical cabinet. There will be a connecting cable from base to a Motorola radio head that will be located in the console (installed after delivery). Two headsets (one UH-51 for driver and one UH-52 for passenger) will be located in the cab with hooks and one UH-51 located in the P/T area below the HVAC with hook.
-(2) Hanging hooks will be installed on cab wall over inboard shoulder of driver and passenger. (1) Hanging hook will be installed on side of ALS below the HVAC cabinet, approximately 1.5" down from cabinet.

Flashlight: Streamlight, (1) PolyStinger LED smart charge flashlight with 12VDC charger holder, PN 76112.

LOCATION: (1) on each side of the chassis cab front console at the very back, mounted lens facing up.

Electrical: Clock, Intellitec, Digital Emergency Timer 00-00775-100.

Must Specify Location: Interior compartment #6 cover on wall over foot end of bench up high.
***Requires cut-out in wall-adjust CNC appropriately.

Electrical Cabinet: Located over pass-through with latching, recessed, vented door Switching: (2) Module Disconnect with Red Bezel, 3-Way "ON/ON" switches P/N: MX09174 located in (1) in rear switch panel IATS and (1) in front switch panel ILOS. Locate in the far right hand blank switch position on rear switch panel. Requires three additional wires from front console to rear console. Switches will not have an off position.

Warning Lights & Sirens
-
1/8/2026 2:46 PM Page 7 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
79 Item9.
1 99-2608
1 99-1358
Modified
2 99-0964
2 MODIFIED
WIRING
2 99-0670
6 99-0700
2 STD
1 99-2009
Modified for
switch
panel
1 99-0354-FF
Lights: Warning, (1) Whelen M7 Series Super-LED M7DC Red/White LED with chrome flange, ILOS M7RC Red LED over rear wheels in M Series option package.

Lights: Warning, Whelen M-Series LED EMERGENCY Lighting Package ILOS Whelen LED warning Package- Ford, Chevy Type III MSV-II and Ford and Dodge Type I - MSV-II Models ONLY.

NOTE: Does not include LED Scene or Load Lights.

All LED lights shall have CLEAR Lenses. All emergency and scene lighting shall have chrome flanges in standard locations.

Front of Body: Add (6) M9 Whelen LEDs- Specify pattern by LED Color (4) Red, (1) 7x3 Strobe, (2) White: Configured R/W/R/7X3 STROBE/R/W/R. (SEE OPTION BELOW FOR 7x3).

Inner (4) flash independently on Light Bar switch on front console.

Sides of Body: (4) M9 Red LEDs: (2) each side in upper corners.

Rear of Body: (4) Whelen M-Series Red LEDs: (2) in upper outboard corners, (2) Mid-Body - WIRE MID-BODY AS WARNING ONLY, (1) Whelen M-Series Amber LED in the center position over the rear doors.

Brake, Turn & Back-Up Lights: M9 ILOS M6
Note: See Option in taillight section above for M9 lights.

Lights, Warning, Intersection Lights:
(2 )M7 Red LEDs on Front Fenders; (2) M7 Red/White
LEDs above rear Wheel Wells- wired to Pri/Sec Modes.

NOTE: See option below for Red/White 700's.

Lights: Warning, Whelen Emergency, "Low Power" Mode at 25% Activation Circuitry for FRONT AND REAR WALL Whelen M-series LEDs, including wiring, relay, breaker and switch on Front Console. Mode activation produces low light output for fog or snow conditions.

Momentary switch labeled "Low Power Emerg Lts", - PN: MX09301, will reset with master switch off and then turned back on.

NOTE: Lights need to be constant power. (do not delete flasher) NOTE: Wire Low Power Mode to the front and rear wall warning lights only.

Siren: Whelen 295HFSA7 Remote Dual Siren Amplifier, with Flush Mount Control Head, Meets CA Title 13, ILOS Whelen 295SLSA1 - *ORDER SWITCH PANEL FROM OPTION 99-1602 ABOVE**
NOTE: Turned vertically and positioned to the left of the front switch panel on the console.

See Console print.

NOTE: Reference previous unit #24-M1436.

Siren Speakers: dual 100 Watt drivers mounted behind the front grille Lights: Scene/Load, Whelen M9 Linear Super-LED® Surface Mount M9LZC with chrome flange M9FC- ILOS Halogen
Specify Locations: (2) each side of module and (2) rear of module.

Lights: Warning, Grille, (1) Whelen LINZ6C Clear Super-LED & chrome flange on center grille bar, IATS
Specify Location: Lower section from chassis grille. FLASH IN STANDARD FLASH PATTERN Lights, Warning, Grille: LINZ6R Red LED w/clear lenses & chrome flanges on center grille bar NOTE: GRILLE LIGHTS TO BURN STEADY RED
Siren: Whelen Low Frequency "Howler" with "On/Howler/Off" switch in front switch panel and HWLRB22 bracket for Ford F-Series
NOTE: Includes (2) Speakers.

NOTE: switch located in front switch panel to the right of the siren/horn switch. 1/8/2026 2:46 PM Page 8 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
80 Item9.
1 99-3516
06-
3 STD
1 600100
1 99-0966
1 Modified
per options
1 STD
2 99-1667
07-
1 99-3839
08-
1 STD
1 OPT
1 99-4030
Oxygen Cylinder Retention: Universal for "M" or "H" cylinder, steel w/3-spring buckle straps and top collar, powder-coated Safety Yellow color- in Compartment #1.

Oxygen: O2 Cylinder Mount, (1) CPI OA1201-D-1 strapless oxygen bottle holder with mounting plate, for (1) "D" cylinder.

SPECIFY LOCATION: Back wall of compt. #1, stacked per tub print from option in body section. Top bracket to be 8" down from fixed shelf and bottom bracket to be 8" below the top bracket. (Previous unit locations made it hard to remove tanks - previous unit #24- M1436)
-
Opticom/Emitter: Warning, Tomar Emitter T792HL-R: Opti-Com TM compatible, programmable coded emitter with SAE J1708 port and separate remote mounted 3x7 rectangular light head. Center position in front of body with chrome flange, ILOS Center white 9x7 light head. Includes control cable, lamp, waterproof connectors, control switch and indicator.

NOTE: Opticom must be wired/programmed to deactivate in park/neutral. Opticom not to be wired through the Master switch.

NOTE: For use on Mods only- Requires special front wall cut-out.

NOTE: OPTICOM SWITCH WILL BE LOCATED IN VERY TOP OF CONSOLE IN HOLE PROVIDED.

Oxygen, Vacuum & Miscellaneous Items
Oxygen Outlets: Quick-connect style, (2) in Action Area, (1) over Squad Bench Oxygen: O2 Outlets, Single OHMEDA Z-QD0101MO outlet, IATS Specify Location(s): Ceiling above cot per print
Oxygen: Amico, Digital Contents Monitor with Manual By-Pass and switch on A/A panel ILOS Electric O2
Suction Aspirator System: SSCOR disposable container mounted on Action Area, w/SSCOR gauge and quick-connect; SSCOR vacuum pump mounted in compartment #5 under the ALS on right hand floor.

Cabinets, Hardware & Miscellaneous Items
-
HVAC System: Spheros PN: 11149690A High capacity, horizontal blow combination Heat-AC system with an underbody mounted external condenser, inline booster pump to enhance the rear heater performance and a digital thermostat control in Action Area. The evaporator unit will be mounted in the front bulkhead.

AC / Heat
-
Cabinets: Main Cabinet Wall, Reconfigure Streetside Cabinet Wall to eliminate the two (2) angled cabinets fore and aft of the CPR seat. The 2nd action area will be 22"w x 10.5"h. The CPR seat will be widened to 32” shifting forward and eliminating the recessed suction. This will reduce forward action area countertop and overhead cabinet. The overhead cabinet fore and aft of the CPR seat will be squared off eliminating the angled cabinets. The upper rear cabinet will be flush with the face of the streetside cabinet wall. There will be an additional cabinet above the 2nd A/A w/a flip-up acrylic door, (2) constant torque hinges and a single non-locking SouthCo latch. This cabinet to have (1) adj. shelf also. Note: do not order standard seat pad, it is wider now.

Streetside Cabinet Configuration shall include a CPR Seat with Pro-4 seat belt system. The seat belt system shall include a custom contoured seat back, a single click Pro-4 seat belt, custom pads on the upper straps for shoulder comfort and a heat embossed Medix LOGO at the head area. There shall be a 2nd Action Area, which includes (1) 125VAC and (1) 12VDC outlet, located aft of the CPR seating area.

Main Streetside Wall Cabinets: Specify desired configuration- 1/8/2026 2:46 PM Page 9 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
81 Item9.

Modified
per option
above
1 Modified
per option
above
1 Modified
per option
above
STD
1 STD
1 99-2361
1 99-3172
1 99-0720
1 STD
1 STD
1 800230
2 STD
1 99-3270
Extended Action Area Overhead Cabinet: Full-height and depth aisle-facing cabinet w/sliding Lexan doors and full height extruded handles.

NOTE: See option above. NO angled cabinets
Main Wall Cabinets: aisle-facing Cabinets will have (1) adjustable laminated wood shelf in each and sliding polycarbonate doors with full height extruded handles.

NO Recessed cabinet for suction aspirator container. Stainless steel trim on lower face. See Prints for Configuration.

Cabinets: Interior Access, at Compartment #3 offset, 8" deep custom cabinet to have dual, hinged 1/2" acrylic doors with (1) Eberhard two-point PADDLE latch on each door and (1) adjustable shelf.

Cabinet: Drawers, (2) ALUMINUM build pull-out with HD Keyline slides - side by side below the Action Area countertop. Drawers will have with inside dimensions: 10"W x 3"H x 17"D and (1) non-locking, LifeDefender latches on each face. Requires offset in compartment #2 tub, see option in body section for special tub.

NOTE: Drawers to be aluminum build - see print 33-103729.

CPR Seat, 2nd Action Area: CPR seat w/hinged, latching lid, storage under seat w/TriMark latch, EVS formed back rest and seat cushion; 2nd Action Area w/(1) 12VDC outlet, (1) 125VAC outlet Countertop: 1st / 2nd action area - Corian material overhanging cabinet edge w/ accent color lips.
-Main color: Grey
-Accent lip color: Black
Action Area and Switch Panel
: Laminated, sealed countertop and vertical panel with Suction system collection cannister, Vacuum gauge & Vac outlet, (2) Oxygen outlets, (1) Digital Contents Gauge w/O2 Bypass, (1) USB, (1) USB-A/USB-C, (1) 12VDC Outlet, and (1) 125VAC Outlet. Switch panel includes (10) switch positions, Thermostat and digital clock w/Mode Buttons.

Note: See option above for additional USB-A/USB-C outlet next to the standard USB. *ENG NOTE: SPECIAL ACTION AREA LAYOUT PER PREVIOUS UNITS, 24-M1436-M1438.

Pass-Thru Cabinets: Upper cabinet- general storage with (1) hinged, non-locking door and (1) LifeDefender latch on the door; Lower cabinet general storage with (1) hinged, non-locking door and (1) LifeDefender latch on the door.

Latches: SouthCo 2" Round, Metal, Locking- ILOS each
NOTE: Non-Storage or Content Less than 5lbs.

Specify Location(s): One (1) on the electrical cabinet door.

Front Bulkhead Cabinets: Electrical Cabinet located above Tech Seat w/round SouthCo latching, vented door; HVAC cabinet and filtered air return above cabin-module connection.

NOTE: See option below for lock.

Sharps/Waste Tilt-Out Cabinet: Below 2nd Action Area with non-locking Austin LifeDefender latch.

Cabinets: Shelf, Adjustable, (1) 3/4" Plywood shelf mounted in an interior cabinet where there is an existing shelf. IATS
SPECIFY LOCATION: Middle Rear Main Cabinet "F" above compt. #3 - Total of two (2) shelves in "F".

ALS Cabinet: Combine middle and lower sections into one opening with (1) adjustable shelf, tall dual ½” Acrylic doors with non-locking Eberhard two-point PADDLE style latches.

Cabinet Above ALS: Open storage w/dual 1/2" Acrylic doors w/non-locking two-point PADDLE latches, (1) adjustable shelf. ILOS configuration.

NOTE: See option 99-2367 in body section for adding a S.S. threshold to floor of ALS on the exterior side.

