Agenda packet — Escondido City Council, June 10, 2026 (part 1 of 10)

CITY of ESCONDIDO
Council Meeting Agenda
WEDNESDAY, JUNE 10, 2026
4:00 PM - Closed Session (City Attorney Conference Room) 5:00 PM - Regular Session
Escondido City Council Chambers, 201 North Broadway, Escondido, CA 92025

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

MAYOR
Dane White

DEPUTY MAYOR
Joe Garcia (District 2)

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

DEPUTY CITY MANAGER
Christopher McKinney

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, June 10, 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, June 10, 2026

CLOSED SESSION
4:00 PM

CALL TO ORDER

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

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

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

ADJOURNMENT
3 Wednesday, June 10, 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 remarks made by individuals during this time. If you wish to be recognized during this portion of the agenda, please notify the City Clerk in advance.

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

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

CLOSED SESSION REPORT

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

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

2. APPROVAL OF WARRANT REGISTER
Request the City Council approve the City Council and Housing Successor Agency warrants issued between May 25, 2026 to May 31, 2026.

Staff Recommendation: Approval (Finance Department: Christina Holmes, Director of Finance) 4 Wednesday, June 10, 2026

3. APPROVAL OF MINUTES: None

4. WAIVER OF READING OF ORDINANCES AND RESOLUTIONS

5. FISCAL YEAR 2025/26 THIRD QUARTER FINANCIAL STATUS REPORT Request the City Council receive and file the third quarter financial report for Fiscal Year 2025/26.

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

6. LETTER IN OPPOSITION OF THE PROPOSED TAX INCREMENT FINANCING (TIF) DISTRICTS TO FUND THE

CALIFORNIA HIGH-SPEED RAIL AUTHORITY
Request the City Council (1) authorize the Mayor to sign the League of California Cities (Cal Cities) letter opposing the High‑ Speed Rail Authority’s proposed state‑ controlled Tax Increment Financing (TIF) districts; (2) direct staff to notify the High‑ Speed Rail Authority Board of the City’s opposition; and (3) direct staff to convey the City’s position to the Governor, its State Assembly Members and State Senators, and Budget Chairs.

Staff Recommendation: Approval (City Manager’s Office: Christopher McKinney, Deputy City Manager) Presenter: Nicole Lindsay, Management Analyst

PUBLIC HEARINGS

7. PL25-0096/PL25-0097/PL25-0098/PL25-0099: VALLEY PARKWAY TOWNHOMES Request the City Council adopt Ordinance No. 2026-12 approving a Planned Development Permit (Master and Precise Plan) to allow for ground-floor residential uses on the subject property; and Resolution No. 2026-86 approving a Tentative Subdivision Map to merge two lots into one, and allow for condominium units, and a Design Review Permit for the construction of 94 multi-family units.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, AICP, Director of Development Services)
Presenter: Alex Rangel, Associate Planner
a) Resolution No. 2026-86
b) Ordinance No. 2026-12 (First Reading and Introduction) 5 Wednesday, June 10, 2026

8. PL24-0067 – AN APPEAL OF THE PLANNING COMMISSION’S DECISION TO APPROVE A TENTATIVE

SUBDIVISION MAP AND ADOPT AN ADDENDUM TO THE ENVIRONMENT DOCUMENT FOR THE SUBDIVISION OF ONE LOT INTO 5 RESIDENTIAL LOTS FOR FUTURE DEVELOPMENT ON HAMILTON LANE

AND BERNARDO AVENUE
Request the City Council adopt Resolution No. 2026-90 denying the appeal of the Planning Commission’s decision to approve the Tentative Subdivision Map and Addendum for the subdivision of one lot into 5 residential lots for future development on Hamilton Lane and Bernardo Avenue.

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, AICP, Director of Development Services)
Presenter: Melissa DiMarzo, Assistant Planner II
a) Resolution No. 2026-90

9. CONTINUED FROM MAY 20, 2026 MEETING - FISCAL YEAR 2026-2027 ANNUAL ACTION PLAN FOR

DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT FUNDING FOR THE COMMUNITY

DEVELOPMENT BLOCK GRANT PROGRAM
Request the City Council conduct a Public Hearing to solicit and consider citizen input on the Fiscal Year (“FY”) 2026-2027 Annual Action Plan for the use of Community Development Block Grant (“CDBG”) funds; and adopt Resolution No. 2026-83 approving Fiscal Year 2026-2027 Annual Action Plan for the use of CDBG funds, conditionally commit funds to projects, authorize the Director of Community Development to execute contracts as appropriate, and approve the submittal of the 2026-2027 Annual Action Plan to Housing and Urban Development (“HUD”).

Staff Recommendation: Approval (Development Services Department: Kevin Snyder, Director of Development Services)
Presenters: Danielle Lopez, Housing and Neighborhood Services Manager and Dulce Salazar, Management Analyst
a) Resolution No. 2026-83
6 Wednesday, June 10, 2026

CURRENT BUSINESS

10. RESOLUTION APPROVING A MEMORANDUM OF UNDERSTANDING BETWEEN THE CITY AND LOVE ESCO, INC. TO EXPLORE A POTENTIAL FUTURE DONATION OF DESIGN SERVICES, CONSTRUCTION SERVICES, AND MATERIAL FOR CITY PARK FACILITIES AT “HERITAGE GARDEN” POCKET PARK IN

DOWNTOWN ESCONDIDO
Request the City Council adopt Resolution No. 2026-77 approving a Memorandum of Understanding (“MOU”) with Love Esco, Inc. (“Love Esco”) a registered 501(c)(3) non-profit organization, to explore a potential future donation of design services, construction services, and materials for City park facilities on City owned property (APN #'s 229-432-24, -25, and -26) at the corner of East Grand Avenue and North Juniper Street in downtown Escondido (“Heritage Garden”).

Staff Recommendation: Approval (City Manager’s Office: Christopher McKinney, Deputy City Manager) Presenter: Christopher McKinney, Deputy City Manager
a) Resolution No. 2026-77

FUTURE AGENDA

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

COUNCILMEMBERS SUBCOMMITTEE REPORTS AND OTHER REPORTS

ADJOURNMENT
7 Wednesday, June 10, 2026

UPCOMING MEETING SCHEDULE
Wednesday, June 17, 2026 4:00 & 5:00 PM Closed Session, Regular Meeting, Council Chambers Wednesday, June 24, 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 June 10, 2026

A F F I D A V I T S
OF

I T E M
P O S T I N G –
 PL25-0096/PL25-0097/PL25-0098/PL25-0099: VALLEY PARKWAY

TOWNHOMES
 PL24-0067: Hamilton Lane 5-Lot Tentative Subdivision Map – Appeal  TO APPROVE THE 2026-2027 FUNDING ALLOCATION FOR COMMUNITY DEVELOPMENT BLOCK GRANT (“CDBG”) FUNDS AND THE SUBMITTAL OF THE 2026-2027 ANNUAL ACTION PLAN TO THE U.S. DEPARTMENT OF HOUSING & URBAN DEVELOPMENT (“HUD”)
9 Item1.

CITY OF ESCONDIDO

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

NOTICE OF PUBLIC HEARING
The 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. on Wednesday, June 10, 2026 to consider the item listed below:

PL25-0096/PL25-0097/PL25-0098/PL25-0099: VALLEY PARKWAY TOWNHOMES REQUEST: Approval of a Tentative Subdivision Map, Planned Development Permit (Master and Precise), and Design Review Permit to allow the construction of 94 dwelling units (“Project”) on a site with a Downtown Specific Plan (SPA9) General Plan land use designation and Specific Plan (S-P) zoning designation. The proposed Project includes a Tentative Subdivision Map to merge two lots into one and for the subdivision of air space for 94 “for-sale” condominium units. A Planned Development Permit consisting of a Master and Precise Plan to allow ground-floor residential units within the Downtown Specific Plan area. A Design Review Permit to construct, and for the design of, the multi-family dwelling buildings. The Project also includes necessary on- and off-site improvements, including the demolition of approximately 13,100 square-feet of existing commercial tenant buildings and 30,600 square-feet of self-storage warehouse buildings, as well as appurtenant grading, landscaping, open space, and public street and sidewalk improvements.

PROPERTY SIZE AND LOCATION: The 3.51-acre Project site is located on the north side of W. Valley Parkway and the west side of Centre City Parkway, and is addressed at 510 and 520 W. Valley Parkway (Assessor’s Parcel Number(s): 229-331-17-00 & 229-331-16-00).

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

PLANNING COMMISSION ACTION: On May 12, 2026, the Planning Commission voted 5-0 recommending that the City Council approve the Project as designed, subject to the conditions of approval, including an added condition for subsequent staff design review of architectural details prior to building permit issuance.

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://escondidoca.municodemeetings.com/bc-citycouncil/webform/public-comment. All comments received from the public will be made a part of the record of the meeting.

The City of Escondido remains committed to complying with the Americans with Disabilities Act (ADA). Qualified individuals with disabilities who wish to participate in City programs, services, or activities and who need accommodations are invited to present their requests to the City by filing out a Request for Accommodations Form or an Inclusion Support Request Form for Minors, or by calling 760- 839-4643, preferably at least 72 hours in advance of the event or activity. Forms can be found on the City’s website at:
https://escondido.gov/820/Americans-with-Disabilities-Act.

The staff 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 Thursday, June 04, 2026.

For additional information, please contact Alex
Rangel, Associate Planner, at 760-839-4542, or via
email at [email protected], and refer to
Case No. PL25-0096.

Zack Beck, City Clerk
City of Escondido
DATED: May 28, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 5/28/26
10 Item1.

CITY OF ESCONDIDO

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

NOTICE OF PUBLIC HEARING
The 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, June 10, 2026 to consider the item listed below:

PL24-0067: Hamilton Lane 5-Lot Tentative Subdivision Map - Appeal REQUEST: An appeal of a Planning Commission decision to approve a Tentative Subdivision Map to subdivide a 6.02-acre parcel into five (5) lots, with a General Plan Designation of Estate I (E1) and a Zoning Designation of Residential Estates (RE-40; 40,000 square-foot minimum lot sizes) (“Project”). The Project includes on-site improvements related to grading and stormwater, and off-site improvements including but not limited to sidewalk, curb, and gutter, and other standard frontage improvements. The request also includes consideration of the environmental document prepared for the Project.

PROPERTY SIZE AND LOCATION: The 6.02-acre site is located on the southeast corner of Bernardo Avenue and Hamilton Lane and is addressed at 0 Hamilton Lane, Escondido, CA, 92029 (Assessor’s Parcel Number: 238-360-68-00).

ENVIRONMENTAL STATUS: Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164 (Addendum to a Mitigated Negative Declaration), an Addendum to an adopted 2007 Initial Study/Mitigated Negative Declaration was prepared for the Project as none of the requirements for preparation of a Subsequent MND under Section 15162 (Subsequent MND) have occurred.

PLANNING COMMISSION ACTION: On April 28, 2026, the Planning Commission voted 4-1 to approve the Project.

The City of Escondido remains committed to complying with the Americans with Disabilities Act (ADA). Qualified individuals with disabilities who wish to participate in City programs, services, or activities and who need accommodations are invited to present their requests to the City by filing out a Request for Accommodations Form or an Inclusion Support Request Form for Minors, or by calling 760-839-4643, preferably at least 72 hours in advance of the event or activity. Forms can be found on the City’s website at:
https://escondido.gov/820/Americans-with-Disabilities-Act.

The staff report will be available at Escondido Planning Services, 201 N. Broadway, Escondido, CA 92025; and on the City’s website at https://escondido-ca.municodemeetings.com/ after Thursday, June 4, 2026.

For additional information, please contact Melissa DiMarzo, Assistant Planner II, at 760-839-4531, or via email at
[email protected] and refer to Case No. PL24-0067.

Zack Beck, City Clerk
City of Escondido
DATED: May 28, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 5/28/26
11 Item1.

CITY OF ESCONDIDO

NOTICE OF PUBLIC HEARING
TO APPROVE THE 2026-2027 FUNDING ALLOCATION FOR COMMUNITY DEVELOPMENT BLOCK GRANT (“CDBG”) FUNDS AND THE SUBMITTAL OF THE 2026-2027 ANNUAL ACTION PLAN TO THE U.S. DEPARTMENT OF HOUSING & URBAN DEVELOPMENT (“HUD”)
NOTICE IS HEREBY GIVEN that the Escondido City Council will hold a public hearing on Wednesday, June 10, 2026 at 5 p.m. in the City Council Chambers, Escondido City Hall, 201 North Broadway, Escondido, CA 92025, to approve the 2026-2027 funding allocation for CDBG funds and the submittal of the 2026-2027 annual action plan to HUD.

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.

PUBLIC COMMENT: If you would like to register your position without attending the City Council meeting in person, you may do so using this link: https://escondidoca.municodemeetings.com/bc-citycouncil/webform/public-comment.

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

Zack Beck, City Clerk
City of Escondido
May 28, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 5/28/26
12 Item1.

CIUDAD DE ESCONDIDO
AVISO DE AUDIENCIA PÚBLICA
PARA APROBAR LA ASIGNACIÓN DE FONDOS PARA EL PROGRAMA DE LA BECA DE DESARROLLO COMUNITARIO (“CDBG”) PARA 2026-2027 Y LA PRESENTACIÓN DEL PLAN DE ACCIÓN ANUAL 2026-2027 AL DEPARTAMENTO DE VIVIENDA Y DESARROLLO URBANO DE LOS ESTADOS UNIDOS (“HUD”) POR MEDIO DEL PRESENTE AVISO SE NOTIFICA que el Concejo Municipal de Escondido realizará una audiencia pública el miércoles 10 de junio de 2026 a las 5 p.m. en la Sala Consistorial del Concejo Municipal, Ayuntamiento de Escondido, 201 North Broadway, Escondido, CA 92025, para aprobar la asignación de fondos de CDBG para el año fiscal 2026-2027 y la presentación del Plan De Acción Anual 2026-2027 al departamento de HUD.

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 llenando un Formulario de Solicitud de Adecuaciones o un Formulario de Solicitud de Apoyo de Inclusión para Menores, o llamando al 760-839-4643, preferiblemente al menos 72 horas antes del evento o actividad. Los formularios se pueden encontrar en el sitio web de la Ciudad en: https://www.escondido.gov/417/Risk-Safety-ADA.

COMENTARIO PÚBLICO: S i desea expresar su opinión sin asistir en persona a la reunión del Concejo Municipal, puede hacerlo usando este enlace: https://escondidoca.municodemeetings.com/bc-citycouncil/webform/public-comment. Todos los comentarios recibidos del publico formaran parte del registro oficial de la junta.

Zack Beck, City Clerk
City of Escondido
May 28, 2026

Published in THE ESCONDIDO TIMES ADVOCATE: 5/28/26
13 Item1.

STAFF REPORT
June 10, 2026
File Number 0400-40

SUBJECT

APPROVAL OF WARRANT REGISTER

DEPARTMENT
Finance

RECOMMENDATION
Approval for City Council and Housing Successor Agency warrants issued between May 25, 2026 to May 31, 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 05/25/2026 to 05/31/2026
Total $2,132,788.29
Number of Warrants 146

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. 14 Item2.

Consent Item No. 3 June 10, 2026

A P P R O V A L
O F

M I N U T E S
15 Item3.
16 Item4.

STAFF REPORT
June 10, 2026
File Number 0430-30

SUBJECT
FY2025/26 THIRD QUARTER FINANCIAL STATUS REPORT

DEPARTMENT
Finance

RECOMMENDATION
It is requested that the City Council receive and file the third quarter financial report for FY2025/26.

Staff Recommendation: Approval (Finance: Christina Holmes, Director of Finance) Presenter: Christina Holmes, Director of Finance
ESSENTIAL SERVICE – Yes, Police Services; Fire/EMS Services; Keep City Clean for Public Health and Safety; Land Use/Development; Clean Water; Sewer
COUNCIL PRIORITY – Eliminate Structural Deficit

FISCAL ANALYSIS
See Below.

PREVIOUS ACTION
On March 4, 2026, the City Council received the Fiscal Year 2025/26 second quarter financial report.

BACKGROUND
Operating revenue has not kept pace with the growing costs of providing City services and as a result the General Fund long-term financial plan has projected annual deficits creating a structural budget deficit.

To address this projected shortfall, the City has maintained a hardline on expenditures and staff are continuously seeking measures that ensure efficiency, while enhancing basic operations. In addition, since the Great Recession, the City has controlled costs by annually deferring maintenance and capital project costs. In FY2023/24 to close a $11,295,840 general fund budget deficit and continue to provide essential City services, reserve balances were used as well as deferring major purchases to future years.

