Agenda packet, closed session, first session — Escondido City Council, October 7, 2026 (part 3 of 4)

path determinations, and application of the TOD Overlay Zone Map and related parcel inventories.
§ 33-1675. Transit-oriented housing development standards. (a) This section applies to a qualifying transit-oriented housing development on a parcel or site located within the applicable distance band of a Tier 2 transitoriented development stop. (1) Distances under this section shall be measured in a straight line from the nearest edge of the parcel containing the proposed project to the pedestrian access point for the transit-oriented development stop, as defined by Section 33-1671(c).

Table 33-1675: Transit-Oriented Housing Development Standards Site Distance to
Transit Stop Height Density Residential Floor Area Ratio 0 feet to 200 feet 85 feet 140 dwelling units
per acre

4.0 >200 feet to ¼ mile 65 feet 100 dwelling units
per acre

3.0 >¼ mile to ½ mile 55 feet 80 dwelling units
per acre

2.5 (b) Qualifying transit-oriented housing development standards. A proposed housing development project qualifies under this article only if the subject project satisfies the following project qualification standards:
(1) Minimum unit count and density. The project shall include at least five dwelling units and provide a residential density of at least 30 dwelling units per acre or the minimum density required by the underlying zoning, whichever is greater.
(2) Average unit size. The average unit size shall not exceed 1,750 net habitable square feet.
(A) Net habitable square footage means finished floor area in heated habitable space with at least six and one-half feet of vertical headroom. (i) It includes working, living, eating, cooking, sleeping, stair, hall, service, and storage areas.
(ii) It excludes garages, carports, parking spaces, cellars, half-stories, and unfinished attics and basements.
(3) Transient lodging. No portion of the project shall be designated as a hotel, motel, bed and breakfast inn, or other transient lodging, except for:
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(A) A residential hotel; or
(B) Lawful resident use or marketing of a unit as short-term lodging after certificate of occupancy.
(4) Residential demolition and replacement housing. A project involving residential demolition shall comply with state replacement housing law as set forth in Government Code sections 65912.157(f)–(h), 66300.5, and 66300.6, as amended.
(5) Affordable housing. A project containing 11 or more units shall provide onsite affordable housing as follows:
(A) The project shall satisfy one of the following:
(i) At least seven percent of total units affordable to extremely lowincome households; or (ii) At least 10 percent of total units affordable to very low-income households; or
(iii) At least 13 percent of total units affordable to lower income households.
(B) Affordability shall be calculated and maintained as follows:
(i) Total units include units used to satisfy any inclusionary housing requirement and exclude density bonus units; and
(ii) Affordable ownership units shall remain affordable for at least 45 years, and affordable rental units shall remain affordable for at least 55 years.
(6) Labor standards. Any building over 85 feet in height shall comply with applicable state labor standards required by Government Code §§ 65912.157(k) and 65913.4(a)(8).
(7) Density bonus and additional concessions. The project remains eligible for density bonus benefits under Government Code sections 65912.157(d) and 65915.
(A) The density allowed under Table 33-1675 shall be used as the base density for calculating any density bonus.
(B) A project that meets the applicable density threshold in subparagraph (C) and otherwise qualifies under Government Code Section 65915 shall be eligible for the following:
(i) One additional concession for lower-income housing; or (ii) Two additional concessions for very low-income housing; or (iii) Three additional concessions for extremely low-income housing. (C) For Tier 2 projects, the density thresholds for additional concessions are:
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(i) 105 dwelling units per acre within 200 feet of a Tier 2 TOD stop; (ii) 75 dwelling units per acre more than 200 feet but within one-quarter mile of a Tier 2 TOD stop; and
(iii) 60 dwelling units per acre more than one-quarter mile but within one-half mile of a Tier 2 TOD stop.
(c) Frontage improvement standards.
(1) Objective local standards applicable to the project shall apply only to the extent they do not physically preclude the height, density, residential floor area ratio, or other development standards authorized by this article. (2) Along each parcel frontage abutting a public right-of-way, the project shall construct, dedicate, or secure, as applicable, public improvements necessary to serve the project and complete the frontage condition, including:
(A) Sidewalks;
(B) Curb and gutter;
(C) Curb ramps;
(D) Driveway crossings;
(E) Pedestrian pathways and tie-ins;
(F) Paving and pavement transitions;
(G) Storm drain and drainage tie-ins;
(H) Utility connections;
(I) Street trees, streetlights, signing, striping, and traffic control improvements where required by adopted City standards;
(J) Utility undergrounding, relocation, or protection where required by adopted City standards; and
(K) Any right-of-way or easement necessary to construct, operate, and maintain required improvements.
(3) Required frontage pedestrian improvements shall create or maintain a continuous walking path along the parcel frontage and shall connect to existing pedestrian facilities where such facilities exist. (4) Where existing right-of-way or access rights are insufficient to construct required public improvements, the project shall dedicate the minimum rightof-way or easement necessary and shall construct or secure construction of the required improvements in accordance with the City’s Design Standards and Standard Drawings and Escondido Municipal Code Chapter 23, Article

5. (5) Before issuance of the first certificate of occupancy, required public improvements shall be completed and accepted by the City or secured 296
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through a City-approved improvement agreement, development agreement, subdivision improvement agreement, bond, letter of credit, deposit, lien contract, or other lawful security mechanism approved by the City Engineer and City Attorney.
§ 33-1676. Development agreement pathway for sites lacking a qualifying walking path.
(a) Applicability. A site that is not subject to this article solely because no walking path satisfying subsection (b) exists may become eligible for processing under this article through a development agreement approved by City Council pursuant to Article 58 of this chapter and Government Code sections 65864 through 65869.5.
(b) Qualifying walking path. For purposes of this article, an existing or proposed route qualifies as a walking path only if all of the following are satisfied:
(1) The route is measured from the parcel’s legal pedestrian access point, or from the parcel’s abutting public frontage where that frontage provides the shortest lawful public pedestrian route, to the pedestrian access point of the applicable qualifying transit-oriented development stop. (2) The route is less than one mile in length.
(3) The route is located entirely within public right-of-way, public property open for pedestrian travel, or a recorded public pedestrian access easement, and does not require pedestrian travel within a vehicular travel lane, bicycle lane, drainage facility, unimproved roadway shoulder or edge, railroad area, or other area that is nonpublic or not lawfully open and improved for public pedestrian travel.
(4) The route is legally available for pedestrian travel for its entire length. (5) The route consists of a continuous accessible pedestrian path of travel lawfully available for pedestrian use, including sidewalks, pedestrian paths, shared-use paths, lawful crossings, curb ramps, blended transitions, or equivalent facilities.
(6) The pedestrian access route provides a continuous clear width of not less than 48 inches, exclusive of the width of any curb, except where a different width is allowed by applicable accessibility requirements or adopted City standards.
(7) The pedestrian access route does not exceed a running grade of five percent, except where applicable accessibility requirements allow the route to follow the grade of the adjacent street or roadway.
(8) The route has a firm, stable, and slip-resistant surface consistent with applicable accessibility requirements and adopted City standards. (9) The route is free of missing segments, fixed barriers, obstructions, surface conditions, vertical discontinuities, or other physical constraints that materially prevent continuous pedestrian passage.
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(10)Where a crossing or transition is necessary, the route includes a lawful pedestrian crossing and required accessible transition facilities, including curb ramps, blended transitions, landings, and detectable warnings where required by applicable accessibility requirements or adopted City standards. (11)Each segment of the route is constructed, open, and available for lawful public pedestrian use at the time of eligibility determination, unless eligibility is established through a development agreement pursuant to this section. (c) Application. An application under this section shall include:
(1) Proof of legal or equitable interest in the property; (2) Owner authorization, if applicable;
(3) A proposed development agreement;
(4) A project description;
(5) A walking path improvement plan;
(6) Proposed timing, phasing, funding, security, default, enforcement, and remedy provisions of required public improvements; and
(7) Any other information required by Article 58 of this chapter. (d) Required criteria. A development agreement under this section shall include:
(1) A binding obligation to design, fund, construct, and secure the improvements necessary to create a walking path satisfying Section 33- 1676(b);
(2) Identification of all required improvements, dedications, easements, access rights, utility relocations, and related measures;
(3) Security, default, enforcement, and remedy provisions sufficient to ensure completion and continued public availability of the required improvements; (4) A requirement that improvements necessary to create the qualifying walking path be completed in accordance with applicable standards, accepted if required, and open for lawful public pedestrian use prior to issuance of the first certificate of occupancy;
(5) The timing and conditions for any update to the TOD Overlay Zone Map and the related parcel inventory identifying sites subject to this article, including any interim designation reflecting development-agreement-based eligibility and any final map or inventory update following completion in accordance with applicable standards, acceptance if required, and opening for lawful public pedestrian use of the qualifying walking path; (6) Eligibility and term of development agreement.
(A) Eligibility established through the development agreement shall not apply until the development agreement is approved, effective, and recorded against the property.
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(B) Eligibility shall continue only while the applicant or property owner remains in compliance with the development agreement.
(C) The development agreement shall include a fixed term limited to the period necessary to establish the qualifying walking path, and shall automatically expire upon the earliest of:
(i) Completion in accordance with applicable standards, acceptance if required, opening for lawful public pedestrian use of the qualifying walking path, and update of the TOD Overlay Zone Map and related parcel inventory identifying sites subject to this article; (ii) A date certain specified in the development agreement; or (iii) Termination or default under the development agreement, except for provisions that expressly survive; and
(7) Any provision required by Article 58 of this chapter or Government Code Section 65865.2.
(e) Limitations. A development agreement under this section shall not waive, reduce, or conflict with Government Code Section 65912.157 or this article, and shall not be required solely because a project is proposed on a site already subject to this article.
§ 33-1677. Phased implementation for designated historic resources. (a) To the extent authorized by Government Code Section 65912.161, this article shall not become operative on parcels identified on the TOD Overlay Zone Map as containing a historic resource designated on the local register as of January 1, 2025, during the period state law authorizes phased implementation for such sites.
(b) Until this article becomes operative on a parcel subject to this section, the parcel shall be governed by the underlying zone, applicable specific plan, and other generally applicable law.
§ 33-1678. Map maintenance and administrative updates.
(a) The City Council may identify on the TOD Overlay Zone Map or related parcel inventories parcels or sites for which the City has made findings, supported by substantial evidence, that no walking path of less than one mile exists, as authorized by Government Code Section 65912.160(e)(1).
(b) The Development Services Director, or designee, shall maintain the TOD Overlay Zone Map and related parcel inventories in current parcel-based format.
(c) The Development Services Director, or designee, may make ministerial, nondiscretionary updates to the TOD Overlay Zone Map and related parcel inventories to reflect:
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(1) Publication, revision, correction, finalization, replacement, or succession of the applicable metropolitan planning organization map, dataset, methodology, or tool;
(2) Clerical corrections;
(3) Parcel changes;
(4) A determination under Section 33-1673 that a parcel or site satisfies the walking path requirement of this article, subject to any applicable phased implementation under Section 33-1677;
(5) A City Council finding or action under subsection (a); (6) Approval, effectiveness, and recordation of a development agreement under Section 33-1676;
(7) The timing and conditions for map or inventory updates specified in a development agreement approved under Section 33-1676;
(8) Completion in accordance with applicable standards, acceptance if required, and opening for lawful public pedestrian use of improvements required by a development agreement under Section 33-1676; (9) Loss of eligibility due to expiration, termination, default, or noncompliance with a development agreement under Section 33-1676; and (10)Expiration of phased implementation under Section 33-1677. (d) Administrative updates under this section shall not amend the development standards established by this article.
§ 33-1679. Application review.
(a) The Development Services Director, or designee, shall maintain application checklists for projects seeking approval under this article. (b) In reviewing an application under this article, the Development Services Director, or designee, shall determine:
(1) Whether the site is subject to this article under Section 33-1673; (2) The applicable distance band under Section 33-1675; (3) Whether the proposed project qualifies as a qualifying transit-oriented housing development;
(4) Whether the project qualifies for streamlined ministerial approval under Government Code Section 65912.159(a), including where site eligibility has been established through a development agreement under Section 33- 1676;
(5) Whether the project is subject to phased implementation under Section 33- 1677;
(6) Whether eligibility depends on, or has been established through, a development agreement under Section 33-1676;
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(7) Which objective local standards, public improvements, infrastructure requirements, and utility requirements apply under Sections 33-1675 and 33-1676; and
(8) Whether any local standard conflicts with, or is preempted by, Government Code Section 65912.157 or other applicable law.
§ 33-1680. Severability.

If any section, subsection, sentence, clause, phrase, or portion of this article is held invalid or unconstitutional by a court of competent jurisdiction, that decision shall not affect the validity of the remaining portions of this article. 301
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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(140 x acreage) Difference
2320906200 0 N Spruce St, Escondido, CA, 92025 8.59 S-P SPA 9 0 1202.6 1202.6 2321001900 750 W Grand Ave, Escondido, CA, 92025 1.98 S-P SPA 9 198 277.2 79.2 2321102100 800 W Valley Pkwy, Escondido, CA, 92025-2557 1.88 S-P SPA 9 0 263.2 263.2 3 parcels 12.45 198 1743 1545
Qualifying Parcel Inventory | Escondido Transit Center | 200 feet Ordinance No. 2026-15
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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(100 x acreage) Difference
2321701800 945 W Valley Pkwy, Escondido, CA, 92025-2539 1.49 C-G GC 0.00 149.00 149.00 2321503500 100 La Terraza Blvd, Escondido, CA, 92025-3860 0.85 PD-C PC 0.00 85.00 85.00 2321503600 150 La Terraza Blvd, Escondido, CA, 92025-3877 0.91 PD-C PC 0.00 91.00 91.00 2321700400 0 Tulip St, Escondido, CA, 92025 0.57 R-1-10 S 1.88 57.00 55.12 2321702600* 101 S Tulip St, Escondido, CA, 92025-3927 0.50 R-1-10 S 1.65 49.89 48.24 2321700500 121 N Tulip St, Escondido, CA, 92025-2542 1.08 R-1-10 S 3.57 108.27 104.70 2322310200 123 S Tulip St, Escondido, CA, 92025-3927 0.20 R-1-10 S 0.66 19.98 19.32 2322310300 135 S Tulip St, Escondido, CA, 92025-3927 0.21 R-1-10 S 0.69 20.84 20.16 2322321100 155 S Tulip St, Escondido, CA, 92025-3975 0.20 R-1-10 S 0.65 19.76 19.11 2322321000 167 S Tulip St, Escondido, CA, 92025-3975 0.20 R-1-10 S 0.67 20.29 19.62 2321702500 901 Brenna Hills Pl, Escondido, CA, 92025-3943 0.25 R-1-10 S 0.81 24.69 23.88 2321702400 913 Brenna Hills Pl, Escondido, CA, 92025-3943 0.25 R-1-10 S 0.83 25.13 24.30 2321702700 922 Brenna Hills Pl, Escondido, CA, 92025-3943 0.25 R-1-10 S 0.83 25.19 24.36 2321702300 935 Brenna Hills Pl, Escondido, CA, 92025-3943 0.25 R-1-10 S 0.83 25.11 24.28 2321702200 947 Brenna Hills Pl, Escondido, CA, 92025-3943 0.24 R-1-10 S 0.80 24.15 23.35 2321702800 954 Brenna Hills Pl, Escondido, CA, 92025-3943 0.24 R-1-10 S 0.80 24.27 23.47 2321702900 960 Brenna Hills Pl, Escondido, CA, 92025-3943 0.23 R-1-10 S 0.76 23.16 22.40 2321702100 971 Brenna Hills Pl, Escondido, CA, 92025-3943 0.23 R-1-10 S 0.77 23.20 22.44 2321703000 988 Brenna Hills Pl, Escondido, CA, 92025-3943 0.37 R-1-10 S 1.23 37.36 36.12 2321702000 993 Brenna Hills Pl, Escondido, CA, 92025-3943 0.36 R-1-10 S 1.19 35.98 34.79 2320903200 0 Spruce St, Escondido, CA, 92025 0.25 S-P SPA 9 24.78 24.78 0.00 2321312800 1000 W Valley Pkwy, Escondido, CA, 92025-2558 1.67 S-P SPA 9 0.00 167.00 167.00 2294011800 150 N Quince St, Escondido, CA, 92025-2584 0.46 S-P SPA 9 46.08 46.08 0.00 2321000800 201 N Quince St, Escondido, CA, 92025 3.04 S-P SPA 9 304.00 304.00 0.00 2293311000 220 N Quince St, Escondido, CA, 92025-2518 1.45 S-P SPA 9 145.00 145.00 0.00 2293311600 520 W Valley Pkwy, Escondido, CA, 92025-2516 2.6 S-P SPA 9 260.00 260.00 0.00 2294011700 523 W Valley Pkwy, Escondido, CA, 92025-2510 0.47 S-P SPA 9 47.30 47.30 0.00 2294011500 540 W Grand Ave, Escondido, CA, 92025-2502 0.49 S-P SPA 9 48.77 48.77 0.00 2330222600 555 W Grand Ave, Escondido, CA, 92025-2501 0.49 S-P SPA 9 49.30 49.30 0.00 2294011400 562 W Grand Ave, Escondido, CA, 92025-2502 0.16 S-P SPA 9 15.51 15.51 0.00 2321002000 613 W Valley Pkwy, Escondido, CA, 92025-2552 1.25 S-P SPA 9 125.00 125.00 0.00 2330211900 629 W Grand Ave, Escondido, CA, 92025-2503 0.22 S-P SPA 9 22.12 22.12 0.00 2321002100 638 W Grand Ave, Escondido, CA, 92025-7902 1.48 S-P SPA 9 148.00 148.00 0.00 2330210100 665 W Grand Ave, Escondido, CA, 92025 0.64 S-P SPA 9 64.00 64.00 0.00 2330211500 698 W 2nd Ave, Escondido, CA 92025 0.07 S-P SPA 9 7.31 7.31 0.00 2331002200 698 W 2nd Ave, Escondido, CA 92025 0.09 S-P SPA 9 8.70 8.70 0.00 Qualifying Parcel Inventory | Escondido Transit Center | 1/4 mile Ordinance No. 2026-15
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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(100 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/4 mile 7602464600 700 W Grand Ave, Escondido, CA, 92025-2506 2.59 S-P SPA 9 259.24 259.24 0.00 2321001000 798 W Valley Pkwy, Escondido, CA 92025 0.07 S-P SPA 9 6.82 6.82 0.00 2321001400 798 W Valley Pkwy, Escondido, CA 92025 0.11 S-P SPA 9 10.62 10.62 0.00 2321001100 798 W Valley Pkwy, Escondido, CA 92025 3.42 S-P SPA 9 342.00 342.00 0.00 2321101700 800 W Grand Ave, Escondido, CA, 92025-2562 1.04 S-P SPA 9 104.00 104.00 0.00 2323601900 810 W Valley Pkwy, Escondido, CA, 92025-2537 6.21 S-P SPA 9 0.00 621.00 621.00 2323601800 860 W Valley Pkwy, Escondido, CA, 92025-2534 0.89 S-P SPA 9 0.00 89.00 89.00 2321313000 960 W Valley Pkwy, Escondido, CA, 92025-2554 0.91 S-P SPA 9 0.00 91.00 91.00 2321312900 970 W Valley Pkwy, Escondido, CA, 92025-2554 0.44 S-P SPA 9 0.00 44.49 44.49 2322320900 163 S Tulip St, Escondido, CA, 92025-3975 0.16 R-1-7 U1 0.85 15.50 14.65 2322320800 183 S Tulip St, Escondido, CA, 92025-3975 0.15 R-1-7 U1 0.84 15.27 14.43 2322200800 802 W 3rd Ave, Escondido, CA, 92025-3909 0.15 R-2-12 U2 1.83 15.24 13.41 2322200700 810 W 3rd Ave, Escondido, CA, 92025-3909 0.15 R-2-12 U2 1.74 14.53 12.79 2322200600 818 W 3rd Ave, Escondido, CA, 92025-3909 0.17 R-2-12 U2 2.05 17.07 15.02 2322200500 826 W 3rd Ave, Escondido, CA, 92025-3909 0.14 R-2-12 U2 1.74 14.49 12.75 2322200400 830 W 3rd Ave, Escondido, CA, 92025 0.15 R-2-12 U2 1.79 14.95 13.16 2322200300 838 W 3rd Ave, Escondido, CA, 92025-3909 0.15 R-2-12 U2 1.76 14.68 12.91 2322200200 846 W 3rd Ave, Escondido, CA, 92025-3909 0.16 R-2-12 U2 1.87 15.61 13.74 2322200100 854 W 3rd Ave, Escondido, CA, 92025-3909 0.14 R-2-12 U2 1.71 14.29 12.57 2322201600 857 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.74 14.54 12.80 2322202401 101 S Spruce St, Escondido, CA, 92025-4058 3.59 R-3-18 U3 64.70 359.47 294.76 2321102000 116 N Tulip St, Escondido, CA, 92025-2543 0.15 R-3-18 U3 2.61 14.51 11.89 2322201700 136 S Tulip St, Escondido, CA, 92025-3981 0.46 R-3-18 U3 8.25 45.85 37.60 2321100600 856 W Grand Ave, Escondido, CA, 92025-2508 0.29 R-3-18 U3 5.28 29.36 24.08 60 parcels 45.56 2155.96 4555.63 2399.67
* = on Local Historic Register, subject to Phased Implementation Ordinance No. 2026-15
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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
2292711900 503 W Washington Ave, Escondido, CA, 92025-1628 0.53 C-G GC 0.00 42.40 42.40 2291713100 506 W Washington Ave, Escondido, CA, 92025-1629 0.63 C-G GC 0.00 50.40 50.40 2292712600 507 W Washington Ave, Escondido, CA, 92025-1628 0.68 C-G GC 0.00 54.40 54.40 2292712700 515 W Washington Ave, Escondido, CA, 92025 1.15 C-G GC 0.00 92.00 92.00 2291710400 518 W Washington Ave, Escondido, CA, 92025-1629 0.8 C-G GC 0.00 64.00 64.00 2291713400 528 W Washington Ave, Escondido, CA, 92025-1629 1 C-G GC 0.00 80.00 80.00 2292712500 555 N Centre City Pkwy, Escondido, CA, 92025-2517 1.53 C-G GC 0.00 122.40 122.40 2291713300 660 N Quince St, Escondido, CA, 92025-1653 3.81 C-G GC 0.00 304.80 304.80 2282707700 635 W Mission Ave, Escondido, CA, 92025-1610 7.06 C-G/M-1 PC 0.00 564.80 564.80 2282707300 0 Quince St, Escondido, CA, 92025 0.5 M-1 PC 0.00 40.00 40.00 2282707200 0 Quince St, Escondido, CA, 92025 4.06 M-1 PC 0.00 324.80 324.80 2282708700 800 W Washington Ave, Escondido, CA, 92025-1635 0.88 M-1 PC 0.00 70.40 70.40 2322405200 0 Auto Park Way, Escondido, CA, 92029 0.19 PD-C PC 0.00 15.55 15.55 2321507300 0 La Terraza Blvd, Escondido, CA, 92025 0.02 PD-C PC 0.00 1.20 1.20 2321507200 0 La Terraza Blvd, Escondido, CA, 92025 0.14 PD-C PC 0.00 10.86 10.86 2321507400 0 La Terraza Blvd, Escondido, CA, 92025 0.24 PD-C PC 0.00 19.52 19.52 2321506900 0 La Terraza Blvd, Escondido, CA, 92025 0.58 PD-C PC 0.00 46.63 46.63 2321504400 0 La Terraza Blvd, Escondido, CA, 92025 0.86 PD-C PC 0.00 68.80 68.80 2321504000 1101 W Valley Pkwy, Escondido, CA, 92025-2555 0.75 PD-C PC 0.00 60.00 60.00 2321504100 1105 W Valley Pkwy, Escondido, CA, 92025-2555 0.72 PD-C PC 0.00 57.60 57.60 2321504200 1107 W Valley Pkwy, Escondido, CA, 92025-2555 1.3 PD-C PC 0.00 104.00 104.00 2321504300 1109 W Valley Pkwy, Escondido, CA, 92025-2555 1.91 PD-C PC 0.00 152.80 152.80 2322407300 1280 Auto Park Way, Escondido, CA, 92029-2231 7.69 PD-C PC 0.00 615.20 615.20 2322405300 1290 Auto Park Way, Escondido, CA, 92029-2232 0.22 PD-C PC 0.00 17.39 17.39 2321503000 170 La Terraza Blvd, Escondido, CA, 92025-3860 4.81 PD-C PC 0.00 384.80 384.80 2321505900 200 La Terraza Blvd, Escondido, CA, 92027 1.68 PD-C PC 0.00 134.40 134.40 2321507100 300 La Terraza Blvd, Escondido, CA, 92025 1.6 PD-C PC 0.00 128.00 128.00 2321507000 400 La Terraza Blvd, Escondido, CA, 92025-3838 1.94 PD-C PC 0.00 155.20 155.20 2321505600 500 La Terraza Blvd, Escondido, CA, 92025-3875 3.65 PD-C PC 0.00 292.00 292.00 2321505700 600 La Terraza Blvd, Escondido, CA, 92025-3873 1.78 PD-C PC 0.00 142.40 142.40 2321505500 700 La Terraza Blvd, Escondido, CA, 92025-3865 1.46 PD-C PC 0.00 116.80 116.80 2322811800 225 S Tulip St, Escondido, CA, 92025-3929 0.28 R-1-7 U1 1.53 22.23 20.71 2322811000 245 S Tulip St, Escondido, CA, 92025-3929 0.13 R-1-7 U1 0.71 10.35 9.64 2322820900 301 S Tulip St, Escondido, CA, 92025-3930 0.26 R-1-7 U1 1.44 21.01 19.56 2322822500 323 S Tulip St, Escondido, CA, 92025-3930 0.23 R-1-7 U1 1.25 18.13 16.89 2322821100 337 S Tulip St, Escondido, CA, 92025-3930 0.20 R-1-7 U1 1.12 16.30 15.18 2322821200 345 S Tulip St, Escondido, CA, 92025-3930 0.14 R-1-7 U1 0.78 11.32 10.54 Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile Ordinance No. 2026-15
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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2322831300* 409 S Tulip St, Escondido, CA, 92025-3932 0.13 R-1-7 U1 0.70 10.13 9.43 2322831400 423 S Tulip St, Escondido, CA, 92025-3932 0.13 R-1-7 U1 0.74 10.70 9.96 2323310100 431 S Tulip St, Escondido, CA, 92025-3932 0.15 R-1-7 U1 0.82 11.98 11.16 2323331800 505 S Tulip St, Escondido, CA, 92025-3934 0.14 R-1-7 U1 0.79 11.45 10.66 2323332100 543 S Tulip St, Escondido, CA, 92025-3934 0.47 R-1-7 U1 2.61 37.91 35.30 2323331000 601 S Tulip St, Escondido, CA, 92025-3936 0.23 R-1-7 U1 1.27 18.50 17.23 2323203200 606 S Tulip St, Escondido, CA, 92025-3937 0.21 R-1-7 U1 1.14 16.61 15.47 2323203300 608 S Tulip St, Escondido, CA, 92025-3937 0.20 R-1-7 U1 1.09 15.92 14.83 2322331500 903 W 2nd Ave, Escondido, CA, 92025-3907 0.15 R-1-7 U1 0.80 11.64 10.84 2322831100 905 W 4th Ave, Escondido, CA, 92025 0.13 R-1-7 U1 0.73 10.57 9.85 2323310200 906 W 5th Ave, Escondido, CA, 92025-3917 0.15 R-1-7 U1 0.83 12.00 11.18 2323331900 911 5th Ave, Escondido, CA, 92025-3916 0.15 R-1-7 U1 0.80 11.62 10.82 2323310300 918 W 5th Ave, Escondido, CA, 92025-3917 0.16 R-1-7 U1 0.89 12.88 11.99 2323332000 921 W 5th Ave, Escondido, CA, 92025-3916 0.15 R-1-7 U1 0.82 11.95 11.13 2322831000 927 W 4th Ave, Escondido, CA, 92025-3912 0.15 R-1-7 U1 0.82 11.97 11.15 2322821300 934 W 4th Ave, Escondido, CA, 92025-3913 0.16 R-1-7 U1 0.87 12.61 11.75 2322901000 0 Tulip St, Escondido, CA, 92025 0.42 R-2-12 U2 5.09 33.91 28.82 2322900800 308 S Tulip St, Escondido, CA, 92025-3931 0.25 R-2-12 U2 3.05 20.36 17.31 2322900900* 312 S Tulip St, Escondido, CA, 92025-3931 0.43 R-2-12 U2 5.21 34.75 29.53 2322901100 404 S Tulip St, Escondido, CA, 92025 0.43 R-2-12 U2 5.17 34.44 29.28 2322901200 408 S Tulip St, Escondido, CA, 92025 0.30 R-2-12 U2 3.63 24.20 20.57 2322901300 412 S Tulip St, Escondido, CA, 92025-3933 0.15 R-2-12 U2 1.74 11.63 9.89 2322902000 414 S Tulip St, Escondido, CA, 92025-3933 0.18 R-2-12 U2 2.15 14.35 12.19 2322902100 416 S Tulip St, Escondido, CA, 92025-3933 0.15 R-2-12 U2 1.81 12.10 10.28 2322902700* 449 S Spruce St, Escondido, CA, 92025-4049 0.20 R-2-12 U2 2.38 15.88 13.50 2323202700 502 S Tulip St, Escondido, CA, 92025 0.31 R-2-12 U2 3.77 25.12 21.35 2323202800 516 S Tulip St, Escondido, CA, 92025 0.17 R-2-12 U2 2.00 13.34 11.34 2323202200 536 S Tulip St, Escondido, CA, 92025 0.28 R-2-12 U2 3.32 22.15 18.83 2322902400 803 W 3rd Ave, Escondido, CA, 92025-3952 0.23 R-2-12 U2 2.72 18.14 15.42 2322900300 825 W 3rd Ave, Escondido, CA, 92025-3900 0.18 R-2-12 U2 2.12 14.12 12.00 2322900400 835 W 3rd Ave, Escondido, CA, 92025-3908 0.10 R-2-12 U2 1.25 8.35 7.10 2322901700 836 W 5th Ave, Escondido, CA, 92025-3915 0.17 R-2-12 U2 1.99 13.29 11.30 2322900500 845 W 3rd Ave, Escondido, CA, 92025-3908 0.13 R-2-12 U2 1.60 10.70 9.09 2322900600 853 W 3rd Ave, Escondido, CA, 92025-3908 0.12 R-2-12 U2 1.47 9.78 8.31 2322901600 854 W 5th Ave, Escondido, CA, 92025 0.18 R-2-12 U2 2.21 14.71 12.50 2322900700 861 W 3rd Ave, Escondido, CA, 92025-3908 0.12 R-2-12 U2 1.49 9.92 8.43 2322902200 399 S Spruce St, Escondido, CA 92025 0.53 R-2-12 P 6.41 42.71 36.30 Ordinance No. 2026-15
Exhibit “D”