NOTE: ALS OPENING AT INTERIOR FLOOR TO HAVE 1" LIP WITH HEAVIER TRIM THAT WILL NOT RIP OFF. DO NOT USE J-RAIL ON THIS LIP. See pictures of unit #24-M1436. 1/8/2026 2:46 PM Page 10 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
82 Item9.
1 STD
1 99-0236-A
NOTE
1 Modified
per A-Bar
1 2
3 1 STD

ENG NOTE
1 99-1009
1 99-2777
1 STD
1 STD
1 800057
3 STD
1 99-1553
1 99-0309
1 STD
3 Modified
09-
1 99-4225
10-
Squad Bench:

Position A-bar on bench so it is low enough to place a backboard on bench. Top should be able to slide off and provide room for board over the top.

A-Bar: WITH Sharps/Waste, 15" Wide with .250" Mounting plate.

Glove Box Holders: (3) w/hinged, black .125" powder-coated steel door, above curbside entry door.

Cabinet, Squad Bench Overhead: with (2) flip-up 1/2" Acrylic doors and Eberhard two point paddle latches with constant torque hinges.

Stainless steel riser on lower face.
2) EVS Pro-4 seat belt system seating positions. The seat belt positions shall include a custom contoured seat back, a single click Pro-4 seat belt, custom pads on the upper straps for shoulder comfort, a custom retractor for securing a secondary patient and a heat embossed Medix LOGO at the heat area.

Full length hinged lid w/TriMark latch for access to interior storage; Full length upholstered seat cushion; (NO Sharps/Waste Area).

Assist Rail: overhead off-center toward Streetside of unit.

Seat Base: EVS SB-2 Swivel Base for EVS Technician's Seat Seating: EVS 1880 Child Safety Seat, (1) Technician's Seat MDX-1880S4B with 10º back. Rear facing automotive style seat to include a Pro-4 black belt system, comfort shoulder padding with heat embossed Medix LOGO at the head area of the backrest and the child safety seat system. -ILOS Pro-4 seat.

Cabinets: Rear Overhead, cabinet over rear door opening split into (2) cabinets with a single flip-up 1/2" Acrylic door with (2) round SouthCo latches and Austin constant torque hinges over each opening ILOS one large opening, single door and stainless steel hinges. **Add cut-out in #6 can cover per production for Intellitec clock - reference previous unit photos if needed, 24-M1436.

Reflective Striping, Door Open Protection: .50" Red reflective striping around interior door pan of all body doors.

Grab Handles: (1) 18", 304 Stainless Steel, 1.25" with radius ends, IATS Location: Curbside rear inside rear doors on Compartment #6 can cover.

NOTE: See Print. Matches the entry door grab handle style.

Grab Handle: (1) 12" x 1.25" Stainless w/Radius Ends and oval mounting flanges (PN: 63-07- 3169) IATS,
LOCATE: Streetside rear inside entry door on compt. #3 interior Main Cabinet wall w/backer plate. See Print. Matches the entry door grab handle style.

Grab handles: 12" x 1.25" dia. stainless steel mounted on each rear entry and curbside entry door Assist Rail: 72" - 1.25" Stainless with radius ends, Over Squad Bench- IATS Reflective Striping- Alternate standard grade Dark Red and Lemon Yellow chevron pattern on smooth aluminum kick panel- mounted on each rear entry and curbside entry door.

NOTE: See graphics quote below
-
Cot Mount: Customer Supplied, Install Ferno iNLINE 86" with long floor mount. Wire the inline UFP to 12v power only (No ICS). Install in the Center Position.

Cots & Miscellaneous Items
Paint & Lettering
-
1/8/2026 2:46 PM Page 11 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
83 Item9.
1 1000082
PAINT
NOTE
1 99-2363
1 OPT
separate
quote
11-
1 SPL
1 SPL
2 STD
Grayson Graphics to supply/install the standard grade Dark Red and Lemon Yellow reflective kickplate chevrons, ILOS red and white colors. (these standard colors will match the diamond grade colors on the rear wall)
Grayson Graphics to supply and install graphics package:
10" black reflective stripe installed
2) 1/4" gold reflective pin-striping installed
Lettering, "QRS"s, door shields and ribbons produced and installed (Most lettering quoted as 2 color gold reflective with a black reflective outline) Paint: PAINT WHEELS TO MATCH BODY/CHASSIS (INCLUDES SPARE TIRE BUT NOT INNER

REAR WHEELS)
NOTE: Medix Paint Warranty does NOT cover the paint on the wheels.

Color: American LaFrance RED
Color Code: PPG 912371
-
Republic EVS Supplied
-

SHIP LOOSE

CUSTOMER WILL BE IN TO INSPECT PAINT SPECIFICALLY DUE TO ISSUES ON PREVIOUS UNITS.

Paint: Type 1, Body and Chassis, Custom Color
Color: American LaFrance RED
Color Code: PPG 912371
Configuration: Paint all of module and chassis same color.

NOTE: Requires Paint Color and Code Prior to submitting order. Paint spray samples must be approved prior to scheduling.

Flush mount front radio head and DEK box in center console, install 2 handheld chargers angled outward, install tablet docking station with 90* bracket spaced above front switch panel, install rear radio head above action area with speaker in upper forward corner. install radio brain in power distribution area, hook up radio interface to intercom.

Install radio speaker inside console with a grill facing outward.

FP-MXTL25M9-4 - Motorola APX / XTL 05 and DEK box face plate combo NMO thick roof solder connector - Solder on adjustable thick roof 3/8 Mini UHF connector crimp - Mini UHF connector for RG58, crimp type DS-GTC-212-3 - Havis Docking station w/ power supply
C-MD-207 - Havis slotted bracket for tablet mount
C-MD-204 - Havis tilt/ swivel w/ handle
90* aluminum extruded channel 3/4" x 18 x .125 - 6061 Aluminum 90 Degree Angle with Round Edge, 1/8"
Speaker grille, audio interface cable, Motorola accessory pins/connector Ford SD vinyl seat - covers- pair - Vinyl seat covers- pair - charcoal FERNO Package:

INLINE 86 W/UFP MOUNT 86 inch iNLINE Fastener with Universal Floor Plate, NON-ICS PRO 28Z CHAIR COT With its specialized ZFrame™ Advanced Positioning.

ADDED Options: PRO28Z SAE, PRO28Z TRAY, PRO28Z SX, STO-NET (LOAD FRAME PRO28Z), 28-Z FLIPOUT HNDLS, SHORT (KIT)
Fire Extinguisher: (2) 5 lb.- Ship Loose is Standard
1/8/2026 2:46 PM Page 12 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
84 Item9.

NOTE

_______________________________ Date: ________________ Customer Signature
Medix maintains record of CAAS-GVS / KKK-A-1822 compliance of this model by design capability, compliant to weight & payload allowances of the model, and all build specifications to meet or exceed those standards.

Customers / end users have the right to file exceptions to those criteria and receive notice of any breach as exceptions on FSAM GVS form Appendix 1 – Figure 1&2.

Due to on-going product improvements and the changing requirements of the ambulance industry, MEDIX Specialty Vehicles, Inc. reserves the right to change product specifications and related products without prior notice and without any obligation to change prior products or parts. ALL PATENTS RIGHTS RESERVED.

Product quotes are subject to change. Purchase Price will be the published price list within Quote/Order Entry System on the date of order acceptance by Company
I have reviewed this Order and find it to be acceptable and ready to build.

TOTAL ORDER
SHIP LOOSE MISC CUSTOMER SUPPLIED ITEMS LOOSE IN TRUCK:
(3) power cables – red/yellow/blk
(3) power cables - red/black
(3) antenna cables w/puck
1/8/2026 2:46 PM Page 13 of 13 RepEVS WO - Escondido 2026 Type I 170 F450 D 4x2 Attachment "1"
85 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

SE
4 6
Dealer:Approved By:Customer: Date:

Sheet

COMPARTMENT SIZES
NO.COMPARTMENT TYPEWIDTHHEIGHTDEPTH

COMPARTMENT & ENTRY DOORS
NO.PART NUMBERNO.PART NUMBER

COMPARTMENT / ENTRY DOOR SIZES
NO.COMPARTMENT / ENTRY DOOR TYPEWIDTHHEIGHT

COMPARTMENT TUBS
NO.PART NUMBERNO.PART NUMBER
A
Attachment "2"
86 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:
2A2B
1 3
Dealer:Approved By:Customer: Date:

Sheet

COMPARTMENT SIZES
NO.COMPARTMENT TYPEWIDTHHEIGHTDEPTH

COMPARTMENT & ENTRY DOORS
NO.PART NUMBERNO.PARTNUMBER

COMPARTMENT / ENTRY DOOR SIZES
NO.COMPARTMENT / ENTRY DOOR TYPEWIDTHHEIGHT

COMPARTMENT TUBS
NO.PART NUMBERNO.PARTNUMBER
B
Attachment "2"
87 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

R2R1
Dealer:Approved By:Customer: Date:

Sheet
C

REAR ENTRY DOOR SIZES
NO.WIDTHHEIGHTPART NUMBER
Attachment "2"
88 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

TECHSEAT
Dealer:Approved By:Customer: Date:

Sheet
D
Attachment "2"
89 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

TILT OUTSHARPS/WASTE

STAINLESS TRIM
B
MEDIX
A
VANNER

VSS-USB
EXPERIENCE POWER.. EXPERIENCE VANNER
CLASS 2, 5VDC 2. 1A

USE NO OIL
I
Corporation
MO C
B
F
DRAWER
DRAWER
E D
Dealer:Approved By:Customer: Date:

Sheet
E

INTERIOR CABINET STORAGE
ITEM HEIGHT WIDTH DEPTHPART #'S
Attachment "2"
90 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

STAINLESS TRIM
A
A
Dealer:Approved By:Customer: Date:

Sheet
F

INTERIOR CABINET STORAGE

ITEM HEIGHT WIDTH DEPTHSPECIAL NOTE
4" SEATBELT

PLATE LOCATION
WELD SHOP33INCHESNOTE: THIS DIMENSION IS FROM THE BOTTOM OF THE WALL TO THE BOTTOM OF THE 4" PLATE.

CABINET SHOP
NOTE: THE HOLES FOR THE TOP SEATBELT BOLTS ARE 1 14" FROM THE TOP OF THE SQUAD BENCH TO THE CENTER OF THE SEATBELT BOLT.

NOTE: THE HOLES FOR THE BOTTOM SEATBELT BOLTS ON THE SQUAD BENCH ARE 9 38" FROM THE TOP OF THE FLOOR TO THE CENTER OF THE BOLT.

NOTE: READ THE

DIMENSIONS FROM RIGHT

TO LEFT AS VIEWED

THE LOCATION OF THE BOTTOM SEATBELT HOLES ARE FROM THE
REAR OF THE SQUAD BENCH TO THE CENTER OF THE 12" HOLEBOTTOM54"42"19"

THE LOCATION OF THE TOP SEATBELT HOLES ARE FROM THE REAR WALL TO THE CENTER OF THE 12" HOLETOP54"39"19"
Attachment "2"
91 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

PASSTHRU

ELECTRICAL
CAB.

ALS1
ALS2
ALS2

CHILDSAFETYTECHSEAT
ALS1
Dealer:Approved By:Customer: Date:

Sheet
G

INTERIOR CABINET STORAGE

ITEM HEIGHT WIDTH DEPTHSPECIAL NOTE
Attachment "2"
92 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

ASSIST RAIL

TECHSEAT

ASSIST RAIL
Dealer:Approved By:Customer: Date:

Sheet
H
Attachment "2"
93 Item9.

DRAWN BY:DESCRIPTION:
"LET US SHOW YOU THE MEDIX DIFFERENCE"
WWW.MEDIXAMBULANCE.COM
3008 MOBILE DRIVE
ELKHART, IN 46514
PH: 574-266-0911
FAX: 574-266-6669
SPECIALTY VEHICLES, INC.

Note: Drawings are for reference only, measurements may vary from actual product.REVISED BY:

DATE CREATED:DATE REVISED:

REVISION:SCALE:

Intellitec
On
Elapsed Timer
10 Minutes
5 Minutes
2 Minutes
1 Minute
Manager
Emergency Time
Clock/Timer
Start Stop
Elapsed Timer
A
A
Dealer:Approved By:Customer: Date:

Sheet
I

INTERIOR CABINET STORAGE

ITEM HEIGHT WIDTH DEPTHSPECIAL NOTE
Attachment "2"
94 Item9.