In FY2024/25, 10 full-time vacant positions were eliminated and both the Library and California Center for the Arts were removed from the General Fund and were funded with American Rescue Plan Act Funds, a one-time source of funds that expire on December 31, 2026. 17 Item5.

Revenue-generating opportunities have been explored and some fully implemented with the approval of the City Council. This includes the approval of a short-term rental program, joining the paramedic Ground Emergency Medical Transportation Program, and moving the User Fee schedule to full cost recovery effective September 2024.

Despite all of these measures, and the City’s efforts to fund projects with grants and other sources of onetime funds, it has not been enough to meet growing costs and demand for services. In the November 2024 election, a citizens group was successful in placing Measure I on the ballot which voters approved with 61.12% in favor. Measure I is a one-cent general sales tax that increases the sales tax rate in Escondido from 7.75% to 8.75% and has a 20-year sunset. Utilizing both Measure I Local District Tax and General Fund revenues, the FY2025/26 Operating Budget provides resources for the essential services identified in the ballot language in addition to City Council priorities.

Attachment “1” to this Staff Report includes an analysis of General Fund operating revenues, expenditures, and reserve balances for the third quarter ending March 31, 2026.

ATTACHMENTS
a. Attachment “1” – FY2025/26 Third Quarter Financial Report 18 Item5.

FY2025/26 Financial Status Report
Third Quarter Ending March 31, 2026
1 OVERVIEW
This report summarizes the City’s financial position through the second quarter ending March 31, 2026 for the General Fund. The purpose of the report is to provide City Council, City Management, and the Escondido community an update on the City’s fiscal status based on the most recent financial information available. The revenue projections and budget information include adjustments for encumbrances, carryovers, and any other supplemental appropriations approved by the City Council as of March 31, 2026. This report is for internal use only. The figures presented here are unaudited and have not been prepared in accordance with Generally Accepted Accounting principles (GAAP).

At the end of the third quarter, General Fund revenues are at 65% of the amended budget, while expenditures are at 74%, shown in the table below.

General Fund
Comparison of Projected FY2025/26 Operating Budget to Actuals FY2025/26

ADOPTED
BUDGET
FY2025/26

AMENDED
BUDGET
ACTUAL

RESULTS
MARCH 2026 %
Total Operating Revenue $134,984,850 $134,984,850 $86,341,240 65% Total Operating Expenditures (139,684,620) (143,496,410) (106,139,714) 74% Operating Transfers 4,699,770 2,159,415 2,159,415 -

GENERAL FUND REVENUE
The table below compares actual results for General Fund operating revenue as of March 2026 to March 2025.

FY2025/26

AMENDED
BUDGET
ACTUAL

RESULTS
MARCH 2026
ACTUAL

RESULTS
MARCH 2025
Prior Year
vs. Current
Year
Sales Tax $46,741,040 $26,530,260 $27,214,930 ($684,670) Property Tax 38,772,960 22,454,990 21,539,470 915,520
Other Taxes 19,748,070 11,517,180 11,620,070 (102,890)
Charges for Services 17,300,360 14,967,770 13,857,860 1,109,910 Intergovernmental 4,239,580 4,556,600 5,256,390 (699,790) Fines and Forfeitures 850,200 425,850 563,460 (137,610) Permits and Licenses 2,005,630 3,257,240 3,723,000 (465,760) Rental Income 4,131,470 2,542,400 2,396,420 145,980
Other Revenue 1,195,540 88,950 156,030 (67,080)

TOTAL OPERATING

REVENUE
$134,984,850 $86,341,240 $86,327,630 $13,610
Attachment "1"
19 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 2 over the December 2024 amount by $269,720. This
was largely due to sales at local auto dealerships and
dsitributions from the State and County pools, which
combined make up the two largest sales tax segments
for the city.

Sales Tax (35% of Total General Fund Revenue): $26.5 million The City works closely with its sales tax consultants in projecting sales tax revenue. The forecast for
FY2025/26 was provided by HdL and projects a decline
of about 1.5% compared to FY2024/25 due to the
impacts of inflation, interest rates, weaker consumer
confidence, lower household discretionary spending
and fluctuating gas prices.

Actual sales tax receipts are under the March 2025
amount by $684,670. This was largely due to sales at
local auto dealerships and distributions from the State and County pools, which combined make up the two
largest sales tax segments for the city.

Property Tax (29% of Total General Fund Revenue): $22.5 million Property Tax revenue increased by $915,520 or about

4.7% compared to this time in prior year.

The largest portions of property tax revenue are
distributed by the County in December and April each
year. The FY2025/26 Operating Budget projected
property tax growth of 1.4%. This is attributed to an
increase in current secured and unsecured tax
projections, along with an increase in property transfer taxes based on the current and projected development
activity, such as permits, inspections, and plan checks, which indicate continued growth in property sales.

Other Taxes (15% of Total General Fund Revenue): $11.5 million Other Taxes include franchise fee revenues, transient occupancy tax, and business license revenue and combined have decreased by $102,890 or 0.9% compared to the prior year.

Franchise Fees
The City collects franchise fee revenues from San
Diego Gas and Electric (SDG&E), cable companies
conducting business within City limits, and Escondido
Disposal Incorporated (EDI). Revenues received from
franchise agreements decreased by $147,842 from the
prior fiscal year primarily due to receipts from SDG&E
and the cable companies. Receipts received from
Escondido Disposal increased by 7.7% or $146,203
compared to the same time last year.

19.3%
-3.4%
-2.1% -3.6%
-2.6%
$25.0
$26.0
$27.0
$28.0
$29.0
$30.0
March
2022
March
2023
March
2024
March
2025
March
2026
Sales Tax

5.7%

6.5%

5.1%

3.9%

4.7%
$16.0
$18.0
$20.0
$22.0
$24.0
March
2022
March
2023
March
2024
March
2025
March
2026
Property Tax

15.7%

27.1%
-14.7%

6.2% 1.5%
$5.0
$6.0
$7.0
$8.0
March
2022
March
2023
March
2024
March
2025
March
2026
Franchise Fees
Attachment "1"
20 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 3 Transient Occupancy Tax
Transient occupancy tax, also known as hotel tax,
decreased by $304,530 compared to the prior year.

This is primarily due to the timing of when payments
are recorded compared to the prior year. In July 2024,
the City Council approved a contract with HdL to
provide transient occupancy tax management,
compliance, and collection services. The new online
system successfully went live in June 2025. In
addition, this category of revenue does now include
payments from the short-term rental program which
went into effect in July 2025.

Business License Revenue
All entities doing business in the City are required to have a valid business license. The business license
tax is calculated based on annual gross receipts.

Business license revenues increased by $214,188
compared to the prior fiscal year.

In July 2024, the City Council approved a contract with HdL to provide business license management,
compliance, and collection services. The new online
system successfully went live in June 2025, and
renewal letters from May and June were processed at
that time. In addition to processing the renewals, HdL
will also be performing compliance services to ensure
all businesses in the city have a valid business license Charges for Services (13% of Total General Fund Revenue): $14.9 million Charges for Services include paramedic fees, Community Services fees for recreational and community activities, and charges for development related services, which include Engineering and Planning fees.

This category of revenue has increased by $1,109,908
primarily due to Paramedic Services revenue which
increased by $1.1 million compared to the prior year.

In FY2022/23, the City began receiving new revenue
due to the Ground Emergency Medical Transportation
Program that utilizes Federal funding to supplement
the ambulance billing revenue received for medical
transports.

Community service fees are under the prior amount
received by $140,312 and Development Services fees
have increased by $58,543.

77.8%

12.5%
-16.7%

20.0%
-16.7%
$0.5
$1.5
$2.5
March
2022
March
2023
March
2024
March
2025
March
2026
Transient Occupancy Tax
-11.8%

13.3%
-5.9% 0.0%

12.5%
$1.0
$1.2
$1.4
$1.6
$1.8
$2.0
March
2022
March
2023
March
2024
March
2025
March
2026
Business License Revenue

8.6%

19.3%

19.0%

12.8% 4.3%
$5.0
$7.0
$9.0
$11.0
$13.0
$15.0
$17.0
March
2022
March
2023
March
2024
March
2025
March
2026
Charges for Services
Attachment "1"
21 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 4 Intergovernmental (3% of Total General Fund
Revenue): $4.6 million
Intergovernmental revenue includes the Rincon fire
services agreement, state mandated cost claims,
various grants, and revenue received from the fire
mutual aid reimbursements.

Overall revenue has decreased $699,790 compared to
the prior year. This is due to one-time funds received
by the Fire Department. The City’s Fire Department
staff can be deployed to assist other State agencies
with responses to fires and other incidents. The
California Office of Emergency Services reimburses the
City for the time and resources of the staff deployed. As of March 2026, reimbursements of $738,584 have been recorded.

Permits and Licenses (1% of Total General Fund
Revenue): $3.3 million
Revenue generated from permits and licenses
decreased by $465,760 compared to fiscal year
2024/25. This is due to about 800 less permit
applications received and processed compared to the
prior year.

Fines & Forfeitures (1% of Total General Fund
Revenue): $425,850
Fines & Forfeitures represent fees collected for vehicle code fines, parking ticket fines, other court fines, code enforcement citations, and impound fees. Overall
revenue has decreased by $137,610 compared to the
prior fiscal year.

48.0% 5.4% -2.6%

39.5%
-13.2%
$3.0
$3.5
$4.0
$4.5
$5.0
$5.5
March
2022
March
2023
March
2024
March
2025
March
2026
Intergovernmental Revenue

0.0% -18.8%

30.8%
117.6% -10.8%
$-
$1.0
$2.0
$3.0
$4.0
March
2022
March
2023
March
2024
March
2025
March
2026
Permits & Licenses

12.7%
-22.8% -0.3%

10.8%
-24.4%
$250,000
$350,000
$450,000
$550,000
$650,000
$750,000
March
2022
March
2023
March
2024
March
2025
March
2026
Fines & Forfeitures
Attachment "1"
22 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 5 Rental Income (3% of Total General Fund
Revenue):
$2.5 million
The City receives lease and rental income from City
owned properties, such as the North County Mall,
shared revenue with the City of San Diego for activity
at the Vineyard Golf Course, and small cell tower lease revenue. Overall revenue has increased by $145,980
compared to the prior fiscal year.

Investment and Other Revenues (1% of Total
General Fund Revenue): $88,950
Investments and Other Revenue includes interest
earned from investing activities, and other
miscellaneous receipts and has increased by $67,080
compared to the prior year.
-12.0%

4.5%

4.3% 0.0%

4.2%
$1.5
$1.7
$1.9
$2.1
$2.3
$2.5
$2.7
March
2022
March
2023
March
2024
March
2025
March
2026
Rental Income
-63.8%
163.9%
-28.9%
-57.9%
-44.2%
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
March
2022
March
2023
March
2024
March
2025
March
2026
Other Revenue
Attachment "1"
23 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 6 GENERAL FUND OPERATING EXPENDITURES
The total adopted FY2025/26 General Fund Operating Budget is $139.7 million, an increase of approximately $5.2 million or 3.9% compared to the FY2024/25 Operating Budget. The following table includes cumulative expenditure comparisons for General Fund departments as of March 2026 as well as the amended budget.

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
ACTUAL

RESULTS
MARCH
2025
Prior Year
vs. Current
Year
General Government Services $9,726,820 $7,327,710 $5,596,420 $1,731,290 Community Services 5,564,240 3,728,360 4,092,770 (364,410) Development Services 10,941,630 7,887,190 6,650,700 1,236,490 Public Works 14,996,300 11,935,100 10,410,190 1,524,910 Police 61,759,750 44,857,160 43,467,490 1,389,670
Fire 35,282,570 26,081,620 27,410,810 (1,329,190)
California Center for the Arts 2,677,280 2,099,210 1,016,940 1,082,271 Library 807,360 547,690 600,180 (52,490)
Other Expenditures 1,740,460 1,675,690 1,841,570 (165,880) TOTAL OPERATING EXPENDITURES $143,496,410 $106,139,730 $101,087,070 $5,052,660 The following table shows the same FY2025/26 General Fund Operating Budget but categorized by the type of expense. Overall operating expenses are tracking as expected at 74% of the amended budget. Employee service costs are slightly under 75% of the operating budget due to ongoing vacancies as recruitments are occurring. However, the vacant positions have also increased the overtime expenditures which are at 106% of the amount budgeted for the fiscal year. The increase in overtime expenses will be offset by the savings in employee services.

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH 2026
% of
Budget
Employee Services $113,138,220 $80,813,359 71%
Employee Services - Overtime 6,938,550 7,379,211 106%
SUBTOTAL EMPLOYEE SERVICES $120,076,770 $88,192,570 73% Maintenance and Operations 27,028,620 18,248,567 68%
Internal Service Charges 17,777,570 13,333,140 75%
Allocations (20,786,550) (13,634,562) 66%

SUBTOTAL OPERATING
EXPENDITURES $144,096,410 $106,139,714 74%
Historical Cost Savings Reduction (600,000) - -

TOTAL OPERATING
EXPENDITURES $143,496,410 $106,139,714 74%
Attachment "1"
24 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 7 The following tables show each department’s operating expenses through March 2026 compared to the amended budget for FY2025/26:

GENERAL GOVERNMENT

SERVICES

ADOPTED
BUDGET
FY2025/26
BUDGET
ADJUSTMENTS*

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
% Of
Budget
City Council $348,820 $ - $348,820 $219,207 63%
City Manager 775,270 4,760 780,030 836,351 107%
City Attorney 179,270 - 179,270 205,643 115%
City Clerk 663,820 75,200 739,020 583,974 79%
City Treasurer 133,110 4,480 137,590 139,245 101%
Economic Development 2,148,950 133,100 2,282,050 1,283,617 56% Finance 1,935,630 59,200 1,994,920 1,556,104 78%
Human Resources 785,340 - 785,340 542,691 78%
Information Systems & GIS 1,688,120 - 1,688,120 1,426,892 85% Communications & Digital Media 682,470 109,190 791,660 533,982 67% TOTAL GENERAL GOVERNMENT $9,340,800 $386,020 $9,726,820 $4,743,822 75% *MOUs approved with Teamsters, Supervisory, and Non-Sworn Police. City Clerk professional services contract with DocuSign, Laserfiche, and software to comply with SB707. Economic Development adjustments are for Visit Escondido as well as two contract increases. Communications and Digital Media Services are funding public broadcasting expenses with Public, Educational, and Government

COMMUNITY SERVICES

ADOPTED
BUDGET
FY2025/26
BUDGET
ADJUSTMENTS*

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
% Of
Budget
Recreation $4,066,390 $41,270 $4,107,660 $2,957,404 72% Older Adult Services 678,910 10,160 689,070 481,034 70% Senior Nutrition 761,860 5,650 767,510 289,922 38%
TOTAL COMMUNITY SERVICES $5,507,160 $57,080 $5,564,240 $3,728,360 67% *MOUs approved with Teamsters, Supervisory, and Non-Sworn Police.

DEVELOPMENT SERVICES

ADOPTED
BUDGET
FY2025/26
BUDGET
ADJUSTMENTS*

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
% Of
Budget
Planning $2,656,070 $349,550 $3,005,620 $2,063,000 69%
Building 2,195,020 678,150 2,873,170 1,938,628 67%
Engineering 3,685,710 199,310 3,885,020 2,969,918 76%
Code Compliance 1,138,890 38,930 1,177,820 915,644 78%

TOTAL DEVELOPMENT
SERVICES $9,675,690 $1,265,940 $10,941,630 $7,887,190 72% *MOUs approved with Teamsters, Supervisory, and Non-Sworn Police. Carryovers from FY2024/25.

Contract amendment with Interwest for Building professional services Attachment "1"
25 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 8 PUBLIC WORKS

ADOPTED
BUDGET
FY2025/26
BUDGET
ADJUSTMENTS*

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
% Of
Budget
Street Maintenance $9,881,370 $231,340 $10,112,710 $8,203,949 81% Park Maintenance 4,749,960 133,630 4,883,590 3,981,450 82% Radio Communications - - - (250,304) 0%

TOTAL DEVELOPMENT
SERVICES $13,938,230 $364,970 $14,996,300 $11,935,095 80% *MOUs approved with Teamsters, Supervisory, and Non-Sworn Police.