Page 5 of 26 ends

308
Item10.

APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2322902500 449 S Spruce St, Escondido, CA 92025 1.17 R-2-12 P 14.04 93.6 79.56 2332110400 505 W 5th Ave, Escondido, CA, 92025-4003 0.46 S-P SPA 15 0.00 36.83 36.83 2331311400 510 W 5th Ave, Escondido, CA, 92025-4004 0.38 S-P SPA 15 0.00 30.15 30.15 2330222200 0 2nd Ave, Escondido, CA, 92025 0.07 S-P SPA 9 7.03 7.03 0.00 2330222400 0 2nd Ave, Escondido, CA, 92025 0.08 S-P SPA 9 8.49 8.49 0.00 2330421400 0 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.47 12.47 2330421500 0 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.88 12.88 2330421600 0 2nd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 0.00 13.48 13.48 2330321100 0 3rd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 16.16 16.16 0.00 2330321200 0 3rd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 16.62 16.62 0.00 2330321000 0 3rd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 16.85 16.85 0.00 2294020600 0 Centre City Pkwy, Escondido, CA, 92025 0.18 S-P SPA 9 0.00 14.68 14.68 2294020900 0 Centre City Pkwy, Escondido, CA, 92025 0.26 S-P SPA 9 0.00 20.97 20.97 2294020800 0 Centre City Pkwy, Escondido, CA, 92025 0.33 S-P SPA 9 0.00 26.73 26.73 2294021000 0 Centre City Pkwy, Escondido, CA, 92025 0.96 S-P SPA 9 0.00 76.80 76.80 2330520600 0 Escondido Blvd, Escondido, CA, 92025 0.09 S-P SPA 9 0.00 7.42 7.42 2293324800 0 N Escondido Blvd, Escondido, CA, 92025 8.15 S-P SPA 9 0.00 652.00 652.00 2321313300 0 Valley Pkwy, Escondido, CA, 92025 0.64 S-P SPA 9 0.00 51.20 51.20 2330421100 0 W 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.63 12.63 2330610100 100 S Escondido Blvd, Escondido, CA, 92025-4115 0.16 S-P SPA 9 0.00 13.16 13.16 2321312700 1004 W Valley Pkwy, Escondido, CA, 92025-2558 3.14 S-P SPA 9 0.00 251.20 251.20 2330411600 105 S Orange St, Escondido, CA, 92025-4124 0.16 S-P SPA 9 0.00 12.66 12.66 2321313200 1050 W Valley Pkwy, Escondido, CA, 92025-2558 0.75 S-P SPA 9 0.00 60.00 60.00 2321313100 1122 W Valley Pkwy, Escondido, CA, 92025-2559 0.7 S-P SPA 9 0.00 56.00 56.00 2321312600 1138 W Valley Pkwy, Escondido, CA, 92025-2559 2.3 S-P SPA 9 0.00 184.00 184.00 2321313400 1142 W Valley Pkwy, Escondido, CA, 92025-2556 0.69 S-P SPA 9 0.00 55.20 55.20 2330410900 129 S Orange St, Escondido, CA, 92025-4124 0.08 S-P SPA 9 0.00 6.00 6.00 2330420900 131 S Escondido Blvd, Escondido, CA, 92025-4114 0.05 S-P SPA 9 0.00 3.77 3.77 2330421000 137 S Escondido Blvd, Escondido, CA, 92025-4114 0.26 S-P SPA 9 0.00 20.96 20.96 2294122600 140 N Escondido Blvd, Escondido, CA, 92025-2610 0.54 S-P SPA 9 0.00 43.20 43.20 2294112600 145 N Escondido Blvd, Escondido, CA, 92025-2609 0.56 S-P SPA 9 0.00 44.80 44.80 2330411800 145 S Orange St, Escondido, CA, 92025-4124 0.31 S-P SPA 9 0.00 24.82 24.82 2294020700 150 Centre City Pkwy, Escondido, CA, 92025-2640 0.18 S-P SPA 9 0.00 14.50 14.50 2330612400 150 S Escondido Blvd, Escondido, CA, 92025-4115 0.39 S-P SPA 9 0.00 31.57 31.57 2330320800 201 S Pine St, Escondido, CA, 92025-4018 0.14 S-P SPA 9 13.62 13.62 0.00 2330521500 209 S Escondido Blvd, Escondido, CA, 92025-4116 0.22 S-P SPA 9 0.00 17.43 17.43 2330510901 211 S Orange St, Escondido, CA, 92025-4164 0.22 S-P SPA 9 22.07 22.07 0.00 Ordinance No. 2026-15
Exhibit “D”

Page 6 of 26 ends

309
Item10.

APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2330511801 213 Royal Gln, Escondido, CA, 92025-4185 1.14 S-P SPA 9 114.20 114.20 0.00 2330511601 214 Antoni Gln, Escondido, CA, 92025-4187 0.18 S-P SPA 9 17.98 17.98 0.00 2330511501 218 Antoni Gln, Escondido, CA, 92025-4179 0.61 S-P SPA 9 61.22 61.22 0.00 2330320100 218 S Quince St, Escondido, CA, 92025 0.20 S-P SPA 9 20.42 20.42 0.00 2330321900 235 S Pine St, Escondido, CA, 92025-4018 0.14 S-P SPA 9 14.28 14.28 0.00 2331410400 235 W 3rd Ave, Escondido, CA, 92025-4108 0.17 S-P SPA 9 16.76 16.76 0.00 2330321800 246 S Quince St, Escondido, CA, 92025-4045 0.16 S-P SPA 9 16.09 16.09 0.00 2330610200 255 W Grand Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.81 12.81 2294121100 260 W Grand Ave, Escondido, CA, 92025-2604 0.16 S-P SPA 9 0.00 12.50 12.50 2294121200 260 W Grand Ave, Escondido, CA, 92025-2604 0.34 S-P SPA 9 0.00 26.93 26.93 2294111600 300 W Grand Ave, Escondido, CA, 92025-2659 0.49 S-P SPA 9 0.00 39.10 39.10 2292721700 300 Zukor Gln, Escondido, CA, 92025 0.26 S-P SPA 9 26.15 26.15 0.00 2330420800 303 W Grand Ave, Escondido, CA, 92025-2605 0.39 S-P SPA 9 0.00 30.89 30.89 2331210200 310 S Quince St, Escondido, CA, 92025-4047 2.75 S-P SPA 9 275.00 275.00 0.00 2293324300 310 Valley Pkwy, Escondido, CA, 92025-2635 0.82 S-P SPA 9 0.00 65.60 65.60 2330521400 310 W 3rd Ave, Escondido, CA, 92025-4111 1.29 S-P SPA 9 129.00 129.00 0.00 2330511001 313 S Orange St, Escondido, CA, 92025-4166 0.15 S-P SPA 9 15.25 15.25 0.00 2330511101 315 S Royal Gln, Escondido, CA, 92025-4173 0.16 S-P SPA 9 16.27 16.27 0.00 2292721000 315 W Washington Ave, Escondido, CA, 92025-2618 2.12 S-P SPA 9 212.00 212.00 0.00 2330511301 316 Antoni Gln, Escondido, CA, 92025-4177 0.12 S-P SPA 9 12.12 12.12 0.00 2330511401 317 Antoni Gln, Escondido, CA, 92025-4181 0.43 S-P SPA 9 42.94 42.94 0.00 2292722000 319 Parallel Gln, Escondido, CA, 92025 0.39 S-P SPA 9 38.68 38.68 0.00 2330420700 323 W Grand Ave, Escondido, CA, 92025-2605 0.08 S-P SPA 9 0.00 6.52 6.52 2330421200 326 W 2nd Ave, Escondido, CA, 92025-4127 0.16 S-P SPA 9 0.00 13.19 13.19 2294110900 326 W Grand Ave, Escondido, CA, 92025 0.09 S-P SPA 9 0.00 6.90 6.90 2330421700 329 W Grand Ave, Escondido, CA, 92025-2605 0.16 S-P SPA 9 0.00 12.96 12.96 2330420400 333 W Grand Ave, Escondido, CA, 92025-2605 0.07 S-P SPA 9 0.00 5.94 5.94 2330421300 336 W 2nd Ave, Escondido, CA, 92025-4127 0.16 S-P SPA 9 0.00 12.78 12.78 2293324500 338 W Valley Pky, Escondido, CA, 92025 4.58 S-P SPA 9 0.00 366.40 366.40 2293324400 338 W Valley Pwy, Escondido, CA, 92025-2635 1.92 S-P SPA 9 0.00 153.60 153.60 2330520400 339 W 2nd Ave, Escondido, CA, 92025-4105 0.17 S-P SPA 9 0.00 13.45 13.45 2330521300 339 W 2nd Ave, Escondido, CA, 92025-4105 0.33 S-P SPA 9 0.00 26.59 26.59 2294112500 340 W Grand Ave, Escondido, CA, 92025-2606 0.33 S-P SPA 9 0.00 26.06 26.06 2330520300 341 W 2nd Ave, Escondido, CA, 92025-4105 0.16 S-P SPA 9 0.00 13.09 13.09 2331410300* 343 W 3rd Ave, Escondido, CA, 92025-4110 0.16 S-P SPA 9 16.04 16.04 0.00 2330420200 345 W Grand Ave, Escondido, CA, 92025-2605 0.08 S-P SPA 9 0.00 6.31 6.31 2330420300 345 W Grand Ave, Escondido, CA, 92025-2605 0.16 S-P SPA 9 0.00 12.99 12.99 Ordinance No. 2026-15
Exhibit “D”

Page 7 of 26 ends

310
Item10.

APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2331410200 351 W 3rd Ave, Escondido, CA, 92025-4110 0.17 S-P SPA 9 16.66 16.66 0.00 2331410900 354 W 4th Ave, Escondido, CA, 92025-4130 0.15 S-P SPA 9 15.10 15.10 0.00 2293325200 355 N Escondido Blvd, Escondido, CA, 92025-2624 0.16 S-P SPA 9 0.00 12.52 12.52 2330420100 355 W Grand Ave, Escondido, CA, 92025-2649 0.32 S-P SPA 9 0.00 25.92 25.92 2294112700 355 W Valley Pkwy, Escondido, CA, 92025-2814 0.71 S-P SPA 9 0.00 56.80 56.80 2331410800 358 W 4th Ave, Escondido, CA, 92025-4130 0.16 S-P SPA 9 16.06 16.06 0.00 2294111400 360 W Grand Ave, Escondido, CA, 92025-2606 0.08 S-P SPA 9 0.00 6.70 6.70 2294111300 360 W Grand Ave, Escondido, CA, 92025-2606 0.09 S-P SPA 9 0.00 7.00 7.00 2294111500 360 W Grand Ave, Escondido, CA, 92025-2606 0.23 S-P SPA 9 0.00 18.38 18.38 2331410100 361 W 3rd Ave, Escondido, CA, 92025-4110 0.17 S-P SPA 9 16.73 16.73 0.00 2330521600 365 W 2nd Ave, Escondido, CA, 92025-4135 0.33 S-P SPA 9 0.00 26.73 26.73 2293325600 385 N Escondido Blvd, Escondido, CA, 92025-2624 0.41 S-P SPA 9 0.00 33.01 33.01 2293325100 389 N Escondido Blvd, Escondido, CA, 92025-2624 0.13 S-P SPA 9 0.00 10.44 10.44 2293324200 390 W Valley Pkwy, Escondido, CA, 92025-2635 0.22 S-P SPA 9 0.00 17.68 17.68 2293325500 395 N Escondido Blvd, Escondido, CA, 92025-2624 0.63 S-P SPA 9 0.00 50.40 50.40 2331320600 401 W 4th Ave, Escondido, CA, 92025-4131 0.15 S-P SPA 9 15.50 15.50 0.00 2293324600 403 N Escondido Blvd, Escondido, CA, 92025 0.35 S-P SPA 9 0.00 27.73 27.73 2331220700 404 W 4th Ave, Escondido, CA, 92025-4132 0.16 S-P SPA 9 16.04 16.04 0.00 2293325400 405 N Escondido Blvd, Escondido, CA, 92025-2625 0.6 S-P SPA 9 0.00 48.00 48.00 2330510401 405 W 2nd Ave, Escondido, CA, 92025-4157 0.58 S-P SPA 9 58.42 58.42 0.00 2331220800 408 W 4th Ave, Escondido, CA, 92025-4132 0.16 S-P SPA 9 16.04 16.04 0.00 2331320500* 409 W 4th Ave, Escondido, CA, 92025-4131 0.17 S-P SPA 9 17.09 17.09 0.00 2330411200 412 W 2nd Ave, Escondido, CA, 92025-4128 0.16 S-P SPA 9 0.00 12.95 12.95 2330410600 413 W Grand Ave, Escondido, CA, 92025-2607 0.08 S-P SPA 9 0.00 6.31 6.31 2293325300 415 N Escondido Blvd, Escondido, CA, 92025-2625 0.8 S-P SPA 9 0.00 64.00 64.00 2331220900 416 W 4th Ave, Escondido, CA, 92025-4145 0.16 S-P SPA 9 16.04 16.04 0.00 2330410500 417 W Grand Ave, Escondido, CA, 92025 0.08 S-P SPA 9 0.00 6.72 6.72 2331320400 419 W 4th Ave, Escondido, CA, 92025-4139 0.17 S-P SPA 9 16.84 16.84 0.00 2291724600 420 W Washington Ave, Escondido, CA, 92025-2621 0.28 S-P SPA 9 28.23 28.23 0.00 2330411700 421 W Grand Ave, Escondido, CA, 92025-2607 0.16 S-P SPA 9 0.00 13.10 13.10 2331221000 424 W 4th Ave, Escondido, CA, 92025-4144 0.16 S-P SPA 9 16.04 16.04 0.00 2330411900 426 W 2nd Ave, Escondido, CA, 92025-4149 0.48 S-P SPA 9 0.00 38.05 38.05 2293325000 427 N Escondido Blvd, Escondido, CA, 92025-2625 0.11 S-P SPA 9 11.02 11.02 0.00 2331321400 427 W 4th Ave, Escondido, CA, 92025-5046 0.34 S-P SPA 9 33.68 33.68 0.00 2330410201 431 W Grand Ave, Escondido, CA, 92025-2607 0.23 S-P SPA 9 0.00 18.30 18.30 2331321300 434 W 5th Ave, Escondido, CA, 92025-4829 0.50 S-P SPA 9 49.56 49.56 0.00 2330410100 437 W Grand Ave, Escondido, CA, 92025-2607 0.09 S-P SPA 9 0.00 7.51 7.51 Ordinance No. 2026-15
Exhibit “D”

Page 8 of 26 ends

311
Item10.

APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2331221100 438 W 4th Ave, Escondido, CA, 92025-4132 0.16 S-P SPA 9 16.04 16.04 0.00 2292721600 439 W Washington Ave, Escondido, CA, 92025-2627 4.46 S-P SPA 9 446.00 446.00 0.00 2331320100* 443 W 4th Ave, Escondido, CA, 92025-4131 0.13 S-P SPA 9 13.16 13.16 0.00 2331221200 444 W 4th Ave, Escondido, CA, 92025-4103 0.15 S-P SPA 9 15.41 15.41 0.00 2293324900 445 N Escondido Blvd, Escondido, CA, 92025-2625 0.10 S-P SPA 9 10.50 10.50 0.00 2292721900 463 Theta Gln, Escondido, CA, 92025 0.92 S-P SPA 9 92.00 92.00 0.00 2292721800 485 Escondido Blvd, Escondido, CA, 92025 0.71 S-P SPA 9 71.00 71.00 0.00 2292722300 486 Meander Gln, Escondido, CA, 92025-2566 0.52 S-P SPA 9 52.00 52.00 0.00 2330220700 503 W Grand Ave, Escondido, CA, 92025-2501 0.27 S-P SPA 9 27.36 27.36 0.00 2330320700 509 W 2nd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 16.56 16.56 0.00 2330220800 510 W 2nd Ave, Escondido, CA, 92025 0.15 S-P SPA 9 15.18 15.18 0.00 2293311700 510 W Valley Pkwy, Escondido, CA, 92025-2511 0.9 S-P SPA 9 90.00 90.00 0.00 2294010300 511 W Valley Pkwy, Escondido, CA, 92025-2510 0.15 S-P SPA 9 15.22 15.22 0.00 2292722400 515 Meander Gln, Escondido, CA, 92025-2509 0.15 S-P SPA 9 14.99 14.99 0.00 7602464400 515 Meander Gln, Escondido, CA, 92025-2509 0.98 S-P SPA 9 97.55 97.55 0.00 2294010200 515 W Valley Pkwy, Escondido, CA, 92025-2510 0.16 S-P SPA 9 15.70 15.70 0.00 2330220900 518 W 2nd Ave, Escondido, CA, 92025-4002 0.16 S-P SPA 9 16.04 16.04 0.00 2292722200 520 Meander Gln, Escondido, CA, 92025 0.52 S-P SPA 9 52.00 52.00 0.00 2294011600 520 W Grand Ave, Escondido, CA, 92025-2502 0.50 S-P SPA 9 50.48 50.48 0.00 2330221000 522 W 2nd Ave, Escondido, CA, 92025-4001 0.14 S-P SPA 9 14.15 14.15 0.00 2330220600 525 W Grand Ave, Escondido, CA, 92025-2501 0.16 S-P SPA 9 16.07 16.07 0.00 2330322100 527 W 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 15.64 15.64 0.00 2330322000 529 W 2nd Ave, Escondido, CA, 92025 0.8 S-P SPA 9 80.00 80.00 0.00 2330222000 530 W 2nd Ave, Escondido, CA, 92025-4019 0.15 S-P SPA 9 15.24 15.24 0.00 2330220500 535 W Grand Ave, Escondido, CA, 92025-2501 0.16 S-P SPA 9 16.07 16.07 0.00 2330221600 539 W Grand Ave, Escondido, CA, 92025-2501 0.08 S-P SPA 9 8.03 8.03 0.00 2330220300 541 W Grand Ave, Escondido, CA, 92025-2501 0.08 S-P SPA 9 8.03 8.03 0.00 2330221700 542 W 2nd Ave, Escondido, CA, 92025-4002 0.08 S-P SPA 9 7.79 7.79 0.00 2330321300 542 W 3rd Ave, Escondido, CA, 92025-4033 0.13 S-P SPA 9 13.15 13.15 0.00 2330321400 542 W 3rd Ave, Escondido, CA, 92025-4033 0.21 S-P SPA 9 20.62 20.62 0.00 2330321700 550 W 3rd Ave, Escondido, CA, 92025-4033 0.17 S-P SPA 9 17.18 17.18 0.00 2291724500 610 N Centre City Pkwy, Escondido, CA, 92025 3.44 S-P SPA 9 344.00 344.00 0.00 217 parcels 136.32 3304.62 11546.70 8242.08
* = on Local Historic Register, subject to Phased Implementation Ordinance No. 2026-15
Exhibit “D”

Page 9 of 26 ends

312
Item10.

APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(100 x acreage) Difference
2261122500 2110 Mission Rd, Escondido, CA, 92029-1013 0.51 C-G GC 0 51 51 2261122700 2825 Auto Park Way, Escondido, CA, 92029-2006 0.65 C-G GC 0 65 65 2283603800 0 Auto Park Way, Escondido, CA, 92029 0.34 PD-C GC 0 33.86 33.86 2283601400 2836 Auto Park Way, Escondido, CA, 92029-2006 0.62 PD-C GC 0 62 62 4 parcels 2.12 0 211.86 211.86
Qualifying Parcel Inventory | Nordahl Road Station | 1/4 mile Ordinance No. 2026-15
Exhibit “D”