RESOLUTION NO. 2026-30

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING THE MAYOR

TO EXECUTE, ON BEHALF OF THE CITY, THE APPROVAL
TO PURCHASE ONE (1) MEDIX AMBULANCE FROM

REPUBLIC EVS BY UTILIZING A COOPERATIVE PURCHASE

AGREEMENT THROUGH HGAC

WHEREAS, the Escondido Fire Department completed a Standards of Coverage (“SOC”) study which recommended the addition of one ambulance to support the growing needs of the city; and WHEREAS, on December 10, 2025, City Council approved the use of Measure I funds to purchase one additional ambulance; and
WHEREAS, Medix Inc. of Elkhart, Indiana is the manufacturer of the Ambulance; and WHEREAS, Republic EVS of Huntington Beach, California, is the local Medix Ambulance dealer; and
WHEREAS, HGAC conducted a competitive bid process for ambulances and Medix was deemed to be the lowest responsive bidder; and
WHEREAS, the HGAC contract for Medix Ambulances is Contract No. AM10-23; and WHEREAS, the City is utilizing cooperative pu rchasing with HGAC, and as per the Escondido Municipal Code Chapter 10, Article 5, Section 10-91, the City may utilize a cooperative purchase contract, which has been conducted in a competitive manner by the State, County or any other Public or Municipal Agency; and
95 Item9.

WHEREAS, staff recommends purchasing one (1) Medix Ambulance from Republic EVS in the amount of $ 395,137.95, which includes sales tax, pre -delivery inspection trips, delivery, and all other associated fees; and
WHEREAS, the City Council desire s at this time and deems it to be in the best public interest to authorize the purchase from Republic EVS using a cooperative purchase agreement with HGAC, Contract No. AM10-23.

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

1. That the above recitations are true.

2. That the City Council authorizes, on behalf of the City, utilizing the cooperative purchase agreement through HGAC, as allowed per Escondido Municipal Code Chapter 10, Article 5, Section 10-91.

3. That the City Council approves Resolution No. 202 6-30 authorizing the Fleet Services Division to purchase one (1) Medix Ambulance from Republic EVS in the amount of $ 395,137.95, which includes sales tax, delivery, inspection trips, and all other fees, as reflected in Exhibit “A”, which is attached to this Resolution and incorporated by this reference.

96 Item9.

Qty Price Each Extended Price
1 $362,368.46 $362,368.46
1 $31,707.24 $31,707.24
1 $50.00 $50.00
1 $12.25 $12.25
1 $1,000.00 $1,000.00
1 $395,137.95 $395,137.95
Escondido Fire Department
2/12/2026 Garett Adelman 2/12/2026
Signature Date Signature Date
Garett Adelman
Printed Name Printed Name
Director of Sales
Title Title
Offer and Purchase Agreement for: Escondido Fire Department Republic EVS
Signature below represents acceptance of above contract and terms:

Date Offered: February 12, 2026
Three Hundred Ninety Five Thousand One Hundred Thirty Seven Dollars and Ninety Five Cents $395,137.95
One (1) Medix Specialty Vehicles Type III MSV 170" on
2026 Ford F-450 4 x 2 Diesel Powered Chassis, Two Door
Standard Cab
Tax (Based on a Rate of 8.75%)
DMV Fee
Tire Fee
Offer is based on build quote and any reference drawings if applicable. Prior to ambulance construction, a final engineered build quote will be provided for customer review and approval. Any changes requested may result in additional charges.

One (1) Medix Specialty Vehicles Type III MSV 170" on 2026 Ford F-450 4 x 2 Diesel Powered Chassis, Two Door Standard Cab
Delivery Terms: Delivery shall be 180 days or less after Receipt of Chassis as well as approved work order and production drawing if applicable. F.O.B. shall be
Chassis VIN Number(s): To Be Determined After Production Start Date Quoted prices that include factory rebates are subject to change. If the rebate amount changes or becomes unavailable the difference will be invoiced to the purchaser. Chassis prices are subject to change by the OEM. If the price changes, the difference will be invoiced to the purchaser.

Large ticket items (cot hardware, radio equipment, etc.) may ship prior to construction and will be invoiced to purchaser at that time. Previously invoiced equipment costs will be deducted from the final balance.

Description
HGAC Fee
Total Purchase Price
Payment Terms: 100% of the contract payment is due at time of delivery unless otherwise specified in writing. Title for the ambulance will be delivered within fourteen (14) business days after payment has processed through the financial institution.

Republic EVS
16182 Gothard St, Unit V
Huntington Beach, CA 92647
Resolution No. 2026-30
Exhibit "A"

Page 1 of 1 ends

97 Item9.

STAFF REPORT

March 4, 2026
File Number 1115-20

SUBJECT
ACCEPTANCE OF $10,000 FROM CARNEGIE CORPORATION OF NEW YORK

DEPARTMENT
Community Services/Library

RECOMMENDATION
Request the City Council adopt Resolution No. 2026-31 authorizing the acceptance and appropriation of a $10,000 gift from the Carnegie Corporation of New York on behalf of the Escondido Public Library.

Staff Recommendation: Approval (Public Works/Community Services: Joseph Goulart, Director of Public Works)
Presenter: Robert Rhoades, Assistant Director of Community Services ESSENTIAL SERVICE – No
COUNCIL PRIORITY –

FISCAL ANALYSIS
There will be no impact to the General Fund and does not require matching funds.

PREVIOUS ACTION
None

BACKGROUND
The Escondido Public Library has been selected to receive a $10,000 gift from the Carnegie Corporation of New York as part of the Carnegie Libraries 250 initiative. This national program commemorates the 250th anniversary of the signing of the Declaration of Independence by honoring the legacy of Andrew Carnegie, who funded 1,681 free public libraries across the United States. The Escondido Public Library (“Library”) is one of approximate ly 1,280 surviving Carnegie libraries eligible for this award due to its continued operation and acknowledgement of its Carnegie heritage. 98 Item10.

The primary objective of this gift is to support civic institutions that foster participation and bring people together. The Corporation identifies libraries as "cradles of democracy" and intends, but does not require, for these funds to be used for the following goals:
 Promoting Civic Engagement: Encouraging programs that strengthen the democratic idea and foster civic participation among residents.
 Reducing Polarization: Supporting activities that bring diverse groups together, including cultural events designed to reach new audiences and exchang e programs that bridge community divides.
 Educational Outreach: Developing resources for civics education, media and digital literacy, and English language learning for adults.
 Youth Participation: Engaging the next generation through programs like teen ci vic participation and youth voting initiatives.
 Historical Preservation: Showcasing the Library’s heritage through contributions to the national "Carnegie Libraries Across America" interactive resource and digital archives.

The gift is unrestricted, provided it supports the Library’s mission and strategic priorities.

RESOLUTIONS
a. Resolution No. 2026-31

ATTACHMENTS
a. Attachment “1”—Grant Award Letter

99 Item10.

RESOLUTION NO. 2026-31

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, AUTHORIZING THE

ASSISTANT DIRECTOR OF COMMUNITY SERVICES TO

RECEIVE, ON BEHALF OF THE ESCONDIDO PUBLIC
LIBRARY, A $ 10,000 GIFT FROM THE CARNEGIE

CORPORATION OF NEW YORK

WHEREAS, the City of Escondido (“City”) is committed to providing free access to learning and opportunity for all residents through its public library; and WHEREAS, the Escondido Public Library serves as a vital civic hub and "cradle of democracy," dedicated to fostering community engagement and strengthening democratic ideals; and WHEREAS, the Carnegie Corporation of New York has established the Carnegie Libraries 250 initiative to commemorate the 250th anniversary o f the signing of the Declaration of Independence by supporting America’s civic institutions; and
WHEREAS, the Escondido Public Library is recognized as one of the original Carnegie -funded libraries still in operation that continues to acknowledge and honor its Carnegie heritage; and WHEREAS, the Carnegie Corporation of New York has awarded a $10,000 gift to the Escondido Public Library to further its mission, celebrate this national milestone, and benefit the local community; and
WHEREAS, this City Counc il deems it to be in the best public interest to formally accept and appropriate these gift funds to support the Library’s strategic priorities and civic programs.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Escondido, California, as follows:
100
Item10.

1. That the above recitations are true.

2. That the City Council authorizes the Assistant Director of Community Services, or their designee, to execute all necessary documents, in forms approved by the City Attorney’s Office, to accept the $10,000 gift from the Carnegie Corporation of New York.

3. The Community Services Department/Escondido Public Library shall expend the $10,000 gift in accordance with the terms and requirements of the Carnegie Libraries 250 initiative. 101
Item10.

Rino Landa, Library Director
Escondido Public Library
239 S. Kalmia Street
Escondido, CA 92025
Dear Escondido Public Library,

CARNEGIE
250 LIBRARIES
January 16, 2026
It gives me great pleasure to enclose this check from Carnegie Corporation of New York in celebration of the 250th anniversary of the Declaration of Independence. Andrew Carnegie wrote that libraries are "cradles of democracy" and it has been truly inspiring to hear accounts from across America of how the 1350-plus surviving Carnegie Libraries are serving their communities today.

This gift is freely given without conditions or expectations, you can spend it however you choose for the benefit of your library and community in commemoration of the 250th anniversary.

The response we have had to our renewed focus on libraries has been overwhelming and overwhelmingly positive. At a time of unprecedented strain to our social cohesion, libraries are among the few public institutions which play a genuinely unifying role. Thank you for all the good work you are doing.

With best regards,
Dame Louise Richardson
President, Carnegie Corporation of New York
.c,37 Madison , 1';venue. ;-...\ew 'for\, r,.:y 10022 T. 212.371.3200 '"''Nw.cornegie.org Attachment "1"
102
Item10.

STAFF REPORT

March 4, 2026
File Number 0800-40

SUBJECT
PL24-0126/PL24-0127/PL25-0359: JUNIPER STREET OFFICE TO RESIDENTIAL CONVERSION

DEPARTMENT
Planning Services, Development Services

RECOMMENDATION
Request that the City Council adopt the following the Ordinance and Resolution:
1) Ordinance No. 2026 -05 determining the project is exempt from further environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines, and adoption of a Master and Precise Development Plan allowing ground-floor residential uses for the project site and reduced setbacks for an existing building (First Reading).

2) Resolution No. 2026-40 approving a Design Review Permit and Density Bonus Request to facilitate the conversion of an existing office building into 32 residential dwelling units.

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.

BACKGROUND
The Project site is a 0.67 -acre parcel located generally southeast of the City’s downtown area, at the northeast corner of Juniper Street, and is bounded by E. 4th Avenue to the south, S. Ivy Street to the east, and E. 3 rd Avenue to the north. The site is addressed as 322 S. Juniper Street (APN: 229 -472-11-00) 103
Item11.

(“Property”) (Figure 1 – Project Site) . The Pr operty is located within the Downtown Specific Planning Area
(SPA#9) General Plan land use designation, and is zoned Specific Plan (S-P).

On May 15, 2024, Darshan Patel (“Applicant”) submitted a request to convert the existing office building into 32 residential dwelling units. The request includes a Planned Development Permit (Master and Precise Plan) to allow for ground-floor residential u ses as required by Downtown
Specific Plan ( “DSP”) Figures II -3 and II -4 and to legalize nonconforming setbacks of the existing permitted building, and a Design Review Permit as required by DSP Ch. VIII sec. (A)(1) for site layout changes, all to facilitate the conversion of non-residential space to 32 residential units (“Project”). The building would be retained and minimal improvements are proposed that would affect the existing site layout and parking area (Attachment “1”- Site Plan). The Project also inc ludes a Density Bonus Request as permitted by Article 67 (Density Bonus and Residential Incentives) of the Escondido Zoning Code (“EZC”). The Applicant proposes to restrict 8 of the 32 residential units for low -income households which would allow for the u se of various incentives/concessions and waivers as permitted by State Density Bonus Law (“SDBL”) (Government Code Section 65915 – 65918). and Article 67.

PLANNING COMMISSION ACTION
On February 10, 2026, the Planning Commission held a duly noticed public hearing on the Project and voted 6-0 (1 absence) to recommend approval of the Project to the City Council. The Planning Commission requested clarification on the incentive/concession as it relates to the sidewalk along the Project’s frontage, and lighting at the driveway entrance along E 4 th Avenue. One public comment was submitted via email, and questioned the adequacy of the proposed off-street parking. As discussed in the Planning Commission Staff Report, dated February 10, 2026, due to the Density Bonus Request, the Applicant is eligible for reduced parking ratios consistent with SDBL. The proposed Project complies with the parking requirements of SDBL as designed.