POLICE DEPARTMENT

ADOPTED
BUDGET
FY2025/26
BUDGET
ADJUSTMENTS*

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
% Of
Budget
Police Department $61,454,150 $305,600 $61,759,750 $44,857,155 73% *MOUs approved with Teamsters, Supervisory, and Non-Sworn Police.

FIRE DEPARTMENT

ADOPTED
BUDGET
FY2025/26
BUDGET
ADJUSTMENTS*

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
% Of
Budget
Fire Department $33,990,790 $1,291,780 $35,282,570 $26,081,618 74% *MOUs approved with Teamsters, Supervisory, and Non-Sworn Police. Carryovers from FY2024/25.

CalOES Reimbursements

LIBRARY

ADOPTED
BUDGET
FY2025/26
BUDGET
ADJUSTMENTS*

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2025
% Of
Budget
Main Library* $807,360 $- $807,360 $547,690 68%
*Library Management Services with LS&S are funded by American Rescue Plan Act Funds in FY2025/26.

Expenses are for maintenance and internal service charges

CENTER FOR THE ARTS

ADOPTED
BUDGET
FY2025/26
BUDGET

ADJUSTMENTS

AMENDED
BUDGET
FY2025/26
ACTUAL

RESULTS
MARCH
2026
% Of
Budget
California Center for the Arts $2,677,280 $- $2,677,280 $2,099,211 78% Attachment "1"
26 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 9 GENERAL FUND AVAILABLE FUND BALANCES
In December 2015, City Council adopted a Fund Balance Policy and established a General Fund target Reserve balance of 25% of General Fund operating revenues in order to maintain adequate levels of fund balance. This goal is based on a risk-based analysis to mitigate current and future risks, adequately provide for cash flow requirements, and to fund one-time unanticipated expenditure requirements.

Total General Fund budgeted operating revenue in FY2025/26 is $135,025,410 and 25% of this amount is $33,756,352.

In February 2018, City Council authorized the establishment of a Section 115 Irrevocable Pension Trust Fund.

The Trust Fund is used to set aside and hold money to meet future pension liabilities and can be used to provide economic relief during recessionary cycles and/or rate increases that are significantly above anticipated projected employee rate increases. Funds placed in this Trust can also be used to offset the City’s “normal” CalPERS costs, such that if funds are necessary for other purposes, a certain amount of flexibility is present. Another benefit is that funds held in the Trust can be invested in the same manner as funds in a typical pension fund rather than as part of the City’s General Fund, which means a potentially higher rate of return.

When the Pension Trust Fund was established, a funding policy for contributions to the Fund was recommended and included the four years of annual Successor Agency Redevelopment Loan Repayments of $14 million that began in FY2018/19, future proceeds from the sale of City Property belonging to the General Fund, and a portion of General Fund surplus at the end of each fiscal year, if one exists.

On March 31, 2026, the Section 115 Pension Trust Fund had a balance of $38,844,933 which included City contributions of $31,257,650 plus investment earnings net of expenses of $7,587,283. The Trust Fund has a 3-year rate of return of 7.93%, a 1-year rate of return of 8.66%, and a 3-month loss of -0.54%.

The current General Fund Reserve balance is $17,392,319. In addition, the Section 115 Pension Trust Fund has a balance of $38,844,933. Combined these, funds total $56,777,252 which exceeds the 25% minimum established by the Reserve Policy.

Attachment "1"
27 Item5.

City of Escondido Fiscal Year 2025/26 Third Quarter Financial Report 10 General Fund Other Available Resources
The General Fund has accumulated unrestricted resources in the fund that are available for City Council direction. This includes annual operating surplus reported by the General Fund in prior years, American Rescue Plan Act Lost Revenue funds were also fully recognized and used to support General Fund Public Safety services. In FY2024/25 two properties were sold by the city resulting in net revenue of $4,816,695.

Funds have been allocated with City Council approval as listed below.

DESCRIPTION CITY COUNCIL DATE AMOUNT
Net Surplus and ARPA Lost Revenue from prior fiscal years $8,624,329 Sale of Animal Shelter Facility November 25, 2024 4,386,192 Sale of 707 S. Hale Avenue December 23, 2024 430,503
Operation Harmony Grove December 16, 2024 (4,000,000)
Library Utilities and Preliminary Relocation Costs February 19, 2025 (95,000) Additional Funding for the ERP Project February 19, 2025 (327,700) Temporary Library Relocation April 9, 2025 (828,000)
General Fund FY2024/25 Operating Surplus October 15, 2025 819,940 FY2024/25 Carryovers October 15, 2025 (720,800)
Sales Tax on Fire Pumpers October 15, 2025 (341,040)
2 New Vehicles for Fire Division Chiefs October 15, 2025 (405,000) Fire – CPR Machines October 15, 2025 (180,000)
Fire – Supplies (CalOES Reimbursements) October 15, 2025 (107,500) Command Vehicle Additional Fees October 15, 2025 (218,040) 4 New Vehicles for Parks Rangers October 15, 2025 (190,000) Park Rangers October 15, 2025 (190,000)
City Clerk Contracts October 15, 2025 (54,400)
Replacement of Windows for Library October 15, 2025 (815,000) Development Services – Interwest Consulting Agreement October 15, 2025 (500,000) 2 New Vehicles for Engineering October 15, 2025 (140,000) Economic Development – Visit Escondido October 15, 2025 (58,600) Economic Development – PBID and Business Outreach March 4, 2026 (74,500) Fire Department GEMT Contract Increase March 4, 2026 (545,440) Net Available General Fund Resources $3,329,204

FOR MORE INFORMATION
This summary report is based on detailed information generated by the City’s Finance department. If you have any questions or would like additional information on this report, please contact the Finance department at (760) 839-4676 or visit www.escondido.gov.

Attachment "1"
28 Item5.

STAFF REPORT
June 10, 2026
File Number 0145-30

SUBJECT

LETTER IN OPPOSITION OF THE PROPOSED TAX INCREMENT FINANCING (TIF) DISTRICTS TO FUND THE

CALIFORNIA HIGH-SPEED RAIL AUTHORITY

DEPARTMENT
City Manager

RECOMMENDATION
Request the City Council (1) authorize the Mayor to sign the League of California Cities (Cal Cities) letter opposing the High‑Speed Rail Authority’s proposed state‑controlled Tax Increment Financing (TIF) districts; (2) direct staff to notify the High‑Speed Rail Authority Board of the City’s opposition; and (3) direct staff to convey the City’s position to the Governor, its State Assembly Members and State Senators, and Budget Chairs.

Staff Recommendation: Approval (City Manager’s Office: Christopher McKinney, Deputy City Manager) Presenter: Nicole Lindsay, Management Analyst
ESSENTIAL SERVICE – No
COUNCIL PRIORITY – Build Trust and Accountability; Drive Community and Land Development; Financial Stewardship; and Prioritize Public Safety.

FISCAL ANALYSIS
There is no immediate fiscal impact associated with the recommended actions. However, the High-Speed Rail Authority’s (“HSRA”) proposed use of state-controlled Tax Increment Financing (“TIF”) districts presents potential long-term fiscal risks to cities. Because a potential station is identified in Escondido, the City could be directly affected by any TIF district established around that location.

If the TIF districts were established and taxing entities opted in, future local property tax growth, and potentially sales tax revenue, would be diverted to fund a statewide transportation project. This would reduce future revenues available to support essential municipal services, including public safety, infrastructure maintenance, housing, transportation, and other community investments. The proposal may also introduce fiscal uncertainty due to the likelihood of legal challenges related to constitutional protections for local tax revenues and local land use authority. 29 Item6.

PREVIOUS ACTION
None

BACKGROUND
The HSRA is proposing a new funding mechanism that could redirect future local tax revenue from cities to fund the statewide rail project. Staff’s recommendation is based on concerns regarding local control, fiscal impacts, and legal uncertainty.

California High-Speed Rail Project Overview
The California High-Speed Rail project (“Project”) aimsto provide fast, reliable, zero-emission train service across California, connecting major regions of the state including the Bay Area, Central Valley, and Southern California. The Project intends to address key needs including:
 growing population and travel demand
 congested highways and airports
 climate and sustainability goals
 economic opportunity gaps between regions
The Project is meant to expand access to jobs, education, housing; reduce greenhouse gas emissions and improve air quality; support economic growth and workforce mobility; and provide a statewide transportation system for the future.

The HSRA was established as the state agency responsible for planning, designing, constructing, and operating the statewide passenger rail system. The Project will be delivered in two phases. Phase 1 will connect San Francisco and Greater Los Angeles, with Phase 2 extending service to Sacramento and San Diego. Construction of Phase 1 started in 2015 and is currently underway in the Central Valley, with planning and engineering occurring throughout the state.

Exact locations for all rail stations have not been identified yet, but early information indicates a rail station will be built in Escondido as part of Phase 2.
30 Item6.

Project Funding
The California High-Speed Rail Project is primarily funded through two state resources:
 California Proposition 1A bond funds (approved by voters in 2008 and mostly expended)  California Greenhouse Gas Reduction Funds (recently restructured from a 25% allocation to a guaranteed $1 billion annually through 2045, providing increased funding predictability) 31 Item6.

In addition to state funding, the Project receives some federal funding. However, in late 2025, HSRA removed approximately $4 billion in federal funding from their budget calculations due to funding cuts.

Federal dollars now account for approximately 10% of the total budget.

HSRA is actively exploring other funding options, including public-private partnerships and commercialization opportunities along the rail corridor. 2026 Draft Business Plan
State law requires the HSRA to prepare a Business Plan every even-numbered year with a 60-day public comment period. The Business Plan summarizes the Project’s progress since the last plan was published, includes timelines for construction and environmental reviews, identifies challenges and outlines plans to address them, updates capital cost estimates, and highlightsfunding/revenue forecasts. The plan is shared with the public, stakeholders, and the Legislature. Because the Legislature will ultimately make policy decisions related to the Project, the draft business plan must also be submitted to the Senate Committee on Transportation and Housing, the Assembly Committee on Transportation, the Senate Committee on Budget and Fiscal Review, and the Assembly Committee on Budget.

The 2026 draft Business Plan has been released and should have been adopted on May 1, 2026 at the Authority’s May Board meeting. However, that meeting was cancelled. An update on the Board meeting scheduled for June 1, 2026, will be shared with City Council during the presentation of this item.

The draft Business Plan introduces a new funding strategy: state-controlled TIF districts.

Typical TIF Districts vs. Proposed HSRA TIF
TIF is a tool used by cities or counties to fund public infrastructure and facilities by redirecting future increases in tax revenue within a defined area for a limited period of time.

In practice, a base year is established to capture existing tax revenue levels. As redevelopment occurs, property value, and therefore tax revenues, grow above that base. The additional revenue, known as the “increment,” is set aside and used to pay for upfront infrastructure costs or related debt. The base revenue continues to flow to the taxing entities as usual.

TIF districts are established for a defined period, and taxing entities independently choose to participate by contributing a portion of their future tax increment. Once the district expires, all tax revenue (including both the base and the increment) returns to the taxing entities. 32 Item6.

Typically, TIF districts are initiated by the impacted taxing authority – such as cities, counties, or special districts. They are not initiated by private entities or the state.

The HSRA is proposing state-directed TIF districts within one-half mile of each proposed high-speed rail station, including at the proposed Escondido station. If the taxing entities opted into the TIF district, incremental property tax revenue, and potentially sales tax growth, would be redirected to the TIF district to fund the state rail project. This approach departs from California’s traditional model, which is locally initiated and governed.

The League of California Cities - Position and Concerns The League of California Cities (“Cal Cities”), a statewide association that advocates for city interests and works to protect local control, is opposed to the proposed HSRA TIF model. They argue that the proposal introduces legal, fiscal, and policy concerns for local governments. Through their advocacy and lobbying efforts, they have also identified that the TIF proposal may be included within the State budget rather than going through traditional legislative policy processes, adding additional urgency and concern.

Cal Cities has drafted a letter of opposition, which has already been signed by the Mayors of the following Cities: Anaheim, Bakersfield, Burbank, Fresno, Gilroy, Hanford, Lancaster, Merced, Riverside, and Stockton. Property Tax Revenue
Time
Illustration of Tax Increment Financing
Base Property Tax Tax Increment Post-TIF Revenue
33 Item6.

Key concerns identified within the Cal Cities letter of opposition:
 Loss of local control through the diversion of locally generated tax revenues to fund a state megaproject;
 Undermining constitutionally protected local land use authority, which is reserved to cities and counties;
 Legal and constitutional issues, including voter-approved protections for local sales tax revenues and the fact that the HSRA is not a local taxing district;  Increased risk of extended litigation and fiscal uncertainty; and  Long-term threats to local fiscal stability affecting public safety, infrastructure maintenance, and community investments.

Cal Cities is not opposed to the California High-Speed Rail project, but instead asserts that statewide funding challenges should be addressed through statewide solutions rather than by redirecting locally protected revenues.

Current Status and Staff Recommendations
The HSRA has postponed adoption of its 2026 Business Plan, including removing the agenda item from their April Board meeting and cancelling the May meeting. However, given the indication that the HSRA TIF Model may be approved through the State budget process, there is still urgency to express concern or opposition.

Staff are recommending that City Council support Cal Cities’ advocacy efforts and recommendations by:
 Authorizing the Mayor to sign the League of California Cities opposition letter;  Direct staff to notify the HSRA Board of the City’s opposition; and  Direct staff to convey the City’s position to the Governor, its State Assembly Members and State Senators, and Budget Chairs.
34 Item6.

ATTACHMENT
a. Attachment “1”—League of California Cities Letter Opposing the Proposed Tax Increment Financing Districts to Fund the California High-Speed Rail Authority 35 Item6.

June 10, 2026
Mr. Ian Choudri
Chief Executive Officer, California High-Speed Rail Authority 770 L Street, Suite 620
Sacramento, CA 95814
Re: 2026 Draft Business Plan Comments on Proposed Tax Increment Financing District Authority
Dear Mr. Choudri,
On behalf of the undersigned mayors from cities throughout California, we write in the strongest possible terms to oppose the California High-Speed Rail Authority’s indication in the 2026 Draft Business Plan they are seeking authority to establish state-controlled Tax Increment Financing (TIF) districts within a one-half-mile radius of proposed station areas for the purpose of capturing property and potentially sales tax growth to fund high-speed rail construction and related commercialization activities.

While we recognize the significant financial challenges facing the High-Speed Rail project and appreciate the Authority’s efforts to identify innovative funding strategies, the proposed value-capture framework raises profound legal, fiscal, and policy concerns for local governments and the communities we serve.

At its core, the proposal contained in the 2026 Draft Business Plan is a direct attempt to divert locally controlled tax revenues, undermine voter-approved constitutional protections, and erode the fiscal stability of California’s cities to backfill a project that continues to face severe financial uncertainty.

Constitutional and Legal Concerns
As outlined on page 32 of the High- Speed Rail Authority’s 2026 Draft Business Plan, the proposal to divert local tax increment to a state entity appears inconsistent with multiple provisions of the California Constitution. Local sales tax revenues are expressly protected for local governmental purposes, and the Legislature is prohibited from reallocating or transferring those revenues. Similarly, Proposition 1A (2004) guarantees that cities, counties, and special districts retain their constitutionally protected share of property tax allocations. Mandatory diversion of property tax increment to a state authority that is not a constitutionally recognized taxing entity violates these protections and would almost certainly invite extensive litigation.

DRAFT LETTER
Attachment "1"
36 Item6.

The High-Speed Rail Authority is not a local taxing district, as such, it has no constitutional claim to local tax revenues. Any attempt to divert increment to a state entity would almost certainly trigger protracted litigation and create enormous fiscal uncertainty for local governments statewide.

An Assault on Local Control
Equally concerning is the 2026 Draft Business Plan’s suggestion that the Authority could exercise regulatory influence over land within station areas. Land use authority is constitutionally reserved to cities and counties. While the state may set standards, it cannot assume direct local planning powers.

This proposal crosses that line. It represents an unprecedented intrusion into local governance and sets a dangerous statewide precedent.

Threats to Local Fiscal Stability and Public Services
The proposed TIF model would divert future property tax growth—revenues that local governments rely upon to fund essential public services, including public health and safety, infrastructure maintenance, parks, housing programs, and local transportation improvements. Over the potential 45-year lifespan of a TIF district, these diversions would significantly constrain local fiscal capacity, particularly in communities already struggling with service demands and infrastructure backlogs.