Page 10 of 26 ends

313
Item10.

APN Address Acreage Zoning General Plan Exclusion
2320903300 0 N Spruce St, Escondido, CA, 92025 0.23 FCC Flood Excluded - Flood Control Channel 2321001800 0 N Spruce St, Escondido, CA, 92025 0.29 FCC Flood Excluded - Flood Control Channel 2320913400 0 Quince St, Escondido, CA, 92025 1.71 FCC Flood Excluded - Flood Control Channel 2323600800 348 N Tulip St, Escondido, CA, 92025 0.53 FCC Flood Excluded - Flood Control Channel 2323600700 348 N Tulip St, Escondido, CA, 92025 0.59 FCC Flood Excluded - Flood Control Channel 2293311500 398 Quince St, Escondido, CA, 92025 1.26 FCC Flood Excluded - Flood Control Channel 2321310500 505 N Tulip St, Escondido, CA, 92025 2.54 FCC Flood Excluded - Flood Control Channel 2321311300 598 N Tulip St, Escondido, CA, 92025 0.64 FCC Flood Excluded - Flood Control Channel 2321000700 798 Norlak Ave, Escondido, CA, 92025 0.17 FCC Flood Excluded - Flood Control Channel 2320904400 0 Santa Fe Ave, Escondido, CA, 92025 0.74 FCC GI Excluded - Flood Control Channel 2320905100 598 N Spruce St, Escondido, CA, 92025 0.09 FCC GI Excluded - Flood Control Channel 2320904900 598 N Spruce St, Escondido, CA, 92025 0.25 FCC GI Excluded - Flood Control Channel 2320905700 598 N Spruce St, Escondido, CA, 92025 0.40 FCC GI Excluded - Flood Control Channel 2320904300 598 N Spruce St, Escondido, CA, 92025 0.60 FCC GI Excluded - Flood Control Channel 2320904700 598 N Spruce St, Escondido, CA, 92025 0.69 FCC GI Excluded - Flood Control Channel 2282705700 698 N Quince St, Escondido, CA, 92025 2.54 FCC PC Excluded - Flood Control Channel 2320913500 0 Quince St, Escondido, CA, 92025 0.57 FCC SPA 9 Excluded - Flood Control Channel 2323600900 348 N Tulip St, Escondido, CA, 92025 0.75 FCC SPA 9 Excluded - Flood Control Channel 2321311400 0 N Tulip St, Escondido, CA, 92025 0.75 M-1 GI Excluded - Industrial 2320912900 0 Spruce St, Escondido, CA, 92025 1.68 M-1 GI Excluded - Industrial 2320912000 335 N Quince St, Escondido, CA, 92025-2519 1.24 M-1 GI Excluded - Industrial 2320912600 425 N Quince St, Escondido, CA, 92025-2521 2.68 M-1 GI Excluded - Industrial 2320912700 455 N Quince St, Escondido, CA, 92025-2521 3.48 M-1 GI Excluded - Industrial 7602462400 455 N Quince St, Escondido, CA, 92025-2521 3.50 M-1 GI Excluded - Industrial 7602461800 480 N Spruce St, Escondido, CA, 92025-2547 1.63 M-1 GI Excluded - Industrial 2320912800 480 N Spruce St, Escondido, CA, 92025-2547 3.79 M-1 GI Excluded - Industrial 7602462700 480 N Spruce St, Escondido, CA, 92025-2547 3.82 M-1 GI Excluded - Industrial 2320913800 520 N Spruce St, Escondido, CA, 92025 0.89 M-1 GI Excluded - Industrial 7602463400 525 N Quince St, Escondido, CA, 92025-2523 0.97 M-1 GI Excluded - Industrial 2320910600 525 N Quince St, Escondido, CA, 92025-2523 1.02 M-1 GI Excluded - Industrial 2320913600 530 N Spruce St, Escondido, CA, 92025-2548 0.88 M-1 GI Excluded - Industrial 2320913700 530 N Spruce St, Escondido, CA, 92025-2548 0.88 M-1 GI Excluded - Industrial 2320910500 535 N Quince St, Escondido, CA, 92025-2523 1.46 M-1 GI Excluded - Industrial 2320913100 540 N Spruce St, Escondido, CA, 92025-2548 0.88 M-1 GI Excluded - Industrial 2320910400 541 N Quince St, Escondido, CA, 92025-2569 1.00 M-1 GI Excluded - Industrial 2321311500 561 N Tulip St, Escondido, CA, 92025-2532 3.27 M-1 GI Excluded - Industrial 2320910100 598 N Spruce St, Escondido, CA, 92025 0.01 M-1 GI Excluded - Industrial 2282703100 610 Rock Springs Rd, Escondido, CA, 92025-1623 0.44 M-1 GI Excluded - Industrial 2282703000 618 Rock Springs Rd, Escondido, CA, 92025-1623 0.12 M-1 GI Excluded - Industrial 2282702500 628 Rock Springs Rd, Escondido, CA, 92025-1623 0.59 M-1 GI Excluded - Industrial 2282702600 630 Rock Springs Rd, Escondido, CA, 92025-1623 0.60 M-1 GI Excluded - Industrial 2282702400 634 Rock Springs Rd, Escondido, CA, 92025-1623 0.51 M-1 GI Excluded - Industrial 2320913000 635 W Washington Ave, Escondido, CA, 92025-1630 1.01 M-1 GI Excluded - Industrial Excluded Parcel Inventory | Escondido Transit Center
Ordinance No. 2026-15
Exhibit “D”

Page 11 of 26 ends

314
Item10.

APN Address Acreage Zoning General Plan Exclusion
Excluded Parcel Inventory | Escondido Transit Center
2282707900 650 Rock Springs Rd, Escondido, CA, 92025-1623 0.68 M-1 GI Excluded - Industrial 2282708800 738 W Washington Ave, Escondido, CA, 92025-1692 0.54 M-1 GI Excluded - Industrial 2320910200 753 W Washington Ave, Escondido, CA, 92025-1632 0.92 M-1 GI Excluded - Industrial 2320910300 770 W Washington Ave, Escondido, CA, 92025 2.00 M-1 GI Excluded - Industrial 2320912500 798 Norlak Ave, Escondido, CA, 92025 1.80 M-1 GI Excluded - Industrial 2282706900 802 W Washington Ave, Escondido, CA, 92025-1644 0.90 M-1 GI Excluded - Industrial 2282705800 820 W Washington Ave, Escondido, CA, 92025-1635 0.16 M-1 GI Excluded - Industrial 2282706800 826 W Washington Ave, Escondido, CA, 92025-1635 0.40 M-1 GI Excluded - Industrial 2293311900 0 Gannon St, Escondido, CA, 92025 0.24 M-1 LI Excluded - Industrial 7602462900 310 N Quince St, Escondido, CA, 92025 2.78 M-1 LI Excluded - Industrial 2293311800 350 N Quince St, Escondido, CA, 92025-2520 0.79 M-1 LI Excluded - Industrial 2293311400 398 N Quince St, Escondido, CA, 92025 2.78 M-1 LI Excluded - Industrial 2293310300 428 N Quince St, Escondido, CA, 92025-2522 0.52 M-1 LI Excluded - Industrial 2293310200 432 N Quince St, Escondido, CA, 92025-2522 1.08 M-1 LI Excluded - Industrial 2293310100 446 N Quince St, Escondido, CA, 92025-2522 0.93 M-1 LI Excluded - Industrial 2292711000 502 N Quince St, Escondido, CA, 92025-2524 0.47 M-1 LI Excluded - Industrial 2293311200 507 W Gannon Pl, Escondido, CA, 92025-2512 0.50 M-1 LI Excluded - Industrial 2292712300 518 N Quince St, Escondido, CA, 92025 1.19 M-1 LI Excluded - Industrial 2293310400 520 W Gannon Pl, Escondido, CA, 92025-2513 2.52 M-1 LI Excluded - Industrial 2292711500 525 W Washington Ave, Escondido, CA, 92025-1628 0.51 M-1 LI Excluded - Industrial 2292710700 534 N Quince St, Escondido, CA, 92025-2524 0.17 M-1 LI Excluded - Industrial 2292710600 538 N Quince St, Escondido, CA, 92025-2524 0.56 M-1 LI Excluded - Industrial 2292711600 545 W Washington Ave, Escondido, CA, 92025-1628 0.51 M-1 LI Excluded - Industrial 2292710500 546 N Quince St, Escondido, CA, 92025-2524 0.34 M-1 LI Excluded - Industrial 2291711000 550 W Washington Ave, Escondido, CA, 92025-1643 0.22 M-1 LI Excluded - Industrial 2291711100 550 W Washington Ave, Escondido, CA, 92025-1643 0.30 M-1 LI Excluded - Industrial 2291712100 550 W Washington Ave, Escondido, CA, 92025-1643 0.77 M-1 LI Excluded - Industrial 2292711400 560 N Quince St, Escondido, CA, 92025-2524 0.51 M-1 LI Excluded - Industrial 2320902600 0 Santa Fe Ave, Escondido, CA, 92025 1.59 M-2 GI Excluded - Industrial 2320907300 0 Santa Fe Ave, Escondido, CA, 92025 6.32 M-2 GI Excluded - Industrial 2320902800 0 Spruce St, Escondido, CA, 92025 0.83 M-2 GI Excluded - Industrial 2282507400 0 Washington Ave, Escondido, CA, 92025 0.51 M-2 GI Excluded - Industrial 2320907200 0 Washington St, Escondido, CA, 92025 10.32 M-2 GI Excluded - Industrial 2320900100 1035 W Washington Ave, Escondido, CA, 92025-1673 3.29 M-2 GI Excluded - Industrial 2282501600 1044 W Washington Ave, Escondido, CA, 92025-1672 1.78 M-2 GI Excluded - Industrial 2282507700 1044 W Washington Ave, Escondido, CA, 92025-1672 4.21 M-2 GI Excluded - Industrial 2282501700 1050 W Washington Ave, Escondido, CA, 92025-1672 0.48 M-2 GI Excluded - Industrial 2323601700 500 N Tulip St, Escondido, CA, 92025-2533 3.75 M-2 GI Excluded - Industrial 2320904600 507 N Spruce St, Escondido, CA, 92025-2526 0.20 M-2 GI Excluded - Industrial 2320904800 507 N Spruce St, Escondido, CA, 92025-2526 0.38 M-2 GI Excluded - Industrial 2320800600 550 N Tulip St, Escondido, CA, 92025-2533 4.27 M-2 GI Excluded - Industrial 2321312500 555 N Tulip St, Escondido, CA, 92025-2532 6.32 M-2 GI Excluded - Industrial 2320801200 562 N Tulip St, Escondido, CA, 92025-2533 0.45 M-2 GI Excluded - Industrial Ordinance No. 2026-15
Exhibit “D”

Page 12 of 26 ends

315
Item10.

APN Address Acreage Zoning General Plan Exclusion
Excluded Parcel Inventory | Escondido Transit Center
2320801300 564 N Tulip St, Escondido, CA, 92025 2533 0.70 M-2 GI Excluded - Industrial 2320801100 566 N Tulip St, Escondido, CA, 92025-2533 0.50 M-2 GI Excluded - Industrial 2320801000 568 N Tulip St, Escondido, CA, 92025-2533 0.67 M-2 GI Excluded - Industrial 2320800800 570 N Tulip St, Escondido, CA, 92025-2533 0.44 M-2 GI Excluded - Industrial 2320800900 572 N Tulip St, Escondido, CA, 92025-2533 0.53 M-2 GI Excluded - Industrial 2320905400 598 N Spruce St, Escondido, CA, 92025 7.82 M-2 GI Excluded - Industrial 2282506600 611 Rock Springs Rd, Escondido, CA, 92025-1622 0.95 M-2 GI Excluded - Industrial 2282506500 641 Rock Springs Rd, Escondido, CA, 92025-1622 0.95 M-2 GI Excluded - Industrial 2282503400 649 Rock Springs Rd, Escondido, CA, 92025-1622 0.67 M-2 GI Excluded - Industrial 2320912400 775 Norlak Ave, Escondido, CA, 92025-2514 1.60 M-2 GI Excluded - Industrial 2320904500 825 W Washington Ave, Escondido, CA, 92025-1634 0.41 M-2 GI Excluded - Industrial 2320905500 849 W Washington Ave, Escondido, CA, 92025-1634 4.18 M-2 GI Excluded - Industrial 2282507300 910 Washington Ave, Escondido, CA, 92025 0.22 M-2 GI Excluded - Industrial 2282507200 930 W Washington St, Escondido, CA, 92025-1637 0.24 M-2 GI Excluded - Industrial 2282506400 950 W Washington Ave, Escondido, CA, 92025-1637 5.29 M-2 GI Excluded - Industrial 2331000400 0 3rd Ave, Escondido, CA, 92025 0.09 S-P SPA 15 Excluded - Industrial 2331002300 0 3rd Ave, Escondido, CA, 92025 0.98 S-P SPA 15 Excluded - Industrial 2331310600 0 Pine St, Escondido, CA, 92025 0.34 S-P SPA 15 Excluded - Industrial 2330211400 0 Quince St, Escondido, CA, 92025 0.82 S-P SPA 15 Excluded - Industrial 2330210800 135 S Quince St, Escondido, CA, 92025-4055 0.87 S-P SPA 15 Excluded - Industrial 2331002100 190 S Spruce St, Escondido, CA, 92025 0.03 S-P SPA 15 Excluded - Industrial 2331001700 200 S Spruce St, Escondido, CA, 92025 0.91 S-P SPA 15 Excluded - Industrial 2330311100 237 S Quince St, Escondido, CA, 92025-4044 1.47 S-P SPA 15 Excluded - Industrial 2330311400 245 S Quince St, Escondido, CA, 92025-4044 0.34 S-P SPA 15 Excluded - Industrial 2331001400 321 S Quince St, Escondido, CA, 92025-4046 1.12 S-P SPA 15 Excluded - Industrial 2331002500 360 S Spruce St, Escondido, CA, 92025-4052 0.69 S-P SPA 15 Excluded - Industrial 2331310100 410 S Quince St, Escondido, CA, 92025-4048 0.31 S-P SPA 15 Excluded - Industrial 2331311500 480 S Quince St, Escondido, CA, 92025-4048 0.30 S-P SPA 15 Excluded - Industrial 2332110100 502 S Quince St, Escondido, CA, 92025-4020 0.34 S-P SPA 15 Excluded - Industrial 2331920600 515 S Quince St, Escondido, CA, 92025-4022 0.16 S-P SPA 15 Excluded - Industrial 2331310500 515 W 4th Ave, Escondido, CA, 92025-4037 0.17 S-P SPA 15 Excluded - Industrial 2331310900 528 W 5th Ave, Escondido, CA, 92025-4004 0.16 S-P SPA 15 Excluded - Industrial 2331311600 529 W 4th Ave, Escondido, CA, 92025-4037 0.50 S-P SPA 15 Excluded - Industrial 2331311000 534 W 5th Ave, Escondido, CA, 92025-4004 0.15 S-P SPA 15 Excluded - Industrial 2331311100 542 W 5th Ave, Escondido, CA, 92025-4004 0.17 S-P SPA 15 Excluded - Industrial 2332110300 545 W 5th Ave, Escondido, CA, 92025 0.17 S-P SPA 15 Excluded - Industrial 2331921100 546 S Redwood St, Escondido, CA, 92025-4026 0.31 S-P SPA 15 Excluded - Industrial 2332110200 598 W 5th Ave, Escondido, CA, 92025 0.17 S-P SPA 15 Excluded - Industrial 2331920700 600 W 6th Ave, Escondido, CA, 92025-4008 0.47 S-P SPA 15 Excluded - Industrial 2330311200 616 W 3rd Ave, Escondido, CA, 92025-4035 0.61 S-P SPA 15 Excluded - Industrial 2331920500 619 W 5th Ave, Escondido, CA, 92025-4040 0.18 S-P SPA 15 Excluded - Industrial 2331920400 623 W 5th Ave, Escondido, CA, 92025-4040 0.15 S-P SPA 15 Excluded - Industrial 2331921300 626 W 6th Ave, Escondido, CA, 92025-4008 0.32 S-P SPA 15 Excluded - Industrial Ordinance No. 2026-15
Exhibit “D”

Page 13 of 26 ends

316
Item10.

APN Address Acreage Zoning General Plan Exclusion
Excluded Parcel Inventory | Escondido Transit Center
2331920300 629 W 5th Ave, Escondido, CA, 92025-4040 0.32 S-P SPA 15 Excluded - Industrial 2331121600 634 W 5th Ave, Escondido, CA, 92025 2.74 S-P SPA 15 Excluded - Industrial 7601699901 635 W 3rd Ave, Escondido, CA, 92025-4034 2.20 S-P SPA 15 Excluded - Industrial 2331921000 642 W 6th Ave, Escondido, CA, 92025-4008 0.17 S-P SPA 15 Excluded - Industrial 2331921200 651 W 5th Ave, Escondido, CA, 92025-4040 0.48 S-P SPA 15 Excluded - Industrial 2331001200 704 W 4th Ave, Escondido, CA, 92025-4039 0.29 S-P SPA 15 Excluded - Industrial 2331001100 710 W 4th Ave, Escondido, CA, 92025-4039 0.17 S-P SPA 15 Excluded - Industrial 2331110800 711 W 4th Ave, Escondido, CA, 92025-4038 0.17 S-P SPA 15 Excluded - Industrial 2331110700 721 W 4th Ave, Escondido, CA, 92025-4038 0.17 S-P SPA 15 Excluded - Industrial 2331110600 731 W 4th Ave, Escondido, CA, 92025-4038 0.17 S-P SPA 15 Excluded - Industrial 2331110500 737 W 4th Ave, Escondido, CA, 92025-4038 0.18 S-P SPA 15 Excluded - Industrial 2331000300 740 W 4th Ave, Escondido, CA, 92025-4039 0.52 S-P SPA 15 Excluded - Industrial 2331001000 740 W Fourth Ave, Escondido, CA, 92025-4039 0.34 S-P SPA 15 Excluded - Industrial 2331110400 741 W 4th Ave, Escondido, CA, 92025-4038 0.15 S-P SPA 15 Excluded - Industrial 2331110300 743 W 4th Ave, Escondido, CA, 92025-4038 0.17 S-P SPA 15 Excluded - Industrial 2331110200 751 W 4th Ave, Escondido, CA, 92025-4038 0.17 S-P SPA 15 Excluded - Industrial 2331001900 755 W Grand Ave, Escondido, CA, 92025-2505 0.31 S-P SPA 15 Excluded - Industrial 2331110100 759 W 4th Ave, Escondido, CA, 92025-4038 0.16 S-P SPA 15 Excluded - Industrial 2331002000 760 W 2nd Ave, Escondido, CA, 92025 0.19 S-P SPA 15 Excluded - Industrial 2331002400 765 W 3rd Ave, Escondido, CA, 92025-4036 0.69 S-P SPA 15 Excluded - Industrial 2331001800 798 W 2nd Ave, Escondido, CA, 92025 8.51 S-P SPA 15 Excluded - Industrial 7601694400 0 Valley Pkwy, Escondido, CA, 92025 0.02 S-P SPA 9 Excluded - Industrial 7601693800 201 N Quince St, Escondido, CA, 92025 3.04 S-P SPA 9 Excluded - Industrial 7602460600 0 Grand Ave, Escondido, CA, 92025 5.04 S-P SPA 15 Excluded - Industrial/Railroad 7601697400 0 W 3rd Ave, Escondido, CA, 92025 2.20 S-P SPA 15 Excluded - Industrial/Railroad 7601697500 135 Quince St, Escondido, CA, 92025-4055 0.89 S-P SPA 15 Excluded - Industrial/Railroad 7601699100 546 S Redwood St, Escondido, CA, 92025-4026 0.56 S-P SPA 15 Excluded - Industrial/Railroad 2322902300 399 S Spruce St, Escondido, CA, 92025 0.63 OS-P P Excluded - Park/Open Space 2293521200 251 Woodward Ave, Escondido, CA, 92025 22.7 S-P SPA 9 Excluded - Park/Open Space 2293722000 250 Valley Pkwy, Escondido, CA, 92025 3.32 S-P SPA 9 Excluded - Cultural Facility 2330322200 0 2nd Ave, Escondido, CA, 92025 0.001 PD-C SPA 9 Excluded - Too small for SB 79 minimum requirements 2330211800 698 W 2nd Ave, Escondido, CA, 92025 0.01 S-P SPA 15 Excluded - Too small for SB 79 minimum requirements 2321101800 868 W Grand Ave, Escondido, CA, 92025 0.02 R-3-18 U3 Excluded - Too small for SB 79 minimum requirements 2321101900 868 W Grand Ave, Escondido, CA, 92025 0.03 S-P SPA 9 Excluded - Too small for SB 79 minimum requirements Ordinance No. 2026-15
Exhibit “D”

Page 14 of 26 ends

317
Item10.

APN Address Acreage Zoning General Plan Exclusion
2283812700 0 Aero Way, Escondido, CA, 92029 0.38 M-1 GI Excluded - Industrial 2283812800 0 Aero Way, Escondido, CA, 92029 0.42 M-1 GI Excluded - Industrial 2283813700 0 Alpine Way, Escondido, CA, 92029 0.83 M-1 GI Excluded - Industrial 2283816700 0 Auto Park Way, Escondido, CA, 92029 0.13 M-1 GI Excluded - Industrial 2283816800 0 Auto Park Way, Escondido, CA, 92029 0.21 M-1 GI Excluded - Industrial 2283812400 1931 Don Lee Pl, Escondido, CA, 92029-1141 0.34 M-1 GI Excluded - Industrial 2283812500 1941 Don Lee Pl, Escondido, CA, 92029-1151 0.51 M-1 GI Excluded - Industrial 2283812600 1951 Don Lee Pl, Escondido, CA, 92029-1141 0.51 M-1 GI Excluded - Industrial 2283810700 1971 Don Lee Pl, Escondido, CA, 92029-1141 1.05 M-1 GI Excluded - Industrial 2283810600 1991 Don Lee Pl, Escondido, CA, 92029-1130 1.50 M-1 GI Excluded - Industrial 2283816400 2410 Auto Park Way, Escondido, CA, 92029-1221 0.27 M-1 GI Excluded - Industrial 2283817000 2414 Auto Park Way, Escondido, CA, 92029-1223 0.50 M-1 GI Excluded - Industrial 2283813100 2418 Auto Park Way, Escondido, CA, 92029-1223 0.39 M-1 GI Excluded - Industrial 2283815000 2425 Auto Park Way, Escondido, CA, 92029-1222 6.40 M-1 GI Excluded - Industrial 2283812000 2426 Auto Park Way, Escondido, CA, 92029-1225 0.38 M-1 GI Excluded - Industrial 2283811900 2430 Auto Park Way, Escondido, CA, 92029-1264 0.54 M-1 GI Excluded - Industrial 2283816300 2431 Auto Park Way, Escondido, CA, 92029-1222 0.41 M-1 GI Excluded - Industrial 2283811800 2434 Auto Park Way, Escondido, CA, 92029-1265 0.54 M-1 GI Excluded - Industrial 2283816900 2437 Auto Park Way, Escondido, CA, 92029-1222 0.45 M-1 GI Excluded - Industrial 2283811700 2438 Auto Park Way, Escondido, CA, 92029-1225 0.58 M-1 GI Excluded - Industrial 2283811600 2442 Auto Park Way, Escondido, CA, 92029-1225 0.54 M-1 GI Excluded - Industrial 2283811500 2446 Auto Park Way, Escondido, CA, 92029-1225 0.29 M-1 GI Excluded - Industrial 2283811400 2450 Auto Park Way, Escondido, CA, 92029-1225 0.24 M-1 GI Excluded - Industrial 2283817100 2532 Auto Park Way, Escondido, CA, 92029-2087 0.75 M-1 GI Excluded - Industrial 2283817200 2534 Auto Park Way, Escondido, CA, 92029-2087 1.18 M-1 GI Excluded - Industrial 2283814200 610 Alpine Way, Escondido, CA, 92029-1204 0.83 M-1 GI Excluded - Industrial 2283814100 620 Alpine Way, Escondido, CA, 92029-1204 0.59 M-1 GI Excluded - Industrial 2283813000 622 Aero Way, Escondido, CA, 92029-1201 0.40 M-1 GI Excluded - Industrial 2283815400 629 Alpine Way, Escondido, CA, 92029-1206 0.85 M-1 GI Excluded - Industrial 2283814000 630 Alpine Way, Escondido, CA, 92029-1204 0.50 M-1 GI Excluded - Industrial 2283812100 631 Aero Way, Escondido, CA, 92029-1202 0.36 M-1 GI Excluded - Industrial 2283812900 632 Aero Way, Escondido, CA, 92029-1201 0.49 M-1 GI Excluded - Industrial 2283812200 639 Aero Way, Escondido, CA, 92029-1202 0.35 M-1 GI Excluded - Industrial 2283813900 640 Alpine Way, Escondido, CA, 92029-1204 0.56 M-1 GI Excluded - Industrial 2283812300 647 Aero Way, Escondido, CA, 92029-1202 0.36 M-1 GI Excluded - Industrial 2283813500 649 Alpine Way, Escondido, CA, 92029-1206 0.41 M-1 GI Excluded - Industrial Excluded Parcel Inventory | Nordahl Road Station
Ordinance No. 2026-15
Exhibit “D”