ANALYSIS
The Project includes a Planned Development Permit (Master and Precise Plan) to allow ground -floor residential uses on the Property which would facilitate the conversion of an existing office building to residential dwelling units. The site was previously developed with an office building subject to different development standards in place at the time of permitting. Therefore, the existing building’s setbacks no longer comply with current standards. The Planned Development Permit would legalize the setbacks for the Project site, and bring the structure into conformity under the Master Development Plan.

Figure 1 – Project Site
104
Item11.

The Project site is identified on the Suitable Sites Inventory (SSI) of the City’s adopted Housing Element as a site that is suitable for residential development to fulfill the City’s Regional Housing Needs Allocation (“RHNA”). The Housing Element identifies 14 low- and 8 above-moderate income units for the Property, whereas the Applicant proposes 32 (8 low- and 24 above -moderate income) -- thus representing a net increase of 10 overall units. However, the City would lose the remaining 6 low-income units identified in the Housing Element Inventory for the Property. Based on the City’s tracking for compliance with No Net Loss provisions, staff determined there are adequate remaining sites with capacity to meet the requirements of Section 65583.2, and to accommodate the RHNA pursuant to Section 65584. Further information regarding compliance with “No Net Loss” provisions can be found in Exhibit “B” to Ordinance No. 2026-05 and Exhibit “C” to Resolution No. 2026-40.

The Project includes a Density Bonus Request to increase the allowable density on -site from 30 dwelling units to 32 dwelling units; in exchange, the Applicant would provide 8 low-income units (26% of the base units) (“target units”). Additionally, the request includes incentives/concessions and waivers as permitted by SDBL and Article 67 (Attachment “2” – Density Bonus Request). The draft density bonus request form does not currently reflect the discussion in the Planning Commission Staff Report, dated February 10, 2026; however, the Project is conditioned to provide an update d density bonus request form prior to building permit issuance for City records.

Notwithstanding the items associated with the Density Bonus Request —all of which comply with t he requirements of SDBL and Article 67 of the EZC , the Project complies with the standards within the Downtown Specific Plan.

Further analysis can be found in the Planning Commission Staff Report, dated February 10, 2026 (Attachment “3” – Planning Commission Staff Report, dated February 10, 2026)

ENVIRONMENTIAL ANALYSIS
California Environmental Quality Act (“CEQA”) Guidelines lists classes of projects that have been determined to not have a significant impact on the environment and as a result are exempt from further environmental review under CEQA.

As detailed in Attachment “ 4”, pursuant to CEQA, the Project is categorically exempt from further environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects). Based on the information in the administrative record, including, but not limited applicable municipal code ordinances, the Climate Action Plan consistency checklist, and traffic scoping agreement, the Project would not result in any significant effects relat ing to traffic, noise, air quality or water quality. Furthermore, the Project does not trigger any of exceptions to the use of an exemption under Section 15300.2 (Exceptions) of the CEQA guidelines, or the exceptions outlined in Article 47 (Environmental Quality) of the Escondido Zoning Code.
105
Item11.

The City Council’s approval of the Project includes the environmental determination. If approved, City staff will file a Notice of Determination (NOD) with the County Clerk.

CONCLUSION AND RECOMMENDATION
The Project would revitalize an existing office building, and introduce new housing opportunities along a commercial corridor of the downtown area. Additionally, the Project would result in affordable deed restriction of 8 units for low-income households, and would further the City of Escondido’s housing goals as discussed in the adopted Housing Element. Additionally, the Property is located on the Suitable Sites Inventory list which anticipated approximately 22 units for this site whereas the Project would provide 32 units resulting in an overall net gain of units for the City and its obligations under the RHNA.

Based on the analysis contained in this Staff Report, Planning Commission recommendation, and as presented by City staff during the public hearing, staff recommends that the City Council approve the Project, including the environmental determination.

RESOLUTIONS
a. Resolution No. 2026-40
b. Resolution No. 2026-40 – Exhibit “A” – Legal Description c. Resolution No. 2026-40 – Exhibit “B” – Project Plan Set d. Resolution No. 2026-40 – Exhibit “C” – Factors to be Considered/Findings of Fact e. Resolution No. 2026-40 – Exhibit “D” – Conditions of Approval

ORDINANCES
a. Ordinance No. 2026-05
b. Ordinance No. 2026-05 – Exhibit “A” – Legal Description c. Ordinance No. 2026-05 – Exhibit “B” – Factors to be Considered/Findings of Fact d. Ordinance No. 2026-05 – Exhibit “C” – Project Plans

ATTACHMENTS
a. Attachment “1”—Site Plan
b. Attachment “2”—Density Bonus Request Form
c. Attachment “3”—Planning Commission Staff Report, dated February 10, 2026 d. Attachment “4”—Notice of Exemption
106
Item11.

Attachment "1"
107
Item11.

CITY OF ESCONDIDO
Planning Division
Density Bonus Request
Pursuant to Escondido Municipal Code Sections 33-1412 and 33-1413, the applicant for a density bonus project shall submit a written proposal for the project including the information provided below.

A. General Information
PROJECT NO(S).: Project ID: PL23-0449
ADDRESS: Project Site: 332 S Juniper, Escondido, CA, 92025-4940 APN(S): 229-472-11

PROJECT
NARRATIVE (Attach
additional sheet if
necessary)
Converting an existing office building into 32 apartment units.

SITE HISTORY (e.g.,
past entitlements,
actions, CEQA review,
existing development,
site characteristics):

Currently an office building

GENERAL PLAN
DESIGNATION:

BASE DENSITY

CALCULATION &
ALLOWANCE: 45 units per acre: 0.67 acres = 30 units base density THE PROJECT INCLUDES A CHILD CARE FACILITY (check box) Yes ☐ No ☒ B. Existing Conditions
TOTAL NO. OF:

Existing units on site:

Existing units
proposed for
removal:
0 0
IF UNITS ARE PROPOSED FOR REMOVAL FILL OUT SECTION E.

C. Proposed Density Bonus Request

TOTAL UNITS
PROPOSED:
32 NO. AFFORDABLE

UNITS &
(AFFORDABILITY
LEVELS):
8 affordable units at Low-Income Level

PERCENTAGE OF
AFFORDABLE UNITS:
25% of total units. 26.6% of the base density

DENSITY INCREASE
PERMITTED (%):

6.7% requested, much below the permitted at this level of affordability Attachment "2"
108
Item11.
* Per EMC If any residential units are proposed for demolition, additional verification information will be required to ensur e compliance with replacement requirements pursuant to state law.
1 Per EMC 33-1411 – an incentive/concession is an item(s) that would result in identifiable, financially sufficient, and actual costs reductions that contribute to the economic feasibility of the project.
2 Per Gov. Code §65915(e)(1) and §65915(e)(2) – a waiver is a reduction or modification of any development standard (Gov. Code §65915(o)(1)) when those requirements potentially make the construction of the project physically infeasible, if not approved. An e xample of sufficient documentation is a written explanation of the requested waiver(s) and a waiver exhibit showing the developable envelope remaining once all development standards are met.

DENSITY BONUS
UNITS ALLOWED:
2 requested, much below the permitted at this level of affordability

TOTAL LOTS
PROPOSED:
0 TOTAL NO. OF:

Studio Units
1-Bedroom Units
2-Bedroom Units
3-Bedroom Units
4-Bedroom Units

0 32
0 0
0 D. Incentives/Concessions1 and Waivers2
NO. OF INCENTIVES/
CONCESSIONS PERMITTED:
3 NO. OF WAIVERS REQUESTED: 4
NO. INCENTIVES/
CONCESSIONS REQUESTED:
3 Provide all proposed Incentives/Concessions and/or any Waivers requested in Table 1 as a part of the Density Bonus Request. Requests should be clear and definitive in identifying the requested standard, code, or regulation waiving/modification.

Note: A proposed project must not have a specific, adverse impact upon health, safety, or the physical environment and no adverse impacts to any real property that is listed in the California Register of Historical Resources. Additional information may be required, as needed.

Table 1 – Requests

Incentives/Concessions
Incentive /
Concession Development Standard (citation) Proposed Justification Alleyway
Comment 42: Alleyway pavement is in poor
condition, the project shall remove and replace the
pavement in the alleyway full width to our current
standard.

Existing to
remain
Cost makes the project not
feasible
Sidewalk
Comment 45: Sidewalk and curb areas along
Juniper are in poor condition and should be
removed and replaced by the project. Comment
47: The existing tree roots appear to be pushing up
the sidewalk and they are recommended to be
removed and replaced with City approved trees.

Existing to
remain
Cost makes the project not
feasible. We believe both
Comments 45 and 47 are the
same as they address the
condition of the sidewalk.

Attachment "2"
109
Item11.

Density Bonus Request Form
Rev. 05/2024
Sewer
Comment 64: Sewer main extension is require. Per
City of Escondido standards, multi-family projects
require a minimum 6-inch sewer lateral that
connects to a minimum 8-inch sewer main. All new
or existing projects that propose to connect to an
existing sewer are responsible to extend public
sewer across the full property frontage and to all
property limits as necessary for future extensions.

Currently this site connects to a sewer cleanout
located at the end of a 6-inch sewer main that is
located at the intersection of Juniper and the alley.

The existing sewer lateral is 4-inches in diameter.

A sewer main extension from the existing cleanout
in Juniper southerly to the intersection of Juniper
and 4th is required. The existing cleanout shall be
replaced with a manhole. The sewer main
extension shall end in a manhole.

Existing to
remain
Cost makes the project not
feasible. Additionally, I have
attached a stamped
engineering report to establish
that the existing sewer system
is sufficient for our proposed
project.

Waivers
Waiver Development Standard (citation) Proposed Justification ADA Ramp
Comment 44: Existing ped ramp doesn't meet ADA
requirements and should be removed and replaced
by the proposed.

Existing to
remain
As per the status at Hickory,
the building is grandfathered
before the ADA and allows for
best efforts to be utilized to
meet ADA. Additionally, see as
this ramp is on City property,
we do not believe that best
efforts are needed to bring this
ramp to stan dard. If in the
interest of public health and
safety, we believe the City
should add this to their Public
Works calendar to repair as
soon as possible as the timing
of our project's construction
completion is unknown.

Covered Parking 1 per unit No covered
parking
Per density bonus if 20% is
offered, parking need not be
covered
Open Space 4,800 sq ft 0 sq ft The Site constr aints do not allow for open space
Landscaping Existing to
remain

Notes:

Attachment "2"
110
Item11.
* Per EMC If any residential units are proposed for demolition, additional verification information will be required to ensur e compliance with replacement requirements pursuant to state law.
1 Per EMC 33-1411 – an incentive/concession is an item(s) that would result in identifiable, financially sufficient, and actual costs reductions that contribute to the economic feasibility of the project.
2 Per Gov. Code §65915(e)(1) and §65915(e)(2) – a waiver is a reduction or modification of any development standard (Gov. Code §65915(o)(1)) when those requirements potentially make the construction of the project physically infeasible, if not approved. An e xample of sufficient documentation is a written explanation of the requested waiver(s) and a waiver exhibit showing the developable envelope remaining once all development standards are met.

E. Existing unit information
• Restricted Affordable Lower Income Units: Indicate the number of units by bedroom size existing on the site in the past five years that were at any time subject to a recorded covenant, ordinance, or law that restricted rents or prices to be affordable to lower or very low-income households.
nonce
• Units Subject to Rent Control or Price Control: Indicate the number of units by bedroom size on the site that in the past five years have been subject to rent control (through either state law, a local rent control ordinance, or an inclusionary (BMR) ordinance) or price control (through an inclusionary (BMR) ordinance). none
• Incomes of Existing Tenant Households: Provide documentation of the names, property address, and current incomes of any households now occupying units on the site, by bedroom size of units. If current incomes are unknown, please indicate.

No existing residential tenants
• If Any Units Are Still Occupied, Incomes of Households Formerly Occupying Vacant Units: For any vacant units, provide documentation of the income of the last household occupying the unit, by bedroom size. If that household's income is unknown, please indicate.

No residential tenants exist
• No Units Occupied; All Units Vacant or Demolished; Incomes of Former Tenants: If all units that existed on the site in the last five years are currently vacant or have been demolished, please indicate the maximum number of units, by bedroom size, that existed on the site in the past five years and the income of each household occupying a unit at the time when the maximum number of units existed on the site. If the income of those households is unknown, please indicate.

No residential units have existed on this site during our ownership

Attachment "2"
111
Item11.