Although school district property tax shares are typically excluded from existing TIF structures such as Enhanced Infrastructure Financing Districts (EIFDs) and Community Revitalization and Investment Authorities (CRIAs), the broader fiscal ecosystem is interconnected. Reduced city, county, and special district revenue capacity can indirectly affect school support services, public safety coordination, and community investment.

At a time when local governments are already confronting escalating infrastructure costs, housing pressures, and public safety challenges, the Authority’s proposal would impose a long-term structural fiscal penalty on the very communities being asked to accommodate this project.

Departure from Established California TIF Frameworks
California’s existing TIF tools—including EIFDs and CRIAs—are locally initiated, voluntary, and governed by public financing authorities with local representation. Participation by taxing entities requires affirmative consent, and project priorities are determined through locally adopted financing plans.

By contrast, the High-Speed Rail 2026 Draft Business Plan contemplates a state-directed value-capture model that would override local initiation, governance, and consent principles. This represents a fundamental departure from decades of established public finance policy in California.

Funding the Project Cannot Come at the Expense of Communities California’s cities support statewide infrastructure investment and our opposition to this proposal should not be interpreted as an indictment of the state’s high-speed rail

DRAFT LETTER
Attachment "1"
37 Item6.
project. But the responsibility for funding a state megaproject lies with the state—not with local taxpayers whose revenues are constitutionally protected for local purposes.

If the state believes additional funding is necessary, as it did in adopting last year’s budget that allocated $20 billion from the state Greenhouse Gas Reduction Fund (GGRF) to the high-speed rail project, it must pursue transparent, lawful, statewide solutions—such as voter-approved bonds or dedicated state revenue sources—rather than attempting to divert local tax growth through a legally dubious scheme.

Conclusion
This proposal in the 2026 Draft Business Plan is fiscally reckless, legally vulnerable, and fundamentally unfair to the communities expected to host High-Speed Rail facilities. It would weaken local governments, destabilize public services, and undermine constitutional protections that California voters have repeatedly affirmed. Simply put:
the state cannot solve a state funding problem by raiding local tax bases.

We respectfully urge the Legislative leaders to oppose this proposal and instead engage collaboratively with local governments to identify funding strategies that consider both statewide infrastructure goals and local fiscal integrity.

Sincerely,
Ashleigh Aitken Karen Goh Tamala Takahas
Mayor Mayor Mayor
City of Anaheim City of Bakersfield City of Burbank
Jerry Dyer Greg Bozzo Mark Kairis
Mayor Mayor Mayor
City of Fresno City of Gilroy City of Hanford
R. Rex Parris Matthew Serratto Christina Fugazi
Mayor Mayor Mayor
City of Lancaster City of Merced City of Stockton
Patricia Lock Dawson
Mayor
City of Riverside
Dane White
Mayor
City of Escondido

DRAFT LETTER
Attachment "1"
38 Item6.

Cc: The Honorable Gavin Newsom, Governor, State of California Members, Board of Directors, California High-Speed Rail Authority The Honorable Monique Limón, California Senate President pro Tempore The Honorable Robert Rivas, California Assembly Speaker The Honorable John Laird, Chair of the Senate Budget and Fiscal Review Committee
The Honorable Jesse Gabriel, Chair of the Assembly Budget Committee

DRAFT LETTER
Attachment "1"
39 Item6.

STAFF REPORT
June 10, 2026
File Number 0800-40

SUBJECT
PL25-0096/PL25-0097/PL25-0098/PL25-0099: VALLEY PARKWAY TOWNHOMES

DEPARTMENT
Development Services Department, Planning Services

RECOMMENDATION
Request the City Council adopt Ordinance No. 2026-12 approving a Planned Development Permit (Master and Precise Plan) to allow for ground-floor residential uses on the subject property; and Resolution No. 2026-86 approving a Tentative Subdivision Map to merge two lots into one, and allow for condominium units, and a Design Review Permit for the construction of 94 multi-family units.

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

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

PLANNING COMMISSION ACTION
On May 12, 2026, the Planning Commission held a duly-noticed Public Hearing to consider a request by Storm Bird, representing Storm Properties (“Applicant”), to construct a 94-unit “for-sale” townhome project (“Project”) located at 510 to 520 W. Valley Parkway (“Property”). The Planning Commissioners thoroughly discussed the design of the Project, focusing on elements adjacent to Centre City Parkway and the provided architectural plans. The commissioners wished to express to the City Council the following concerns for architectural design:

1. The Project’s façades adjacent to Centre City Parkway should display more prominent architectural features for passers-by.
40 Item7.

2. A desire to provide additional 3-D treatments to the façades of buildings adjacent to Centre City Parkway.

3. A desire to provide additional roof overhang for roof treatments on the façade adjacent to Centre City Parkway.

4. A desire for further variety in color palettes for the building design, expanding the color palette to three total colors per building type.

Ultimately, the Planning Commission voted 5-0 recommending that the City Council approve the Project as designed (with the exception of architecture), subject to the conditions of approval, with subsequent design review by staff prior to building permit issuance. To facilitate staff design review, the Project would incorporate an additional recommended condition of approval which would state as follows:
“Prior to the issuance of building permits, a Design Review Permit shall be submitted pursuant to Article 64 (Design Review) of the Escondido Zoning Code. Staff’s Design review shall focus on the following items:
a. 3-D treatments to the facades of buildings adjacent to Centre City Parkway; b. Roof treatments on the façade adjacent to Centre City Parkway; and c. Expansion of proposed color palettes for all building types.” The draft Planning Commission minutes have been attached for the City Council’s consideration (Attachment “1” – Planning Commission minutes, dated May 12, 2026).

BACKGROUND
On March 31, 2025, the Applicant submitted a Tentative Subdivision Map, Planned Development Permit (Master and Precise Plan), and Design Review Permit for the construction of a three-story 94-unit “forsale” townhome project.

ANALYSIS
The Project includes a Tentative Subdivision Map to merge two lots into one, and allow for the division of air-space condominium units; a Planned Development Permit (Master and Precise Plan) to allow for ground-floor residential uses within the Downtown Specific Plan; and a Design Review Permit for the construction of 94 “for-sale” townhomes.

As discussed in the Planning Commission Staff Report, dated May 12, 2026 (Attachment “2” – Planning Commission staff report, dated May 12, 2026), the Project will revitalize an underutilized parcel that is currently occupied by an approximately 5,900 square-foot retail building, an approximately 7,180 squarefoot multi-tenant commercial building, and four self-storage warehouse buildings totaling approximately 30,600 square-feet. The Downtown Specific Plan encourages a range of housing opportunities, which include for-sale developments in addition to rental projects. The Project is consistent with the overall 41 Item7.
goals and visions of the 2012 General Plan and Downtown Specific Plan, in that it would contribute to the goal of constructing 5,275 units within the specific plan area.

A more detailed analysis of the Project can be found in Attachment “2” of the City Council Staff Report.

ENVIRONMENTAL ANALYSIS
Pursuant to Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (“CEQA”) Guidelines, the Project is categorically exempt from further environmental review in that the Project involves the development of townhome “for-sale” units on a property that is less than five acres.

The proposed Project is consistent with the applicable general plan designation, and all applicable general plan policies as well as applicable zoning designation and regulations, as detailed within the analysis section above. The Project site has no value as habitat for endangered, rare, or threatened species, and is considered “urban/developed” as denoted within the City of Escondido’s Multiple Habitat Conservation Program draft Subarea Plan, Figures 3-1 through 3-3. The proposed Project can be adequately served by all required utilities and public services, as determined by the City’s Utilities Engineering Division through the Staff Development Committee review process. The proposed Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, in that the Project is an in-fill development project located within an urbanized area of the City, and no substantial evidence has been provided indicating that the Project would have significant effects on the environment.

The Applicant has provided the following memorandums to justify the Class 32 Exemption request, which have been fully reviewed by City staff to be in compliance with all CEQA requirements for the proposed Project:
- Class 32 Memorandum, prepared by Helix Environmental Planning Services, dated August 21, 2025.
- Traffic Scoping Agreement, prepared by Linscott, Law & Greenspan Engineers, dated August 7, 2025.
- Preliminary Stormwater Quality Management, prepared by SWS Engineering Inc., dated August 12, 2025.

Furthermore, the proposed Project does not trigger any of the exceptions to the use of an exemption as detailed in Section 15300.2 The application of this exemption is further discussed in the Notice of Exemption (Attachment “3” - Notice of Exemption). Approval of the Project includes a determination that the Project is exempt from further environmental review. If approved, City staff will file a Notice of Exemption with the County Clerk of San Diego.

CONCLUSION AND RECOMMENDATION
The Project includes a Tentative Subdivision Map, Planned Development Permit (Master and Precise Plan), and a Design Review Permit to facilitate the construction of 94 “for-sale” townhomes within the 42 Item7.

Downtown Specific Plan area. The Project would revitalize the site by demolishing underutilized commercial buildings, and introduce new housing opportunities within an urban area of the City. As discussed throughout this staff report, the project complies with the requirements of the Escondido Zoning Code, Downtown Specific Plan, and with several General Plan policies included in the City’s 2012 General Plan.

Based on the analysis contained in this Staff Report, the Planning Commission recommendation, and as presented by City staff during the Public Hearing, Planning Services staff recommend that the City Council adopt Ordinance No. 2026-12 and Resolution No. 2026-86, approving the Project, subject to the draft conditions of approval.

RESOLUTIONS
a. Resolution No. 2026-86
b. Resolution No. 2026-86 – Exhibit “A” – Legal Description c. Resolution No. 2026-86 – Exhibit “B” – Findings of Fact/Factors to be Considered d. Resolution No. 2026-86 – Exhibit “C” – Project Plans e. Resolution No. 2026-86 – Exhibit “D” – Conditions of Approval

ORDINANCES
a. Ordinance No. 2026-12
b. Ordinance No. 2026-12 – Exhibit “A” – Legal Description c. Ordinance No. 2026-12 – Exhibit “B” – Findings of Fact/Factors to be Considered d. Ordinance No. 2026-12 – Exhibit “C” – Master Plan
e. Ordinance No. 2026-12 – Exhibit “D” – Project Plans

ATTACHMENTS
a. Attachment “1” – Draft Planning Commission Minutes, dated May 12, 2026 b. Attachment “2” – Planning Commission staff report, dated May 12, 2026 c. Attachment “3” – Draft Notice of Exemption
43 Item7.

RESOLUTION NO. 2026-86

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, APPROVING A TENTATIVE

SUBDIVISION MAP AND DESIGN REVIEW PERMIT FOR
THE CONSTRUCTION OF A 94-UNIT PROJECT
WHEREAS, Storm Properties, represented by Storm Bird (“Applicant”), filed a land use development application, Planning Case Nos. PL25-0096/PL25-0097/PL25-0098/PL25-0099 (“Application”), constituting a request for a Tentative Subdivision Map to merge two (2) existing lots into one and to permit condominium units; a Planned Development Permit (Master and Precise Plan) to permit ground-floor residential units within the Downtown Specific Plan; and a Design Review Permit for the construction of ninety-four (94) for-sale dwelling units (“Project”) on a 3.51 gross acre site located at 510 to 520 W. Valley Parkway (Assessor’s Parcel Numbers: 229-331-17-00 & 229-331-16-00) in the Downtown Specific Plan Area (SPA-9) general plan land use designation, and Specific Plan (S-P) zone; and WHEREAS, the subject property is all that real property described in Exhibit “A,” which is attached hereto and made a part hereof by this reference as though fully set forth herein (“Property”); and WHEREAS, on March 31, 2025, 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 the California Code of Regulations, Section 15000 et seq.), the City is the Lead Agency for the Project, as the public agency with the principal responsibility for approving the proposed Project; and 44 Item7.

WHEREAS, on June 10, 2026, in furtherance of the Project, the City Council adopted Ordinance No. 2026-12, approving a Planned Development Permit (Master and Precise Plan) to allow for groundfloor residential uses on the Project site; and WHEREAS, a Tentative Subdivision Map, and condominium units, are permitted by the California Subdivision Map Act, Chapter 32 (Subdivision Ordinance), and Article 49 (Air Space Condominium and Community Apartment Projects) of the Escondido Zoning Code; and WHEREAS, pursuant to Article 49 (Air Space Condominium and Community Apartment Projects), condominiums requested concurrently with a planned development application pursuant to Article 19, are not subject to the processing of a Condominium Permit through Article 49; and WHEREAS, a Design Review Permit is required by Article 64 (Design Review) for planned development projects, and new construction subject to discretionary review by the Planning Commission and/or City Council; and
WHEREAS, Planning Services 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,” which is attached hereto and made a part hereof by this reference as though fully set forth herein; and
WHEREAS, the Planning Commission of the City of Escondido held a duly noticed public hearing on May 12, 2026, as prescribed by law, at which time the Planning Commission received and considered the reports and recommendations of Planning Services and gave all interested persons 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 45 Item7.
the public. Following the public hearing, the Planning Commission adopted Resolution No. 2026-04, which recommended that the City Council approve the Project; and WHEREAS, the City Council of the City of Escondido held a duly noticed public hearing on June 10, 2026, as prescribed by law, at which time the City Council received and considered the staff report, dated June 10, 2026 with attachments, and recommendations of Planning Services and the Planning Commission, and gave all interested persons the 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 June 10, 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;
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 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:
46 Item7.

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 June 10, 2026. The City Council, in its independent judgment, has determined the Project to be exempt from environmental review pursuant to CEQA Guidelines section 15332 (In-Fill Development Projects) in that the Project is consistent with the general plan and specific plan policies and regulations; the Project site is less than 5 acres; the Project site has no value as habitat for endangered species; approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the Property can be adequately served by all required utilities and public services.

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

4. The development plans for the Project are on file in the Planning Services 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, and which shall not be altered without the express authorization by Planning Services. Any deviations from the approved 47 Item7.
development plans shall be reviewed by the City for substantial compliance and may require amendment by the appropriate hearing body.

5. That concurrently with this Resolution, the City Council is taking a number of actions in furtherance of the Project, as generally described by the June 10, 2026 City Council staff report. No single component of the series of actions made in connection with the Project shall be effective unless and until it is approved by an Ordinance or Resolution and is procedurally effective in the manner provided by state law.

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

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

2. NOTICE IS FURTHER GIVEN that the 90-day period during which to protest the imposition of any fee, dedication, reservation, or other exaction described in this Resolution begins on the effective date of this resolution, and any such protest must be in a manner that complies with Government Code section 66020.
48 Item7.

Resolution No. 2026-86
Exhibit “A”

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EXHIBIT “A”

LEGAL DESCRIPTION
PLANNING CASE NOS. PL25-0096/PL25-0097/PL25-0098/PL25-0099 49 Item7.

Resolution No. 2026-86
Exhibit “B”

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EXHIBIT “B”

FINDINGS OF FACT / FACTORS TO BE CONSIDERED
PLANNING CASE NOS. PL25-0096/PL25-0097/PL25-0098/PL25-0099 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 15332 (“In-Fill Development Projects”), in that the proposed project consists of a multi-family residential development of 94 for-sale units on a site less than five acres in size; the Project is consistent with the applicable General Plan designation, all applicable general plan policies as well as with applicable zoning designation and regulations; the Project site has no value as habitat for endangered, rare, or threatened species; the Project can be adequately served by all required utilities and public services; and the Project will not result in any significant effects related to traffic, noise, air quality, or water quality.

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 proposed Project is not pursuing a Class 3, 4, 5, 6, or 11 Categorial Exemption; therefore, this exception is not applicable to the Project. b. Cumulative Impact. The proposed Project will not result in a cumulative impact from successive projects of the same type in the same place, over time, as the project is consistent with the General Plan policies which were addressed in the General Plan Final EIR. Furthermore, the Project is consistent with the Downtown Specific Plan’s development standards for the property, and will remain consistent with the Specific Plan policies and guidelines.
c. Significant Effect. The area of impact has been previously disturbed by urban development. As detailed in the analysis in the City Council staff report, dated June 10, 2026, no significant environmental effects related to traffic, noise, air quality, or water quality will occur as a result of the Project. The area of impact is already disturbed and improved with an existing commercial development, and will be redeveloped into multi-family residential units consistent with the Downtown Specific Plan. No unusual circumstances are surrounding the Project which will result in a reasonable possibility of a significant effect on the environment. 50 Item7.