Page 15 of 26 ends

318
Item10.

APN Address Acreage Zoning General Plan Exclusion
Excluded Parcel Inventory | Nordahl Road Station
2283813800 650 Alpine Way, Escondido, CA, 92029-1204 0.57 M-1 GI Excluded - Industrial 2283813600 655 Alpine Way, Escondido, CA, 92029-1206 0.43 M-1 GI Excluded - Industrial 2283603900 0 Auto Park Way, Escondido, CA, 92029 1.33 M-1 LI Excluded - Industrial 2285203500 0 Corporate Dr, Escondido, CA, 92029 0.12 M-1 LI Excluded - Industrial 2283120600 0 Meyers Ave, Escondido, CA, 92029 0.04 M-1 LI Excluded - Industrial 2283702700 0 Mission Rd, Escondido, CA, 92029 4.61 M-1 LI Excluded - Industrial 2284202000 0 Opper St, Escondido, CA, 92029 0.65 M-1 LI Excluded - Industrial 2283705200 1726 Mission Rd, Escondido, CA, 92029-1111 0.82 M-1 LI Excluded - Industrial 2283704300 1726 Mission Rd, Escondido, CA, 92029-1111 1.29 M-1 LI Excluded - Industrial 2283704500 1730 Mission Rd, Escondido, CA, 92029-1111 1.40 M-1 LI Excluded - Industrial 2283705300 1738 Mission Rd, Escondido, CA, 92029-1111 0.70 M-1 LI Excluded - Industrial 2283704800 1798 Mission Rd, Escondido, CA, 92029 4.09 M-1 LI Excluded - Industrial 2283604600 1800 Mission Rd, Escondido, CA, 92029-1112 1.97 M-1 LI Excluded - Industrial 2283604900 1824 Mission Rd, Escondido, CA, 92029-1112 0.30 M-1 LI Excluded - Industrial 2283604700 1830 Mission Rd, Escondido, CA, 92029-1112 2.86 M-1 LI Excluded - Industrial 2283604800 1844 Mission Rd, Escondido, CA, 92029-1112 0.29 M-1 LI Excluded - Industrial 2283603100 1914 Mission Ave, Escondido, CA, 92029 1.32 M-1 LI Excluded - Industrial 2283603200 1914 Mission Ave, Escondido, CA, 92029-1132 1.05 M-1 LI Excluded - Industrial 2283603300 1916 Mission Ave, Escondido, CA, 92029-1114 0.91 M-1 LI Excluded - Industrial 2283603400 1920 Mission Ave, Escondido, CA, 92029-1114 0.60 M-1 LI Excluded - Industrial 2283601200 1960 Mission Rd, Escondido, CA, 92029-1114 2.17 M-1 LI Excluded - Industrial 2283601300 2010 Mission Rd, Escondido, CA, 92029-1119 2.60 M-1 LI Excluded - Industrial 2283601600 2040 Mission Ave, Escondido, CA, 92029-1119 0.74 M-1 LI Excluded - Industrial 2261124900 2120 Mission Rd, Escondido, CA, 92029-1039 2.11 M-1 LI Excluded - Industrial 2261123100 2126 Mission Rd, Escondido, CA, 92029-1013 1.68 M-1 LI Excluded - Industrial 2261123000 2130 Mission Rd, Escondido, CA, 92029-1013 1.15 M-1 LI Excluded - Industrial 2283803600 2161 Meyers Ave, Escondido, CA, 92029-1002 0.48 M-1 LI Excluded - Industrial 2283803700 2161 Meyers Ave, Escondido, CA, 92029-1002 0.65 M-1 LI Excluded - Industrial 2283804900 2180 Meyers Ave, Escondido, CA, 92029-1001 0.80 M-1 LI Excluded - Industrial 2283803800 2181 Meyers Ave, Escondido, CA, 92029-1036 3.59 M-1 LI Excluded - Industrial 2283803000 2213 Meyers Ave, Escondido, CA, 92029-1005 1.69 M-1 LI Excluded - Industrial 2284202800 2222 Meyers Ave, Escondido, CA, 92029-1003 0.41 M-1 LI Excluded - Industrial 2283803100 2225 Meyers Ave, Escondido, CA, 92029-1005 1.02 M-1 LI Excluded - Industrial 2284200100 2235 Meyers Ave, Escondido, CA, 92029-1005 0.30 M-1 LI Excluded - Industrial 2284701600 2235 Micro Pl, Escondido, CA, 92029-1010 0.30 M-1 LI Excluded - Industrial 2284203000 2250 Meyers Ave, Escondido, CA, 92029-1004 0.31 M-1 LI Excluded - Industrial Ordinance No. 2026-15
Exhibit “D”

Page 16 of 26 ends

319
Item10.

APN Address Acreage Zoning General Plan Exclusion
Excluded Parcel Inventory | Nordahl Road Station
2284203400 2255 Meyers Ave, Escondido, CA, 92029-1007 0.60 M-1 LI Excluded - Industrial 2284201600 2270 Meyers Ave, Escondido, CA, 92029-1004 0.28 M-1 LI Excluded - Industrial 2284201000 2275 Meyers Ave, Escondido, CA, 92029-1007 0.23 M-1 LI Excluded - Industrial 2284201500 2280 Meyers Ave, Escondido, CA, 92029-1004 0.27 M-1 LI Excluded - Industrial 2284201100 2285 Meyers Ave, Escondido, CA, 92029-1007 0.22 M-1 LI Excluded - Industrial 2284201400 2290 Meyers Ave, Escondido, CA, 92029-1004 0.28 M-1 LI Excluded - Industrial 2284201200 2295 Meyers Ave, Escondido, CA, 92029-1007 0.29 M-1 LI Excluded - Industrial 2284201300 2296 Meyers Ave, Escondido, CA, 92029-1004 0.28 M-1 LI Excluded - Industrial 2283121700 2320 Meyers Ave, Escondido, CA, 92029-1006 2.69 M-1 LI Excluded - Industrial 2284702700 2340 Meyers Ave, Escondido, CA, 92029-1008 0.71 M-1 LI Excluded - Industrial 2284702800 2342 Meyers Ave, Escondido, CA, 92029-1008 0.71 M-1 LI Excluded - Industrial 2283804000 2563 N Auto Park Way, Escondido, CA, 92029-2088 0.71 M-1 LI Excluded - Industrial 2283803900 2593 Auto Park Way, Escondido, CA, 92029-2088 0.44 M-1 LI Excluded - Industrial 2283801700 2615 Auto Park Way, Escondido, CA, 92029-2089 0.46 M-1 LI Excluded - Industrial 2283804500 2645 Auto Park Way, Escondido, CA, 92029-2089 0.47 M-1 LI Excluded - Industrial 2285200100 2835 Progress Pl, Escondido, CA, 92029-1516 1.40 M-1 LI Excluded - Industrial 2285200800 2862 Executive Pl, Escondido, CA, 92029-1524 1.24 M-1 LI Excluded - Industrial 2285200700 2863 Executive Pl, Escondido, CA, 92029-1524 1.79 M-1 LI Excluded - Industrial 2285200600 2864 Progress Pl, Escondido, CA, 92029-1516 1.80 M-1 LI Excluded - Industrial 2285203300 2865 Executive Pl, Escondido, CA, 92029-1524 3.49 M-1 LI Excluded - Industrial 2283904000 335 Ross Dr, Escondido, CA, 92029-1121 0.44 M-1 LI Excluded - Industrial 2285201300 445 Corporate Dr, Escondido, CA, 92029-1526 0.81 M-1 LI Excluded - Industrial 2285201400 450 Corporate Dr, Escondido, CA, 92029-1509 1.15 M-1 LI Excluded - Industrial 2285201201 457 Corporate Dr, Escondido, CA, 92029-1507 0.82 M-1 LI Excluded - Industrial 2285201202 459 Corporate Dr, Escondido, CA, 92029-1507 0.82 M-1 LI Excluded - Industrial 2285201500 460 Corporate Dr, Escondido, CA, 92029-1527 0.69 M-1 LI Excluded - Industrial 2285201203 461 Corporate Dr, Escondido, CA, 92029-1507 0.82 M-1 LI Excluded - Industrial 2285201204 463 Corporate Dr, Escondido, CA, 92029-1507 0.82 M-1 LI Excluded - Industrial 2285201205 465 Corporate Dr, Escondido, CA, 92029-1507 0.82 M-1 LI Excluded - Industrial 2285201600 470 Corporate Dr, Escondido, CA, 92029-1509 0.69 M-1 LI Excluded - Industrial 2285201100 475 Corporate Dr, Escondido, CA, 92029-1507 0.82 M-1 LI Excluded - Industrial 2285201700 480 Corporate Dr, Escondido, CA, 92029-1509 0.71 M-1 LI Excluded - Industrial 2285201000 485 Corporate Dr, Escondido, CA, 92029-1507 0.82 M-1 LI Excluded - Industrial 2285201800 490 Corporate Dr, Escondido, CA, 92029-1509 0.65 M-1 LI Excluded - Industrial 2285203400 500 Corporate Dr, Escondido, CA, 92029-1517 0.73 M-1 LI Excluded - Industrial 2285200900 505 Corporate Dr, Escondido, CA, 92029-1500 1.16 M-1 LI Excluded - Industrial Ordinance No. 2026-15
Exhibit “D”

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320
Item10.

APN Address Acreage Zoning General Plan Exclusion
Excluded Parcel Inventory | Nordahl Road Station
2285203800 510 Corporate Dr, Escondido, CA, 92029-1532 1.39 M-1 LI Excluded - Industrial 2285203700 520 Corporate Dr, Escondido, CA, 92029-1528 1.61 M-1 LI Excluded - Industrial 2285203100 525 Corporate Dr, Escondido, CA, 92029-1500 5.47 M-1 LI Excluded - Industrial 2284200500 525 Opper St, Escondido, CA, 92029-1019 0.54 M-1 LI Excluded - Industrial 2285203600 530 Corporate Dr, Escondido, CA, 92029-1501 0.89 M-1 LI Excluded - Industrial 2284203500 530 Opper St, Escondido, CA, 92029-1034 1.46 M-1 LI Excluded - Industrial 2284200600 535 Opper St, Escondido, CA, 92029-1019 0.61 M-1 LI Excluded - Industrial 2284200200 540 Opper St, Escondido, CA, 92029-1018 0.57 M-1 LI Excluded - Industrial 2285203000 545 Corporate Dr, Escondido, CA, 92029-1500 1.01 M-1 LI Excluded - Industrial 2284200700 545 Opper St, Escondido, CA, 92029-1019 0.30 M-1 LI Excluded - Industrial 2284000100 555 Country Club Dr, Escondido, CA, 92029-1510 0.91 M-1 LI Excluded - Industrial 2284203600 650 Opper St, Escondido, CA, 92029-1020 0.95 M-1 LI Excluded - Industrial 2284202900 655 Opper St, Escondido, CA, 92029-1021 0.32 M-1 LI Excluded - Industrial 2284201900 665 Opper St, Escondido, CA, 92029-1021 0.65 M-1 LI Excluded - Industrial 2283803200 2210 Meyers Ave, Escondido, CA, 92029-1003 1.22 M-1/M-2 LI Excluded - Industrial 2283120400 2421 Barham Dr, Escondido, CA, 92029-1027 5.00 M-1/M-2 LI Excluded - Industrial 2284203100 670 Opper St, Escondido, CA, 92029-1020 0.50 M-1/M-2 LI Excluded - Industrial 2283811100 1725 Mission Rd, Escondido, CA, 92029 2.52 M-2 GI Excluded - Industrial 2283811000 1758 Don Lee Pl, Escondido, CA, 92029-1136 1.00 M-2 GI Excluded - Industrial 2283814900 1798 Don Lee Pl, Escondido, CA, 92029 0.23 M-2 GI Excluded - Industrial 2283810900 1802 Don Lee Pl, Escondido, CA, 92029-1138 0.50 M-2 GI Excluded - Industrial 2283810800 1810 Don Lee Pl, Escondido, CA, 92029-1138 0.50 M-2 GI Excluded - Industrial 2283816200 1908 Don Lee Pl, Escondido, CA, 92029-1140 0.23 M-2 GI Excluded - Industrial 2283816000 1918 Don Lee Pl, Escondido, CA, 92029-1140 0.44 M-2 GI Excluded - Industrial 2283816100 1928 Don Lee Pl, Escondido, CA, 92029-1140 0.21 M-2 GI Excluded - Industrial 2283815900 1938 Don Lee Pl, Escondido, CA, 92029-1140 0.45 M-2 GI Excluded - Industrial 2283815800 1948 Don Lee Pl, Escondido, CA, 92029-1152 0.65 M-2 GI Excluded - Industrial 2283817400 1968 Don Lee Pl, Escondido, CA, 92029-1142 1.67 M-2 GI Excluded - Industrial 2283817300 1996 Don Lee Pl, Escondido, CA, 92029-1147 3.64 M-2 GI Excluded - Industrial 2283817500 2750 Auto Park Way, Escondido, CA, 92029-5000 2.34 M-2 GI Excluded - Industrial 2284700100 0 Barham Dr, Escondido, CA, 92029 0.46 M-2 LI Excluded - Industrial 2284704100 0 Micro Pl, Escondido, CA, 92029 0.82 M-2 LI Excluded - Industrial 2283804700 0 Micro Pl, Escondido, CA, 92029 1.69 M-2 LI Excluded - Industrial 2283805000 2160 Meyers Ave, Escondido, CA, 92029-1001 0.97 M-2 LI Excluded - Industrial 2284702100 2200 Micro Pl, Escondido, CA, 92029-1010 0.33 M-2 LI Excluded - Industrial 2284701800 2219 Micro Pl, Escondido, CA, 92029-1010 0.25 M-2 LI Excluded - Industrial Ordinance No. 2026-15
Exhibit “D”

Page 18 of 26 ends

321
Item10.

APN Address Acreage Zoning General Plan Exclusion
Excluded Parcel Inventory | Nordahl Road Station
2284702200 2220 Micro Pl, Escondido, CA, 92029-1010 0.33 M-2 LI Excluded - Industrial 2284700500 2225 Barham Dr, Escondido, CA, 92029-1037 0.53 M-2 LI Excluded - Industrial 2284701700 2229 Micro Pl, Escondido, CA, 92029-1010 0.24 M-2 LI Excluded - Industrial 2284702300 2230 Micro Pl, Escondido, CA, 92029-1010 0.27 M-2 LI Excluded - Industrial 2284700400 2235 Barham Dr, Escondido, CA, 92029-1025 0.28 M-2 LI Excluded - Industrial 2284700300 2245 Barham Dr, Escondido, CA, 92029-1025 0.33 M-2 LI Excluded - Industrial 2284701500 2245 Micro Pl, Escondido, CA, 92029-1011 0.29 M-2 LI Excluded - Industrial 2284703500 2250 Micro Pl, Escondido, CA, 92029-1011 1.03 M-2 LI Excluded - Industrial 2284700200 2255 Barham Dr, Escondido, CA, 92029-1025 0.37 M-2 LI Excluded - Industrial 2284701400 2255 Micro Pl, Escondido, CA, 92029-1011 0.24 M-2 LI Excluded - Industrial 2284701300 2265 Micro Pl, Escondido, CA, 92029-1011 0.28 M-2 LI Excluded - Industrial 2284703300 2275 Barham Dr, Escondido, CA, 92029-1025 0.67 M-2 LI Excluded - Industrial 2284701200 2275 Micro Pl, Escondido, CA, 92029-1011 0.25 M-2 LI Excluded - Industrial 2284703400 2280 Micro Pl, Escondido, CA, 92029-1011 0.52 M-2 LI Excluded - Industrial 2284701100 2285 Micro Pl, Escondido, CA, 92029-1038 0.54 M-2 LI Excluded - Industrial 2284702900 2344 Meyers Ave, Escondido, CA, 92029-1008 0.58 M-2 LI Excluded - Industrial 2284703000 2346 Meyers Ave, Escondido, CA, 92029-1008 0.58 M-2 LI Excluded - Industrial 2284703100 2348 Meyers Ave, Escondido, CA, 92029-1008 0.39 M-2 LI Excluded - Industrial 2284703200 2350 Meyers Ave, Escondido, CA, 92029-1008 0.56 M-2 LI Excluded - Industrial 2261121200 2444 Barham Dr, Escondido, CA, 92029-1026 2.80 M-2 LI Excluded - Industrial 2283804800 2751 Auto Park Way, Escondido, CA, 92029-2091 2.63 M-2 LI Excluded - Industrial 2284702400 730 Opper St, Escondido, CA, 92029-1022 0.28 M-2 LI Excluded - Industrial 2284702500 740 Opper St, Escondido, CA, 92029-1022 0.32 M-2 LI Excluded - Industrial 2283120500 0 Meyers Ave, Escondido, CA, 92029 4.94 PD-I LI Excluded - Industrial 2285204000 2870 Executive Pl, Escondido, CA, 92029-1524 1.35 PD-I LI Excluded - Industrial 2285203900 2875 Executive Pl, Escondido, CA, 92029-1524 2.58 PD-I LI Excluded - Industrial 2283702800 1798 Mission Rd, Escondido, CA, 92029 2.07 RR None Excluded - Railroad 2283300100 1798 Mission Rd, Escondido, CA, 92029 3.05 RR None Excluded - Railroad 2283601700 2098 Mission Rd, Escondido, CA, 92029 3.59 RR None Excluded - Railroad Ordinance No. 2026-15
Exhibit “D”

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322
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(100 x acreage) Difference
No 2321701000 0 Upas St, Escondido, CA, 92025 0.14 R-1-10 S 0.46 14.01 13.54 No 2321800700 101 N Upas St, Escondido, CA, 92025-3948 0.22 R-1-10 S 0.73 22.05 21.32 No 2321701600 104 N Upas St, Escondido, CA, 92025-3944 0.34 R-1-10 S 1.14 34.44 33.30 No 2321703100 108 S Upas St, Escondido, CA, 92025-3946 0.31 R-1-10 S 1.04 31.49 30.45 No 2321800600 111 N Upas St, Escondido, CA, 92025-3948 0.25 R-1-10 S 0.84 25.39 24.55 No 2321700900 116 S Upas St, Escondido, CA, 92025-3946 0.34 R-1-10 S 1.12 33.90 32.78 No 2321701900 120 N Upas St, Escondido, CA, 92025-3944 0.29 R-1-10 S 0.95 28.70 27.75 No 2321800500 121 N Upas St, Escondido, CA, 92025-3948 0.30 R-1-10 S 0.98 29.80 28.82 No 2321800400 122 Caroline Way, Escondido, CA, 92025-3810 0.23 R-1-10 S 0.77 23.43 22.65 No 2321700600 180 N Upas St, Escondido, CA, 92025-3944 0.69 R-1-10 S 2.27 68.78 66.51 No 2321503100 195 N Upas St, Escondido, CA, 92025-3948 0.56 R-1-10 S 1.85 56.00 54.15 No 2321703200 196 N Upas St, Escondido, CA, 92025-3944 0.34 R-1-10 S 1.14 34.43 33.30 No 2321703300 198 N Upas St, Escondido, CA, 92025-3944 0.33 R-1-10 S 1.10 33.29 32.19 No 2321700800 199 S Upas St, Escondido, CA 92025 0.18 R-1-10 S 0.59 17.92 17.33 No 2321703400 200 N Upas St, Escondido, CA, 92025-3950 0.35 R-1-10 S 1.16 35.29 34.13 No 2321700300 209 N Tulip St, Escondido, CA, 92025 0.76 R-1-10 S 2.51 76.16 73.64 No 2322321200 915 Grand Ct, Escondido, CA, 92025-3922 0.24 R-1-10 S 0.80 24.27 23.47 No 2322310100 916 Grand Ct, Escondido, CA, 92025-3922 0.23 R-1-10 S 0.78 23.48 22.71 No 2321701200 925 Grand Ct, Escondido, CA, 92025-3922 1.82 R-1-10 S 6.01 182.00 175.99 No 2322320700 926 W 2nd Ave, Escondido, CA, 92025-3964 0.31 R-1-7 U1 1.69 30.66 28.97 No 2322321400 928 W 2nd Ave, Escondido, CA, 92025-3964 0.15 R-1-7 U1 0.81 14.80 13.99 No 2322321300 930 W 2nd Ave, Escondido, CA, 92025-3964 0.15 R-1-7 U1 0.84 15.36 14.51 No 2322320500 932 W 2nd Ave, Escondido, CA, 92025-3964 0.29 R-1-7 U1 1.61 29.24 27.63 No 2322200900 801 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.84 15.33 13.49 No 2322201000 809 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.85 15.40 13.56 No 2322201100 817 W 2nd Ave, Escondido, CA, 92025-3963 0.17 R-2-12 U2 2.00 16.67 14.67 No 2322201200 825 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.83 15.28 13.44 No 2322201300 833 W 2nd Ave, Escondido, CA, 92025-3963 0.16 R-2-12 U2 1.89 15.75 13.86 No 2322201400 841 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.82 15.13 13.31 No 2322201500 849 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.82 15.19 13.37 30 parcels 9.94 44.23 993.61 949.38
Exempt Parcel Inventory | Escondido Transit Center | 1/4 mile Ordinance No. 2026-15
Exhibit “D”

Page 20 of 26 ends

323
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
No 2322001800 100 Howell Heights Dr, Escondido, CA, 92025-3813 0.23 R-1-10 S 0.77 18.62 17.85 No 2321800800 1010 Murray Ct, Escondido, CA, 92025-3861 0.23 R-1-10 S 0.77 18.56 17.79 No 2322000300 102 Caroline Way, Escondido, CA, 92025-3810 0.26 R-1-10 S 0.85 20.68 19.83 No 2321901000 1020 W 2nd Ave, Escondido, CA, 92025-3840 0.24 R-1-10 S 0.78 18.88 18.10 No 2323011300 1020 W 5th Ave, Escondido, CA, 92025-3802 0.23 R-1-10 S 0.77 18.71 17.94 No 2322002400 103 Howell Heights Dr, Escondido, CA, 92025-3812 0.23 R-1-10 S 0.76 18.44 17.68 No 2323011200 1030 W 5th Ave, Escondido, CA, 92025-3802 0.27 R-1-10 S 0.88 21.41 20.53 No 2321900900 1034 W 2nd Ave, Escondido, CA, 92025-3866 0.21 R-1-10 S 0.70 16.94 16.24 No 2322000200 104 Caroline Way, Escondido, CA, 92025-3810 0.23 R-1-10 S 0.77 18.60 17.83 No 2323011600 1040 W 5th Ave, Escondido, CA, 92025-3802 0.35 R-1-10 S 1.17 28.35 27.18 No 2321901800 105 S Upas St, Escondido, CA, 92025-3945 0.21 R-1-10 S 0.68 16.51 15.83 No 2321900300 106 Caroline Way, Escondido, CA, 92025-3810 0.05 R-1-10 S 0.16 3.93 3.77 No 2322000100 106 Caroline Way, Escondido, CA, 92025-3810 0.17 R-1-10 S 0.55 13.36 12.81 No 2321900100 107 Murray Ct, Escondido, CA, 92025-3816 0.19 R-1-10 S 0.63 15.16 14.53 No 2322001900 108 Howell Heights Dr, Escondido, CA, 92025-3813 0.25 R-1-10 S 0.82 19.87 19.05 No 2321800100 110 Caroline Way, Escondido, CA, 92025-3810 0.22 R-1-10 S 0.74 17.92 17.18 No 2322001000 110 Howell Heights Dr, Escondido, CA, 92025-3813 0.25 R-1-10 S 0.84 20.37 19.53 No 2321900200 111 Murray Ct, Escondido, CA, 92025-3816 0.21 R-1-10 S 0.71 17.14 16.43 No 2322001600 116 Howell Heights Dr, Escondido, CA, 92025-3813 0.26 R-1-10 S 0.85 20.50 19.65 No 2321800900 118 Caroline Way, Escondido, CA, 92025-3810 0.45 R-1-10 S 1.48 35.79 34.32 No 2322001300 120 Howell Heights Dr, Escondido, CA, 92025-3813 0.25 R-1-10 S 0.82 20.00 19.17 No 2321900400 121 Murray Ct, Escondido, CA, 92025-3816 0.20 R-1-10 S 0.66 15.94 15.28 No 2321901700 127 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.72 17.47 16.75 No 2321900500 134 Howell Heights Dr, Escondido, CA, 92025-3813 0.33 R-1-10 S 1.08 26.27 25.19 No 2321901600 141 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.73 17.60 16.88 No 2321900600 142 Howell Heights Dr, Escondido, CA, 92025-3813 0.32 R-1-10 S 1.07 25.93 24.86 No 2322001200 143 Howell Heights Dr, Escondido, CA, 92025-3812 0.35 R-1-10 S 1.17 28.31 27.14 No 2321701100 150 S Upas St, Escondido, CA, 92025-3946 0.49 R-1-10 S 1.61 39.05 37.44 No 2322001100* 151 Howell Heights Dr, Escondido, CA, 92025-3812 0.20 R-1-10 S 0.64 15.64 14.99 No 2321901500 151 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.72 17.45 16.73 No 2321900800 154 Howell Heights Dr, Escondido, CA, 92025-3813 0.33 R-1-10 S 1.10 26.68 25.57 No 2322000900 161 Howell Heights Dr, Escondido, CA, 92025-3812 0.26 R-1-10 S 0.85 20.50 19.65 No 2321901400 161 S Upas St, Escondido, CA, 92025-3945 0.24 R-1-10 S 0.81 19.56 18.75 No 2321901900 166 Howell Heights Dr, Escondido, CA, 92025-3813 0.30 R-1-10 S 0.99 23.88 22.90 No 2321901300 170 Gordon Ct, Escondido, CA, 92025-3811 0.24 R-1-10 S 0.80 19.33 18.53 No 2321901200 171 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.72 17.40 16.68 No 2322000700 175 Howell Heights Dr, Escondido, CA, 92025-3812 0.23 R-1-10 S 0.76 18.49 17.73 No 2321902000* 178 Howell Heights Dr, Escondido, CA, 92025-3813 0.13 R-1-10 S 0.44 10.65 10.22 No 2321901100 179 S Upas St, Escondido, CA, 92025-3945 0.19 R-1-10 S 0.62 15.07 14.45 No 2322000600 219 Howell Heights Dr, Escondido, CA, 92025-3814 0.25 R-1-10 S 0.84 20.37 19.53 Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile Ordinance No. 2026-15
Exhibit “D”