STAFF REPORT
DATE: February 10, 2026
PL24-0126/PL24-0127/PL25-0359: Juniper Street Office to Residential Conversion PROJECT NUMBER / NAME: PL24-0126/PL24-0127/PL25-0359: Juniper Street Office to Residential Conversion REQUEST: Recommend to the City Council approval of a project with a Specific Planning Area 9 (SPA -9) General Plan land use designation, and within the Specific Plan (S -P) zoning district consisting of a Planned Development Permit (Master and Precise Plan) to allow for ground -floor residential uses, and Design Review Permit to facilitate the conversion of an existing 20,378 square -foot office building into 32 dwelling units (“Project”). The Project includes a Density Bonus request which would permit 2 bonus units pursuant to State Density Bonus Law (SDBL), in addition to the 30 base units allowed by the underlying zone. The Project would include the deed restriction of 8 units for low-income households, and the use of incentives/concessions and waivers as permitted by State Density Bonus Law, and Article 67 of the Escondido Zoning Code. The Project includes an environmental determination made for the Project.

PROPERTY SIZE AND LOCATION: The 0.67-acre site is
located at the northeast corner of S. Juniper Street and E. 4th Avenue and is addressed as 332 S. Juniper Street
(Assessor’s Parcel Number: 229-472-11-00)
APPLICANT: Darshan Patel
GENERAL PLAN / ZONING: Specific Planning Area-9
(SPA9)/Specific Plan (S-P)
PRIMARY REPRESENTATIVE: Darshan Patel
DISCRETIONARY ACTIONS REQUESTED: Planned Development Permit (Maser and Precise Plan) and Design Review Permit
PREVIOUS ACTIONS: N/A
CEQA RECOMMENDATION: Categorical Exemption – CEQA Guidelines Section 15332 (In-Fill Development Projects) STAFF RECOMMENDATION: Recommend approval to City Council REQUESTED ACTION: Adopt Planning Commission Resolution No. 2026-02 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 0.67-acre parcel located generally southeast of the City’s downtown area, at the northeast corner of Juniper Street and is bounded by E. 4th Avenue to the south, S. Ivy Street to the east, and E. 3rd Avenue to the north . The site is addressed as 322 S. Juniper Street (APN : 229 -472-11-00) (“Property”). The Property is located within the Downtown Specific Planning Area (SPA#9) General Plan land use designation, and is zoned Specific Plan (S-P) (Attachment “1” – Location, Land Use, and Zoning).

The Downtown Specific Plan (DSP) is comprised of various land use districts which function similar to zoning districts in that the land use districts outline permitted/conditionally permitted uses, and development standards related to lot coverage, building height, densities, etc. The Property is located within the DSP’s Southern Gateway (SG) land use district. The Property is also located on the Suitable Sites Inventory (SSI) as identified in Appendix B of the City’s adopted Housing Element. Further discussion on this topic is included under the “Analysis” section of this staff report.

The Property is currently developed with an existing 20,378 square-foot office building that was constructed in 1971. The Property currently has approximately 61 off -street parking spaces, and has a two -way driveway. The building has been historically used for a range of service businesses including but not limited to: educational support services, medical billing services, household repairs, and other miscellaneous office-type uses.

SUMMARY OF REQUEST
On May 15, 2024, Darshan Patel (“Applicant ”) submitted a request to convert the existing office building into 32 residential dwelling units. The request includes a Planned Development Permit (Master and Precise Plan) to allow for ground-floor residential uses as required by DSP Figures II-3 and II-4, and a Design Review Permit as required by DSP Ch. VIII sec. (A)(1) for site layout changes all to facilitate the conversion of non-residential space to 32 residential units. The building would be retained and minimal improvements are proposed that would affect the existing parking area (Attachment “2”- Site Plan). The Project also i ncludes a Density Bonus Requested as permitted by Article 67 (Density Bonus and Residential Incentives) of the Escondido Zoning Code (EZC). The Applicant proposes to restrict 8 of the 32 residential units for low -income households which would allow for the use of various incentives/concessions and waivers as permitted by State Density Bonus Law (“SDBL”) and Article 67.

As outlined in the “Supplemental Details of Request,” the existing site conditions would be maintained, and very minor modifications, if any, will be made to the existing improvements including, but not limited to the building’s footprint (e.g. setbacks, massing, and height), and landscaping.

Pursuant to Article 19 of the EZC, Planned Development Permits which are adopted via ordinance, require review and consideration by the City Council with a recommendation by the Planning Commission. Pursuant to Article 1, section 33-16 of the EZC, concurrent processing of applications for permits shall be reviewed by the decision-making body associated with the highest-level action among the applications to be considered. Therefore, the City Council is the final decision maker for the Design Review Permit as well.

SUPPLEMENTAL DETAILS OF REQUEST
Standard

1. Property Size: 0.67-acres
10 Item 2.

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2. Number of Units: 32
Minimum Required Proposed

3. Unit Size: N/A ~500 sq. ft.

4. Density: 45 du/ac 47 du/ac

5. Lot Coverage/Floor Are Ratio: None/None 34.5%/0.69*

6. Building Height 35’-0”/2 stories 24’-0”/2 stories*

7. Motor Vehicle Parking1: 40 off-street parking spaces 45 off-street parking spaces

8. Bicycle Parking: N/A N/A

9. Setbacks:
a. Front Yard: 15’-0” 4’-0” *
b. Rear Yard: 10’-0” 5’-6” *
c. Side Yard: 10’-0” 5’-0” *

10. Open Space / Landscaping1: 9,600 square-feet (sq. ft.) 1,415 sq. ft. remaining*

11. Trees: 32 0*

12. Signage: To be reviewed at building
permit stage
Comply with signage regulations
detailed in the DSP

13. Trash: Screened Trash enclosure

14. Lighting: To be reviewed at building
permit stage
Comply with Article 35 (Outdoor
lighting)

15. Heating and Ventilation: Screened No changes proposed. 1 Waived pursuant to State Density Bonus Law and Article 67 (Density Bonus and Residential Incentives). * denotes existing condition and not changed as part of proposed Project.

PROJECT ANALYSIS

1. General Plan Conformance:

a. Land use and density consistency
The Property is located within the SG land use district of the DSP which allows up to 45 dwelling units per acre (“du/ac”). Based on the Property size, the allowable maximum base density equates to 30 dwelling units which 11 Item 2.

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amounts to 45 du/ac (rounded up from 44.77) and is consistent with the allowable du/ac. The Applicant proposes to deed restrict 8 of the units for low-income households (“target units”) as permitted by SDBL and Article 67 (Table 1 – Project Density Bonus Calculation). Based on the provided affordability levels, the Applicant is allowed 3 incentives/concessions and waivers, and a 50% increase in density; however, the Applicant is only proposing 2 additional units (“bonus units”) for a total of 32 units. Additionally, pursuant to SDBL, the Applicant has requested the use of parking ratios associated with density bonus projects which would require only one space for studios and one-bedroom units.

Table 1: Project Density Bonus Calculation
Standard Calculation Total
Base Density (permitted under
zoning):
45 dwelling units per acre x 0.67
acres 30 dwelling units
Target Units (Affordable Units): 8 (Low-Income) ÷ 30 base units 26.6% of affordable units Bonus Units: 30 base units x 5% increase in
density 2 bonus units*
Total Amount of Units Proposed: 32 Dwelling Units (30 base units + 2 bonus units) * Rounded up pursuant to Article 67 of the Escondido Zoning Code

The City’s Staff Development Committee reviewed the requested incentives/concessions, and determined the requested incentives/concessions would not cause a specific, adverse impact upon public health and safety, or the physical environment, or on any real property that is listed in the California Register of Historical Resources. The Applicant’s requested incentives/concessions include removal of the following requirements:
 Improvement of the adjacent alley;
 Sidewalk improvements at the Project site’s frontage;  Extension of the public sewer main across the Project’s frontage.

Additionally, the Applicant request ed the use of several waivers including but not limited to open space and landscaping requirements, as well as off-site ADA improvements, as detailed under Attachment “3” (Density Bonus Request Form). Planning staff, in conjunction with the Staff Development Committee, evaluated the requested waivers, and determined the requested waivers of development standards for open space and landscaping comply with the provisions of SDBL and are eligible waivers. The City’s Building Service Area reviewed the requested waiver for off-site ADA improvements and concluded that such requirements do not apply to the Project and are therefore not a qualifiable waiver under SDBL. However, the Applicant did not provide an updated request form with such waiver line item removed. The Applicant is required to provide an updated density bonus request form pursuant to Condition of Approval E.1 as detailed in Exhibit “D” of Resolution No. 2026-02.

There is nothing in the administrative record from the City’s Fire Department, Engineering Division, or Building and Safety Division indicating that the requested incentive/concessions or waivers from development standards would impact the public health and safety, nor is there any real property within the site that is listed within the California 12 Item 2.

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Register of Historical Resources. Therefore, the requested incentives/concessions and waivers comply with the requirements of State Density Bonus Law and Article 67.

Further, in accordance with State Law, inconsistency with a zoning ordinance or general plan land use designation shall not constitute a specific, adverse impact upon the public health or safety. The Applicant requested incentives/concessions along with certain waivers of development standards that are consistent with requirements of State Density Bonus Law and Article 67. The Project site maintains a land use designation that permits for residential development, while St ate law and Article 67 allow for density beyond the general plan’s identified threshold.
b. Housing Element and “No Net Loss”

The City is taking steps to encourage, promote, and facilitate the development of housing consistent with policies

1.1 and 2.1 of the Housing Element of the General Plan, while accommodating the City’s share of regional housing needs, consistent with Government Code section 65584. No Net Loss Law (Government Code section 65863) ensures development opportunities remain available thro ughout the planning period to accommodate a jurisdiction’s Regional Housing Needs Allocation (“RHNA”), especially for lower- and moderate-income households.

In general, jurisdictions cannot approve new housing at significantly lower densities or at differ ent income categories than was projected in the Housing Element without making specific findings and identifying other sites that could accommodate these units and affordability levels “lost” as a result of the approval. The so-called “no net loss” provisions apply when a site is included in the jurisdiction’s Housing Element’s inventory of sites and is either rezoned to a lower residential density or is approved at a lower residential density than shown in the Housing Element. (Gov’t Code § 65863(b)).

The Property is located on a site listed within the Suitable Sites Inventory, and forecasted to provide 14 low and 8 above-moderate income units. The Project would be approved for 8 low- and 24 above-moderate income, and thus would be approved at a lower de nsity than shown in the Housing Element for low-income units (Gov’t Code § 65863(b)).

Nonetheless, the remaining sites in the Housing Element inventory are adequate to meet the requirements of Section 65583.2 and to accommodate the RHNA pursuant to Section 65584, based on the following:

Income Levels:

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Remaining Sites Inventory Capacity with
Proposed Development +/(-) 4,197 1,427 3,107

The Housing Element, adopted on August 11, 2021 and subsequently amended on March 22, 2023, requires that the City accommodate 9,607 low-/moderate-/above-moderate income units as its share of the regional housing need, with 5,280 low-/moderate-/above-moderate income units either constructed, approved, or projected to be provided through accessory dwelling units, leaving a remaining need for 4,32 units. If the project is approved, the remaining need will be reduced to 4,290 units. The Housing Element Sites Inventory would still have a capacity for 8,756 housing units. Further information may be found in Exhibit “C” of Resolution No. 2026-02.

2. Specific Plan Conformance:

The Project is located within the SG land use district of the DSP which permits up to 45 du/acre, and ground floor residential uses subject to a Planned Development Permit. Notwithstanding the density bonus request, the Project complies with the requirements of the specific plan. As described in the DSP, the vision for the SG land use district is intended to serve as an extension of Grand Avenue due to its proximity, especially given the commercial nature of Juniper Street. The SG is envisioned with attractive urban -style residential land uses, while also preserving the integrity of historic resources, which include a number of single -family residential dwellings that have undergone conversion into business u ses. The Project would convert an existing office building that is consistent with the existing massing and scale of surrounding properties, and increase residential opportunities with higher densities that can support the business in the surrounding area.

3. Climate Action Plan Consistency:

The Applicant completed a Climate Action Plan Consistency Checklist, and based on the screening thresholds, the Project is screened out from further review. The Project is consistent with the underlying general plan land use designation, and does not exceed the threshold of 55 multi-family dwelling units; therefore, the Project is presumed to be consistent with the City’s adopted Climate Action Plan.