Resolution No. 2026-86
Exhibit “B”

Page 2 of 5 ends

d. Scenic Highways. The proposed Project will not damage scenic resources, including trees, historic buildings, rock outcroppings, or similar resources as the areas of impact have already been disturbed.
e. Hazardous Waste Sites. The project site is not located on a site as referenced in Section 65952.5 of the California Government Code.
f. Historical Resources. The proposed Project is not on a site which contains a significant resource, and will not cause a substantially adverse change to the significance of a historical resource.

4. The City Council has independently considered the full administrative record before it, which includes but is not limited to the June 10, 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 will support a finding that any of the abovedescribed 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.

TENTATIVE MAP DETERMINATIONS (PL25-0098)
(Subdivision Map Act and Chapter 32 of the Escondido Municipal Code) With respect to the Tentative Subdivision Map Permit, the City Council determine that none of the findings in California Government Code Section 66474 (a) through (g) apply to this Project and the Project meets the findings in Section 32.209.01 of the City’s Subdivisions Ordinance and for the reasons stated as follows:

1. The proposed map is consistent with applicable general and specific plans, as specified in Section 65451 of the Subdivision Map Act.

The proposed map is consistent with the General Plan, as it is located within Specific Planning Area 9 (SPA 9: Downtown Specific Plan) general plan land use designation, and the request does not include a general plan amendment. As discussed in the City Council staff report dated June 10, 2026, the proposed map will involve the consolidation of two physical lots into one, and will subdivide the parcel via air space condominium units, which is consistent with the specific plan’s multi-family development provisions.

2. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans.

The design and improvements of the proposed subdivision are consistent with the applicable general and specific plan requirements. The project site’s private street improvements are required to conform to the City of Escondido’s Design Standards and Standard Drawings (adopted by City Council Resolution No. 2014-08). Additionally, the applicant shall be required to replace existing off-site improvements (e.g., curb and gutter on W. Valley Parkway) if damaged by the project.

3. The Project site is physically suitable for the proposed type of development. 51 Item7.

Resolution No. 2026-86
Exhibit “B”

Page 3 of 5 ends

The project site is approximately 3.51-acres, located within the Gateway Transit District of the DSP, which allows for multi-family developments up to 100 dwelling units per acre. The Project includes development at a density of 26.4 dwelling units per acre. Additionally, the Project does not require any modifications to development standards identified within the DSP, such as building setbacks, height, or building coverage, and is thus physically suitable for the proposed type of project.

4. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

As discussed in the City Council staff report dated June 10, 2026, and the draft Notice of Exemption, the Project will not cause substantial environmental damage, nor will it substantially and avoidably injure fish, wildlife, or their habitat. The Project site is located within an urban area of the city, has been previously disturbed by commercial development, and is not an identified habitat for fish or wildlife.

5. The design of the subdivision or type of improvements will not cause serious public health problems.

The design of the proposed subdivision and the public improvements associated will not cause serious public health problems. The proposed map is consistent with all applicable general plan and specific plan requirements, and the proposed improvements are consistent with all Engineering design guidelines.

6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

A title report was provided with the application, and did not identify any easements acquired by the public at large. The design of the subdivision and site improvements would not conflict with easements as none exist.

7. All permits and approvals applicable to the proposed Tentative Map pursuant to Chapter 33 of this code have been obtained.

The proposed Project requires several entitlements, including a Planned Development Permit and Design Review Permit, to permit the construction of 94 for-sale housing units. Upon approval of the Project, all permits and approvals applicable for the proposed Tentative Map will have been obtained.

8. All applicable requirements of the Map Act and any ordinance of the City of Escondido regulating or otherwise relating to the conversion of existing buildings into condominiums or stock cooperatives have been satisfied.

The proposed Project does not include the conversion of existing buildings into condominiums or stock cooperatives. Rather, the Project involves the demolition of approximately 13,100 squarefeet of existing commercial tenant buildings and 30,600 square-feet of self-storage warehouse buildings, and the consolidation of two lots into one, and to allow for 94 air space condominium units as permitted by the Escondido Zoning Code.
52 Item7.

Resolution No. 2026-86
Exhibit “B”

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9. The proposed Tentative Map shall be in conformity with the zone in which it is located. To the extent that the property, which is subject of the proposed tentative map, is an existing legal nonconforming multi-family residential use, this requirement shall not apply, in accordance with Chapter 33 of this code.

The proposed Project is in conformance with the zone in which it is located. As discussed in the City Council staff report dated June 10, 2026, the Project conforms with the requirements of the Specific Plan (S-P) zone, in that it complies with the development standards established for residential development within the Gateway Transit land use district of the DSP. The project does not involve an existing legal nonconforming multi-family residential use.

DESIGN REVIEW PERMIT FINDINGS (PL25-0099)
(Section 33-1359 of Article 64 - DESIGN REVIEW of the Escondido Zoning Code) With respect to the Design Review Permit, the City Council make the following findings for approval:

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 proposed site plan is compatible with the urban characteristics of the Downtown Specific Plan, and will complement the existing and proposed developments within the specific plan area.

It is bounded by the Escondido Creek Trail to the north and east, commercial development to the east and south, and a senior housing project to the west. Additional surrounding developments include townhome and residential condominiums at the W. Valley Pkwy. and Quince St., and Grand Ave. and Quine St. intersections, respectively. The Project will incorporate direct access to existing pedestrian and bicycle pathways, integrating directly into existing transit infrastructure.

The proposed Project will revitalize underutilized parcels and will be better integrated with the redevelopment occurring in the general vicinity.

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

The bulk, scale, and architectural design is compatible with the character of the surrounding neighborhood, in that the Project is surrounded by development of similar massing and height.

The Project site is located within the Mercado Design Overlay District, which encourages all development within its borders to adopt an “early California” theme. The proposed Project and similar projects throughout the overlay district invoke similar architectural features of early California as prescribed.

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

The Project will incorporate landscaping, irrigation practices in conformance with Article 62 (Water Efficient Landscape Regulations) of the Escondido Zoning Code and the state’s Model Water Efficient Landscaping Ordinance. As demonstrated on the conceptual landscape plans, the Project will incorporate planting selections which will be drought tolerant and appropriate to the site.
53 Item7.

Resolution No. 2026-86
Exhibit “B”

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

The Project will involve minimal grading activity, as the project site is relatively flat, and has been previously disturbed by commercial development. All Project-related grading will conform to the design standards within Article 55, and no deviations or exemptions are required.

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.

The Project site is located within the Downtown Specific Plan, which has design standards and development policies which dictate the overall design of new buildings, including contextual place, materials, orientation, pedestrian-oriented environments, and parking design. As discussed in the City Council staff report dated June 10, 2026, the Project complies with all applicable provisions of the specific plan.

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

As discussed in the City Council staff report dated June 10, 2026, the Project complies with applicable goals and objectives of the City’s adopted 2012 General Plan. The Project will redevelop an underutilized existing commercial property to provide new housing within the City’s downtown core area. Furthermore, the Project is located within close proximity (< 500 ft.) of the North County Transit District’s transit terminal and is adjacent to the Escondido Creek Trail Bike Path, promoting the utilization of pedestrian pathways, walkability, bicycle activity, and public transit, as envisioned in the City’s guiding documents such as the 2012 General Plan, the 2021 Climate Action Plan, and the Downtown Specific Plan.

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

1. As discussed in the City Council staff report dated June 10, 2026, in the Project would provide fewer housing units than projected in the Housing Element, and therefore, provisions of No Net Loss law apply to the project. However, capacity remains to meet the requirements of Gov. Code § 65583.2 and to accommodate the RHNA pursuant to Gov.

Code § 65584, without identifying additional sites to accommodate these units or the affordability levels “lost”. Therefore, the City would continue to comply with the provisions of No Net Loss with approval of the project, as proposed, and the project would be consistent with the City’s Housing Element.
54 Item7.
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EXHIBIT "C"

PROJECT PLANS
PLANNING CASE NOS. PL25-0096/PL25-0097/PL25-0098/PL25-0099 Resolution No. 2026-86
Exhibit "C"

Page 1 of 64 ends

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Architecture + Planning
888.456.5849
ktgy.com

CENTRE CITY AND VALLEY
ESCONDIDO, CA # 20240308
ESCONDIDO SITE STORM PROPERTIES, INC. 970 W. 190TH ST., SU. 995 Torrance, CA 90502
Prelim App Updated: 2024-06-19Prelim App Date: 2024-03-18Plot Date:1st Planning Submittal: 2025-03-13 2026-03-12
PL25-0096, Master PlanPL25-0097, Precise PlanPL25-0098, Tentative Subdivision MapPL25-0099, Design Review 2nd Planning Submittal: 2025-08-21 3rd Planning Submittal: 2025-12-17
A0.1 SHEET INDEX
Resolution No. 2026-86
Exhibit "C"

Page 2 of 64 ends

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Page 20 of 64 ends

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Page 21 of 64 ends

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Page 22 of 64 ends

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Page 23 of 64 ends

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Page 24 of 64 ends

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Page 25 of 64 ends

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Page 26 of 64 ends

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Resolution No. 2026-86
Exhibit “D”

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EXHIBIT “D”

CONDITIONS OF APPROVAL
PLANNING CASE NOS. PL25-0096/PL25-0097/PL25-0098/PL25-0099 This Project is conditionally approved as set forth on the application received by the City of Escondido on March 31, 2025, and the Project drawings consisting of Site Plans, Floor Plans, Sections, Architectural Elevations, Civil Sheets/Grading, Landscape Plans and Colored Elevations; all designated as recommended for approval on June 10, 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. 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.

The Permit shall be deemed expired if a building permit has not been obtained or work has been discontinued in the reliance of that building permit. If no building permits are required, the City may require a noticed hearing to be scheduled before the authorized agency to determine if there has been demonstrated a good faith intent to proceed, pursuant to and in accordance with the provision of this Permit.

3. Certification. The Director of Development Services, or his/her designee, is authorized and directed 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 Planning Services for certification 119
Item7.

Resolution No. 2026-86
Exhibit “D”

Page 2 of 24 ends

electronically. Said plans must be certified by Planning Services prior to submittal of any postentitlement 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. “Minor" 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 Planning Services. Modifications beyond the scope described in the Approved Plan set may require submittal of an amendment to the Permit and approval by the authorized agency.

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

6. Certificate of Occupancy.
a. No change in the character of occupancy or change to a different group of occupancies as described by the Building Code shall be made without first obtaining a Certificate of Occupancy from the Building Official, as required, and any such change in 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.

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 120
Item7.

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Exhibit “D”

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be printed on any construction plans that are submitted to Building Services 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 does 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.

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.
121
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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 Services, 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 amount 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 within 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 relying 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 Escondido shall have the right to deny or withhold subsequent permit approvals or permit inspections that are derived from the application entitlements herein granted; issue stop work orders; pursue abatement orders, penalties, or other administrative remedies as set forth in state and local laws; or institute and prosecute litigation to compel compliance with such terms, covenants, or conditions or seek damages for their violation. The Applicant shall be notified in advance prior to any of the above actions being taken by the City and shall be given the opportunity to remedy any deficiencies identified by the City.

16. Indemnification, Hold Harmless, Duty to Defend.
a. The Applicant shall indemnify, hold harmless, and defend (with counsel reasonably acceptable to the City) the City, its Councilmembers, Planning Commissioners, boards, commissions, departments, officials, officers, agents, employees, and volunteers (collectively, “Indemnified Parties”) from and against any and all claims, demands, 122
Item7.

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Exhibit “D”

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actions, causes of action, proceedings (including but not limited to legal and administrative proceedings of any kind), suits, fines, penalties, judgments, orders, levies, costs, expenses, liabilities, losses, damages, or injuries, at law or in equity, including without limitation the payment of all consequential damages and attorney’s fees and other related litigation costs and expenses (collectively, “Claims”), of every nature caused by, arising out of, or in connection with (i) any business, work, conduct, act, omission, or negligence of the Applicant or the owner of the Property (including the Applicant’s or the owner of the Property’s contractors, subcontractors, licensees, sublessees, invitees, agents, consultants, employees, or volunteers), or such activity of any other person that is permitted by the Applicant or owner of the Property, occurring in, on, about, or adjacent to the Property; (ii) any use of the Property, or any accident, injury, death, or damage to any person or property occurring in, on, or about the Property; or (iii) any default in 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 harmless, or defend the City as to any Claims that arise from the sole negligence or willful misconduct of the City. In the event any such Claims are brought against the City, the 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 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 the City against any Claims in the manner the City deems to be in the best interests of the City).
b. The Applicant further and separately agrees to and shall indemnify, hold harmless, and defend the City (including all Indemnified Parties) from and against any and all Claims brought by any third party to challenge the Project or its approval by the City, including but not limited to any Claims related to the Project’s environmental determinations or environmental review documents, or any other action taken by the City regarding environmental clearance for the Project or any of the Project approvals. Such indemnification shall include the Applicant’s payment for any and all administrative and litigation costs and expenses incurred by the City in defending against any such Claims, including payment for all administrative and litigation costs incurred by the City itself, the costs for staff time expended, and reasonable attorney's fees (including the full reimbursement of any such fees incurred by the City’s outside counsel, who may be 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 and the Project).
c. The City, in its sole discretion and upon providing notice to the Applicant, may require the Applicant to deposit with the City an amount estimated to cover costs, expenses, and fees (including attorney’s fees) required to be paid by the Applicant in relation to any 123
Item7.

Resolution No. 2026-86
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Claims referenced herein, which shall be placed into a deposit account from which the City may draw as such costs, expenses, and fees are incurred. Within 14 days after receiving written notice from the City, the Applicant shall replenish the 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 Planning and 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 any City regulations in effect at the time of Building Permit issuance unless specifically waived herein.

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 than 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. 124
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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 the rules and regulations of the Downtown Specific Plan and the adopted Master Plan document. 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 functional 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 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. 125
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11. Trash Enclosures. All appropriate trash enclosures or other approved trash systems shall be approved by Planning and Engineering Services. 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 Engineering Services. 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 nonresidential 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 satisfaction of Planning Services that its construction contractor will use a construction fleet wherein all 50-horsepower or greater diesel-powered equipment is powered with California Air Resources Board (“CARB”) certified Tier 4 Interim engines or equipment outfitted with CARB-verified diesel particulate filters. An exemption from this requirement may be granted if (i) the Applicant provides documentation demonstrating that equipment with Tier 4 Interim engines are not reasonably available, and (ii) functionally 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 126
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documentation provided to Planning Services confirms that necessary project-generated functional quivalencies 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.

C. Parking and Loading/Unloading.

1. A minimum of 204 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 doublestriping per City standards.

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

3. No contractor or employee may store, or permit to be stored, a commercial or construction vehicle/truck; or personal vehicle, truck, or other personal property on public-right-of-way or other public property without permission of the City Engineer.

D. Landscaping: The property owner or management company assumes all responsibility for maintaining all on-site landscaping; any landscaping in the public right-of-way adjacent to the property, including potted plants; and any retaining and freestanding walls in a manner that satisfies the conditions contained herein.

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

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

3. If at the time of planning final inspection that it is determined that sufficient screening is not provided, the Applicant shall be required to provide additional landscaping improvements to the satisfaction of Planning Services.
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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. A minimum of nine Street trees shall be provided adjacent to West Valley Parkway, in accordance with the requirements of Article 62, Water Efficient Landscape Regulations. The proposed planting of said trees shall be demonstrated on the final landscape plans.

7. A minimum of 98 trees shall be provided, in accordance with Measure C-9.1 of the Climate Action Plan checklist. The proposed planting of said trees shall be demonstrated on the final landscape plans.

8. Landscaping Plans. Applicant shall install all required improvements including screening walls, retaining walls, storm improvements, and landscaping in substantial conformance to the planting and irrigation schedule as shown on the final Approved Plan set. a. A final landscape and irrigation plan shall be submitted to Engineering Services 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 Planning and Engineering Services 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 Planning Services. 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. The northern and eastern boundaries of the Project site which abut the Escondido Creek Trail Bike Path shall incorporate 6-foot tall tubular steel fencing to sufficiently match the design of existing Escondido Creek Trail improvements, to the satisfaction of Planning and Engineering Services.
c. Screening walls, retaining walls, storm improvements, and landscaping (i.e. planting and irrigation) is to be provided prior to final occupancy. d. The installation of the landscaping and irrigation shall be inspected by the Project landscape architect upon completion. They shall complete a Certificate of Landscape Compliance certifying that the installation is in substantial compliance with the approved landscape and 128
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irrigation plans and City standards. The Applicant shall submit the Certificate of Compliance to Planning Services and request a final inspection.
e. Any new freestanding walls and/or retaining walls shall incorporate decorative materials or finishes, and shall be indicated on the landscaping plans. (Building permits may also be required.) All freestanding walls visible from points beyond the Project site shall be treated with a protective sealant coating to facilitate graffiti removal. The sealant shall be a type satisfactory to the Director of Development Services.
f. New or retrofitted trash enclosures shall accommodate vertical climbing plants, vines with support trellis panels, clinging non-deciduous or fast growing shrubbery that will screen the enclosures wall surface. The Director of Development Services shall find that the proposed landscaping design, material, or method provides approximate equivalence to the specific requirements of this condition or is otherwise satisfactory and complies with the intent of these provisions.