Page 21 of 26 ends

324
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2322703900 245 S Vine St, Escondido, CA, 92025-3823 0.32 R-1-10 S 1.06 25.74 24.68 No 2322703800 245 S Vine St, Escondido, CA, 92025-3823 0.44 R-1-10 S 1.46 35.27 33.82 No 2323010100 422 S Vine St, Escondido, CA, 92025-3826 0.75 R-1-10 S 2.47 59.78 57.31 No 2323011500 427 S Upas St, Escondido, CA, 92025-3951 0.31 R-1-10 S 1.02 24.71 23.69 No 2323011400 429 S Upas St, Escondido, CA, 92025-3951 0.25 R-1-10 S 0.84 20.33 19.49 No 2323011000 437 S Upas St, Escondido, CA, 92025-3951 0.46 R-1-10 S 1.51 36.68 35.16 No 2323010900 447 S Upas St, Escondido, CA, 92025-3951 0.22 R-1-10 S 0.72 17.46 16.74 No 2323010800 457 S Upas St, Escondido, CA, 92025-3951 0.23 R-1-10 S 0.77 18.57 17.80 No 2322700300 201 S Upas St, Escondido, CA, 92025-3947 0.20 R-1-10 U1 1.10 15.97 14.87 No 2322700400 211 S Upas St, Escondido, CA, 92025-3947 0.15 R-1-10 U1 0.85 12.36 11.51 No 2322700500 301 S Upas St, Escondido, CA, 92025-3949 0.16 R-1-10 U1 0.88 12.81 11.93 No 2322700600 311 S Upas St, Escondido, CA, 92025-3949 0.16 R-1-10 U1 0.88 12.77 11.89 No 2322701600 321 S Upas St, Escondido, CA, 92025-3949 0.18 R-1-10 U1 0.99 14.41 13.42 No 2322701700 351 S Upas St, Escondido, CA, 92025-3949 0.22 R-1-10 U1 1.19 17.28 16.10 No 2322703700 361 S Vine St, Escondido, CA, 92025-3859 0.28 R-1-10 U1 1.54 22.38 20.84 No 2322700900 401 S Upas St, Escondido, CA, 92025-3951 0.25 R-1-10 U1 1.39 20.16 18.78 No 2322701000 411 S Upas St, Escondido, CA, 92025-3951 0.19 R-1-10 U1 1.05 15.34 14.29 No 2322702200 0 Howell Heights Dr, Escondido, CA, 92025 0.28 R-1-6 U1 1.54 22.42 20.88 No 2322702500 1023 W 2nd Ave, Escondido, CA, 92025-3839 0.41 R-1-6 U1 2.25 32.71 30.46 No 2322702400 1025 W 2nd Ave, Escondido, CA, 92025-3839 3.89 R-1-6 U1 21.40 311.20 289.81 No 2322702700 250 S Vine St, Escondido, CA, 92025-3824 0.85 R-1-6 U1 4.68 68.00 63.33 No 2322702600 350 S Vine St, Escondido, CA, 92025-3858 1.30 R-1-6 U1 7.15 104.00 96.85 No 2322821900 0 4th Ave, Escondido, CA, 92025 0.15 R-1-7 U1 0.84 12.17 11.34 No 2322331000 0 Upas St, Escondido, CA, 92025 0.18 R-1-7 U1 0.97 14.06 13.10 No 2323330500 520 S Upas St, Escondido, CA, 92025-3954 0.35 R-1-7 U1 1.93 28.09 26.16 No 2323332900 531 Schafer Pl, Escondido, CA, 92025-3923 0.18 R-1-7 U1 1.00 14.56 13.56 No 2323332200 540 Schafer Pl, Escondido, CA, 92025-3924 0.21 R-1-7 U1 1.15 16.69 15.55 No 2323332800 543 Schafer Pl, Escondido, CA, 92025-3923 0.33 R-1-7 U1 1.80 26.24 24.44 No 2323332700 555 Schafer Pl, Escondido, CA, 92025-3923 0.19 R-1-7 U1 1.07 15.50 14.43 No 2323200800 601 S Spruce St, Escondido, CA, 92025-4031 0.44 R-1-7 U1 2.40 34.95 32.55 No 2323332300 602 Schafer Pl, Escondido, CA, 92025-3926 0.25 R-1-7 U1 1.38 20.09 18.71 No 2322331400 913 W 2nd Ave, Escondido, CA, 92025-3907 0.13 R-1-7 U1 0.72 10.46 9.74 No 2322810700 918 W 3rd Ave, Escondido, CA, 92025-3911 0.15 R-1-7 U1 0.84 12.25 11.41 No 2322330800 921 W 2nd Ave, Escondido, CA, 92025-3907 0.15 R-1-7 U1 0.80 11.67 10.87 No 2322810600 924 W 3rd Ave, Escondido, CA, 92025-3911 0.14 R-1-7 U1 0.76 11.06 10.30 No 2322330700 925 W 2nd Ave, Escondido, CA, 92025-3907 0.14 R-1-7 U1 0.75 10.93 10.18 No 2323310400 926 W 5th Ave, Escondido, CA, 92025-3917 0.15 R-1-7 U1 0.83 12.13 11.30 No 2322330600 927 W 2nd Ave, Escondido, CA, 92025-3907 0.15 R-1-7 U1 0.84 12.15 11.31 No 2322820800 927 W 3rd Ave, Escondido, CA, 92025-3910 0.16 R-1-7 U1 0.88 12.79 11.91 No 2322330500 929 W 2nd Ave, Escondido, CA, 92025-3907 0.21 R-1-7 U1 1.17 17.04 15.87 Ordinance No. 2026-15
Exhibit “D”

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325
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2322820700 929 W 3rd Ave, Escondido, CA, 92025-3910 0.14 R-1-7 U1 0.77 11.18 10.41 No 2322820600 935 W 3rd Ave, Escondido, CA, 92025-3910 0.15 R-1-7 U1 0.83 12.04 11.22 No 2322830900 935 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.74 10.83 10.09 No 2322810500 936 W 3rd Ave, Escondido, CA, 92025-3911 0.24 R-1-7 U1 1.30 18.95 17.65 No 2322821400 936 W 4th Ave, Escondido, CA, 92025-3913 0.14 R-1-7 U1 0.76 11.01 10.25 No 2323310500 936 W 5th Ave, Escondido, CA, 92025-3917 0.16 R-1-7 U1 0.87 12.69 11.81 No 2322821500 938 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.82 11.88 11.06 No 2322821600 940 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.82 11.93 11.11 No 2323310600 944 W 5th Ave, Escondido, CA, 92025-3917 0.16 R-1-7 U1 0.86 12.49 11.63 No 2322830800 945 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.78 11.30 10.52 No 2323330100 945 W 5th Ave, Escondido, CA, 92025-3973 0.31 R-1-7 U1 1.68 24.47 22.79 No 2322830700 947 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.79 11.45 10.67 No 2322821700 950 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.80 11.65 10.85 No 2323310700 952 W 5th Ave, Escondido, CA, 92025-3917 0.15 R-1-7 U1 0.83 12.05 11.22 No 2322820500 953 W 3rd Ave, Escondido, CA, 92025-3910 0.15 R-1-7 U1 0.84 12.18 11.34 No 2322810400 956 W 3rd Ave, Escondido, CA, 92025-3911 0.19 R-1-7 U1 1.06 15.39 14.33 No 2322331600 959 W 2nd Ave, Escondido, CA, 92025-3907 0.22 R-1-7 U1 1.20 17.39 16.19 No 2322820400 959 W 3rd Ave, Escondido, CA, 92025-3910 0.22 R-1-7 U1 1.21 17.66 16.45 No 2323330200 959 W 5th Ave, Escondido, CA, 92025-3973 0.32 R-1-7 U1 1.74 25.33 23.59 No 2323310800 960 W 5th Ave, Escondido, CA, 92025-3917 0.15 R-1-7 U1 0.81 11.81 11.00 No 2322821800 962 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.81 11.83 11.01 No 2322830600 965 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.78 11.40 10.62 No 2322320400 966 W 2nd Ave, Escondido, CA, 92025-3964 0.30 R-1-7 U1 1.64 23.89 22.25 No 2322811700 966 W 3rd Ave, Escondido, CA, 92025-3911 0.25 R-1-7 U1 1.35 19.62 18.27 No 2322331300 967 W 2nd Ave, Escondido, CA, 92025-3907 0.18 R-1-7 U1 0.99 14.43 13.44 No 2322830500 967 W 4th Ave, Escondido, CA, 92025-3912 0.15 R-1-7 U1 0.84 12.15 11.32 No 2322820300* 969 W 3rd Ave, Escondido, CA, 92025-3910 0.30 R-1-7 U1 1.63 23.76 22.13 No 2323330300 969 W 5th Ave, Escondido, CA, 92025-3973 0.32 R-1-7 U1 1.75 25.38 23.64 No 2322811600 972 W 3rd Ave, Escondido, CA, 92025-3911 0.24 R-1-7 U1 1.30 18.90 17.60 No 2322822000 974 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.82 11.99 11.16 No 2322331200 975 W 2nd Ave, Escondido, CA, 92025-3907 0.21 R-1-7 U1 1.16 16.89 15.73 No 2322830400 975 W 4th Ave, Escondido, CA, 92025-3912 0.13 R-1-7 U1 0.69 10.08 9.38 No 2322822100 976 W 4th Ave, Escondido, CA, 92025-3913 0.14 R-1-7 U1 0.79 11.54 10.75 No 2323310900 976 W 5th Ave, Escondido, CA, 92025-3917 0.34 R-1-7 U1 1.90 27.60 25.70 No 2322830300 977 W 4th Ave, Escondido, CA, 92025-3912 0.17 R-1-7 U1 0.93 13.52 12.59 No 2322320300 978 W 2nd Ave, Escondido, CA, 92025-3964 0.15 R-1-7 U1 0.81 11.73 10.92 No 2322830200 979 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.80 11.58 10.79 No 2322822200 980 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.80 11.65 10.85 No 2322830100 981 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.79 11.47 10.68 No 2322320200 984 W 2nd Ave, Escondido, CA, 92025-3964 0.14 R-1-7 U1 0.77 11.27 10.49 Ordinance No. 2026-15
Exhibit “D”

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326
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2322820200 985 W 3rd Ave, Escondido, CA, 92025-3910 0.19 R-1-7 U1 1.04 15.17 14.13 No 2322811100 986 W 3rd Ave, Escondido, CA, 92025 0.24 R-1-7 U1 1.35 19.58 18.24 No 2322820100 989 W 3rd Ave, Escondido, CA, 92025-3910 0.19 R-1-7 U1 1.03 15.01 13.98 No 2322331100 991 W 2nd Ave, Escondido, CA, 92025-3907 0.17 R-1-7 U1 0.92 13.41 12.49 No 2323311000 992 W 5th Ave, Escondido, CA, 92025-3917 0.30 R-1-7 U1 1.68 24.38 22.70 No 2322320100 998 W 2nd Ave, Escondido, CA, 92025-3964 0.13 R-1-7 U1 0.71 10.26 9.55 No 2323330400 999 W 5th Ave, Escondido, CA, 92025-3973 0.37 R-1-7 U1 2.04 29.66 27.62 No 2331111600 422 N Spruce St, Escondido, CA, 92025-2547 0.09 R-2-12 U2 1.08 7.18 6.10 No 2331910100 502 S Spruce St, Escondido, CA, 92025-4030 0.15 R-2-12 U2 1.77 11.82 10.05 No 2323200100* 511 S Spruce St, Escondido, CA, 92025-4029 0.30 R-2-12 U2 3.58 23.85 20.27 No 2331911600 520 S Spruce St, Escondido, CA, 92025 0.14 R-2-12 U2 1.71 11.41 9.70 No 2323203000 526 S Tulip St, Escondido, CA, 92025-3971 0.15 R-2-12 U2 1.80 12.01 10.21 No 2323202000 528 S Tulip St, Escondido, CA, 92025 0.56 R-2-12 U2 6.77 45.15 38.38 No 2323203100 531 S Spruce St, Escondido, CA, 92025-4029 0.25 R-2-12 U2 3.03 20.21 17.18 No 2323202900 539 S Spruce St, Escondido, CA, 92025-4029 0.29 R-2-12 U2 3.44 22.95 19.51 No 2323200700 545 S Spruce St, Escondido, CA, 92025-4029 0.19 R-2-12 U2 2.26 15.03 12.78 No 2331910800 549 S Redwood St, Escondido, CA, 92025-4025 0.11 R-2-12 U2 1.38 9.17 7.79 No 2331912000 561 S Redwood St, Escondido, CA, 92025-4025 0.08 R-2-12 U2 0.91 6.08 5.17 No 2331911900 581 S Redwood St, Escondido, CA, 92025-4025 0.08 R-2-12 U2 0.96 6.37 5.41 No 2332010100* 620 S Spruce St, Escondido, CA, 92025-4032 0.16 R-2-12 U2 1.98 13.19 11.21 No 2332010800* 701 W 6th Ave, Escondido, CA, 92025-4009 0.16 R-2-12 U2 1.93 12.88 10.95 No 2331910700 703 W 5th Ave, Escondido, CA, 92025-4042 0.09 R-2-12 U2 1.05 6.97 5.93 No 2332010700 705 W 6th Ave, Escondido, CA, 92025-4009 0.16 R-2-12 U2 1.95 13.03 11.08 No 2331110900 710 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.93 12.86 10.93 No 2331910600 711 W 5th Ave, Escondido, CA, 92025-4042 0.12 R-2-12 U2 1.40 9.33 7.93 No 2331111000 716 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.97 13.15 11.18 No 2331911700 717 W 5th Ave, Escondido, CA, 92025-4042 0.11 R-2-12 U2 1.31 8.72 7.42 No 2332010600 717 W 6th Ave, Escondido, CA, 92025-4009 0.17 R-2-12 U2 2.03 13.53 11.50 No 2331911800 719 W 5th Ave, Escondido, CA, 92025-4042 0.21 R-2-12 U2 2.47 16.44 13.97 No 2331111100 720 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.93 12.85 10.92 No 2331912300 724 W 6th Ave, Escondido, CA, 92025-4057 0.16 R-2-12 U2 1.91 12.73 10.82 No 2331912400 724 W 6th Ave, Escondido, CA, 92025-4057 0.32 R-2-12 U2 3.81 25.43 21.61 No 2331111200 726 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.89 12.62 10.73 No 2332010500 727 W 6th Ave, Escondido, CA, 92025-4009 0.17 R-2-12 U2 2.07 13.79 11.72 No 2331111300 732 W 5th Ave, Escondido, CA, 92025-4043 0.15 R-2-12 U2 1.80 12.02 10.22 No 2331111400 734 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.93 12.87 10.94 No 2331911300 734 W 6th Ave, Escondido, CA, 92025-4010 0.16 R-2-12 U2 1.89 12.63 10.74 No 2331910400 735 W 5th Ave, Escondido, CA, 92025-4056 0.15 R-2-12 U2 1.80 12.01 10.21 No 2332010400 735 W 6th Ave, Escondido, CA, 92025-4009 0.17 R-2-12 U2 1.99 13.23 11.25 No 2331911400 738 W 6th Ave, Escondido, CA, 92025-4010 0.15 R-2-12 U2 1.84 12.26 10.42 Ordinance No. 2026-15
Exhibit “D”

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327
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2331910300* 743 W 5th Ave, Escondido, CA, 92025-4042 0.16 R-2-12 U2 1.89 12.60 10.71 No 2331911500 744 W 6th Ave, Escondido, CA, 92025-4010 0.16 R-2-12 U2 1.87 12.49 10.62 No 2332010300 745 W 6th Ave, Escondido, CA, 92025-4009 0.16 R-2-12 U2 1.97 13.15 11.18 No 2331910200 751 W 5th Ave, Escondido, CA, 92025-4042 0.16 R-2-12 U2 1.91 12.72 10.81 No 2331111500 752 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.89 12.61 10.72 No 2332010200 753 W 6th Ave, Escondido, CA, 92025-4009 0.18 R-2-12 U2 2.11 14.07 11.96 No 2331111700 762 W 5th Ave, Escondido, CA, 92025-4043 0.08 R-2-12 U2 0.95 6.32 5.37 No 2322902600 810 W 5th Ave, Escondido, CA, 92025-3915 0.19 R-2-12 U2 2.25 14.99 12.74 No 2323202100 835 W 5th Ave, Escondido, CA, 92025-3976 0.42 R-2-12 U2 5.06 33.75 28.68 No 2323200200* 898 W 5th Ave, Escondido, CA, 92025 0.10 R-2-12 U2 1.22 8.10 6.89 170 parcels 41.69 249.97 3334.89 3084.92
* = on Local Historic Register, subject to Phased Implementation Ordinance No. 2026-15
Exhibit “D”

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328
Item10.

APN Address Acreage Zoning General Plan Historic Status SB 79 Status 2321702600 101 S Tulip St, Escondido, CA, 92025-3927 2.00 R-1-10 S LOCAL HISTORIC REGISTER Qualifying - 1/4 mile 2322831300 409 S Tulip St, Escondido, CA, 92025-3932 0.13 R-1-7 U1 LOCAL HISTORIC REGISTER Qualifying - 1/2 mile 2322900900 312 S Tulip St, Escondido, CA, 92025-3931 0.43 R-2-12 U2 LOCAL HISTORIC REGISTER Qualifying - 1/2 mile 2322902700 449 S Spruce St, Escondido, CA, 92025-4049 0.20 R-2-12 U2 LOCAL HISTORIC REGISTER Qualifying - 1/2 mile 2331410300 343 W 3rd Ave, Escondido, CA, 92025-4110 0.16 S-P SPA 9 LOCAL HISTORIC REGISTER Qualifying - 1/2 mile 2331320500 409 W 4th Ave, Escondido, CA, 92025-4131 0.17 S-P SPA 9 LOCAL HISTORIC REGISTER Qualifying - 1/2 mile 2331320100 443 W 4th Ave, Escondido, CA, 92025-4131 0.13 S-P SPA 9 LOCAL HISTORIC REGISTER Qualifying - 1/2 mile 2322001100 151 Howell Heights Dr, Escondido, CA, 92025-3812 0.20 R-1-10 S LOCAL HISTORIC REGISTER Exempt - 1/2 mile 2321902000 178 Howell Heights Dr, Escondido, CA, 92025-3813 0.13 R-1-10 S LOCAL HISTORIC REGISTER Exempt - 1/2 mile 2322820300 969 W 3rd Ave, Escondido, CA, 92025-3910 0.30 R-1-7 U1 LOCAL HISTORIC REGISTER Exempt - 1/2 mile 2323200100 511 S Spruce St, Escondido, CA, 92025-4029 0.30 R-2-12 U2 LOCAL HISTORIC REGISTER Exempt - 1/2 mile 2332010100 620 S Spruce St, Escondido, CA, 92025-4032 0.16 R-2-12 U2 LOCAL HISTORIC REGISTER Exempt - 1/2 mile 2332010800 701 W 6th Ave, Escondido, CA, 92025-4009 0.16 R-2-12 U2 LOCAL HISTORIC REGISTER Exempt - 1/2 mile 2331910300 743 W 5th Ave, Escondido, CA, 92025-4042 0.16 R-2-12 U2 LOCAL HISTORIC REGISTER Exempt - 1/2 mile 2323200200 898 W 5th Ave, Escondido, CA, 92025 0.10 R-2-12 U2 LOCAL HISTORIC REGISTER Exempt - 1/2 mile Phased Implementation Parcel Inventory | Escondido Transit Center Ordinance No. 2026-15
Exhibit “D”

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329
Item10.

STAFF REPORT
DATE: August 11, 2026
PL26-0140 – Senate Bill 79 Implementation Ordinance
PROJECT NUMBER / NAME: PL26-0140 – Senate Bill 79 Implementation Ordinance REQUEST: Recommend approval to the City Council of a Zone Text Amendment, establishing Article 81 Transit-Oriented Development Overlay Zone, in Chapter 33 (Zoning) of the Escondido Municipal Code, for the purpose of implementing Senate Bill 79 as codified in Government Code sections 65912.155 through 65912.162, inclusive. The amendment includes adoption of the related TOD Overlay Zone Map and parcel inventories identifying sites subject to the statute, excluded sites, exempt sites that may become eligible through a development agreement, and sites subject to phased implementation.

PROPERTY SIZE AND LOCATION: SB 79 impacts
approximately 484 parcels covering approximately 236
acres in half-mile radii around the Escondido Transit
Center and Nordahl Road SPRINTER stations.

APPLICANT: City of Escondido
GENERAL PLAN / ZONING: Sites zoned for residential,
mixed, or commercial development.

PRIMARY REPRESENTATIVE: Joel Cvetko, Senior Planner
DISCRETIONARY ACTIONS REQUESTED: Zone Text Amendment establishing a new article in Chapter 33 (Zoning) of the Escondido Municipal Code.

PREVIOUS ACTIONS: Planning Commission received a presentation on SB 79 at the May 26, 2026 meeting.

CEQA RECOMMENDATION: Adoption of the implementing ordinance is not a project under CEQA pursuant to Government Code Section 65912.160(c)(2).

STAFF RECOMMENDATION: Recommend approval to City Council.

REQUESTED ACTION: Approve Planning Commission Resolution No. 2026-07.

CITY COUNCIL HEARING REQUIRED: X YES ___ NO
REPORT APPROVALS: X Dare Delano, Assistant City Attorney X Garrett Smith, City Planner
12 Item 2.

Attachment "1"
330
Item10.

BACKGROUND
Senate Bill (SB) 79 is a state housing law that overrides local zoning regulations near certain major transit stops to allow for low- and mid-rise residential development. It establishes state-mandated development standards on properties zoned for residential, commercial, or mixed use within a half-mile of qualifying transit-oriented development (TOD) stops, in what is known as the “TOD zone.” The law does not apply to sites zoned for industrial development, parks and open space, civic uses, or nondevelopable areas like public rights-of-way and flood control channels. SB 79 went into effect on July 1, 2026, and the California Department of Housing and Community Development (HCD) is charged with overseeing compliance.

Qualifying TOD stops are grouped into two tiers based on the type and frequency of transit service. Tier 1 includes stops served by heavy rail or very high-frequency commuter rail, 1 while Tier 2 includes stops served by light rail,
high-frequency commuter rail,2 or qualifying bus rapid transit (BRT). In Escondido, the qualifying TOD stops are the two North County Transit District (NCTD) SPRINTER stations, which the San Diego Association of Governments (SANDAG) identifies as high-frequency commuter rail.

The number of trains serving a station daily determines the intensity of the new standards applied. The North County Transit District (NCTD) SPRINTER runs an average of 70 trains per weekday in both directions, placing its stations in Tier 2 under the statute. The applicable state-mandated standards for Tier 2 are shown in the table below.

Tier 2 TOD Stops
Distance to Stop Height Density Residential FAR
0 feet to 200 feet 85 feet 140 dwelling units per acre
(du/ac) 4.0
>200 feet to ¼ mile 65 feet 100 du/ac 3.0
>¼ mile to ½ mile 55 feet 80 du/ac 2.5
Metropolitan Planning Organizations (MPOs), including SANDAG, were charged with developing the official TOD maps for their respective regions. SANDAG issued a draft map on June 18, 2026. Planning Services developed a locally refined TOD map in line with the SANDAG draft map, reflecting the precise coordinates of the pedestrian access points identified by SANDAG using General Transit Feed Specification (GTFS) data as authorized by HCD’s “SB 79 Advisory Clarifications on Definitions for Metropolitan Planning Organizations” issued on March 20, 2026. The station access points were then applied to local parcel and zoning data to administer the TOD zones.

Direct Impacts to Escondido
In Escondido, the law applies to two SPRINTER stops: the Escondido Transit Center and the Nordahl Road Station.

1 A commuter rail service that runs an average of at least 72 trains per weekday across both directions. 2 A commuter rail service that runs an average of at least 48 trains per weekday across both directions. 13 Item 2.

Attachment "1"
331
Item10.

The Nordahl Road Station TOD zone is minimally impacted, with four qualifying parcels covering approximately two acres, with a theoretical residential development capacity of 212 units. Currently, no residential development is permitted in this area. The affected commercially-zoned properties contain gas stations and convenience stores along Nordahl Road between W Mission Road and State Route 78.

Conversely, the Escondido Transit Center TOD zone is significantly affected, with 480 impacted parcels covering approximately 233 noncontiguous acres. The theoretical residential development capacity of the Escondido Transit Center TOD zone under SB 79 is approximately 22,174 units. This represents a near quadrupling of the existing development capacity of 5,953 units. The majority of the affected properties are already developed and contain existing medium-density multifamily developments, low-density single-family homes, and a mix of commercial buildings.

Qualifiers and Development Standards
SB 79 does not apply automatically to every project within a TOD zone. To utilize the law, a proposal must first qualify as a housing development project, meaning it is solely residential, or mixed use with two-thirds of the project area devoted to residential use. In addition, the project must contain at least five dwelling units.

New development standards established by SB 79 restrict local jurisdictions’ ability to set height, density, and residential floor area ratio (FAR) regulations below certain thresholds (e.g., 65 feet in height, 100 du/ac, 3.0 FAR).

However, developers do not have to adhere strictly to those standards to take advantage of the law. The minimum density for an SB 79 project is 30 du/ac. In addition, average unit size is capped at 1,750 net habitable square feet, which is defined as finished, heated, fully enclosed floor area, excluding garages, half-stories, and unfinished attics or basements. Standards such as these ensure developers cannot use the law to build low-density projects on commercial properties.

Affordability Requirements and Protections
The law established a new base density for impacted parcels. As a result, projects remain eligible for density bonus on top of the upzoning. Any proposed project of five or more units could potentially initiate Density Bonus Law provisions. In addition, per the law, projects over 10 units are required to meet certain affordability requirements including:
 7 percent of units dedicated to extremely low-income households;  10 percent to very low-income households; or
 13 percent to lower-income households.

Furthermore, an SB 79 project that otherwise qualifies under Density Bonus Law and achieves at least 75 percent of the applicable SB 79 density is eligible for additional incentives and concessions based on the affordability level of below-market-rate units. These include:
 One additional incentive/concession for providing lower-income housing;  Two additional incentives/concessions for providing very low-income housing; or  Three additional incentives/concessions for providing extremely low-income housing.

The law also includes demolition and anti-displacement protections that restrict redevelopment of certain properties with existing housing. Projects cannot be located on sites containing more than two units where the project requires demolition of housing subject to rent or price control that has been occupied by tenants within the last seven years, or on a site where more than two such units were demolished within the past seven years. 14 Item 2.

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Additionally, projects must comply with replacement housing law that requires protected units removed from a site to be replaced, at equivalent affordability levels, so the project does not result in a net loss of affordable housing.

Environmental Review
SB 79 does not create a separate California Environmental Quality Act (CEQA) exemption or a new ministerial approval process. Projects may qualify for streamlined ministerial approval only if they satisfy Government Code Section 65912.159(a) and the objective eligibility requirements of Government Code Section 65913.4. Projects not using that process remain subject to the City’s standard development review process, Government Code Section 65589.5, and CEQA review where required.

SB 79 Exceptions
SB 79 provides certain exceptions to facilitate phased implementation or permanent exemption of sites not suited for transit-oriented development. These include the following:

Phased Implementation – Government Code § 65912.161(b)
The law allows a city to temporarily delay the law’s default application on specific site types and zones. The exclusions would remain in effect until one year after adoption of a jurisdiction’s seventh cycle Housing Element.

Escondido’s Housing Element is due to HCD on June 15, 2031, meaning the exclusions would expire by approximately mid-2032. These interim measures apply to some sites and zones that already allowed a substantial share of SB 79 capacity prior to the law taking effect, including low-resource neighborhoods, sites that contain historic resources on the local register, and areas within very high fire hazard severity zones or that are vulnerable to sea level rise.