4. Site Design

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

The Project does not include grading, or any other site improvements. The Property’s existing topography would remain the same upon approval of the Project. The Project may require minor trenching for any utilities that will need to undergrounded.
b. Project Access and Circulation:

As discussed throughout the staff report, the Project includes minor changes to the existing site conditions, including circulation and project access through the site. The Project site currently takes access from E. 4th Avenue and E. 3rd Avenue. However, under the proposed changes, the site’s anticipated primary access would likely occur at E. 4 th Avenue due to convenient access to the parking lot. The Applicant proposes to remove the existing 20 perpendicular off -street parking spaces adjacent to the alley and would restripe the area to provide 5 parallel 14 Item 2.

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parking spaces, resulting in a net loss of 20 of 61 off-street spaces. The parking redesign adjacent to the alleyway would not cause issues for circulation or impact the Project’s parking need, as it meets the setback requirements for parking areas (5’-0” from property line) and on-site parking requirements (refer to “Parking” below). c. Building Orientation:

No changes are proposed to the existing building layout, and the existing orientation would remain as-is. The building’s existing primary entrance is located on Juniper Street, and would remain the same under the Proposed design.
d. Open Space and Landscaping
Pursuant to the DSP, open space requirements for the Project would total 9,600 square-feet (sq. ft.), resulting from a requirement of 300 sq. ft. per dwelling unit. State Density Bonus Law affords the Applicant certain incentives/concessions and waivers of development standards due to the provision of 8 low-income units. Under SDBL, The Applicant may request unlimited waivers and requests the use of waivers on various landscaping requirements, including but not limited to landscaping within the parking area, and meeting the total open space requirement. However, the Applicant proposes off-street parking spaces instead of open space. Pursuant to state law, the burden falls on the City to prove that the request is inconsistent with SDBL and Article 67. Based on staff’s analysis of the Project, the demand to meet required landscaping and open space would preclude the Project as proposed. Therefore, the Applicant may waive open space and landscaping up to the thresholds shown under the proposed Project, pursuant to SDBL and Article 67.
e. Parking:

The Applicant request s reduced parking ratios as permitted by SDBL which limits parking for studios and one - bedroom units to one space. Based on this reduced calculation, the parking required on-site totals 40 off-street parking spaces (inclusive of guest spaces) . The Applicant proposes 45 off-street spaces—5 spaces in excess of the SDBL parking requirement. The Applicant also requests a waiver for covered parking spaces, as the DSP requires a minimum of one covered space per unit. Based on staff’s analysis of the Project, the demand to meet the required covered parking would preclude the Project as proposed. Therefore, the Applicant may waive the covered parking off-street parking requirement pursuant to SDBL and Article 67.

5. Building Design:

a. Building Height, Mass, and Scale:

The Project includes a request to convert an existing office building into 32 residential dwelling units. The building is approximately 24’-0” in height, and the overall massing and scale would be maintained. No changes are proposed that would affect the exterior building height, massing or scale. b. Residential Floor Plans:

The proposed Project includes a mix of studios and one -bedroom units. As shown on the floor plans included as Exhibit “B” to Resolution No. 2026-02, the Project would provide one-bedroom units for the affordable units, and market-rate studios distributed throughout the building. 15 Item 2.

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c. Building Materials:

The Project does not include any changes to the façade of building, and would maintain the existing exterior building material which is primarily stucco.

FISCAL ANALYSIS
The Applicant will be responsible for payment of all Development Impact Fees (DIF), prior to issuance of a building permit.

As detailed in Attachment “ 4”, pursuant to CEQA, the Project is categorically exempt from further environmental review under CEQA Guidel ines Section 15332 (In -Fill Development Projects). Based on the information in the administrative record, including, but not limited applicable municipal code ordinances, the Climate Action Plan consistency checklist, and traffic scoping agreement, the Project would not result in any significant effects relating to traffic, noise, air quality or water quality. Furthermore, the project does not trigger any of exceptions to the use of an exemption under Section 15300.2 (Exceptions) of the CEQA guidelines , or the exceptions outlined in Article 47 (Environmental Quality) of the Escondido Zoning Code.

The Planning Commission’s decision to recommend approval of the Project, includes a recommendation on the environmental determination noted above.

PUBLIC INPUT/PUBLIC NOTICE
In accordance with Article 61 (Administration and Enforcement), the Project was publicly noticed via the following methods:

Newspaper publication: The Notice of Public Hearing was published in the Times-Advocate on January 29, 2026.

Mailing: The Notice of Public Hearing was deposited in the US mail with postage prepaid on January 26, 2026, and sent to approximately 62 property owners within a 500-foot radius of the Property.

On-site posting: The Notice of Public Hearing was posted on-site on January 30, 2026.

As of the date of publication of this staff report, City staff received one public commentor who is interested in working on the Project . The public comment has been attached for the Planning Commission’s consideration (Attachment “5” – Public Comment)

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low-income households, and would further the City of Escondido’s housing goals as discussed in the adopted Housing Element. Additionally, the Property is located on the Suitable Sites Inventory list which anticipated approximately 22 units for this site whereas the Project would provide 32 units resulting in a net gain for the City and its obligations under the Regional Housing Needs Assessment (RHNA). Based on the analysis contained in this staff report, and as presented by City staff during the public hearing, staff recommends that the Planning Commission recommend that the City Council approve the Project, including the environmental determination.

Motion as recommended by City staff : “ I motion to adopt Resolution No. 2026 -02 recommending that the City Council approve the Project, subject to the conditions of approval.”

ATTACHMENTS

1. Aerial, General Plan, and Zoning

2. Site Plan

3. Density Bonus Request

4. Draft Notice of Exemption

5. Public Comment

6. Draft Planning Commission Resolution No. 2026-02 including Exhibits “A” – “D” a. Resolution No. 2026-02 – Exhibit “A” – Legal Description b. Resolution No. 2026-02 – Exhibit “B” – Project Plan Set c. Resolution No. 2026-02 – Exhibit “C” – Findings of Facts/Factors to be considered d. Resolution No. 2026-902 – Exhibit “D” – Draft Conditions of Approval

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ATTACHMENT “1”
PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359
Aerial, General Plan Land Use, and Zoning

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Attachment "2"
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A. General Information
PROJECT NO(S).: Project ID: PL23-0449
ADDRESS: Project Site: 332 S Juniper, Escondido, CA, 92025-4940 APN(S): 229-472-11

PROJECT
NARRATIVE (Attach
additional sheet if
necessary)
Converting an existing office building into 32 apartment units.

SITE HISTORY (e.g.,
past entitlements,
actions, CEQA review,
existing development,
site characteristics):

Currently an office building

GENERAL PLAN
DESIGNATION:

BASE DENSITY

CALCULATION &
ALLOWANCE: 45 units per acre: 0.67 acres = 30 units base density THE PROJECT INCLUDES A CHILD CARE FACILITY (check box) Yes ☐ No ☒ B. Existing Conditions
TOTAL NO. OF:

Existing units on site:

Existing units
proposed for
removal:
0 0
IF UNITS ARE PROPOSED FOR REMOVAL FILL OUT SECTION E.

C. Proposed Density Bonus Request

TOTAL UNITS
PROPOSED:
32 NO. AFFORDABLE

UNITS &
(AFFORDABILITY
LEVELS):
8 affordable units at Low-Income Level

PERCENTAGE OF
AFFORDABLE UNITS:
25% of total units. 26.6% of the base density

DENSITY INCREASE
PERMITTED (%):

6.7% requested, much below the permitted at this level of affordability Attachment "3"
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* Per EMC If any residential units are proposed for demolition, additional verification information will be required to ensur e compliance with replacement requirements pursuant to state law.
1 Per EMC 33-1411 – an incentive/concession is an item(s) that would result in identifiable, financially sufficient, and actual costs reductions that contribute to the economic feasibility of the project.
2 Per Gov. Code §65915(e)(1) and §65915(e)(2) – a waiver is a reduction or modification of any development standard (Gov. Code §65915(o)(1)) when those requirements potentially make the construction of the project physically infeasible, if not approved. An e xample of sufficient documentation is a written explanation of the requested waiver(s) and a waiver exhibit showing the developable envelope remaining once all development standards are met.

DENSITY BONUS
UNITS ALLOWED:
2 requested, much below the permitted at this level of affordability

TOTAL LOTS
PROPOSED:
0 TOTAL NO. OF:

Studio Units
1-Bedroom Units
2-Bedroom Units
3-Bedroom Units
4-Bedroom Units

Table 1 – Requests

Existing to
remain
Cost makes the project not
feasible. We believe both
Comments 45 and 47 are the
same as they address the
condition of the sidewalk.

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Currently this site connects to a sewer cleanout
located at the end of a 6-inch sewer main that is
located at the intersection of Juniper and the alley.

The existing sewer lateral is 4-inches in diameter.

Existing to
remain
Cost makes the project not
feasible. Additionally, I have
attached a stamped
engineering report to establish
that the existing sewer system
is sufficient for our proposed
project.

Waivers
Waiver Development Standard (citation) Proposed Justification ADA Ramp
Comment 44: Existing ped ramp doesn't meet ADA
requirements and should be removed and replaced
by the proposed.

Notes:

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* Per EMC If any residential units are proposed for demolition, additional verification information will be required to ensur e compliance with replacement requirements pursuant to state law.
1 Per EMC 33-1411 – an incentive/concession is an item(s) that would result in identifiable, financially sufficient, and actual costs reductions that contribute to the economic feasibility of the project.
2 Per Gov. Code §65915(e)(1) and §65915(e)(2) – a waiver is a reduction or modification of any development standard (Gov. Code §65915(o)(1)) when those requirements potentially make the construction of the project physically infeasible, if not approved. An e xample of sufficient documentation is a written explanation of the requested waiver(s) and a waiver exhibit showing the developable envelope remaining once all development standards are met.

No residential units have existed on this site during our ownership

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Updated: 6/17/2021
Noti ce of Exemption
To: Assessor/Recorder/County Clerk
Attn: Fish and Wildlife Notices
1600 Pacific Hwy, Room 260
San Diego, CA 92101
MS: A-33
From: City of Escondido
Planning Division
201 North Broadway
Escondido, CA 92025
Pro
ject Title/Case No: PL24-0126/PL24-0127/PL25-0359: Juniper Street Office to residential Conversion Proj
ect Location - Specific: The 0.67-acre site is located at the northeast corner of S. Juniper Street and E 4th Avenue and is addressed as 332 S. Juniper Street (Assessor’s Parcel Number: 229-472-11-00) Proj
ect Location - City: Escondido Project Location - County: San Diego Des
cription of Project : A pproval of a project with a Specific Planning Area 9 (SPA -9) General Plan land use designation, and within the Specific Plan (S-P) zoning district consisting of a Planned Development Permit (Master and Precise Plan) to allow for ground -floor residential uses, and Design Review Permit to facilitate the conversion of an existing 20,378 square -foot office building into 32 dwelling units (“Project”). The Project includes a Density Bonus request which would permit 2 bonus units pursuant to State Density Bonus Law (SDBL), in addition to the 30 base units allowed by the underlying zone. The Project would entail deed restriction of 8 units for low -income households, and the use of incentives/concessions and waivers as permitted by State Density Bonus Law, and Article 67 of the Escondido Zoning Code.

Nam
e of Public Agency Approving Project: City of Escondido Name
of Person or Agency Carrying Out Project: Darshan Patel Nam
e: Darshan Patel
Add
ress: 1650 Hotel Circle N, Suite 200, San Diego, CA 92108 Telephone: 619-293-3349 Private entity School district Local public Agency State agency Other special district
Exe
mpt Status: The Project is categorically exempt pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects).

Reasons why project is exempt: The Project is exempt under this exemption in that the proposed Project complies with the criteria necessary to be exempt from further environmental review as detailed below:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

CITY OF ESCONDIDO

PLANNING DIVISION
201 NORTH BROADWAY
ESCONDIDO, CA 92025-2798
760-839-4671
Attachment "4"
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Planning Commission staff report dated February 10, 2026, as well as the development standards within the Downtown Specific Plan for Southern Gateway District, except for the incentives/concessions and waivers requested and granted as part of the Density Bonus request, and as permitted by State Density Bonus Law and Article 67 of the Escondido Zoning Code.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The Project site is located within City of Escondido limits, on a site that is less than five acres, and is substantially surrounded by urban uses, as the Project site is approximately 0.67 acres. It is surrounded by residential uses to the south and west, and commercial uses to the north and east. (c) The project site has no value, as habitat for endangered, rare or threatened species.