E. Specific Planning Services Conditions:

1. The Project shall be managed by a professional management company. A self-managed Home Owners Association (“HOA”) shall not be allowed. This prohibition against a self-managed HOA must be reflected in the Project’s Covenants, Conditions, and Restrictions (“CC&Rs”).

2. Pursuant to the Climate Action Plan, the Applicant shall ensure compliance in meeting or exceeding the following measures through construction notes on applicable post-entitlement plans (e.g., building permits, off-site improvements, etc.):
a. Measures T-1.3 & T-1.4: The Project shall provide one Electric Vehicle Charging Station within the guest parking areas of the Project. The Project shall comply with most recently updated version of the California Building Energy Efficiency Standards (Title 24, Part 6). b. Measure T-3.2: The Project will install pedestrian improvements along West Valley Parkway and Centre City Parkway, as required by Engineering Services Conditions of Approval. c. Measures E-4.1 and E-4.2: The Project shall install electric heat pump water heaters and electric cooking appliances.

3. The Project shall participate in the Density Transfer Program as a “sending area,” as described in the June 10, 2026 City Council staff report. A deed restriction shall be recorded prior to building permit issuance, transferring 257 units to the Downtown Specific Plan Density Credit Pool.

4. An updated acoustical analysis shall be provided prior to building permit issuance to determine the detailed components necessary to achieve an interior noise level of 45 dBA CNEL.

5. The Project shall abide by all provisions of the approved Master Plan, including, but not limited to: development layout, circulation, density, land uses, common areas, sign standards, and 129
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architectural standards. Any proposed modifications to said Master Plan shall be processed in accordance with Section 33-411 of the Escondido Zoning Code.

6. The following notes shall be included in the notes pages on the final Grading Plans. Satisfaction of all conditions shall be provided to Planning Services prior to construction activities:
a. Prior to issuance of a grading permit, the applicant shall provide written verification that a Tribal Monitor has been retained to implement the monitoring program. At the Applicant’s option, the Applicant may also retain a qualified archaeologist to monitor grading activities. i. If retained, the qualified project archaeologist shall attend the pre-construction meeting with contractors and City staff to explain and coordinate the requirements of the monitoring program.
ii. The consulting archaeologist shall direct the field monitor during grading of all areas identified for development.
b. Native American monitoring will be required during grading, unless no Tribe elects to monitor, or a certified project archaeologist determines that the potential for cultural resources has been exhausted. The Native American monitors will be directed by the project archaeologist, if one is retained.
c. During the original cutting of previously undisturbed deposits, the Native American representative shall be on site to perform inspections of the excavations. Full- or part-time inspectors may be needed depending upon the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. d. Isolates and clearly non-significant deposits will be minimally documented in the field so the monitored grading can proceed.
e. In the event that previously unidentified cultural resources are discovered, the Tribal Monitor shall have the ability to request that ground-disturbance operation in the area of discovery be diverted or temporarily halted to allow for the evaluation of potentially significant cultural resources. The Tribal Monitor or project archaeologist shall contact the City at the time of discovery. The project arcaheologist, if retained, in consultation with the City, shall determine the significance of the deiscovered resources. The City must concur with the evaluation before construction actiivitres will be allowed to resume in the affected area. For significant cultural resources that are discovered and will be destroyed by grading, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the City before being carried out using professional archaeological methods. If any human remains are discovered, all grading at that location must stop and the county coroner and City shall be contacted. In the event that the remains are determined to be of Native American Origin, the Most Likely Descendant, as identified by 130
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the Native American Heritage Commission, shall be contacted in order to determine proper treatment and disposition of the remains.
f. Before construction acitivites are allowed to resume in the location of any discovered significant cultural deposits, the artifacts shall be recovered, and features recorded using professional archaeological methods. A project archaeological monitor(s) shall determine the amount of material to be recovered for an adequate artifact sample for analysis. g. All cultural material collected during the grading monitoring program shall be processed and curated according to the current professional respoitory standards. The colelctions and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees necessary for permanent curation. h. A report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the satisfaction of Planning Services to the issuance of any building permits. The report will include Department of Parks and Recreation Primary and Archaeological Site Forms, as applicable.

F. Specific Fire Department Conditions:

1. An adequate water supply and an approved, paved access shall be provided prior to the start of building construction.

2. The Project shall submit private fire underground lines, fire sprinkler, and fire alarm plans to the Escondido Fire Department for review and approval prior to installation.

3. The Project shall be fire sprinklered as per NFPA 13R.

4. Minimum fire access shall be 24 feet in width, with a minimum turn radius and turnarounds per the Escondido Fire Department standards.

5. Fire Department connections (FDC) shall be within a minimum of five feet away from all structures, and within 40 feet of a fire hydrant, or as otherwise approved by the Escondido Fire Department.

G. Specific Engineering Services Conditions:

1. General:
a. The Developer shall provide the City Engineer with a Subdivision Guarantee and Title Report covering subject property.
b. The location of all existing on-site and adjacent utilities and/or any drainage facilities shall be determined by the Developer’s engineer. If a conflict occurs with the proposed project or improvements, arrangements for relocation of the conflicting utilities/facilities shall be made 131
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with the owner of the utility/facility prior to approval of the Grading plans and Final Map. This utility/facility relocation work shall be completed prior to issuance of Building Permits. c. Improvement plans prepared by a Civil Engineer are required for all public street and utility improvements and a Grading/Private Improvement plan prepared by Civil Engineer is required for all grading, drainage and private onsite improvement design. All required final engineering plan sets with reports shall be submitted for review simultaneously through the City’s virtual Engineering plan review portal with each uploaded separately and include all items on the Engineering Initial Submittal Checklists. Landscaping Plans shall be prepared by a Landscape Architect and likewise submitted through the virtual Engineering plan review portal. The City will screen check these initial submittals including the Engineer’s Cost Estimates and from these post the Initial Plan Review fees that must be paid before full reviews will commence.
d. The Developer shall post securities in accordance with the City prepared Bond and Fee Letter based on a final Engineer’s Estimate of Grading and Improvements Cost prepared by the project engineer. The Developer is required to provide a Cash Clean Up deposit for all grading, landscaping, private Improvements and onsite drainage improvements prior to approval of Grading Plans and issuance of Grading Permit. This Cash Clean Up Deposit amount shall be 10% of the total cost of the project private improvements, drainage and landscaping. The Developer is required to provide Performance (100% of total public improvement cost estimate), Labor and Material (50% of total public improvement cost estimate) and Guarantee and Warrantee (10 % of total public improvement cost estimate) bonds for all public improvements prior to approval of the Improvement Plans and issuance of Building Permits. All improvements shall be completed prior to issuance of a Certificate of Occupancy.
e. All final engineering plans for the construction of all required off-site and on-site improvements and grading shall be approved and surety bonds and agreements in a form acceptable to the City Attorney shall be posted by the Developer with the City of Escondido prior to approval and recording of the Final Map for this Subdivision. f. No Building Permits shall be issued for any construction within this Subdivision until the Final Subdivision Map is recorded and either:
i. All conditions of the Tentative Subdivision Map have been fulfilled, or ii. Those conditions unfulfilled at the time of an application for building permits shall be secured and agreements executed in a form and manner satisfactory to the City Attorney and City Engineer.
g. If site conditions change adjacent to the proposed development prior to completion of the project, the Developer will be responsible to modify his/her improvements to accommodate these changes. The determination and extent of the modification shall be to the satisfaction of the City Engineer.
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h. All project construction shall be constructed in a manner that does not damage existing public improvements. Any damage shall be determined by and corrected by the Developer to the satisfaction of the City Engineer.
i. A PDF of the Certified Tentative Map as presented to the Planning Commission and approved by the City Council together with any changes together with a PDF of the adopted final conditions of approval shall be uploaded with each of the initial Final Engineering plan submittals.

2. Street Improvements and Traffic:
a. Public street improvements shall be constructed to City Standards as required by the Subdivision Ordinance and to the satisfaction of the City Engineer. Specific details, including final street improvement widths, right-of-way widths, concrete curb and gutters, curb returns and pedestrian ramps, drainage, lighting, etc. shall be to the satisfaction of the City Engineer. b. Prior to first occupancy, the Developer shall construct street improvements and widening, including but not limited to, concrete curb, gutter, street lights, street trees, paving and base on the following streets adjoining the project boundary:

STREET CLASSIFICATION
Centre City Parkway Modified* Super Major (56’ CL to curb face) Valley Parkway Mod. Collector (32’ CL to curb face – one way) See appropriate typical sections in the current Escondido Design Standards for additional details. (* Centre City Pkwy. has an extra wide planted median and 6 thru travel lanes). c. The Developer shall reconstruct the Class IV – Cycle Track crossing just west of the project corner of Centre City Parkway and Valley Parkway to accommodate the widening of Centre City Parkway. The rest of this Class IV Cycle Track along Project’s Centre City Parkway and Escondido Creek channel frontages shall be protected in place with retaining walls designed and constructed as needed to accomplish this.
d. The Developer shall design and reconstruct a minimum 30-foot radius curb return at the Project’s Centre City Parkway and Valley Parkway corner in conjunction with the Project’s required widening of both roadways. New pedestrian ramp(s) shall be constructed at this location.
e. The Developer shall submit a separate Traffic Signal Modification improvement plan prepared by a Traffic Engineer for the necessary relocation of and modifications to the existing traffic signal equipment at the Centre City Parkway and Valley Parkway intersection necessary to accommodate the project’s required street widening and new curb return at his corner; all for review and approval by the City Engineer. This traffic signal shall be designed 133
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and constructed/installed per current City, Caltrans, and CaMUTCD Standards and shall include APS and video detection equipment. The Developer’s Traffic Engineer will also be responsible for all new timing plans and coordinating traffic signal work with the Developer’s Contractor(s) and Equipment Suppliers and City staff.
f. The Project’s Centre City Parkway widening shall transition and connect to the existing westerly curb line of the Escondido Creek channel bridge to the north. g. The Project’s new entrances off of Valley Parkway shall be improved with an alley-type driveway apron in accordance with Escondido Standard Drawing No. G-5-E with a minimum throat width of 24 feet. Additional signage shall be added at these entrances that clearly advises drivers that all traffic lanes of Valley Parkway are One Way westbound and no left turns are allowed.
h. The Developer shall construct new 8’ wide concrete contiguous sidewalk along the project’s Valley Parkway frontage. See appropriate typical sections in the current Escondido Design Standards for additional design details.
i. All on-site roadways, alleyways, and parking areas shall be private. Typical sections, alignments, curb return, and design details shall be to the satisfaction of the City Engineer, Development Services Director, and City Fire Marshal. The private street improvements shall include, but not be limited to, the construction of concrete curb and gutter, sidewalks (one side only), street lights, paving and base.
j. The curb returns for the private roadways shall be designed and constructed with 10’ minimum radius and a minimum 28’ radius on roadways for which the Fire Marshal has determined the need for emergency vehicle access.
k. The address of each dwelling unit shall either be painted on the curb or posted in such a manner that the address is clearly visible from the private roadways. The address shall be placed in a manner and location approved by the City Engineer, Community Development Director, and Fire Marshal.
l. The existing public LED street light near the Project’s westerly Valley Parkway entrance must be relocated behind the new curbline in accordance with Escondido Standard Drawing E-1- E.
m. Street lighting shall be required on all on-site private streets and alley ways. It shall be the responsibility of the Home Owner’s Association to maintain the street lighting system and such maintenance responsibility shall be clearly stated in the CC&R’s. n. The Developer may be responsible for an overlay of portions of Valley Parkway due to the utility trenches necessary to serve this project. The determination of the extent of the overlay shall be to the satisfaction of the City Engineer.
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o. The Developer’s Traffic engineer shall prepare and submit for approval by the City Engineer a complete final Signing and Striping plan for all improved and modified roadways. The Developer will be responsible for removal of all existing and the construction of all new signing and striping in compliance with the current CA MUTCD standards and to the satisfaction of the City Engineer.
p. For the duration of the project construction and at project completion, the Developer shall repaint all pavement striping and markings adjacent to the project that have been damaged and prematurely faded due to the project construction traffic to the satisfaction of the City Engineer.
q. Adequate horizontal sight distance shall be provided at the project entrance. Increased parkway widths and restrictions on landscaping may be required at the discretion of the City Engineer.
r. The Developer shall design and construct pedestrian access routes meeting current ADA requirements into the project and along project frontages to the satisfaction of the City Engineer and City Building Official.
s. The Developer will be required to provide a detailed detour and traffic control plan, for all construction and staging activities, and for any temporary materials placement within existing rights-of-way to the satisfaction of the City Engineer. This plan shall include any proposed sidewalk closures and provide for alternate pedestrian access around the project site. This plan shall be approved prior to the issuance of an Encroachment Permit for construction or other project activities within the public right-of-way.

3. Grading and On-site Private Improvements:
a. A site grading and erosion control plan prepared by a registered Civil Engineer shall be approved by the Engineering Department prior to issuance of building permits. The first submittal of the grading plan shall be accompanied by three copies of the preliminary soils and geotechnical report. The Soils Engineer will be required to indicate in the soils report that he/she has reviewed the grading design and found it to be in conformance with his/her recommendations.
b. All private driveways and parking areas shall be paved with a minimum of 3” asphalt concrete over 6” of aggregate base or 7” Portland cement concrete over 6” aggregate base. All paved areas exceeding 15% slope or less than 1.0% shall be paved with Portland cement concrete. c. Any proposed retaining walls not a part of the building foundations or stem walls shall be shown on and permitted as part of the site grading plan. Profiles and structural details shall be shown on the site grading plan and the Soils Engineer shall state on the plans that the proposed retaining wall design is in conformance with the recommendations and specifications as outlined in the Geotechnical report. Structural calculations shall be 135
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submitted for review by a Consulting Engineer for all walls not covered by Regional or City Standard Drawings. The Developer will be required to pay for all required third party structural engineering review of these structural calculations and details. Stem walls, foundation structures, or deepened footings that are to be constructed as part of a building structure will be permitted as part of the Building Department plan review and Building Permit process.
d. All retaining walls and screen walls, stairs and raised landings shall be constructed completely within the Project property and shall not encroach into the public R/W. e. The Developer will be required to obtain permission from adjoining property owners for any off-site grading or other work necessary to construct the project and/or the required improvements, or the Developer shall modify the project design so the construction in question is contained within the project’s property lines. f. Erosion control, including riprap, interim slope planting, sandbags, or other erosion control measures shall be provided to control sediment and silt from the project. The Developer shall be responsible for maintaining all erosion control facilities throughout the project. g. The Developer shall be responsible for the recycling of all excavated materials designated as Industrial Recyclables (soil, asphalt, sand, concrete, land clearing brush and rock) at a recycling center or other location(s) approved by the City Engineer. h. A Construction General Permit is required from the State Water Resources Control Board for all storm water discharges associated with a construction activity where clearing, grading, and excavation results in a land disturbance of one or more acres. i. All blasting operations performed in connection with the improvement of the project shall conform to the City of Escondido Blasting Operations Ordinance. j. All existing foundations, structures, trees not otherwise designated “to remain” on the Tentative Map, shall be removed or demolished from the site.