Escondido’s TOD zones do not contain any mapped areas subject to the identified environmental risks. While most of Escondido’s TOD zones fall within low resource areas, their underlying zoning did not allow for the requisite capacity needed to qualify for these interim carveouts. However, the Escondido Transit Center TOD zone covers parcels that contain registered historic resources, and staff seeks to delay implementation of the law on those sites.

Exemptions – Government Code § 65912.160(e)
SB 79 also provides two direct local exemption categories. First, a local government may exempt sites within onehalf mile of a qualifying transit stop where it finds, supported by substantial evidence, that no walking path of less than one mile exists from the site to the stop. Certain sites in the Escondido Transit Center TOD zone qualify for this exemption. Second, a locality with 15 TOD stops may designate an industrial area of at least 250 acres as an industrial employment hub and exempt qualifying sites within that area. The second category does not apply to the City. These are the statute’s clearest exclusions and must be established through a local implementing ordinance.

TOD Alternative Plan – Government Code § 65912.161(a)
The law allows a local government to adopt a local Transit-Oriented Development Alternative Plan (TODAP), a comprehensive plan to redistribute development capacity amongst sites in TOD zones, so long as the plan maintains the overall capacity required by the statute. The plan may not reduce the allowed density or residential FAR on any site by more than 50 percent or increase these standards by more than 200 percent. A TODAP is a significant undertaking that would require extensive modeling, mapping, and public outreach. Staff is not recommending adoption of a TODAP at this time and instead recommends a more targeted implementing ordinance. 15 Item 2.

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Implementing Ordinance – Government Code § 65912.160(c) SB 79 allows a city to adopt an implementing ordinance to conform its zoning code to the statute. An implementing ordinance provides the local administrative framework for applying the law, including objective standards, map procedures, eligibility criteria, and exemptions and temporary exclusions. Crucially, a local ordinance is the implementation mechanism for the exemption for TOD zone sites that are not accessible by a walking path of less than one mile.

SUMMARY OF REQUEST
The request is to amend Chapter 33, Zoning, of the Escondido Municipal Code to add Article 81, Transit-Oriented Development Overlay Zone, to implement SB 79 locally. The amendment includes adoption of the related TOD Overlay Zone Map and parcel inventories identifying excluded sites, exempt sites that may become eligible through a development agreement, sites subject to phased implementation, and qualifying sites. Together, these provisions establish the City’s local framework for administering SB 79.

Parcels within the mapped TOD zones are organized into the following site types:
 Excluded Sites: Parcels, rights-of-way, and other areas that do not qualify because of ineligible zoning. (see Attachment 1b)
 Exempt Sites: Parcels with eligible zoning that do not currently qualify because they lack a walking path of less than one mile to the applicable TOD stop. These parcels may become eligible if an applicant enters into a development agreement that facilitates provision of the required walking path access. (see Attachment 1c)
 Phased Implementation Sites: Parcels with historic resources where implementation of SB 79 is delayed under the ordinance until prior to one year following adoption of the 7th Cycle Housing Element. (see Attachment 1d)
 Qualifying Sites: Parcels where underlying zoning requires application of the state-mandated development standards and that are not excluded, exempt or subject to phased implementation. (see Attachment 1e) Qualifying Sites: TOD Overlay Zone Map and Parcel Inventory The TOD Overlay Zone Map identifies the parcels within the mapped TOD zones to which the state-mandated development standards apply. Qualifying sites are parcels within the TOD zones where underlying zoning allows application of those standards and that are not excluded, exempt, or phased under the ordinance. Separate parcel inventories identify excluded sites based on nonqualifying zoning, exempt sites that lack access to the TOD stop via walking path, and sites with historic resources that are subject to phased implementation. Together, the map and parcel inventories provide the City’s parcel-level framework for administering the overlay.

Excluded Sites: Ineligible Zoning
Excluded sites are parcels and rights-of-way within the TOD zones that do not have qualifying zoning and are therefore not subject to SB 79 development standards. In the Escondido Transit Center TOD zone, excluded industrial sites are concentrated to the northwest, where many properties are zoned Light Industrial (M-1) or General Industrial (M-2), and the south-southeast, where the West Mercado General subarea of the South Centre City Specific Plan is zoned for industrial use. Civic and open space properties, including City Hall, the California Center for the Arts, Grape Day Park, and Westside Park, are also excluded. In the Nordahl Road Station TOD zone, all but four commercially-zoned parcels within the city qualify. The remaining Escondido parcels are industrial and 16 Item 2.

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excluded, while parcels outside the City’s jurisdiction are not subject to the City’s overlay. In both TOD zones, all public rights-of-way and flood control channels are also excluded.

Exempt Sites: Walking Path Exemption
The walking path exemption demonstrates a recognition that transit-oriented development requires safe and equitable access to transit. The purpose of SB 79 is not simply to measure distance on a map, but to facilitate housing in places where residents can realistically reach transit without using a motorized vehicle. For that reason, the City’s approach treats a walking path as a lawful, public pedestrian route, not a theoretical path that requires walking in a roadway, drainage ditch, private property, or in areas that lack sidewalks or crosswalks.

This approach also supports the City’s obligations under the Americans with Disabilities Act (ADA). Under the federal Pedestrian Right-of-Way Accessibility Guidelines (PROWAG) and Caltrans Design Information Bulletin (DIB) 82-06 that implements the 2010 ADA Standards for Accessible Design, pedestrian routes in the public right-of-way, including sidewalks, crossings, curb ramps, and transit stop connections, must be accessible to and usable by people with disabilities. Accordingly, the ordinance does not treat a route as a qualifying walking path if it is nonexistent, unlawful, materially obstructed, or inaccessible to pedestrians who rely on wheelchairs or other mobility assistance devices.

The proposed implementing ordinance establishes uniform, objective criteria for determining whether a qualifying walking path exists. A route must be less than one mile in length, legally available for public pedestrian travel, continuous, accessible, and physically usable. The criteria also account for missing sidewalk segments, barriers, unlawful crossings, and other conditions that materially prevent continuous pedestrian passage. These criteria ensure that assessment of whether a qualifying walking path exists recognizes both physical connectivity and accessibility. This approach is intended to make the exemption evidence-based, repeatable, and administrable by staff.

Staff’s analysis identified portions of the Escondido Transit Center TOD zone where parcels fall within one-half mile of the station by straight-line distance, but lack a lawful pedestrian route under one mile to the transit stop. These areas are not well-suited for transit-oriented development under the statute because the pedestrian connection needed to make the transit relationship functional does not exist. Those sites are identified in the TOD Overlay Zone Map and related parcel inventoriesthat support the ordinance. No such sites exist around the Nordahl Road Station, as walking paths connect the four qualifying parcels to the transit stop.

Phased Implementation Sites: Historic Resources Temporary Exclusion The proposed ordinance also applies SB 79’s phased implementation provisions to properties on the Escondido Local Register of Historic Resources as of January 1, 2025. Staff identified approximately 15 such properties within the TOD zone. These sites are identified on the phased implementation parcel inventory and map accompanying the ordinance. As detailed above, the exclusion would remain in effect until approximately mid-2032, barring any adjustments to Housing Element cycle timing.

Locally registered historic properties are already subject to the City’s local preservation framework and, in some cases, Mills Act contracts. Staff recommends phasing implementation on these sites to protect their historic significance while preserving future housing opportunity after the statutory exclusion period ends. The delay gives the City time to evaluate how SB 79 development standards should interact with existing historic preservation requirements through future planning, zoning, or preservation work. 17 Item 2.

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Becoming Eligible: Development Agreements
The ordinance is structured to avoid permanently excluding sites that can reasonably become eligible in the future.

If a site is not subject to SB 79 solely because no qualifying walking path exists, and the applicant seeks to utilize the law for development, a development agreement may be approved by the City Council to secure the pedestrian improvements needed to qualify. The development agreement would require the design, funding, construction and public accessibility of the required walking path before the site becomes eligible. A certificate of occupancy may not be issued until the walking path is completed in accordance with applicable standards and available for public pedestrian use.

PROJECT ANALYSIS

1. General Plan Conformance
The proposed Zoning Code amendment is consistent with the General Plan, including Chapter II Land Use and Community Form and Chapter III Mobility and Infrastructure. The Land Use and Community Form chapter directs growth to the urban core and transportation corridors (Community Character Policy 1.9) and establishes overlays, zoning tools, and development standards to implement that pattern (Community Character Policy 1.3, Land Use Zoning Policies 2.2 and 2.4). Article 81 applies these implementation mechanisms to the TOD zones.

It is further consistent with policies governing coordination between land use and infrastructure capacity. The TOD zones span multiple Specific Plan areas, and Specific Planning Area Policy 11.6(g) requires development be supported by adequate infrastructure. In the Mobility and Infrastructure chapter, Water System Policy 12.5, Wastewater Policy 13.3 and 13.5, and Storm Drainage Policy 14.5 require development to provide or fund infrastructure improvements, support planned intensities, and demonstrate capacity to serve growth. Article 81 applies this framework through objective infrastructure capacity review.

The amendment is also consistent with mobility and access policies. Complete Streets Policies 2.1 and 2.3 require an interconnected multimodal system integrated with land use, Street Network Policy 7.7 requires analysis of traffic and infrastructure impacts, and Transit System Policies 5.7 and 5.8 require development to provide access to and support transit. These policies align with Article 81 standards for access, circulation, and infrastructure supporting increased development intensity.

2. Zoning and Specific Plan Conformance
The proposed amendment conforms with the Zoning Code by adding Article 81 as a targeted overlay implementing Government Code sections 65912.155 through 65912.162. Article 81 establishes objective standards, map and parcel inventory procedures, walking path criteria, public improvement requirements, and phased implementation, while preserving underlying zoning to the extent allowed by law. Its limited use of a development agreement mechanism for pedestrian access is consistent with Article 58, Development Agreements. The required Zoning Code amendment findings under Article 61, Division 4, Section 33-1263, are provided in Exhibit “A.”
The amendment also maintains consistency with applicable specific plans established under Article 18, Specific Plan (S-P) Zone. The Downtown Specific Plan, Chapter II, establishes land use districts and permits high-density residential development in the vicinity of the Escondido Transit Center. The South Centre City Specific Plan, Chapter IV, establishes the land use map, subarea framework, and permitted land uses, including in the West Mercado district south of the transit center where most properties are intended for industrial development.

Those provisions remain applicable except where superseded by state law or Article 81. 18 Item 2.

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3. Climate Action Plan Consistency
The proposed amendment does not itself establish consistency with the City’s 2021 Climate Action Plan (CAP), because the CAP’s greenhouse gas (GHG) projections and reduction measures were developed for General Plan buildout assumptions rather than the additional capacity enabled by SB 79. CAP Strategy 3, “Reduce Vehicle Miles Traveled” (VMT), remains relevant because it promotes transit use and active transportation, but transitoriented development may improve location efficiency without reducing total citywide VMT or GHG emissions if it enables units beyond CAP assumptions.

Consistency with the CAP must therefore be determined at the project level. Under the City’s CAP Consistency Review Checklist, multifamily projects above the 55-unit screening threshold must implement applicable CAP reduction measures or prepare project-specific GHG analysis, including any required VMT analysis, if they exceed CAP assumptions. Projects developed pursuant to SB 79 would also remain subject to applicable Title 24 Building Energy Efficiency Standards and the California Green Building Standards Code (CALGreen), which regulate energy efficiency and green building requirements.

FISCAL ANALYSIS
The ordinance and recommended action to implement SB 79 are in response to an unfunded state mandate and have no direct fiscal impact.

ENVIRONMENTAL ANALYSIS
Pursuant to Government Code Section 65912.160(c)(2), adoption of an ordinance to implement SB 79 is not a project for purposes of CEQA, Division 13, commencing with Section 21000, of the Public Resources Code, and is therefore not subject to CEQA.

PUBLIC INPUT
City staff noticed the Zone Text Amendment in accordance with Article 61, Division 6 of the Escondido Zoning Code and Government Code Section 65854. In addition to the required public notice, direct mailed notice was provided to owners and occupants of all Escondido parcels in the Escondido Transit Center and Nordahl Road Station TOD zones. The notice, mailing list, and proof of mailing are included in the administrative record. As of the time the staff report was prepared, no public comments have been received on this item.

CONCLUSION AND RECOMMENDATION
SB 79 is now in effect and impacts areas in proximity to Escondido’s SPRINTER stations. The proposed ordinance provides a local framework for administering the law by identifying affected parcels, establishing map and eligibility procedures, applying required state development standards, and using only those exemptions and phased implementation tools expressly authorized by the statute.

Staff recommends an implementing ordinance because it is a more efficient enactment tool than a TOD Alternative Plan at this time. The ordinance focuses on immediate local implementation, including the exemption for sites without a walking path of less than one mile and temporary exclusion of properties containing locally registered historic resources.

Staff recommends that the Planning Commission adopt the attached resolution recommending that the City Council adopt the local implementing ordinance, related findings, TOD Overlay Zone Map, and parcel inventories, and direct staff to submit the ordinance to HCD as required by state law. 19 Item 2.

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ATTACHMENTS

1. Attachment 1 – Maps
a. Full Extent of TOD Zones
b. Excluded Sites
c. Exempt Sites
d. Phased Implementation Sites
e. Qualifying Sites

2. Attachment 2 – Planning Commission Resolution No. 2026-07 a. Exhibit “A” – Findings of Fact/Factors to Be Considered b. Exhibit “B” – Article 81 Transit-Oriented Development Overlay Zone c. Exhibit “C” – TOD Overlay Zone Maps
i. Escondido Transit Center
ii. Nordahl Road Station
d. Exhibit “D” – Parcel Inventories
i. Qualifying Parcels
ii. Excluded Parcels
iii. Exempt Parcels
iv. Phased Implementation Parcels
20 Item 2.

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Nordahl Road Station: Full Extent
Pedestrian Access Point

0.25 Miles 22
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Attachment "1"
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0 Escondido Transit Center: Excluded Sites

0.25 Miles
Pedestrian Access Point
1/4 mile parcels
1/2 mile parcels
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Nordahl Road Station: Excluded Sites
Pedestrian Access Point

0.25 Miles 24
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0 Escondido Transit Center: Exempt Sites

0.25 Miles
Pedestrian Access Point
1/4 mile parcels
1/2 mile parcels
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0 Escondido Transit Center: Phased Sites

0.25 Miles
Pedestrian Access Point
1/4 mile parcels
1/2 mile parcels
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Nordahl Road Station: Qualifying Sites
Pedestrian Access Point

0.25 Miles 28
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Planning Commission
Hearing Date: August 11, 2026
Effective Date: August 11, 2026
PLANNING COMMISSION RESOLUTION NO. 2026-07

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF ESCONDIDO, CALIFORNIA,

RECOMMENDING CITY COUNCIL ADOPTION OF
ORDINANCE NO. 2026-15 IMPLEMENTING SENATE
BILL 79 (2025)
APPLICANT: City of Escondido
CASE NO: PL26-0140
WHEREAS, the Legislature of the State of California has, in Article XI, Section 7 of the California Constitution, conferred upon local governments the authority to adopt regulations to protect and promote the public health, safety and general welfare of its citizens; and
WHEREAS, on October 10, 2025, California Governor Gavin Newsom signed Senate Bill 79 (SB 79) into law, amending Division 1 of Title 7 of the California Government Code to add Chapter 4.1.5, commencing with Section 65912.155. The law became effective on July 1, 2026; and
WHEREAS, Government Code Section 65912.157 makes qualifying transitoriented housing development projects an allowed use on eligible sites within one-half mile of a TOD stop and establishes applicable development standards, and Government Code Section 65912.159 governs whether such projects proceed under streamlined ministerial review under Government Code Section 65913.4 or through the City’s otherwise applicable development review process, subject to Government Code Section 65589.5, with conflicting local zoning standards inapplicable; and WHEREAS, based on the definitions in Government Code Section 65912.156 and the California Department of Housing and Community Development’s SB 79 Advisory Clarifications on Definitions for Metropolitan Planning Organizations dated March 20, 2026, the qualifying TOD stops in the City of Escondido are the two North County Transit 29 Item 2.

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District (NCTD) SPRINTER passenger rail stations at the Escondido Transit Center and Nordahl Road Station, which meet the definition of Tier 2 stops; and WHEREAS, Government Code Section 65912.160(f) requires each metropolitan planning organization to map qualifying TOD stops within its region, and the City’s TOD Overlay Zone Map is informed by SANDAG’s SB 79 regional mapping products, including the Draft SB 79 Transit-Oriented Development Map and any final, updated, corrected, replacement, or successor mapping products considered by the City, together with the City’s parcel-level analysis and the administrative record; and WHEREAS, based on the TOD Overlay Zone Map, applicable zoning, parcel-level analysis, and the administrative record, the parcels identified in Exhibit “D.i” – Qualifying Parcel Inventory are the parcels where the TOD Overlay Zone applies and where the development standards established by Government Code Section 65912.157 apply, except as otherwise provided by state law or the overlay; and WHEREAS, parcels located within the one-half-mile “TOD zones” that are not zoned for residential, mixed, or commercial development, as identified in Exhibit “D.ii” – Excluded Parcel Inventory, are not eligible for application of Government Code Chapter

4.1.5, including industrially zoned properties in the Light Industrial (M-1), General Industrial (M-2), Industrial Office (I-O), and West Mercado General areas; park, open space, and civic sites including Westside Park, the California Center for the Arts Escondido, Grape Day Park, and City Hall; public rights-of-way; flood control channels; and properties outside the City of Escondido’s jurisdictional boundaries; and WHEREAS, Government Code sections 65912.157(a)(1) and (2) require projects subject to Government Code Section 65912.157 to meet specified development standards related to minimum unit count, average unit floor space, and minimum density; and
WHEREAS, Government Code Section 65912.157(a)(6) prohibits local governments from imposing a height limit less than 55 feet, maximum density of less than 80 units per acre, or residential floor area ratio of less than 2.5 for a housing development project further than one-quarter mile but within one-half mile of a Tier 2 TOD stop; and 30 Item 2.

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WHEREAS, Government Code Section 65912.157(a)(5) prohibits local governments from imposing a height limit less than 65 feet, maximum density of less than 100 units per acre, or residential floor area ratio of less than 3.0 for a housing development project further than 200 feet but within one-quarter mile of a Tier 2 TOD stop; and
WHEREAS, Government Code sections 65912.156(a) and 65912.157(e) prohibit local governments from imposing a height limit less than 85 feet, maximum density of less than 140 units per acre, or residential floor area ratio of less than 4.0 for a housing development project within 200 feet of a Tier 2 TOD stop; and WHEREAS, Government Code Section 65912.160 authorizes a local government to adopt an implementation ordinance to make its zoning code consistent with SB 79, including objective standards, conditions, and policies that do not physically preclude SB 79 development standards and further authorizes limited exemptions, where supported by findings with substantial evidence; and
WHEREAS, portions of the TOD zones lack pedestrian infrastructure or right-ofway and require trespass or encroachment into the vehicular travel lane to traverse, rendering them inaccessible, unsafe, or unlawful for pedestrian travel; and WHEREAS, Government Code Section 65912.160(e)(1) authorizes the City to identify areas within one-half mile of a qualifying TOD stop where substantial evidence establishes no walking path of less than one mile exists from that location to the TOD stop; and
WHEREAS, the City conducted an in-depth assessment of the pedestrian network to identify, prioritize, and address deficiencies through the Comprehensive Active Transportation Strategy (CATS), including sidewalk gap analysis, and utilized that assessment, together with parcel-level review and other evidence in the administrative record, to support the walking path exemption determinations under Government Code Section 65912.160(e)(1). Utilizing this data, the City developed a TOD Overlay Zone Map to evaluate sites eligible for exemption under the law; and 31 Item 2.

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WHEREAS, the subject TOD Overlay Zone implements SB 79 while ensuring that “walking path” determinations consider whether a route is a continuous, safe, unobstructed, and accessible path of travel materially usable by all pedestrians, including wheelchair and other mobility assistance device users; whether it is the shortest practicable lawful public pedestrian route from the parcel to the TOD stop; whether any missing segments, unlawful crossings, or other barriers exist; and whether it avoids trespass on private property or encroachment into vehicular, bicycle, railroad, drainage, or unimproved areas; and
WHEREAS, the City has independent obligations under the Americans with Disabilities Act (ADA) to ensure that pedestrian access to public services, including public transportation stops, is accessible to, usable by, and safe for all pedestrians, including people with disabilities, and may not treat a nonexistent, unlawful, or materially unusable route as a qualifying walking path;
1 and
WHEREAS, the City is obligated to use its planning, engineering, and regulatory authority to provide a street network that safely and efficiently accommodates all roadway users, including pedestrians, whether or not they use a mobility aid; and WHEREAS, the City has developed a methodology to identify sites for which no walking path of less than one mile exists from the site to the applicable qualifying TOD stop and, based on substantial evidence in the administrative record, has identified the sites shown in Exhibit “D.iii” – Exempt Parcel Inventory as not subject to Article 81 and Government Code Section 65912.157, pursuant to Government Code Section 65912.160(e)(1); and
WHEREAS, determinations of compliance with Government Code Section 65912.160(e)(1) shall be consistent with applicable accessibility requirements, including Caltrans Design Information Bulletin (DIB) 82-062that implements the 2010 ADA Standards for Accessible Design,3 and the federal Public Right-of-Way Accessibility 1 42 U.S.C. § 12132; 28 C.F.R. §§ 35.102(a), 35.150(a)(1), (b)(1); 49 C.F.R. § 37.9 2 Pedestrian Accessibility Guidelines for Highway Projects 3 28 C.F.R. § 35.151 and 36 C.F.R. part 1191, appendices B and D 32 Item 2.

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Guidelines (PROWAG)4
that establish requirements to ensure sidewalks, crosswalks, and other pedestrian infrastructure is accessible to people with disabilities; and WHEREAS, in developing the definitions and objective methodology used to determine whether a walking path of less than one mile exists, the City relied on standardized, administrable definitions reflected in guidance from the California Department of Housing and Community Development (HCD) for other housing and sustainability programs, including the Multifamily Housing Program Round 3 Final Guidelines dated February 13, 2025 for “walkable route,”5the Affordable Housing and Sustainable Communities Round 10 Program Guidelines dated February 25, 2026 for “pedestrian access route” and “safe and accessible walkway,”6 and the Affordable Housing and High Road Jobs Act of 2022 Draft Guidelines dated May 5, 2026 for “sidewalk”;7 and
WHEREAS, as allowed by Government Code Section 65912.161(b)(1), this ordinance phases implementation of SB 79 on sites with locally designated historic resources identified in Exhibit “D.iv” – Phased Implementation Parcel Inventory until prior to one year following adoption of the seventh revision of the City’s General Plan Housing Element. According to HCD, the City’s seventh revision of the Housing Element is due on June 15, 2031; and
WHEREAS, phasing implementation for sites with locally designated historic resources allows the City to ensure development allowed under the law is consistent with existing historic resource regulations, such as the Mills Act; and WHEREAS, on March 17, 2026, the Housing Subcommittee of the City Council received a briefing on SB 79 and affirmed staff’s approach to SB 79 implementation, including exempting areas with no walking path of less than one mile to the transit stop and protecting sites with locally designated historic resources; and 4 Appendix to 36 C.F.R. part 1190
5 HCD Multifamily Housing Program Final Guidelines, Section 7301, Definitions, Feb. 13, 2025 6 SGC and HCD Affordable Housing and Sustainable Communities Program Round 10 Program Guidelines, Section 101, Definitions, Feb. 25, 2026
7 HCD Affordable Housing and High Road Jobs Act of 2022 Draft Guidelines, Section 102, Definitions, May 5, 2026
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WHEREAS, on May 26, 2026, the Planning Commission received a briefing on SB 79 and affirmed staff’s approach; and
WHEREAS, Government Code Section 65912.160(d)(3) directs HCD to review local implementation ordinances and provides HCD 90 to 120 days to determine compliance; and
WHEREAS, nothing in this resolution shall be construed to limit the City's authority, under SB 79, including Government Code Section 65912.161, to evaluate, adopt, or incorporate a local transit-oriented development alternative plan or other implementing regulations at a future date, consistent with state law; and WHEREAS, in considering adoption of this resolution, the Planning Commission has considered all written and oral evidence presented, together with the entire administrative record; and
WHEREAS, the Planning Commission hereby finds that City Council adoption of Ordinance No. 2026-15 to implement SB 79 (Government Code sections 65912.155 through 65912.162, inclusive) is not a project for purposes of the California Environmental Quality Act (CEQA), Division 13, commencing with Section 21000, of the Public Resources Code, pursuant to Government Code Section 65912.160(c)(2), and therefore is not subject to CEQA review; and
WHEREAS, City staff provided public notice in accordance with City and State public noticing requirements, including Government Code Section 65854; and WHEREAS, on August 11, 2026, the Planning Commission held a duly noticed public hearing as prescribed by law, at which time the Planning Commission received and considered the reports and recommendation of Planning Services and gave all persons full opportunity to be heard and to present evidence and testimony regarding the activity.

Evidence was submitted to and considered by the Planning Commission, including, without limitation:
a. Written information including relevant sections of the Government Code and other written and graphical information;
b. Oral testimony from City staff, interested parties, and the public; 34 Item 2.

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c. The staff report, dated August 11, 2026, along with its attachments, incorporated herein by this reference as though fully set forth herein, including City staff’s recommendation on the request;
d. Additional information submitted during the public hearing; and WHEREAS, the public hearing before the Planning Commission was conducted in all respects as required by the Escondido Municipal Code and the rules of this Planning Commission.

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Escondido that:

1. The above recitations are true and correct.

2. The proposed ordinance is not a project for purposes of CEQA pursuant to Government Code Section 65912.160(c)(2), and therefore is not subject to CEQA review.

3. After consideration of all evidence presented, and studies and investigations made by the Planning Commission and on its behalf, the Planning Commission makes the substantive findings and determinations attached hereto as Exhibit “A,” relating to the information that has been considered. In accordance with the Findings of Fact and the foregoing, the Planning Commission reached a recommendation on the matter as hereinafter set forth.