The Project site has no value as habitat for endangered, rare or threatened species, in that the Project site is developed with an existing office building and surface parking. The Project site is listed as “Urban/Developed” within the City’s Draft Subarea Plan (Figures 3-1 through 3-3).
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, in that the Project would be required to comply with the City’s noise ordinance, which includes construction and operational noise limits. The Project screened out of significance thresholds associated with traffic and air quality pursuant to the City’s Traffic Impact Guidelines Scoping Agreement and Climate Action Plan Consistency Checklist. The Project site is currently served by existing City water infrastructure and would be required to comply with all stormwater standards for water quality purposes. The Project is consistent with the City’s General Plan and Zoning regulations (refer to the Planning Commission staff report dated February 10, 2026) except for all incentives/concessions and waivers requested and granted as a part of the Density Bonus request and would therefore would not result in adverse impacts related to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services.

The City’s Utility Department reviewed the proposed Project and determined adequate service may be provided to this site, with the connection to existing infrastructure per City requirements. The Project design includes adequate solid waste facilities and would receive service by the City’s solid waste, recycling, and organics provider: EDCO. The site’s location within the downtown area allows it to continue to be served by the City’s Fire and Police Departments.

Therefore, the Project can be adequate served by all required utilities and public services Furthermore, the Project does not trigger any of the exceptions that disqualify the use of an exemption pursuant to CEQA Guidelines Section 15300.2:
(a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant.

Therefore, these classes are considered to apply all considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.

The exemption proposed is a Class 32 (In-Fill Development Projects) exemption, and the Project does not include a Class 3, 4, 5, 6, or 11 exemptions. Based on the absence of an exemption inclusive of a Class 3, 4, 5, 6, or 11 this exception is not applicable.
(b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.

The Project is located within the Downtown Specific Plan which has a certified Final Environmental Impact Report for the existing land uses through the specific plan. The Project is consistent with the adopted specific plan, and is consistent with the types of projects envisioned for this area of the plan. Therefore, no cumulative impacts would occur that were not analyzed under a prior FEIR.

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Updated: 6/17/2021
(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

There are no unusual circumstances involved in the Project, as it is located in an urban area of the City and is consistent with the development standards and use of the property as envisioned through the adopted Downtown Specific Plan.

Therefore, no significant effects would occur as a result of the Project. (d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.

The Project site is not located along a designated state scenic highway, nor would the project damage scenic resources such as trees, historic buildings, rock outcroppings, or similar resources within a highway officially designated as a state scenic highway. The closest officially designated state scenic highway is the portion of SR 52 approximately 18 miles south of the project site (California Department of Transportation 2024). Therefore, this exception would not apply, and the Project is potentially eligible for a Categorical Exemption. (e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.

As demonstrated by the Applicant, the Project is not located within a Hazardous Waste Site pursuant to Section 65962.5 of the Government Code.
(f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

The Project includes conversion of an existing office building that was constructed in the early 1970s. The Property is not identified on City’s Local Register of Historic Properties, the California Register of Historical Resources, or the National Register of Historical Resources. Based on staff’s analysis of the proposed Project the Project would not affect a historical resource as defined in the CEQA Guidelines.

Additionally, the Project does not trigger any of the exceptions outlined in Section 33-922 (e)(1) – (4) of Article 47 (Environmental Quality) of the Escondido Zoning Code:
(e)(1) Plant or animal species, which disturb, fragment or remove such areas defined by either the California Endangered Species Act (Fish and Game Code Section 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C.

Section 15131 et seq.) as sensitive, rare, candidate, species of special concern, endangered, or threatened biological species or their habitat (specifically including coastal sage scrub habitat for the California Gnatcatcher); The Project includes the conversion of an existing office building into residential units. As discussed in the Planning Commission staff report dated February 10, 2026, minimal site improvements will be made to the Property while the majority of the work will be within the interior of the office building. There is existing ornamental vegetation and landscaping throughout the site, which will continue to exist even after occupation of the building. (e)(2) Archaeological or cultural resources from either historic or prehistoric periods; The Project is located within an urbanized area of the City, and as discussed in the Planning Commission staff report, dated February 10, 2026, the Project includes very minimal modifications to the existing site. Any excavation work would be limited to trenching for utility lines. The building itself is not considered a cultural resource pursuant to Article 40 (Historic Resources) of the Escondido Zoning Code.
(e)(3) Stream courses designated on U.S. Geological Survey maps; The Project does not include any vegetation (e.g. riparian habitat) or natural floodways that would indicate the presence of a stream course designated on a U.S. Geological Survey map. (e)(4) Hazardous materials, unstable soils or other factors requiring special review.

The Project site does not involve hazardous material as discussed in Section 15300.2(e).

Attachment "4"
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Lead Agency Contact Person: Ivan Flores, Principal Planner Area Code/Telephone/Extension: 760-839-4529

Signature:

Ivan Flores, AICP Date
Principal Planner

Signed by Lead Agency Date received for filing at OPR:

Signed by Applicant

Attachment "4"
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RESOLUTION NO. 2026-40

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, APPROVING A DESIGN

REVIEW PERMIT AND DENSITY BONUS REQUEST TO

CONVERT AN EXISTING OFFICE BUILDING INTO THIRTY-

TWO RESIDENTIAL DWELLING UNITS

APPLICANT: Darshan Patel

CASE NO: PL24-0126/PL24-0127/PL25-0359

WHEREAS, on May 15, 2024, Darshan Patel (“Applicant”) filed a land use development application, Planning Case Nos. PL24-0127/PL24-0127/PL25-0359 (“Application”) constituting a request for a Planned Development Permit (Master and Precise Plan) to permit ground-floor residential uses, and Design Review Permit with Density Bonus Request to facilitate the conversion of an existing office building into 32 residential dwelling units (“Project”) on a 0.67 gross acre site located at 332 S. Juniper Street (APN: 229 - 472-11), with a Specific Planning Area #9 (SPA9) General Plan land use designation and zoned Specific Plan (S-P); 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 Services Area of the Development Services Department in accordance with the rules and regulations of the Escondido Zoning Code and the applicable procedures and time limits specified by the Permit Streamlining Act (Government Code section 65920 et seq.) and the California Environmental Quality Act (Public Resources Code section 21000 et seq.) (“CEQA”); and
WHEREAS, pursuant to CEQA and the CEQA Guidelines (Title 14 of California Code of Regulations, Section 15000 et. seq.), the City is the Lead Agency for the Project, as the public agency with principal responsibility for approving the proposed Project; and
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WHEREAS, in adopting Ordinance No. 2026 -05, the City Council determined that the Project is exempt from further review pursuant to Section 15532 (In -Fill Development Projects) of the CEQA Guidelines; and
WHEREAS, approval of the Planned Development Permit (Master and Precise Plan), Design Review Permit, and Density Bonus Request would allow for the construction of the Project as detailed in the City Council Staff Report dated March 4, 2026, incorporated herein as though fully set forth herein; and, WHEREAS, Planned Development projects requiring discretionary review by the Planning Commission require approval of a Design Review Permit, in accordance with the Downtown Specific Plan and Article 64 (Design Review) of the Escondido Zoning Code; and WHEREAS, the Project includes a request of a Density Bonus to allow for two bonus units and deed restriction of eight units for low -income households, in accordance with State Density Bonus Law, and Article 67 (Densit y Bonus and Residential Incentives), in order to exceed the maximum allowable number of units and to utilize incentive/concessions and waivers; and WHEREAS, based on the administrative record, the requested incentives/concessions would not impact the public health and safety, nor would it impact any real property within that site that is listed within the California Register of Historical Resources; 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, City staff provided public notice of the application in accordance with the City’s Zoning Ordinance (Article 61, Division 6) and State public noticing requirements; and WHEREAS, the Planning Commission of the City of Escondido held a duly noticed public hearing on February 10, 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 134
Item11.
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. 2026-02, which recommended that the City Council approve the Project; and WHEREAS, the City Council held a duly noticed public hearing on March 4, 2026, as prescribed by law, at which time the City Council received and considered the Staff Report, dated February March 4, 2026, with attachments, and recommendation of the Planning Service Area and Planning Commi ssion, 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;
b. Oral testimony from City staff, interested parties, and the public; c. The City Council Staff Report, dated March 4, 2026 with its attachments 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 February 10, 2026 which incorporated herein as though fully set forth herein; and e. Additional information submitted during the public hearing; and 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 upo n which the City Council’s decision is based, which documents and material shall be available for public inspection and copying in accordance with the provisions of the California Public Records Act.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Escondido, California , as follows:
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1. 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 Applicant, the owner, and all subsequent owners of the Property, and all persons who use the Property for the uses permitted hereby.

2. The development plans for the Project are on file in th e 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.

3. That concurrently with this Resolution, the City Council is taking a number of actions in furtherance of the Project, as generally described by the March 4, 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):
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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 FURRTHER 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.

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Resolution No. 2026-40
Exhibit “A”

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EXHIBIT “A”
PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359
Legal Description

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Resolution No. 2026-40
Exhibit “B”

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Exhibit “B”
PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359
Project Plan Set
The architectural drawings are copy-right protected. Please contact the case planner at [email protected] or visit the Planning Services counter during regular business hours for further information.

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Resolution No. 2026-40
Exhibit “C”

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EXHIBIT “C”
PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359

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. The Project qualifies for the following exemption which has been determined to not have a significant effect on the environment, and are declared categorically exempt from the requirement for the preparation of environmental documents. The proposed Project is categorically exempt pursuant to CEQA Guidelines Section 15532 (In-Fill Development Projects), in that the proposed project consists of a request to convert an existing office building into 32 residential dwelling units and the Project meets the following criteria:
a. The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

The Project is consistent with applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations, in that the proposed Project entails a multi-family residential development consistent with the Specific Planning Area 9 and all applicable General Plan policies as outlined in the Planning Commission staff report dated February 10, 2026, as well as the development standards within the Downtown Specific Plan for Southern Gateway District, except for the incentives/concessions and waivers requested and granted as part of the Density Bonus request, and as permitted by State Density Bonus Law and Article 67 of the Escondido Zoning Code.
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The Project site is located within City of Escondido limits, on a site that is less than five acres, and is substantially surrounded by urban uses, as the Project site is approximately

0.67 acres. It is surrounded by residential uses to the south and west, and commercial uses to the north and east.
c. The Project site has no value as habitat for endangered, rare or threatened species.

Resolution No. 2026-40
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d. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality
Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, in that the Project would be required to comply with the City’s noise ordinance, which includes construction and operational noise limits. The Project screened out of significance thresholds associated with traffic and air quality pursuant to the City’s Traffic Impact Guidelines Scoping Agreement and Climate Action Plan Consistency Checklist. The Project site is currently served by existing City water infrastructure and would be required to comply with all stormwater standards for water quality purposes. The Project is consistent with the City’s General Plan and Zoning regulations (refer to the Planning Commission staff report dated February 10, 2026) except for all incentives/concessions and waivers requested and granted as a part of the Density Bonus request and would therefore would not result in adverse impacts related to traffic, noise, air quality, or water quality. e. The site can be adequately served by all required utilities and public services.

The Project site can be adequately served by all required utilities and public services in that the Project site is a previously developed site with existing utilities located adjacent to the site. The Project would be required to build to the City’s standards that allow for the Project to connect to existing services, including sewer and water connections. The City’s Utility Department reviewed the proposed Project and determined adequate service may be provided to this site, with the connection to existing infrastructure per City requirements.

The Project design includes adequate solid waste facilities and would receive service by the City’s solid waste, recycling, and organics provider: EDCO. The site’s location within the downtown area allows it to continue to be served by the City’s Fire and Police Departments.

Therefore, the Project can be adequate served by all required utilities and public services.

3. Further, the Project also does not trigger any exceptions to categorical exemptions identified in CEQA Guidelines section 15300.2. in that:
a. Location – The exemption proposed is a Class 32 (In-Fill Development Projects) exemption, and the Project does not include a Class 3, 4, 5, 6, or 11 exemptions. Based on the absence of an exemption inclusive of a Class 3, 4, 5, 6, or 11 this exception is not applicable.

b. Cumulative Impact – The Project is located within the Downtown Specific Plan which has a certified Final Environmental Impact Report for the existing land uses through the specific plan. The Project is consistent with the adopted specific plan, and is consistent with the types of projects envisioned for this area of the plan. Therefore, no cumulative impacts would occur that were not analyzed under a prior FEIR.

c. Significant Effect – There are no unusual circumstances involved in the Project, as it is located in an urban area of the City and is consistent with the development standards 141
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and use of the property as envisioned through the adopted Downtown Specific Plan.