4. Drainage:
a. Final on-site and off-site storm drain improvements shall be determined to the satisfaction of the City Engineer and shall be based on a Drainage Study to be prepared by the Engineer of Work. The drainage study shall be in conformance with the City of Escondido Design Standards.
b. All on-site storm drains are private. The responsibility for maintenance of these storm drains shall be that of the Home Owner’s Association. Provisions stating this shall be included in the CC&Rs.
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c. The project shall limit drainage flows to their pre-construction rates. Details and calculations for any detention basins shall be submitted and approved as part of the grading plan check. d. A Final Storm Water Quality Management Plan (SWQMP) in compliance with the City’s latest adopted Storm Water Design Manual shall be prepared for all newly created or replaced onsite impervious areas, impervious frontage, and required offsite improvements. The SWQMP shall be submitted for approval with the final improvement and grading plans. The SWQMP shall include treatment calculations, post-construction storm water treatment measures, and maintenance requirements and responsibilities. e. All site drainage with emphasis on the parking and driveway areas shall be treated to remove expected contaminants. The City highly encourages the use of bio-retention areas where possible as the primary method of storm water retention and treatment. The landscape plans will need to reflect these areas of storm water treatment. f. The Developer will be required to have the current owner of the property sign, notarize, and record a Storm Water Control Facility Maintenance Agreement. g. All storm water treatment and retention facilities and their drains including modular wetlands, bio-retention basins and planters, any permeable paver areas shall be considered private.

The responsibility for maintenance and repair of all project constructed/installed post construction storm water treatment facilities both onsite and in the adjacent public right-ofway shall be that of the Home Owners Association. h. The Developer shall design and construct any permeable surfaces proposed for the project to the specifications of the version of the County of San Diego Green Streets manual approved by the County at the time the grading permits are issued. All permeable surfaces within the project footprint that are subject to vehicular traffic shall be designed for H20 loading.
i. The Home Owners Association shall perpetually maintain any permeable surfaces in accordance to the standards established by the County of San Diego Green Streets manual in effect at the time the grading permits are issued. City shall have the right to inspect all permeable surfaces as needed to ensure they function as designed. City shall have the right to require qualified third-party testing at the property owner’s expense when surface failure is suspected. Contractor qualifications are outlined in the County of SD Green Streets manual. The Home Owners Association will be required to repair or reinstall the permeable surface for all failing surfaces to County of SD Green Streets manual standards in place at the time of the grading permit. In the event of failure to maintain the permeable pavers system that result in not functioning as designed, the project owner will be responsible to replace the pervious pavers system with an alternate method of storm water treatment system or will be required to transition the project to a priority storm water development project by complying with the applicable requirements, including development of a Storm 137
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Water Quality Management Plan and the installation of structural best management practices.

5. Water Supply:
a. The Developer shall, at their sole expense, design and construct a looped 8-inch public water main. The existing 8 inch AC water main located along the westerly side of the project site (per Record Drawing No. W1467) shall be abandoned and replaced with an 8-inch PVC water main. The replacement 8-inch PVC water main shall connect to the existing 8-inch PVC water main installed along the westerly property line (per Record Drawing No. P20 0003) and shall connect at its southerly terminus to the existing 14-inch public water main located within West Valley Parkway.

A new 8-inch public water main shall then extend from the northerly end of the existing 8- inch PVC water main (per Record Drawing No. P20 0003), loop around the project site within a public utility easement and connect to the existing 14-inch public water main in West Valley Parkway, completing a looped public water system.

All water main abandonment, design, and construction shall be performed in accordance with the current City of Escondido Design Standards and Standard Drawings and to the satisfaction of the Utilities Engineer.
b. Fire hydrants together with an adequate water supply shall be installed at locations approved by the Fire Marshall. Fire hydrants shall connect to a minimum 8-inch water main. c. The final locations and sizing of all required water mains, water services, fire hydrants, detector check assemblies, and other water appurtenances shall be designed and installed to the satisfaction of the Director of Utilities and the Utilities Engineer. d. Fire suppression and sprinkler systems beyond the Detector Check Valves are private and shall be designed and constructed per current Building, Plumbing, and Fire Code Standards, and per the requirements of the City Fire Marshal and City Building Official and shall be approved by a separate submittal to the Building Department. Although private and approved by separate plans and permit, all fire suppression lines shall be shown for reference and review on the various final engineering plan sets.
e. All on-site water lines and backflow prevention devices beyond the City water meter or DCA shall be considered a private water system. Backflow prevention assemblies shall be located on private property and directly behind the public meter. The property owner or Home Owner’s Association shall be responsible for all maintenance of these private water lines and appurtenances and provisions stating this shall be included in the CC&Rs. f. A minimum 1-inch minimum water service, 1-inch water meter, and backflow prevention device shall be required for domestic water supply per City of Escondido Design Standards 138
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and Standard Drawings. Water meters and backflow prevention devices shall not be installed within a driveway apron or on private drive areas.
g. No trees or deep-rooted bushes shall be planted within 10-feet of any water mains. h. There shall be no permanent structures located within the City’s Public utility Easements. i. Improvement plans for all proposed water mains shall be prepared by a Civil Engineer and submitted to the City of Escondido for review and approval. j. All public water mains shall be located under asphalt or concrete pavement and not under curbs, gutters, medians or sidewalks.
k. Any water services to be replaced, reconnected or relocated as a part of this project shall be replaced in entirety from the public water main to the public water meter to the satisfaction of the Utilities Engineer and Water Distribution Department. l. Any fire hydrants to be replaced, reconnected or relocated as a part of this project shall be replaced in entirety from the public water main to the fire hydrant per the satisfaction of the Utilities Engineer and Water Distribution.
m. The Developer shall disconnect at the public main, all water services and fire hydrants laterals to be abandoned, to the satisfaction of the Utilities Engineer and Water Distribution Department.

6. Sewer:
a. The developer is required at their sole expense to design and construct 8-inch public sewer mains within the 2 main drive aisles coming into the Project. These new 8-inch sewer mains shall connect to the existing 15-inch sewer main in West Valley Parkway with new sewer manholes. The Developer shall also design and construct 6-inch branching private sewer mains in each of the smaller Project alley ways connecting to the 8-inch public sewer main with sewer clean-outs. Both the public 8-inch and private 6-inch sewer mains and related manholes and appurtenances shall be designed and constructed in accordance with the current City of Escondido Design Standards and Standard Drawings and to the satisfaction of the Utilities Engineer. The Home Owner’s Association shall be responsible for all maintenance of these private 6-inch sewer mains within the alleyways. All public sewer mains shall be located under asphalt or concrete pavement and not under curbs, gutters, medians or sidewalks.
b. All sewer laterals shall be constructed per current City of Escondido Design Standards and Standard Drawings and per the current Uniform Plumbing Code. All sewer laterals shall be considered a private sewer system. The Home Owner’s Association and property owner shall be responsible for all maintenance of sewer laterals to the public 8-inch and private 6- 139
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inch sewer mains. The location of all sewer laterals shall be shown on the grading and improvement plans.
c. No trees or deep-rooted bushes shall be planted within 15-feet of any sewer main or within 10-feet of any sewer lateral. Sewer laterals shall be 5-feet horizontally clear from other utilities.
d. The project design shall be such that all existing or new sewer manholes are accessible at all times by City Vactor trucks for maintenance.
e. The Developer shall cap and plug at the public sewer main all sewer lines and laterals to be abandoned, to the satisfaction of the Utilities Engineer and the City Inspector. f. The location of all sewer laterals shall be shown on the grading and improvement plans. g. All public sewer mains shall be located within a minimum 20-foot public utility easement (PUE). Private storm drains, private utilities and permanent structures are not allowed within the PUE.

7. Landscaping:
a. Site landscaping and irrigation plan(s) for the project and for all right-of-way areas along the project frontages shall be prepared by a Licensed Landscape Architect and submitted to the Engineering Department with the second submittal of the grading plans for review and approval by Engineering and Planning Departments. The initial submittal of the landscape plans shall include the required plan check fees.

8. Final Map – Easements and Dedications:
a. All private and public easements affecting subject property both proposed and existing to remain shall be shown, delineated, dimensioned, and clearly labeled on the Final Map. b. The Developer shall grant all necessary public easements to the City on the Final Map, including Public Utility Easements, Fire Access Easements, and Pedestrian Access Easements.
c. A 20-foot-wide public utility easement shall be granted to the City of Escondido covering all proposed public sewer mains within the project.
d. The Developer is responsible for making the arrangements to quitclaim any easements of record which conflict with the proposed development prior to approval of the final map. If an easement of record contains an existing utility that must remain in service, proof of arrangements to quitclaim the easement once new utilities are constructed must be submitted to the City Engineer prior to approval of the Final Map. Building permits will not be issued for buildings in which construction will conflict with existing easements or utilities, nor will any securities be released until the existing easements are quitclaimed. 140
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9. Cash Clean-up Deposits and Fees:
a. A cash security shall be posted to pay any costs incurred by the City to clean-up eroded soils and debris, repair damage to public or private property and improvements, install Best Management Practices devices and materials, and stabilize and/or close-up a nonresponsive or abandoned project. Any moneys used by the City for cleanup or damage will be drawn from this security and the grading permit will be revoked by written notice to the Developer until the required cash security is replaced. The cleanup cash security shall be released upon final acceptance of the grading and improvements for this project. The amount of the cash security shall be 10% of the total estimated cost of the grading, retaining walls, walls, drainage facilities, landscaping and irrigation, and best management practices items of work up to a maximum of $60,000, unless a higher amount is deemed necessary by the City Engineer.
b. The Developer shall be required to pay all development fees of the City then in effect at the time, and in such amounts as may prevail when Building Permits are issued.

10. Utility Undergrounding and Relocation:
a. Any existing overhead utilities within the subdivision boundary or along fronting streets shall be relocated underground as required by the City’s Subdivision and Undergrounding Ordinances.
b. The Developer shall sign a written agreement stating that they have made all such arrangements as may be necessary to coordinate and provide utility construction, relocation and undergrounding. All new utilities shall be constructed underground.

11. CC&Rs and Reciprocal Use and Maintenance Agreements:
a. Copies of the CC&R’s shall be uploaded for review by Engineering and Planning Services and approved for recording prior to approval of the Final Map. b. The Developer shall make provisions in the CC&Rs for maintenance by the Home Owners’ Association of all private driveways, parking areas, private utilities (including sewer and water), private storm water and drainage facilities, private street lighting, walls (including graffiti removal), and landscaping both onsite and within the fronting public El Norte Parkway right-of-way. These provisions must be approved by Engineering Services prior to approval of the Final Map.
c. The CC&R’s must state that the Home Owners’ Association assumes liability for damage and repair to City utilities in the event that damage is caused by the property owners’ association when repair or replacement of private utilities is done. 141
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d. The CC&R’s must state that (if stamped concrete or pavers are used in a private driveway) the Home Owners’ Association is responsible for replacing the stamped concrete or pavers in kind if the City has to trench the street for repair or replacement of a public utility. e. The CC&Rs shall reference the recorded Storm Water Control Facility Maintenance Agreement and the approved Storm Water Quality Management Plan (SWQMP) for the project.

CONDITIONS ADDED BY THE PLANNING COMMISSION AT THE MAY 12, 2026 PUBLIC HEARING:

1. Prior to the issuance of building permits, a Design review Permit shall be submitted pursuant to Article 64 (Design Review) of the Escondido Zoning Code. Staff’s design review shall focus on the following items:
a. 3-D treatments on the facades of buildings adjacent to Centre City Parkway; b. Roof treatments on the façade adjacent to Centre City Parkway; c. Expansion of proposed color palettes for all building types. 142
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ORDINANCE NO. 2026-12

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

ESCONDIDO, CALIFORNIA, APPROVING A PLANNED

DEVELOPMENT PERMIT (MASTER AND PRECISE PLAN)

TO ALLOW GROUND-FLOOR RESIDENTIAL USES FOR THE
CONSTRUCTION OF 94 UNITS
The City Council of the City of Escondido, California does ordain as follows:

SECTION 1. The City Council makes the following findings:
a) Storm Properties, represented by Storm Bird (“Applicant”), filed a land use development application, Planning Case Nos. PL25-0096/PL25-0097/PL25-0098/PL25-0099 (“Application)”, consistuting a request for a Tentative Subdivision Map to merge two (2) existing lots into one and to permit condominium units; a Planned Development Permit (Master and Precise Plan) to permit ground-floor residential units in the Downtown Specific Plan; and a Design Review Permit for the construction of ninety-four (94) for-sale dwelling units (“Project”) on a 3.51 gross acre site located at 510 to 520 W. Valley Parkway (Assessor’s Parcel Numbers: 229-331- 17-00 & 229-331-16-00), in the Downtown Specific Plan Area (SPA-9) general plan land use designation, and Specific Plan (S-P) zone;
b) 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 c) The Planning Services Area of the Development Services Department completed its review, and scheduled a public hearing regarding the Project before the Planning Commission on May 12, 2026. Following the public hearing on May 12, 2026, the Planning Commission adopted 143
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Resolution No. 2026-04, which recommended that the City Council, among other things, approve the Project’s Planned Development Permit (Master and Precise Plan).

SECTION 2. Proper notices of a public hearing have been given and public hearings have been held before the Planning Commission and City Council on this issue.

SECTION 3. The City Council did on June 10, 2026, hold a duly-noticed public hearing as prescribed by law. Evidence was submitted to be considered by the City Council, including, without limitation:
a) Written information including all application materials, and other written and graphical information posted on the Project’s website.
b) Oral testimony from City staff, interested parties, and the public. c) The City Council Staff Report, dated June 10, 2026, which along with its attachments, is incorporated herein by this reference as though fully set forth herein, including the Planning Commission’s recommendation on the request.

SECTION 4. ENVIRONMENTAL REVIEW. Pursuant to Section 15332 (“In-Fill Development Projects”) of the California Environmental Quality Act, the Project is categorically exempt from further environmental review. A Notice of Exemption was prepared for the Project, and is attached to the City Council Staff Report, dated June 10, 2026.

SECTION 5. Upon consideration of the Findings of Fact/Factors to be Considered attached as Exhibit “B,” the City Council desires at this time and deems it to be in the best public interest to approve the Planned Development Permit (Master and Precise Plan), as depicted in the Project plan set attached as Exhibit “C,” and the Project Master Plan attached as Exhibit “D,” in furtherance of the Project generally 144
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described in the City Council Staff Report, dated June 10, 2026, and is incorporated herein by this reference as though fully set forth herein.

SECTION 6. SEVERABILITY. If any section, subsection sentence, clause, phrase, or portion of this ordinance is held invalid or unconstitutional for any reason by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions.

SECTION 7. As of the effective date of this ordinance, all ordinances or parts of ordinances in conflict herewith are hereby repealed.

SECTION 8. Concurrently with this Ordinance, the City Council is taking a number of actions in furtherance of the Project, as generally described by the June 10, 2026 City Council Staff Report. No single component of the series of actions made in connections with the Project shall be effective unless and until it is approved by an Ordinance or Resolution and is procedurally effective within its corporate limits as a statute in the manner provided by state law. Therefore, this Ordinance shall become effective after final passage and public as required by law, and operative only if City Council Resolution No. 2026-86 is approved.

SECTION 9. The City Clerk is hereby directed to certify to the passage of this ordinance and to cause the same or a summary to be published one time within 15 days of its passage in a newspaper of general circulation for the City of Escondido.
145
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Ordinance No. 2026-12
Exhibit “A”

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EXHIBIT “A”

LEGAL DESCRIPTION
PLANNING CASE NOS. PL25-0096/PL25-0097/PL25-0098/PL25-0099 146
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Ordinance No. 2026-12
Exhibit “B”

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EXHIBIT “B”

FINDINGS OF FACT / FACTORS TO BE CONSIDERED
PLANNING CASE NOS. PL25-0096/PL25-0097/PL25-0098/PL25-0099 Environmental Determinations:

Ordinance No. 2026-12
Exhibit “B”

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PLANNED DEVELOPMENT FINDINGS (PL25-0096/PL25-0097)
(Section 33-403 of Article 19 - PLANNED DEVELOPMENT (P-D) ZONE of the Escondido Zoning Code)
With respect to the Master Development Plan and Precise Development Plan Permits, the City Council make the following findings for approval:

1. The location, design, and residential density of the proposed planned development is consistent with the goals and policies of the Escondido General Plan and any applicable specific plan or with any policies adopted by, or being considered by the Escondido city council, or in the process of being prepared and adopted.

The Project consists of a request for a Planned Development Permit to allow for ground-floor residential development within the Gateway Transit District of the Downtown Specific Plan. The location, design, and density of the Project is consistent with the development standards within the specific plan as described in the Staff Report dated June 10, 2026, including setbacks, design standards, and density, with the maximum permitted density is 100 dwelling units per acre (“du/ac”) and where only 26.9 dwelling units per acre (approximately 27% of the total allowed maximum density) are proposed.