4. The Planning Commission hereby recommends that the City Council adopt Ordinance No. 2026-15 as identified herein and reflected in Exhibit “B” attached hereto.
35 Item 2.

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PASSED, ADOPTED, AND APPROVED by a majority vote of the Planning Commission of the City of Escondido, California, at a regular meeting held on the 11th day of August, 2026, by the following vote, to wit:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSTAINED: COMMISSIONERS:

ABSENT: COMMISSIONERS:

BARRY SPEER, Chair
Escondido Planning Commission
ATTEST:
______________________________
GARRETT SMITH, Secretary of
the Escondido Planning Commission
I hereby certify that the foregoing Resolution was passed at the time and by the vote above stated.
_____________________________
ANGEL ESTRADA, Minutes Clerk
Escondido Planning Commission
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EXHIBIT “A”
PLANNING CASE NO. PL26-0140

FACTORS TO BE CONSIDERED / FINDINGS OF FACT
Environmental Determinations

1. For purposes of the California Environmental Quality Act, Public Resources Code Section 21000 et seq. (“CEQA”), and the CEQA Guidelines, California Code of Regulations, Title 14, Section 15000 et seq., the City of Escondido is the public agency with principal responsibility for considering and approving the Ordinance.

2. The Ordinance is not a “project” for purposes of CEQA. Government Code Section 65912.160(c)(2) expressly provides that an ordinance enacted pursuant to Government Code Section 65912.160(c)(1) shall not be considered a project under Division 13, commencing with Section 21000, of the Public Resources Code. The Ordinance is adopted pursuant to that authority and establishes local implementation procedures, objective standards, map and parcel inventory procedures, walking path criteria, public improvement provisions, exemptions, and phased implementation provisions for purposes of implementing Government Code sections 65912.155 through 65912.162, inclusive.

3. The Ordinance does not approve, authorize, or commit the City to approve any specific housing development project, physical improvement, public work, private development, funding action, or construction activity. Future applications under Article 81 will be reviewed pursuant to applicable state law, the Escondido Municipal Code, and the objective standards adopted by the Ordinance. The Ordinance therefore constitutes an organizational, administrative, and regulatory action of government that does not itself result in a direct or reasonably foreseeable indirect physical change in the environment.

4. No further environmental review is required for adoption of the Ordinance. The decisionmakers have independently reviewed and considered the entire administrative record, staff report, attachments, technical materials, maps, parcel inventories, applicable state law, any written comments, any oral testimony, and all other evidence presented in connection with the Ordinance, and find that the foregoing environmental determinations are supported by the record.
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Zoning Code Amendment Determinations (Escondido Zoning Code Section 33- 1263)

1. That the public health, safety, and welfare will not be adversely affected by the proposed change.

The Ordinance will not adversely affect the public health, safety, or welfare. It implements Government Code sections 65912.155 through 65912.162, inclusive, in a clear, objective, and administrable manner while preserving applicable elements of the City’s underlying zoning, specific plans, adopted engineering standards, accessibility requirements, and generally applicable development regulations except where state law or Article 81 expressly controls.

The Ordinance promotes the public health, safety, and welfare by identifying where SB 79 applies, where state law authorizes exemptions or temporary exclusions, what development standards apply, and how applications will be reviewed. It further promotes safe and accessible pedestrian access by requiring appropriate frontage improvements and by ensuring that walking path determinations are based on actual, lawful, public, continuous, and materially usable pedestrian routes from an affected site to a qualifying transit-oriented development (TOD) stop.

2. That the property involved is suitable for the uses permitted by the proposed Zoning Code amendment.

The Ordinance is a legislative Zoning Code amendment and overlay zone implementation ordinance. It does not approve a project-specific site plan, subdivision, building permit, or discretionary development entitlement. Article 81 applies only to qualifying sites within the applicable TOD geography that are zoned for residential, mixed, or commercial development and are not otherwise excluded, exempted, or subject to temporary exclusion under state law and Article 81.

The Ordinance does not extend SB 79 to industrially zoned land, public rights-of-way, civic or park sites, property outside the City’s jurisdiction, and other sites not subject to Government Code sections 65912.155 through 65912.162, inclusive. For parcels within the applicable one-half-mile radius that lack a walking path of less than one mile, Article 81 provides that the parcel is not subject to the overlay unless and until eligibility is established through the development agreement pathway. This ensures that suitability is determined based on actual legal and physical pedestrian access, not straight line proximity alone.
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3. That the proposed Zoning Code amendment will not be detrimental to surrounding properties.

The Ordinance will not be detrimental to surrounding properties. Article 81 does not create an unlimited development entitlement; it implements the height, density, residential floor area ratio (FAR), and review standards required by Government Code Section 65912.157 only for qualifying transit-oriented housing developments on eligible sites. The applicable underlying zone, specific plan, and generally applicable objective standards remain in effect except where state law or Article 81 controls.

The Ordinance reduces uncertainty and potential adverse effects by establishing objective application procedures, eligibility documentation requirements, map maintenance procedures, frontage improvement standards, infrastructure standards, walking path criteria, and a development agreement process where off-frontage pedestrian improvements are necessary to establish eligibility. These provisions provide a predictable framework for addressing pedestrian access, frontage conditions, infrastructure needs, dedications, easements, timing, funding, security, and acceptance without relying on subjective or discretionary compatibility standards that could conflict with state law.

4. That the proposed Zoning Code amendment is consistent with the adopted General Plan.

The Ordinance is consistent with the City’s adopted General Plan, including Community Character Policies 1.3 and 1.9, Land Use Zoning Policies 2.2 and 2.4, Specific Planning Area Policy 11.6(g), Water System Policy 12.5, Wastewater Policies 13.3 and 13.5, Storm Drainage Policy 14.5, Complete Streets Policies 2.1 and 2.3, Street Network Policy 7.7, and Transit System Policies 5.7 and 5.8. The General Plan supports a balanced land use pattern, infill development, housing opportunities, multimodal access, public infrastructure planning, pedestrian safety, transit access, and a more sustainable and connected urban form. The Ordinance advances those purposes by implementing state law for qualifying transit-oriented housing developments near qualifying TOD stops while preserving the City’s ability to apply objective local standards that do not physically preclude the development standards required by Government Code Section 65912.157.

The Ordinance supports land use and community form objectives by directing SB 79 implementation to qualifying residential, mixed-use, and commercial sites near transit. It supports mobility and infrastructure objectives by requiring lawful and accessible walking path improvements and by distinguishing between sites with qualifying pedestrian access and sites that lack a qualifying walking path. It supports housing objectives by allowing qualifying transit-oriented housing development where SB 79 applies. 39 Item 2.

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5. That the proposed Zoning Code amendment does not establish a residential density below seventy percent of the maximum permitted density of any parcel previously zoned R-3, R-4, or R-5.

The Ordinance does not establish a residential density below seventy percent of the maximum permitted density of any parcel previously zoned R-3, R-4, or R-5. It does not downzone any parcel, reduce any existing residential density, or establish a replacement base zoning classification. Instead, it creates a TOD Overlay Zone that implements the minimum height, density, and residential FAR standards required by Government Code Section 65912.157 for qualifying transit-oriented housing developments.

6. That the relationship of the proposed Zoning Code amendment to specific plans is appropriate.

The relationship of the Ordinance to applicable specific plans is appropriate. Article 81 is designed to operate together with the underlying zone and any applicable specific plan.

Specific plan provisions, development standards, design standards, and procedures remain in effect except where superseded by Government Code sections 65912.155 through 65912.162, inclusive, or Article 81.

This structure maintains the continued relevance of adopted specific plans while recognizing that state law requires qualifying transit-oriented housing developments to be allowed and reviewed under the standards established by SB 79. Where a specific plan standard conflicts with state law or physically precludes the height, density, residential FAR, or other development standards required by Government Code Section 65912.157, Article 81 provides a clear rule for resolving the conflict. Where no conflict exists, the specific plan continues to apply.

SB 79 Ordinance-Specific Determinations

1. The Ordinance is authorized by Government Code sections 65912.160 and 65912.161 and implements Government Code sections 65912.155 through 65912.162, inclusive.

Government Code Section 65912.160 authorizes a local government to enact an ordinance to make its zoning code consistent with Government Code sections 65912.155 through 65912.162, inclusive. Such an ordinance may include objective development standards, conditions, and policies applying to transit-oriented housing developments where those standards, conditions, and policies are demonstrated by a preponderance of the evidence not to physically preclude, alone or in combination, the applicable housing development standards established by Government Code Section 65912.157.

Article 81 is adopted pursuant to that authority and is structured to avoid physical preclusion of the housing development standards established by Government Code Section 65912.157. Article 81 applies the state-required height, density, and residential 40 Item 2.

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FAR standards to qualifying transit-oriented housing developments; provides that objective local standards apply only to the extent they do not physically preclude those state law development standards; and limits local implementation requirements to objective, administrable standards, conditions, procedures, and project-serving public improvements.

Government Code Section 65912.160 also authorizes a local government to identify areas within one-half mile of a TOD stop where the local government finds, supported by substantial evidence, that no walking path of less than one mile exists. Government Code Section 65912.161 authorizes phased implementation for certain sites, including sites containing historic resources designated as of January 1, 2025, to the extent and for the period allowed by state law.

The Ordinance establishes Article 81 of Chapter 33 of the Escondido Municipal Code to identify sites subject to and not subject to Article 81, recognize statutory exemptions, phase implementation where authorized, maintain the TOD Overlay Zone Map and related parcel inventories, and provide a local administrative framework for processing qualifying transit-oriented housing developments.

2. The Ordinance applies SB 79 where SB 79 applies and preserves only those local implementation tools authorized by state law.

Article 81 applies Government Code sections 65912.155 through 65912.162, inclusive, to qualifying transit-oriented housing developments on sites subject to those provisions.

Article 81 does not apply to sites outside the scope of SB 79, sites excluded by state law, sites exempted pursuant to Government Code Section 65912.160, or sites subject to phased implementation pursuant to Government Code Section 65912.161.

Based on substantial evidence in the administrative record, the parcels identified on the TOD Overlay Zone Map and related exempt parcel inventory as lacking a walking path of less than one mile to a qualifying TOD stop are not subject to Article 81 unless and until a qualifying walking path, as defined and regulated by Article 81, exists or is established through required frontage improvements or the development agreement pathway established by Article 81.

The substantial evidence supporting this finding includes, without limitation, the City’s Comprehensive Active Transportation Strategy (CATS) and associated sidewalk and crosswalk gaps data, geographic information systems (GIS) mapping, parcel analysis, zoning analysis, right-of-way information, aerial imagery, street view imagery, transit stop and pedestrian access point data, field verification, photographs, sidewalk and crossing condition information, staff analysis, technical exhibits, staff reports, public hearing materials, and all other evidence in the administrative record. 41 Item 2.

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Following adoption, the Director of Development Services, or designee, shall administer Article 81 and make parcel-, site-, project-, walking-path-, and application-specific determinations in accordance with the Ordinance, the TOD Overlay Zone Map, related parcel inventories, applicable state law, adopted City standards, and the administrative record. The Development Services Director, or designee, may determine that a parcel is subject to Article 81 where a qualifying walking path exists, where such a path will be completed through required frontage improvements, or where such a path is established through a recorded development agreement approved pursuant to Article 58. Any corresponding map or inventory update shall be processed as a ministerial administrative update authorized by Article 81.

3. The Ordinance correctly implements the Tier 2 development standards applicable to qualifying transit-oriented housing developments in Escondido.

Based on the best available information in the administrative record, including state law, HCD advisory materials, data and mapping provided by the San Diego Association of Governments (SANDAG), transit stop characteristics, and the City’s own mapping and GIS analysis, the two qualifying TOD stops in the city are considered Tier 2 stops. Article 81 implements the Tier 2 development standards established by Government Code Section 65912.157 by applying the required minimum height, density, and residential FAR standards within the applicable distance bands.

For qualifying transit-oriented housing developments within 200 feet of a Tier 2 stop, Article 81 provides that the City shall not impose a height limit less than 85 feet, a maximum density less than 140 dwelling units per acre, or a residential FAR less than

4.0, to the extent required by state law. For qualifying transit-oriented housing developments further than 200 feet but within one-quarter mile of a Tier 2 stop, Article 81 applies the 65-foot, 100-dwelling-unit-per-acre, and 3.0 residential FAR standards. For qualifying transit-oriented housing developments further than one-quarter mile but within one-half mile of a Tier 2 stop, Article 81 applies the 55-foot, 80-dwelling-unit-per-acre, and 2.5 residential FAR standards.

4. The TOD Overlay Zone Map and related parcel inventories are appropriate implementation tools.

The TOD Overlay Zone Map and related parcel inventories are appropriate, objective, and administrable tools for implementing SB 79. The map and inventories identify qualifying TOD stops, applicable distance bands, sites subject to Article 81 (qualifying), sites not subject to Article 81 (excluded), sites that are exempt by the walking path criteria but may become eligible through a development agreement, and sites subject to phased implementation.
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The TOD Overlay Zone Map is informed by SANDAG’s SB 79 regional mapping products prepared pursuant to Government Code Section 65912.160(f), including the Draft SB 79 Transit-Oriented Development Map and any final, updated, corrected, replacement, or successor mapping products considered by the City, together with the City’s parcel-level analysis, zoning data, pedestrian network information, walking path methodology, field verification, and other evidence in the administrative record. This approach is appropriate because SANDAG’s regional mapping products identify qualifying TOD stops and TOD zones, while parcel-level eligibility, statutory exemptions, phased implementation, development agreement-based eligibility, and project-level application of Article 81 remain matters for the City to determine in accordance with SB 79, Article 81, the TOD Overlay Zone Map, related parcel inventories, and the administrative record.

Article 81 also provides for ministerial, nondiscretionary map and inventory updates to reflect changes to applicable SANDAG regional mapping products, clerical corrections, parcel changes, City determinations, development agreements, completed improvements, expiration or termination of eligibility, and expiration of phased implementation.

5. The objective local standards, conditions, and policies established by Article 81 are demonstrated by a preponderance of the evidence not to physically preclude, alone or in combination, the housing development standards established by Government Code Section 65912.157.

Based on a preponderance of the evidence in the administrative record, the objective local standards, conditions, and policies established by Article 81 do not physically preclude, alone or in combination, the height, density, residential FAR, or other development standards authorized by Government Code Section 65912.157 for qualifying transit-oriented housing developments on sites subject to Article 81.

Article 81 expressly provides that objective local standards apply only to the extent they do not physically preclude the development standards authorized by Government Code Section 65912.157. It does not impose subjective design review, compatibility findings, discretionary density controls, discretionary height reductions, or open-ended standards that could be used to deny or reduce a qualifying transit-oriented housing development.

The public improvement standards in Article 81 are limited, objective, and tied to the development’s frontage, adopted City standards, applicable accessibility requirements, and public facilities necessary to serve the project. Required frontage improvements are ordinary project-serving improvements of the type commonly required to complete frontage conditions and connect a project to existing public infrastructure.

Further, the walking path exemption authorized by Government Code section 65912.160 is a separate statutory basis for determining that certain parcels are not subject to Article 43 Item 2.

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81 where no walking path of less than one mile exists, as supported by substantial evidence in the administrative record. Article 81 preserves this distinction by including a frontage segment exception, which ensures that a site is not treated as lacking a qualifying walking path solely because a frontage improvement is missing or incomplete where the project is required to complete that frontage improvement and completion would connect the site to an otherwise qualifying walking path.

6. The walking path exemption established by Article 81 is authorized by state law, supported by substantial evidence, and based on objective criteria.

Government Code Section 65912.160 authorizes a local government to identify areas within one-half mile of a TOD stop where the local government finds, supported by substantial evidence, that no walking path of less than one mile exists. Article 81 implements that authority by defining a walking path as a lawful, public pedestrian route of less than one mile to the pedestrian access point of the applicable qualifying TOD stop, as determined under the objective standards in Article 81.

Based on substantial evidence in the administrative record, the parcels and areas identified on the TOD Overlay Zone Map and related exempt parcel inventories as lacking a walking path of less than one mile are not subject to Article 81 unless and until a qualifying walking path exists or is established in accordance with Article 81. The substantial evidence supporting this finding includes, without limitation, CATS data and associated sidewalk and crosswalk gaps data, GIS mapping, parcel and zoning analysis, right-of-way information, aerial and street view imagery, transit stop and pedestrian access point data, field verification, photographs, sidewalk and crossing condition information, staff analysis, technical exhibits, staff reports, public hearing materials, and all other evidence in the administrative record.

Article 81 determines whether a lawful, public, continuous pedestrian route exists. A qualifying walking path must be composed of pedestrian facilities lawfully available for public pedestrian travel, including sidewalks, pedestrian paths, shared-use paths, lawful crossings, curb ramps, blended transitions, or equivalent facilities where applicable.

Routes that require trespass, passage through private property without a recorded public pedestrian access easement, drainage facilities, unimproved roadway edges or shoulders, railroad areas, vehicular travel lanes, or other areas that are nonpublic or not lawfully open and improved for public pedestrian travel do not constitute walking paths for purposes of Article 81.

This interpretation is consistent with the statutory term “walking path,” the pedestrian access purpose of Government Code Section 65912.160, and the City’s responsibility to administer SB 79 using objective, lawful, accessible, and administrable criteria. Article 81 applies objective pedestrian facility, legal access, and applicable accessibility criteria, including applicable ADA requirements, Public Right-of-Way Accessibility Guidelines, 44 Item 2.

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Caltrans pedestrian accessibility standards and guidance, and adopted City standards, to determine whether a qualifying public pedestrian route exists. Article 81 does not evaluate subjective walking path quality, comfort, convenience, aesthetics, or neighborhood compatibility.

7. Additional substantial evidence supports the walking path exemption for sidewalkdeficient areas, including the Westside Hillside neighborhood area.

The substantial evidence supporting the walking path exemption includes, but is not limited to, area-specific evidence for neighborhoods in the TOD zone, such as the Westside Hillside neighborhood, where many exempt parcels are located. The City’s Comprehensive Active Transportation Strategy (CATS) Sidewalk Gaps GIS layer identifies this area as one of the most sidewalk-deficient areas in the city, with substantial pedestrian network constraints and barriers. Substantial evidence supports the determination that many parcels in this area are within the statutory straight line TOD geography but lack the continuous, lawful, accessible, and public pedestrian facilities necessary to constitute a qualifying walking path of less than one mile to the applicable qualifying TOD stop under Article 81.

The exemption determinations are based on objective facility and access criteria. In applying those criteria, the City considered whether routes contain missing sidewalk segments or require travel along unimproved roadway shoulders or edges, vehicular or bicycle lanes, drainage facilities, railroad areas, private property without public pedestrian access rights, or other areas not lawfully open and improved for public pedestrian travel.

Such conditions support the determination that a qualifying walking path does not exist where continuous, accessible pedestrian facilities are absent.

This evidence supplements, and does not limit, the broader administrative record supporting the TOD Overlay Zone Map and related exempt parcel inventories. Parcel-, site-, route-, and project-specific determinations under Article 81 may rely on additional objective evidence, including updated maps, applicant materials, staff review, photographs, right-of-way information, completed improvements, recorded access rights, development agreements, and other evidence relevant to whether a qualifying walking path exists or has been established.

8. The development agreement pathway for sites lacking a qualifying walking path is lawful, appropriate, and consistent with Escondido Municipal Code Article 58.

Article 81 establishes a development agreement pathway for sites that are not subject to Article 81 solely because no qualifying walking path exists. This allows an applicant to establish eligibility by entering into a recorded, enforceable development agreement that secures the design, funding, construction, completion in accordance with applicable 45 Item 2.

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standards, acceptance if required, and opening of the qualifying walking path for public pedestrian use.

The development agreement option does not apply to parcels already subject to Article

81. It applies only where a site is otherwise exempt because no walking path of less than one mile exists, and provides a voluntary mechanism for the property owner or applicant to establish eligibility for SB 79 processing by securing the improvements necessary to create such a path.

The development agreement pathway is consistent with Escondido Municipal Code Article 58 and Government Code sections 65864 through 65869.5. It requires City Council approval, recordation against the property, identification of required improvements and access rights, financial security or other lawful assurances for required improvements, enforceable remedies for default, timing and phasing provisions, map and inventory update provisions, and a fixed term tied to creation of the qualifying walking path. The development agreement terminates upon completion, acceptance if required, and opening of the qualifying walking path for public pedestrian use, or upon expiration of the fixed term if the required improvements are not completed.

9. The phased implementation provisions for designated historic resources are authorized and appropriate.

Government Code Section 65912.161 authorizes phased implementation for certain sites, including sites containing historic resources designated as of January 1, 2025, to the extent and for the period allowed by state law. Article 81 implements that authority by providing that it shall not become operative on parcels identified on the TOD Overlay Zone Map as containing such designated historic resources during the authorized phased implementation period.

The phased implementation provisions allow the City to coordinate SB 79 implementation with existing historic resource regulations, including local historic resource protections, Mills Act contracts, and other applicable requirements, while preserving consistency with state law. During the authorized phase period, affected parcels remain governed by the underlying zone, applicable specific plan, and other generally applicable law. The provisions are limited to the sites and time period authorized by state law and do not create a broader or permanent exemption from SB 79.

10. The Ordinance preserves ministerial review where required by state law.

Article 81 preserves the review pathways required by Government Code Section 65912.159. A project that qualifies for and seeks streamlined ministerial approval shall be processed in accordance with Government Code Section 65913.4. A project proposed pursuant to Government Code Section 65912.157 that is not seeking streamlined approval under Government Code Section 65913.4 shall be reviewed through the City’s 46 Item 2.

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otherwise applicable development review process, subject to Government Code Section 65589.5 and other applicable state law, except that any conflicting local zoning standard shall not apply.

This structure preserves ministerial review where applicable, avoids subjective approval findings, and ensures that conflicting local zoning standards do not reduce or physically preclude the development standards required by Government Code Section 65912.157.

11. The Ordinance provides an administrable and transparent record for California Department of Housing and Community Development (HCD) review.

Government Code Section 65912.160 provides for HCD review of enacted local implementation ordinances for substantial compliance. The Ordinance is structured to support that review by identifying its statutory authority, applicable and inapplicable sites, distance bands, objective standards, walking path criteria, exemptions, phased implementation, a development agreement mechanism for establishing walking path eligibility, application review procedures, recordkeeping requirements, and map maintenance procedures.

Article 81 requires records sufficient to support consistent administration and substantial evidence review, including applicant materials, maps, measurements, photographs, field documentation, technical studies, staff determinations, and development agreements.

The Ordinance is structured to substantially comply with Government Code sections 65912.155 through 65912.162, inclusive, because it applies the state law standards where SB 79 applies, limits local standards to objective standards that do not physically preclude required development standards, exempts only areas supported by substantial evidence that no walking path of less than one mile exists, phases implementation only where authorized by state law, preserves state-required review pathways, and provides an enforceable development agreement mechanism for otherwise exempt parcels to become eligible where a qualifying walking path is created.

12. The Ordinance is internally consistent, severable, and in the best interests of the City.

The Ordinance is internally consistent because Article 81 preserves the underlying zone, applicable specific plans, adopted City standards, accessibility requirements, and generally applicable law except where state law or Article 81 controls. It provides rules for resolving conflicts between local standards and Government Code Section 65912.157, and includes map maintenance and administrative update procedures to maintain accuracy over time.

The Ordinance contains severability provisions. If any section, subsection, sentence, clause, phrase, or portion of the Ordinance or Article 81 is held invalid or unconstitutional, 47 Item 2.

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the remaining portions are intended to remain valid and enforceable to the fullest extent allowed by law.

Adoption of the Ordinance is in the best interests of the City. SB 79 applies by operation of state law regardless of whether the City adopts a local implementation ordinance. The Ordinance provides a locally tailored, objective, transparent, and legally supported framework for implementation within Escondido. It identifies applicable sites, preserves the City’s ability to apply objective standards that do not physically preclude state law development standards, establishes a defensible walking path methodology, provides an enforceable development agreement mechanism for otherwise exempt parcels to become eligible where a qualifying walking path is created, phases implementation for designated historic resources where authorized, and supports HCD review.

The Ordinance promotes the public health, safety, and welfare by implementing state housing law while ensuring that transit-oriented development is administered in relation to lawful and accessible pedestrian access to qualifying TOD stops. The Ordinance therefore advances state housing objectives, preserves local implementation tools authorized by state law, and provides a clear framework for staff, applicants, decisionmakers, property owners, and the public.
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EXHIBIT “B”
PLANNING CASE NO. PL26-0140

ZONING CODE AMENDMENTS
Article 81 (Transit-Oriented Development Overlay Zone) is hereby added to Chapter 33 (Zoning) of the Escondido Municipal Code as follows:

ARTICLE 81

TRANSIT-ORIENTED DEVELOPMENT OVERLAY ZONE
§ 33-1670. Purpose and intent.
(a) This article implements Government Code Division 1, Title 7, Chapter 4.1.5, commencing with Section 65912.155, within the City of Escondido. (b) This article establishes the Transit-Oriented Development Overlay Zone, objective local standards, map procedures, walking path criteria, public improvement requirements, phased implementation procedures, and a development agreement pathway for qualifying transit-oriented housing developments.
(c) This article identifies sites subject to this article, sites excluded from this article, exempt sites that lack a qualifying walking path and may become eligible through a development agreement, and sites subject to phased implementation. § 33-1671. Definitions.

For purposes of this article, the following terms shall have the meanings set forth below.