Therefore, no significant effects would occur as a result of the Project.

d. Scenic Highways - The Project site is not located along a designated state scenic highway, nor would the project damage scenic resources such as trees, historic buildings, rock outcroppings, or similar resources within a highway officially designated as a state scenic highway. The closest officially designated state scenic highway is the portion of SR 52 approximately 18 miles south of the project site (California Department of Transportation 2024). Therefore, this exception would not apply, and the Project is eligible for a Categorical Exemption.

e. Hazardous Waste Site – As demonstrated by the Applicant, the Project is not located within a Hazardous Waste Site pursuant to Section 65962.5 of the Government Code.

f. Historical Resource – The Project includes conversion of an existing office building that was constructed in the early 1970s. The Property is not identified on City’s Local Register of Historic Properties, the California Register of Historical Resources, or the National Register of Historical Resources. Based on staff’s analysis of the proposed Project the Project would not affect a historical resource as defined in the CEQA Guidelines.

4. Additionally, the Project does not trigger any of the exceptions outlined in Section 33-922 (e)(1) – (4) of Article 47 (Environmental Quality) of the Escondido Zoning Code:

o (e)(1) Plant or animal species, which disturb, fragment or remove such areas defined by either the California Endangered Species Act (Fish and Game Code Section 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.) as sensitive, rare, candidate, species of special concern, endangered, or threatened biological species or their habitat (specifically including coastal sage scrub habitat for the California Gnatcatcher); The Project includes the conversion of an existing office building into residential units. As discussed in the Planning Commission staff report dated February 10, 2026, minimal site improvements will be made to the Property while the majority of the work will be within the interior of the office building. There is existing ornamental vegetation and landscaping throughout the site, which will continue to exist even after occupation of the building.

o (e)(2) Archaeological or cultural resources from either historic or prehistoric periods; The Project is located within an urbanized area of the City, and as discussed in the Planning Commission staff report, dated February 10, 2026, the Project includes very minimal modifications to the existing site. Any excavation work would be limited to trenching for utility lines. The building itself is not considered a cultural resource pursuant to Article 40 (Historic Resources) of the Escondido Zoning Code.

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o (e)(3) Stream courses designated on U.S. Geological Survey maps; The Project does not include any vegetation (e.g. riparian habitat) or natural floodways that would indicate the presence of a stream course designated on a U.S. Geological Survey map. o (e)(4) Hazardous materials, unstable soils or other factors requiring special review.

The Project site does not involve hazardous material as discussed in Section 15300.2(e).

5. The City Council has independently considered the full administrative record before it, which includes but is not limited to the March 04, 2026 Staff Report; testimony by staff and the public; and other materials and evidence submitted or provide to it. The administrative record demonstrates that each of the above requirements have been satisfied. No substantial evidence has been submitted that would support a finding that any of the above-described exemption requirements has not been satisfied. The Project will not have a significant effect on the environment, and all of the requirements of CEQA have been met.

Design Review Permit Findings (PL25-0359)
(Section 33-403 of Article 19 of the Escondido Zoning Code) With respect to the Design Review Permit, the City Council make the following findings for approval:

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

The Project includes revitalization of an existing office building that was designed and integrated with its surroundings and would not impact the footprint or height of the existing structure. The surrounding area consists of primarily low intensity office, commercial, and moderate residential density development. The Project includes minor modifications to the circulation on the site to include additional off-street parking spaces adjacent to the alleyway, and to construct a new trash enclosure to service the residents of the proposed Project. Pursuant to SDBL, the Applicant requests the use of a reduced parking ratio which limits parking requirements to one space for one-bedroom units and studios thus requiring only 32 off-street parking spaces, and eight guest spaces. The Project includes 45 off-street parking spaces, and amounts to a ratio of 1.40 spaces per unit; the additional off-street parking would help alleviate any potential parking impacts to surrounding neighborhood streets.

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

The Project will revitalize an existing office building into 32 residential dwelling units. The conversion of the building includes very minimal changes to the site itself, and no modifications to the existing building itself. The site will be slightly modified to include parallel parking adjacent to the alleyway; however, the location will comply with the design standard as it pertains to setback compliance. The existing office building was constructed in the early 1970s and is compatible with the character of the surrounding neighborhood in that it is located away from the residential streets to the east, and is approximately 24’-0” in height.
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3. The project incorporates landscaping, irrigation and screening which is drought tolerant, appropriate for the site, and in compliance with the landscape standards established by the city.

As detailed in the Planning Commission staff report, dated February 10, 2026, the Project includes a density bonus request as permitted by SDBL and Article 67 (Density Bonus and Residential Incentives) of the Escondido Zoning Code (EZC). The Applicant has requested a waiver of the open space requirements which include landscaping on-site, including parking in the parking areas, and usable open space. In accordance with SDBL and Article 67, the Applicant is eligible to waive this requirement as they would physically preclude the development as proposed. The Applicant will be responsible for maintain the existing landscape which is approximately 1,415 sq. ft.

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

The Project includes the conversion of an existing office building into 32 residential dwelling units, and does not require grading, or any other site improvements other than minor modifications to circulation on-site.

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

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

The Project will revitalize an existing office building into 32 residential dwelling units. The Project requires a Planned Development (PD) Permit because it includes ground-floor residential uses, which are subject to approval of a PD Permit. The density permitted on the site is 45 dwelling units per acre (du/acre) which allows 30 units by-right; however, the Project also includes a density bonus request to exceed the maximum allowable development for the site and is projected to be approximately 47 du/acre. Notwithstanding the increased density, the Project is consistent with the goals and policies of the Escondido General Plan, and the Downtown Specific Plan (DSP) in that it will revitalize an existing office building on a commercial corridor; furthermore, the site is located on the Suitable Sites Inventory (SSI) as identified in Appendix B of the Housing Element, and would assist the City in achieving its Regional Housing Needs Allocation (RHNA) numbers.

DENSITY BONUS REQUEST
(Section 33-1419 of Article 67 (Density Bonus and Residential Incentives – of the Escondido Zoning Code)
With respect to the Density Bonus Request, City Council make the following findings for granting of the Density Bonus Request:

The Project includes a Density Bonus request to utilize waivers and an increase in density as permitted by State Density Bonus Law and Article 67 (Density Bonus and Residential Incentives), specifically, the 144
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Project will provide eight (8) low-income units (making 80% of the Average Median Incomes [AMI]), and will utilize waivers related to required open space, landscaping requirements, and covered parking. The Applicant proposes the use of three (3) incentives/concessions relative to improvements of the adjacent alley; sidewalk improvements at the Project site’s frontage, and extension of the public sewer main across the Project’s frontage. The City’s Staff Development Committee reviewed the requested waivers and did not identify anything in the administrative record indicating that the granting of the waivers will have a negative impact on the public health and safety or general welfare. The Applicant will utilize two (2) of their bonus units for a total of 32 units, inclusive of the low-income units. The Project complies with the provisions of Article 67.

NO NET LOSS Findings
Pursuant to California Government Code Section 65863, the City Council find the following:

The Project site (APN: 229-472-11-00) was identified in the Housing Element to accommodate a portion of the regional housing need. The estimated capacity on the Project site was as follows:

Very-low Low Moderate Above Moderate
0 14 0 8
The proposed Project does not reduce the net density of the site below what was projected in the Housing Element; the Housing Element shows a site capacity of 22 low-/moderate-/above-moderate income units, whereas 32 low-/moderate-/above-moderate income units are proposed.

Very-low Low Moderate Above Moderate
Sites Inventory
capacity for
Project site
0 14 0 8
Proposed Units 0 8 0 24
Change in units
+/(-) 0 -6 0 +16
The proposed development's residential density is not consistent with the Housing Element at the income- level, but the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Section 65584.

Resolution No. 2026-40
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Income Levels:

Very-low &
Low Moderate
Above
Moderate
Suitable Sites Inventory Units CityWide
(i.e., capacity identified CityWide) 4,557* 1,467 3,439 Suitable Sites Inventory Units approved,
constructed or projected to date 224 197 63 1,460
Impacted by Project 0 8 0 24
Remaining Sites Inventory Capacity with
Proposed Development +/(-) 4,197 1,427 3,107
*Low-income units were included in the Very-low capacity.

The Housing Element, adopted on August 11, 2021 and subsequently amended on March 22, 2023, requires that the City accommodate 9,607 low-/moderate-/above-moderate income units as its share of the regional housing need, with 5,280 low-/moderate-/above-moderate income units either constructed, approved, or projected to be provided through accessory dwelling units, leaving a remaining need for 4,327 units. If the Project is approved, the remaining need will be reduced to 4,290 units. The Housing Element Sites Inventory would still have a capacity for 8,756 housing units.

This finding demonstrates the remaining sites in the inventory are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the remaining share of the regional housing need pursuant to Section 65584. This finding includes a quantification of the remaining unmet need for the City’s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level. *This number is inclusive of the 2,622 units credited towards RHNA as identified in Table 50 of the City’s adopted Housing Element

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EXHIBIT “D”

PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359

CONDITIONS OF APPROVAL

This Project is conditionally approved as set forth on the application received by the City of Escondido on May 6, 2024, and the P roject drawings consisting of Site Plans, Floor Plans, Sections, Architectural Elevations, Civil Sheets/Grading, Landscape Plans and Colored Elevations; all designated as approved on March 4, 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 proc eed, 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 Division. 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, an d any such change in occupancy must comply with all other applicable local and state laws.

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. 148
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7. Availability of Permit Conditions.

a. Prior to building 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 the 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 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. 149
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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. Exemption. If the environmental determination prepared for the Project is a categorical exemption, the City of Escondido hereby notifies the Applicant that the County Clerk’s Office requires a documentary handling fee of $50 in order to file a Notice of Exemption. In order to file the Notice of Exemption with the County Clerk, in conformance with California Environmental Quality Act (CEQA) Guidelines section 15062, the Applicant should remit to the City of Escondido Planning Division, within two working days of the final approval of the Project (the final approval being the date of this letter) a certified check payable to the “County Clerk” in the amou nt of $50. The filing of a Notice of Exemption and the posting with the County Clerk starts a 35 -day statute of limitations period on legal challenges to the agency’s decision that the Project is exempt from CEQA. Failure to submit the required fee withi n the specified time noted above will result in the Notice of Exemption not being filed with the County Clerk, and a 180-day statute of limitations period will apply.

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 relyin g on the accuracy of this information and Project-related representations in order to process this application. Any permits issued 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 derive d 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 150
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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 Councilmembers, 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 but not limited to legal and administrative proceedings of any kind), suits, f ines, penalties, judgments, orders, levies, costs, expenses, liabilities, losses, damages, or injuries, at law or in equity, including without limitation the payment of all consequential damages and attorney’s fees and other related litigation costs and ex penses (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 Pro perty’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 the 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, however, that the Applicant shall have no obligation to indemnify, hold harmles s, 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 Applicant, 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 staff time expended, and reasonable attorney’s fees (including the full reimbur sement of any such fees incurred by the City’s outside counsel, who may be selected 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).

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, inc luding 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 environmental clearance for the Project or any of the Project approvals. Such ind emnification shall include the Applicant’s payment for any and all administrative and litigation costs and expenses incurred by the City in 151
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defending against any such Claims, including payment for all administrative and litigation costs incurred by the Cit y 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 selected by the City at its sole and absolute discretion and who may defend th e 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 esti mated to cover costs, expenses, and fees (including attorney’s fees) required to be paid by the Applicant in relation to any Claims referenced herein, which shall be placed into a deposit account from which the City may draw as such costs, expenses, and fe es are incurred. Within 14 days after receiving written notice from the City, the Applicant shall replenish the deposit 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 written 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.

17. 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.

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 153
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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, the Applicant shall demonstrate to the satisfac tion of the Planning Division that its construction 154
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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 40 parking spaces shall be provided at all times. 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 vehi cle, truck, or other personal property on public -right-of-way or other public property without permission of the City Engineer.

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. 155
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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 right -of-way, shall be repaired and landscaping brought in to 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 determined 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, if applicable.

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 Escondido Zoning Code, except where stricter requirements are imposed by the State of California.

b. Screening walls, retaining walls, storm improvements, and landscaping (i.e. p lanting a nd irrigation) is to be provided prior to final occupancy.

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Escondido City CouncilMarch 4, 2026

Escondido City Council
March 4, 2026