Further, pursuant to Article 19, Section 33-402(c), the Project is within a specific plan area that includes a maximum specified multifamily residential density (100 du/ac), and is therefore subject to this provision, which states:
“…no planned development shall be improved or developed at a density below 70% of the maximum permitted density of the underlying multifamily zone, area plan or specific plan multifamily designation.”
Section 33-402(c) outlines exceptions to the above, when findings are provided that a project will not preclude the City from meeting its housing obligation under State Housing Element Law. As 148
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identified in the City Council Staff Report (dated June 10, 2026) and identified within this Exhibit “B”, the Project as proposed would not preclude the City from meeting its housing obligations as the City maintains adequate sites on the adopted Suitable Sites Inventory (Appendix B of the adopted Housing Element) to meet the sixth cycle regional housing needs allocation. Therefore, the Project’s proposed density is consistent with the Escondido Zoning Code.

2. The proposed location allows the planned development to be well integrated with its surroundings.

The Project will be well-integrated with surrounding developments in that it is generally similar in scale and massing as existing and approved development within the area. It is bounded by the Escondido Creek Trail to the north and east, commercial development to the east and south, and a senior housing project to the west. Additional surrounding developments include townhome and residential condominiums at the W. Valley Pkwy. and Quince St., and Grand Ave. and Quince St. intersections, respectively. The Project will incorporate direct access to existing pedestrian and bicycle pathways, integrating directly into existing transit infrastructure. The proposed Project will revitalize underutilized parcels and will be better integrated with the redevelopment occurring in the general vicinity.

3. All vehicular traffic generated by the planned development will be accommodated safely and without causing undue congestion upon adjoining streets.

The Project will not generate traffic that will cause undue congestion upon adjoining streets. A Traffic Scoping Agreement was prepared for the Project, and approved by the City’s Traffic Engineering Services on August 7, 2025. The Project does not trigger the need for a Local Mobility Analysis for the purposes of compliance with the City’s Circulation Element. Additionally, the Project screens out of the requirement for a Vehicle Miles Traveled (“VMT”) analysis, due to it being located within a VMT-Efficient area.

4. The proposed location and design allow residents and business establishments proposed within the zone to be adequately serviced by existing or proposed public facilities and services and does not provide an undue or negative impact on existing public facilities and services. In appropriate circumstances, and as provided elsewhere by city code, the city may require that suitable areas for schools, parks and playgrounds, pedestrian ways or public open spaces be dedicated for public use, or reserved by deed covenant for the common use of all residents, establishments, or operations in the development.

The proposed Project will be adequately serviced by existing public facilities and services, and will not provide an undue or negative impact on existing public facilities and services. The City’s Utilities Department has provided a “Will-Serve” letter for the Project, demonstrating that all existing water and sewer services will be available to provide services to the Project without causing undue or negative impact on said services. Further, the Project complies with the required open space as stipulated in the DSP. Additionally, the Project site can be serviced by existing public facilities such as Grape Day Park and Heritage Garden, and is adjacent the linear Creek Trail, all of which are located in or transect the City’s downtown.

5. The overall design of the proposed planned development produces an attractive, efficient, and stable environment.
149
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The Project is located within the Mercado Design Overlay District, which encourages development to be consistent with an “early California” architectural theme. The Project’s design incorporates architectural styles inspired by Irving Gill, a prominent architect in southern California in the 1900s, directly influenced by early Californian themes such as stucco, flat walls, Spanish clay tile, and mosaic tile elements throughout the facades of the development. The Project will provide an attractive focal point to the Downtown Specific Plan area.

6. The planned development is well integrated with its settings, does not require excessive earthmoving or grading, or destruction of desirable natural features, nor is visually obstructive or disharmonious with surrounding areas and facilities, and does not substantially harm major views from adjacent properties.

The Project site is relatively flat, and does not require excessive grading. The Project will not result in the removal of desirable natural features, in that the Project is located within an urban area, and has already been developed with existing commercial tenant spaces. The Project will not be visually obstructive or disharmonious with surrounding areas and facilities, nor substantially harm major views from adjacent properties, as the Project’s design is consistent with the design standards of the Downtown Specific Plan and Mercado Design Overlay District.

7. The uses proposed have a beneficial effect not obtainable under existing zoning regulations. Any departure from existing ordinance requirements shall be warranted by the design and the amenities incorporated in the planned development in accordance with adopted city policy.

The Project is located within the Downtown Specific Plan, which requires a Planned Development Permit for projects which proposed ground-floor residential uses. As discussed in the City Council staff report dated June 10, 2026, the Project complies with all development standards related to off-street parking, open spaces, building height, and setbacks. With the exception of the requirement for ground-floor residential to be processed through a Planned Development Permit, the Project does not include a departure from existing zoning regulations.

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

Storm Properties West Valley
Parkway Master Plan
March 2026
PL25-0096
EXHIBIT "C"

DRAFT MASTER PLAN
PL25-0096/PL25-0097/PL25-0098/PL25-0099
Ordinance No. 2026-12
Exhibit "C"

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Ordinance No. 2026-12
Exhibit "C"

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Storm Properties West Valley Parkway Master Plan
October 2025
PL25-0096

Prepared For:

City of Escondido
201 North Broadway
Escondido, CA 92069
Prepared By:

CCI
160 Industrial St. Ste 200
San Marcos, CA 92025
Ordinance No. 2026-12
Exhibit "C"

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Ordinance No. 2026-12
Exhibit "C"

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List of Contributors

Applicant/Developer
Storm Properties
970 West 190th St. Ste. 995
Torrance, CA 90502
Planning Consultant
CCI Consultants Collaborative
160 Industrial St. Suite 200
San Marcos, CA 92078
Civil Engineer
SWS Engineering, Inc.
1635 Lake San Marcos Drive Ste. 200
San Marcos, CA 92078
Architect
KTGY Group, Inc.
17911 Von Karman Ave. Ste. 200
Irvine, CA 92614
Landscape Architect
GMP
3160 Lionshead Avenue, Suite 102
Carlsbad, CA 92008
Ordinance No. 2026-12
Exhibit "C"

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Table of Contents
1 Summary ...............................................................................................................................................1

1.1 Introduction ..................................................................................................................................1

1.2 Development Area Summary........................................................................................................1

1.2.1 Regional and local Setting.....................................................................................................2

1.2.2 Planning Area Existing Conditions.........................................................................................2 2 Land Use................................................................................................................................................4

2.1 Land Use Compatibility .................................................................................................................4

2.2 Development Standards ...............................................................................................................6 3 Design Guidelines..................................................................................................................................6

3.1 Architectural Design & Materials..................................................................................................6

3.2 Colors............................................................................................................................................6

3.3 Landscaping...................................................................................................................................8

3.4 Open Space ...................................................................................................................................8

3.5 Massing and Scale.........................................................................................................................9

3.6 Walls and Fences...........................................................................................................................9

3.6.1 Signage and Monument Design ..........................................................................................10 Table of Figures
Figure 1 Vicinity Map ....................................................................................................................................2 Figure 2 Color Scheme and Bldg. Details......................................................................................................7 Figure 3 Plant Palette....................................................................................................................................8 List of Tables
Table 1 Allowable Land Uses.........................................................................................................................4 Table 2 Development Standards...................................................................................................................6 Ordinance No. 2026-12
Exhibit "C"

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Master Plan Summary
_____________________________________________________________________________________ City of Escondido Storm Properties West Valley Parkway Master Plan August 2025 Page 1
1 SUMMARY

1.1 INTRODUCTION
The Storm Properties West Valley Parkway Planned Development, hereafter “Storm Properties West Valley Parkway Planned Development” or “Plan,” has been written with the intent to provide an overview of the development of a residential community on the north side West Valley Parkway and the east side of Centre City Parkway in the City of Escondido, California. The following Sections will explain the vision for this community and the proposed development standards, design guidelines, utilities, infrastructure, and public services necessary to implement that vision and support future development.

1.2 DEVELOPMENT AREA SUMMARY
The Storm Properties West Valley Parkway Planned Development provides the City of Escondido a comprehensive planning tool to help guide the orderly development of a new residential community.

Located at the Gateway Transit District of the Downtown Specific Plan on the northwest corner of the intersection of West Valley Parkway and Centre City Parkway. This new development is approximately

3.5-acres and includes residential townhomes and private open space. The project area is also close to freeway access points and major Escondido thoroughfaresincluding freeways, a local transit center, and pedestrian sidewalks and bicycle paths. The property is bounded by a future senior residential housing project to the west, light industrial uses to the north, retail and shopping areas to the east including historic downtown Escondido, and a mix of retail, light industrial businesses to the south making the project an ideal infill residential development. The Plan Area is an ideal residential neighborhood in the current regulatory climate, including regulations outlined in the Downtown Specific Plan aimed at boosting alternative modes of transportation and reducing greenhouse gas emissions and congestion in that it is highly walkable to shopping, transit nodes, and employment centers and achieves these goals by providing pedestrian sidewalk connections, bicycle connections and a trail connection to the.

The Plan Area includes 94 townhome-style dwelling units on 3.5 acres for a total gross density of 26.86 units per acre or a 1.04 Floor Area Ration (FAR). The Master Plan area proposes 5 residential plan types: 24 - Plan 1 units at 1,355 square feet, 3bd/3ba with a tandem garage parking arrangement; 20 - Plan 2 units at 1,456 square feet, 3bd/3.5ba and a two car garage; 2 – Plan 2x units at 1,825 square feet, 3bd/4ba with an optional 4th bedroom and a two car garage; 20 – Plan 3 units at 1,702 square feet, 3bd/3.5ba plus a half bathroom & den and a two car garage; 28 – Plan 4 units at 1,745 square feet, 4bd/3.5ba and a two car garage. Each unit will include private open space in the form of patios and decks. In addition to the private patio space the project will include a total of 19,956 square feet of usable common open space. Common recreational open spaces for the community will feature amenities such as pedestrian plazas and paseos which include amenities such as bench seating and gathering spaces, bicycle parking, private patio connections to paseos, fire pit gathering areas, and barbeque stations. The result is a convenient, safe, and efficient suburban development which Ordinance No. 2026-12
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1.2.1 Regional and local Setting
The Storm Properties West Valley Parkway Planned Development area encompasses approximately 3.5 acres. As illustrated in Figure 1, Vicinity Map, the Master Plan area is situated in the central portion of the City of Escondido, in an area defined as the Transit Gateway District of the Downtown Specific Plam. Regionally, the Master Plan area is located less than one mile east of Interstate 15 and less than one mile south of State Highway 78 in northern San Diego County.

Specifically, the project site is located at the northwest corner of the Centre City Parkway and West Valley Parkway intersection. The Escondido Transit Center and North County Transit District (NCTD) Sprinter Station are located less than 300-feet to west of the project area, which provides local and regional connections to schools, employment, shopping, and entertainment options within the City of Escondido, as well as regional connections to San Diego and Riverside Counties. The Inland Rail Trail, a 21-mile Class I bikeway located adjacent to the Escondido Sprinter station and connects the Cities of Oceanside, Vista, San Marcos and Escondido as well us areas of unincorporated San Diego County. The project proposes a connection to the pedestrian/bicycle trail adjacent to the Escondido Creek which connects to the Inland Rail Trail at the transit center.

Figure 1 Vicinity Map

1.2.2 Planning Area Existing Conditions
The Storm Properties West Valley Parkway Master Plan area is comprised of two parcels; APNs:
229-331-16 and 229-331-17 and is generally located in north San Diego County in central Escondido.

Ordinance No. 2026-12
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Item7.

Master Plan Summary - Storm Properties West Valley Parkway Master Plan _____________________________________________________________________________________ City of Escondido Storm Properties West Valley Parkway Master Plan August 2025 Page 3
The site has been developed as far back as the early 1980’s as a retail/commercial land use. The first development of the site occurred on APN 229-331-17 around 1980 which developed the corner parcel as a retail shopping center. Between 1983 and 1984 development of APN 229-331-16 began as a mini storage facility and remains in its current configuration and state until today.

Ordinance No. 2026-12
Exhibit "C"

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161
Item7.

Land Use Guidelines
_____________________________________________________________________________________ City of Escondido Storm Properties West Valley Parkway Master Plan August 2025 Page 4
2 LAND USE
The principal land use of the Storm Properties West Valley Parkway Master Plan area is residential.

Allowed uses shall be for the express purpose of establishing and protecting the residential living environment and open space envisioned by this Master Plan. All other uses are intended to support the residential land use and the associated open space components necessary and required for Planned Development multi-family projects. If/when indicated, please also refer to the sections identified under the “Additional Use Regulations” column for additional operational standards and regulations applicable to the use. Refer to Figure II-3, Residential Land Use Matrix in the Downtown Specific Plan which identifies the requirements for allowed residential uses that are included in Table 1 below.

Table 1 Allowable Land Uses
Use Permit Required¹ Additional Use Regulations²
Residential Land Uses
Townhomes
MDP (Master Development Plan), PDP
(Precise Development Plan), TSM
(Tentative Subdivision Map), DRVW
(Major Design Review)
Condominium
MDP (Master Development Plan), PDP
(Precise Development Plan), TSM
(Tentative Subdivision Map), DRVW
(Major Design Review)
Major Design Review
Open Space Land Uses
Private Recreational
Amenities
MDP (Master Development Plan), PDP
(Precise Development Plan), TSM
(Tentative Subdivision Map), DRVW
(Major Design Review)
Accessory Uses
Minor Home Occupation Business License Pursuant to Escondido Zoning Code Article 44 §33-852
Major Home Occupation Business License Pursuant to Escondido Zoning Code Article 44 §33-853
¹ Subject to Planned Development approval.
² Refer to Figure II-3, Residential Land Use Matrix in the Downtown Specific Plan.

2.1 LAND USE COMPATIBILITY
As stated in the introduction to this section, the principal land use of the property is residential.

As such, the development provides an appropriate transition from the older storage and retail uses of the property to a more modern residential use in an area where other parcels are transitioning from older non-residential or are zoned appropriately for future transition to highdensity residential use. These parcels proximity to transit, shopping, entertainment, and Ordinance No. 2026-12
Exhibit "C"

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162
Item7.

Development Standards - Storm Properties West Valley Parkway Master Plan _____________________________________________________________________________________ City of Escondido Storm Properties West Valley Parkway Master Plan August 2025 Page 5
employment offer a prime opportunity to create a walkable and bikeable project in line with the City of Escondido’s Downtown Specific Plan goals as well as State goals to reduce reliance on vehicle trips. The Planned Development should ensure compatibility with the Gateway Transit District of the Downtown Specific Plan’s Land Use Districts goals, which are stated below with a short description of the project’s compliance:
• Identify districts in order to promote an economically sounds land use pattern, contribute to the desired image of the area, and provide opportunities for economically productive business enterprises.
o The Master Plan area improves the character of the block by redeveloping the parcels from the older struggling retail and an old storage facility into a high-quality Modern Spanish Santa Barbara style residential townhome development that incorporates pedestrian oriented facades along West Valley Parkway which act as a focal point to the entry way of the Gateway Transit District.
• Provide site development standards for each district that establish minimum regulations for all development and contribute to high-quality design within the Specific Plan Area. o All design standards of the Downtown Specific Plan have been met. Residential will be allowed on the ground floor via the Planned Development application and parking has been reduced slightly from 2.25 per unit to 2.14 using State law AB 2097 which allows for reduced parking for developments within one-half mile of a transit station. • Establish an identity, as well as continuity and consistency of development standards, within each land use district.
o The Planned Development incorporates the design elements of the Downtown Specific Plan and focuses pedestrian-oriented design detail along West Valley Parkway creating an inviting street scene at the entry to the Gateway District. • Achieve gradual improvement of older commercial and office buildings through land use changes, landscaping, and /or design improvements.
o The proposed development seeks to improve the lots by replacing the older retail and mini storage facility with a new high-quality residential project with open space and landscape improvements fronting along West Valley Parkway. • Contribute to the improvement of both visual and functional attributes of Downtown to help stimulate business, entertainment, recreational and shopping activity and to provide a quality environment for community residents.
o The proposed project redevelops the entry to the Gateway District thereby revitalizing the entry to the district and proving additional residents who can walk to shopping and entertainment in the nearby downtown area.
• Enhance pedestrian opportunities; facilitate efficient, safe, and convenient transportation choices that promote walking while accommodating vehicles within the Downtown Area. o The Planned Development adds connectivity to existing sidewalks and trails so the project can easily access alternative forms of transportation and making the project walkable and bikeable to nearby shopping and entertainment.

Ordinance No. 2026-12
Exhibit "C"

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Escondido City CouncilJune 10, 2026

Escondido City Council
June 10, 2026