Terms not defined in this article shall have the meanings set forth in Section 33-8 and Government Code sections 65912.155 through 65912.162, inclusive. (a) “Applicable accessibility requirements” means applicable state and federal accessibility requirements governing pedestrian facilities in the public right-ofway and accessible pedestrian paths of travel, including applicable Public Right-of-Way Accessibility Guidelines, Caltrans pedestrian accessibility standards, and adopted City standards.
(b) “Parcel” means a unit of real property identified by an assessor’s parcel number, recorded parcel or lot, or other City-recognized parcel identifier. (c) “Pedestrian access point” means the General Transit Feed Specification (GTFS) data point of the applicable qualifying transit-oriented development stop utilized by the San Diego Association of Governments to develop the regional transit-oriented development map, or as otherwise identified on the TOD Overlay Zone Map.
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(d) “Qualifying transit-oriented development stop” means a transit stop that qualifies for application of Government Code sections 65912.155 through 65912.162, inclusive, and this article.
(e) “Qualifying transit-oriented housing development” means a housing development project that qualifies for application of Government Code sections 65912.155 through 65912.162, inclusive, and this article. (f) “Site” means the parcel or parcels included in a proposed housing development project or other determination under this article. (g) “TOD Overlay Zone Map” means the Transit-Oriented Development Overlay Zone map and related parcel inventories identifying qualifying transit-oriented development stops, distance bands, sites subject to this article, sites excluded from this article, exempt sites that lack a qualifying path that may become eligible through a development agreement, and sites subject to phased implementation.
(h) “Walking path” means a lawful, public pedestrian route of less than one mile from a parcel or site to the pedestrian access point of a qualifying transitoriented development stop that satisfies Section 33-1676(b). § 33-1672. TOD Overlay Zone Map.
(a) The Transit-Oriented Development Overlay Zone shall be designated on the official zoning map of the City by incorporating the perimeter lines shown on Figure 33-1672.1 and Figure 33-1672.2, describing the boundaries of the overlay area onto the map itself.
(b) The TOD Overlay Zone Map shall identify:
(1) Qualifying transit-oriented development stops;
(2) Applicable distance bands of 200 feet, 0.25 miles, and 0.5 miles; (3) Sites subject to this article pursuant to Section 33-1673(a); (4) Sites excluded from this article pursuant to Section 33-1673(b); (5) Exempt sites lacking a qualifying walking path that may become eligible through a development agreement pursuant to Section 33-1676; and (6) Sites subject to phased implementation under Section 33-1677. 50 Item 2.

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Figure 33-1672.1
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Figure 33-1672.2
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§ 33-1673. Applicability and site eligibility.
(a) Sites subject to this article. A parcel or site is subject to this article only if all of the following are satisfied:
(1) The parcel or site is located within the Transit-Oriented Development Overlay Zone within one-half mile of a qualifying transit-oriented development stop.
(2) The parcel or site is zoned for residential, mixed, or commercial development.
(3) The parcel or site is not excluded from Government Code sections 65912.155 through 65912.162, inclusive, by state law, including any statutory exclusion, exemption, or limitation applicable to the site or proposed project.
(4) The parcel or site is identified on the TOD Overlay Zone Map and on the related parcel inventory identifying sites subject to this article, or is otherwise determined by the Development Services Director, or designee, to satisfy the walking path requirement of this article, unless eligibility is established pursuant to Section 33-1676.
(5) The parcel or site is not subject to phased implementation under Section 33-1677, or the applicable phased implementation period has expired. (6) The proposed housing development project satisfies applicable requirements of this article and other applicable law.
(b) Sites excluded from this article. A parcel, site, or proposed housing development project is not subject to this article if one or more applicable requirements in subsection (a) is not satisfied. A parcel or site that is not subject solely because no qualifying walking path exists may become eligible through compliance with Section 33-1676.
(c) Eligibility documentation. An applicant seeking processing under this article shall submit documentation, in a form approved by the Development Services Director, or designee, sufficient to determine:
(1) Parcel identification;
(2) Ownership;
(3) Applicant information;
(4) Zoning;
(5) TOD Overlay Zone Map location;
(6) Applicable distance band;
(7) Phased implementation status;
(8) Walking path route, length, and accessible pedestrian path of travel documentation;
(9) Route conditions;
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(10)Supporting photographs or field documentation;
(11)Compliance with Section 33-1673(a) and the project qualification standards in Section 33-1675(b); and
(12)Any other objective information reasonably necessary to determine eligibility.
(d) City determination.
(1) The Development Services Director, or designee, shall determine whether a parcel, site, or proposed housing development project is subject to this article.
(2) The determination shall be based on:
(A) The TOD Overlay Zone Map;
(B) Related parcel inventories;
(C) Applicant documentation;
(D) City records;
(E) Adopted City standards;
(F) Applicable accessibility requirements; and
(G) Other objective evidence.
§ 33-1674. Allowed use and permit administration.
(a) A qualifying transit-oriented housing development shall be an allowed use on any site subject to this article to the extent required by Government Code Section 65912.157.
(b) A qualifying transit-oriented housing development shall be processed in accordance with Government Code Section 65912.159 and this article. (c) If the Development Services Director, or designee, determines that a project qualifies for streamlined ministerial approval under Government Code Section 65912.159(a), the project shall be processed ministerially in accordance with Government Code Section 65913.4.
(d) If the Development Services Director, or designee, determines that a project qualifies under this article and is proposed pursuant to Government Code Section 65912.157, but is not seeking streamlined approval under Government Code Section 65913.4, the project shall be reviewed pursuant to the City’s development review process, Government Code Section 65589.5, and other applicable state law, except that any local zoning standard conflicting with Government Code sections 65912.155 through 65912.162, inclusive, or this article shall not apply.
(e) The Development Services Director, or designee, shall be the City’s reviewing authority for determinations under this article, including site eligibility, walking 54 Item 2.

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path determinations, and application of the TOD Overlay Zone Map and related parcel inventories.
§ 33-1675. Transit-oriented housing development standards. (a) This section applies to a qualifying transit-oriented housing development on a parcel or site located within the applicable distance band of a Tier 2 transitoriented development stop. (1) Distances under this section shall be measured in a straight line from the nearest edge of the parcel containing the proposed project to the pedestrian access point for the transit-oriented development stop, as defined by Section 33-1671(c).

Table 33-1675: Transit-Oriented Housing Development Standards Site Distance to
Transit Stop Height Density Residential Floor Area Ratio 0 feet to 200 feet 85 feet 140 dwelling units
per acre

4.0 >200 feet to ¼ mile 65 feet 100 dwelling units
per acre

3.0 >¼ mile to ½ mile 55 feet 80 dwelling units
per acre

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(A) A residential hotel; or
(B) Lawful resident use or marketing of a unit as short-term lodging after certificate of occupancy.
(4) Residential demolition and replacement housing. A project involving residential demolition shall comply with state replacement housing law as set forth in Government Code sections 65912.157(f)–(h), 66300.5, and 66300.6, as amended.
(5) Affordable housing. A project containing 11 or more units shall provide onsite affordable housing as follows:
(A) The project shall satisfy one of the following:
(i) At least seven percent of total units affordable to extremely lowincome households; or (ii) At least 10 percent of total units affordable to very low-income households; or
(iii) At least 13 percent of total units affordable to lower income households.
(B) Affordability shall be calculated and maintained as follows:
(i) Total units include units used to satisfy any inclusionary housing requirement and exclude density bonus units; and
(ii) Affordable ownership units shall remain affordable for at least 45 years, and affordable rental units shall remain affordable for at least 55 years.
(6) Labor standards. Any building over 85 feet in height shall comply with applicable state labor standards required by Government Code §§ 65912.157(k) and 65913.4(a)(8).
(7) Density bonus and additional concessions. The project remains eligible for density bonus benefits under Government Code sections 65912.157(d) and 65915.
(A) The density allowed under Table 33-1675 shall be used as the base density for calculating any density bonus.
(B) A project that meets the applicable density threshold in subparagraph (C) and otherwise qualifies under Government Code Section 65915 shall be eligible for the following:
(i) One additional concession for lower-income housing; or (ii) Two additional concessions for very low-income housing; or (iii) Three additional concessions for extremely low-income housing. (C) For Tier 2 projects, the density thresholds for additional concessions are:
56 Item 2.

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(i) 105 dwelling units per acre within 200 feet of a Tier 2 TOD stop; (ii) 75 dwelling units per acre more than 200 feet but within one-quarter mile of a Tier 2 TOD stop; and
(iii) 60 dwelling units per acre more than one-quarter mile but within one-half mile of a Tier 2 TOD stop.
(c) Frontage improvement standards.
(1) Objective local standards applicable to the project shall apply only to the extent they do not physically preclude the height, density, residential floor area ratio, or other development standards authorized by this article. (2) Along each parcel frontage abutting a public right-of-way, the project shall construct, dedicate, or secure, as applicable, public improvements necessary to serve the project and complete the frontage condition, including:
(A) Sidewalks;
(B) Curb and gutter;
(C) Curb ramps;
(D) Driveway crossings;
(E) Pedestrian pathways and tie-ins;
(F) Paving and pavement transitions;
(G) Storm drain and drainage tie-ins;
(H) Utility connections;
(I) Street trees, streetlights, signing, striping, and traffic control improvements where required by adopted City standards;
(J) Utility undergrounding, relocation, or protection where required by adopted City standards; and
(K) Any right-of-way or easement necessary to construct, operate, and maintain required improvements.
(3) Required frontage pedestrian improvements shall create or maintain a continuous walking path along the parcel frontage and shall connect to existing pedestrian facilities where such facilities exist. (4) Where existing right-of-way or access rights are insufficient to construct required public improvements, the project shall dedicate the minimum rightof-way or easement necessary and shall construct or secure construction of the required improvements in accordance with the City’s Design Standards and Standard Drawings and Escondido Municipal Code Chapter 23, Article

5. (5) Before issuance of the first certificate of occupancy, required public improvements shall be completed and accepted by the City or secured 57 Item 2.

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through a City-approved improvement agreement, development agreement, subdivision improvement agreement, bond, letter of credit, deposit, lien contract, or other lawful security mechanism approved by the City Engineer and City Attorney.
§ 33-1676. Development agreement pathway for sites lacking a qualifying walking path.
(a) Applicability. A site that is not subject to this article solely because no walking path satisfying subsection (b) exists may become eligible for processing under this article through a development agreement approved by City Council pursuant to Article 58 of this chapter and Government Code sections 65864 through 65869.5.
(b) Qualifying walking path. For purposes of this article, an existing or proposed route qualifies as a walking path only if all of the following are satisfied:
(1) The route is measured from the parcel’s legal pedestrian access point, or from the parcel’s abutting public frontage where that frontage provides the shortest lawful public pedestrian route, to the pedestrian access point of the applicable qualifying transit-oriented development stop. (2) The route is less than one mile in length.
(3) The route is located entirely within public right-of-way, public property open for pedestrian travel, or a recorded public pedestrian access easement, and does not require pedestrian travel within a vehicular travel lane, bicycle lane, drainage facility, unimproved roadway shoulder or edge, railroad area, or other area that is nonpublic or not lawfully open and improved for public pedestrian travel.
(4) The route is legally available for pedestrian travel for its entire length. (5) The route consists of a continuous accessible pedestrian path of travel lawfully available for pedestrian use, including sidewalks, pedestrian paths, shared-use paths, lawful crossings, curb ramps, blended transitions, or equivalent facilities.
(6) The pedestrian access route provides a continuous clear width of not less than 48 inches, exclusive of the width of any curb, except where a different width is allowed by applicable accessibility requirements or adopted City standards.
(7) The pedestrian access route does not exceed a running grade of five percent, except where applicable accessibility requirements allow the route to follow the grade of the adjacent street or roadway.
(8) The route has a firm, stable, and slip-resistant surface consistent with applicable accessibility requirements and adopted City standards. (9) The route is free of missing segments, fixed barriers, obstructions, surface conditions, vertical discontinuities, or other physical constraints that materially prevent continuous pedestrian passage.
58 Item 2.

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(10)Where a crossing or transition is necessary, the route includes a lawful pedestrian crossing and required accessible transition facilities, including curb ramps, blended transitions, landings, and detectable warnings where required by applicable accessibility requirements or adopted City standards. (11)Each segment of the route is constructed, open, and available for lawful public pedestrian use at the time of eligibility determination, unless eligibility is established through a development agreement pursuant to this section. (c) Application. An application under this section shall include:
(1) Proof of legal or equitable interest in the property; (2) Owner authorization, if applicable;
(3) A proposed development agreement;
(4) A project description;
(5) A walking path improvement plan;
(6) Proposed timing, phasing, funding, security, default, enforcement, and remedy provisions of required public improvements; and
(7) Any other information required by Article 58 of this chapter. (d) Required criteria. A development agreement under this section shall include:
(1) A binding obligation to design, fund, construct, and secure the improvements necessary to create a walking path satisfying Section 33- 1676(b);
(2) Identification of all required improvements, dedications, easements, access rights, utility relocations, and related measures;
(3) Security, default, enforcement, and remedy provisions sufficient to ensure completion and continued public availability of the required improvements; (4) A requirement that improvements necessary to create the qualifying walking path be completed in accordance with applicable standards, accepted if required, and open for lawful public pedestrian use prior to issuance of the first certificate of occupancy;
(5) The timing and conditions for any update to the TOD Overlay Zone Map and the related parcel inventory identifying sites subject to this article, including any interim designation reflecting development-agreement-based eligibility and any final map or inventory update following completion in accordance with applicable standards, acceptance if required, and opening for lawful public pedestrian use of the qualifying walking path; (6) Eligibility and term of development agreement.
(A) Eligibility established through the development agreement shall not apply until the development agreement is approved, effective, and recorded against the property.
59 Item 2.

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(B) Eligibility shall continue only while the applicant or property owner remains in compliance with the development agreement.
(C) The development agreement shall include a fixed term limited to the period necessary to establish the qualifying walking path, and shall automatically expire upon the earliest of:
(i) Completion in accordance with applicable standards, acceptance if required, opening for lawful public pedestrian use of the qualifying walking path, and update of the TOD Overlay Zone Map and related parcel inventory identifying sites subject to this article; (ii) A date certain specified in the development agreement; or (iii) Termination or default under the development agreement, except for provisions that expressly survive; and
(7) Any provision required by Article 58 of this chapter or Government Code Section 65865.2.
(e) Limitations. A development agreement under this section shall not waive, reduce, or conflict with Government Code Section 65912.157 or this article, and shall not be required solely because a project is proposed on a site already subject to this article.
§ 33-1677. Phased implementation for designated historic resources. (a) To the extent authorized by Government Code Section 65912.161, this article shall not become operative on parcels identified on the TOD Overlay Zone Map as containing a historic resource designated on the local register as of January 1, 2025, during the period state law authorizes phased implementation for such sites.
(b) Until this article becomes operative on a parcel subject to this section, the parcel shall be governed by the underlying zone, applicable specific plan, and other generally applicable law.
§ 33-1678. Map maintenance and administrative updates.
(a) The City Council may identify on the TOD Overlay Zone Map or related parcel inventories parcels or sites for which the City has made findings, supported by substantial evidence, that no walking path of less than one mile exists, as authorized by Government Code Section 65912.160(e)(1).
(b) The Development Services Director, or designee, shall maintain the TOD Overlay Zone Map and related parcel inventories in current parcel-based format.
(c) The Development Services Director, or designee, may make ministerial, nondiscretionary updates to the TOD Overlay Zone Map and related parcel inventories to reflect:
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(1) Publication, revision, correction, finalization, replacement, or succession of the applicable metropolitan planning organization map, dataset, methodology, or tool;
(2) Clerical corrections;
(3) Parcel changes;
(4) A determination under Section 33-1673 that a parcel or site satisfies the walking path requirement of this article, subject to any applicable phased implementation under Section 33-1677;
(5) A City Council finding or action under subsection (a); (6) Approval, effectiveness, and recordation of a development agreement under Section 33-1676;
(7) The timing and conditions for map or inventory updates specified in a development agreement approved under Section 33-1676;
(8) Completion in accordance with applicable standards, acceptance if required, and opening for lawful public pedestrian use of improvements required by a development agreement under Section 33-1676; (9) Loss of eligibility due to expiration, termination, default, or noncompliance with a development agreement under Section 33-1676; and (10)Expiration of phased implementation under Section 33-1677. (d) Administrative updates under this section shall not amend the development standards established by this article.
§ 33-1679. Application review.
(a) The Development Services Director, or designee, shall maintain application checklists for projects seeking approval under this article. (b) In reviewing an application under this article, the Development Services Director, or designee, shall determine:
(1) Whether the site is subject to this article under Section 33-1673; (2) The applicable distance band under Section 33-1675; (3) Whether the proposed project qualifies as a qualifying transit-oriented housing development;
(4) Whether the project qualifies for streamlined ministerial approval under Government Code Section 65912.159(a), including where site eligibility has been established through a development agreement under Section 33- 1676;
(5) Whether the project is subject to phased implementation under Section 33- 1677;
(6) Whether eligibility depends on, or has been established through, a development agreement under Section 33-1676;
61 Item 2.

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(7) Which objective local standards, public improvements, infrastructure requirements, and utility requirements apply under Sections 33-1675 and 33-1676; and
(8) Whether any local standard conflicts with, or is preempted by, Government Code Section 65912.157 or other applicable law.
§ 33-1680. Severability.

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63 Item 2.

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64 Item 2.

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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2322902500 449 S Spruce St, Escondido, CA 92025 1.17 R-2-12 P 14.04 93.6 79.56 2332110400 505 W 5th Ave, Escondido, CA, 92025-4003 0.46 S-P SPA 15 0.00 36.83 36.83 2331311400 510 W 5th Ave, Escondido, CA, 92025-4004 0.38 S-P SPA 15 0.00 30.15 30.15 2330222200 0 2nd Ave, Escondido, CA, 92025 0.07 S-P SPA 9 7.03 7.03 0.00 2330222400 0 2nd Ave, Escondido, CA, 92025 0.08 S-P SPA 9 8.49 8.49 0.00 2330421400 0 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.47 12.47 2330421500 0 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.88 12.88 2330421600 0 2nd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 0.00 13.48 13.48 2330321100 0 3rd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 16.16 16.16 0.00 2330321200 0 3rd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 16.62 16.62 0.00 2330321000 0 3rd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 16.85 16.85 0.00 2294020600 0 Centre City Pkwy, Escondido, CA, 92025 0.18 S-P SPA 9 0.00 14.68 14.68 2294020900 0 Centre City Pkwy, Escondido, CA, 92025 0.26 S-P SPA 9 0.00 20.97 20.97 2294020800 0 Centre City Pkwy, Escondido, CA, 92025 0.33 S-P SPA 9 0.00 26.73 26.73 2294021000 0 Centre City Pkwy, Escondido, CA, 92025 0.96 S-P SPA 9 0.00 76.80 76.80 2330520600 0 Escondido Blvd, Escondido, CA, 92025 0.09 S-P SPA 9 0.00 7.42 7.42 2293324800 0 N Escondido Blvd, Escondido, CA, 92025 8.15 S-P SPA 9 0.00 652.00 652.00 2321313300 0 Valley Pkwy, Escondido, CA, 92025 0.64 S-P SPA 9 0.00 51.20 51.20 2330421100 0 W 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.63 12.63 2330610100 100 S Escondido Blvd, Escondido, CA, 92025-4115 0.16 S-P SPA 9 0.00 13.16 13.16 2321312700 1004 W Valley Pkwy, Escondido, CA, 92025-2558 3.14 S-P SPA 9 0.00 251.20 251.20 2330411600 105 S Orange St, Escondido, CA, 92025-4124 0.16 S-P SPA 9 0.00 12.66 12.66 2321313200 1050 W Valley Pkwy, Escondido, CA, 92025-2558 0.75 S-P SPA 9 0.00 60.00 60.00 2321313100 1122 W Valley Pkwy, Escondido, CA, 92025-2559 0.7 S-P SPA 9 0.00 56.00 56.00 2321312600 1138 W Valley Pkwy, Escondido, CA, 92025-2559 2.3 S-P SPA 9 0.00 184.00 184.00 2321313400 1142 W Valley Pkwy, Escondido, CA, 92025-2556 0.69 S-P SPA 9 0.00 55.20 55.20 2330410900 129 S Orange St, Escondido, CA, 92025-4124 0.08 S-P SPA 9 0.00 6.00 6.00 2330420900 131 S Escondido Blvd, Escondido, CA, 92025-4114 0.05 S-P SPA 9 0.00 3.77 3.77 2330421000 137 S Escondido Blvd, Escondido, CA, 92025-4114 0.26 S-P SPA 9 0.00 20.96 20.96 2294122600 140 N Escondido Blvd, Escondido, CA, 92025-2610 0.54 S-P SPA 9 0.00 43.20 43.20 2294112600 145 N Escondido Blvd, Escondido, CA, 92025-2609 0.56 S-P SPA 9 0.00 44.80 44.80 2330411800 145 S Orange St, Escondido, CA, 92025-4124 0.31 S-P SPA 9 0.00 24.82 24.82 2294020700 150 Centre City Pkwy, Escondido, CA, 92025-2640 0.18 S-P SPA 9 0.00 14.50 14.50 2330612400 150 S Escondido Blvd, Escondido, CA, 92025-4115 0.39 S-P SPA 9 0.00 31.57 31.57 2330320800 201 S Pine St, Escondido, CA, 92025-4018 0.14 S-P SPA 9 13.62 13.62 0.00 2330521500 209 S Escondido Blvd, Escondido, CA, 92025-4116 0.22 S-P SPA 9 0.00 17.43 17.43 2330510901 211 S Orange St, Escondido, CA, 92025-4164 0.22 S-P SPA 9 22.07 22.07 0.00 70 Item 2.

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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2330511801 213 Royal Gln, Escondido, CA, 92025-4185 1.14 S-P SPA 9 114.20 114.20 0.00 2330511601 214 Antoni Gln, Escondido, CA, 92025-4187 0.18 S-P SPA 9 17.98 17.98 0.00 2330511501 218 Antoni Gln, Escondido, CA, 92025-4179 0.61 S-P SPA 9 61.22 61.22 0.00 2330320100 218 S Quince St, Escondido, CA, 92025 0.20 S-P SPA 9 20.42 20.42 0.00 2330321900 235 S Pine St, Escondido, CA, 92025-4018 0.14 S-P SPA 9 14.28 14.28 0.00 2331410400 235 W 3rd Ave, Escondido, CA, 92025-4108 0.17 S-P SPA 9 16.76 16.76 0.00 2330321800 246 S Quince St, Escondido, CA, 92025-4045 0.16 S-P SPA 9 16.09 16.09 0.00 2330610200 255 W Grand Ave, Escondido, CA, 92025 0.16 S-P SPA 9 0.00 12.81 12.81 2294121100 260 W Grand Ave, Escondido, CA, 92025-2604 0.16 S-P SPA 9 0.00 12.50 12.50 2294121200 260 W Grand Ave, Escondido, CA, 92025-2604 0.34 S-P SPA 9 0.00 26.93 26.93 2294111600 300 W Grand Ave, Escondido, CA, 92025-2659 0.49 S-P SPA 9 0.00 39.10 39.10 2292721700 300 Zukor Gln, Escondido, CA, 92025 0.26 S-P SPA 9 26.15 26.15 0.00 2330420800 303 W Grand Ave, Escondido, CA, 92025-2605 0.39 S-P SPA 9 0.00 30.89 30.89 2331210200 310 S Quince St, Escondido, CA, 92025-4047 2.75 S-P SPA 9 275.00 275.00 0.00 2293324300 310 Valley Pkwy, Escondido, CA, 92025-2635 0.82 S-P SPA 9 0.00 65.60 65.60 2330521400 310 W 3rd Ave, Escondido, CA, 92025-4111 1.29 S-P SPA 9 129.00 129.00 0.00 2330511001 313 S Orange St, Escondido, CA, 92025-4166 0.15 S-P SPA 9 15.25 15.25 0.00 2330511101 315 S Royal Gln, Escondido, CA, 92025-4173 0.16 S-P SPA 9 16.27 16.27 0.00 2292721000 315 W Washington Ave, Escondido, CA, 92025-2618 2.12 S-P SPA 9 212.00 212.00 0.00 2330511301 316 Antoni Gln, Escondido, CA, 92025-4177 0.12 S-P SPA 9 12.12 12.12 0.00 2330511401 317 Antoni Gln, Escondido, CA, 92025-4181 0.43 S-P SPA 9 42.94 42.94 0.00 2292722000 319 Parallel Gln, Escondido, CA, 92025 0.39 S-P SPA 9 38.68 38.68 0.00 2330420700 323 W Grand Ave, Escondido, CA, 92025-2605 0.08 S-P SPA 9 0.00 6.52 6.52 2330421200 326 W 2nd Ave, Escondido, CA, 92025-4127 0.16 S-P SPA 9 0.00 13.19 13.19 2294110900 326 W Grand Ave, Escondido, CA, 92025 0.09 S-P SPA 9 0.00 6.90 6.90 2330421700 329 W Grand Ave, Escondido, CA, 92025-2605 0.16 S-P SPA 9 0.00 12.96 12.96 2330420400 333 W Grand Ave, Escondido, CA, 92025-2605 0.07 S-P SPA 9 0.00 5.94 5.94 2330421300 336 W 2nd Ave, Escondido, CA, 92025-4127 0.16 S-P SPA 9 0.00 12.78 12.78 2293324500 338 W Valley Pky, Escondido, CA, 92025 4.58 S-P SPA 9 0.00 366.40 366.40 2293324400 338 W Valley Pwy, Escondido, CA, 92025-2635 1.92 S-P SPA 9 0.00 153.60 153.60 2330520400 339 W 2nd Ave, Escondido, CA, 92025-4105 0.17 S-P SPA 9 0.00 13.45 13.45 2330521300 339 W 2nd Ave, Escondido, CA, 92025-4105 0.33 S-P SPA 9 0.00 26.59 26.59 2294112500 340 W Grand Ave, Escondido, CA, 92025-2606 0.33 S-P SPA 9 0.00 26.06 26.06 2330520300 341 W 2nd Ave, Escondido, CA, 92025-4105 0.16 S-P SPA 9 0.00 13.09 13.09 2331410300* 343 W 3rd Ave, Escondido, CA, 92025-4110 0.16 S-P SPA 9 16.04 16.04 0.00 2330420200 345 W Grand Ave, Escondido, CA, 92025-2605 0.08 S-P SPA 9 0.00 6.31 6.31 2330420300 345 W Grand Ave, Escondido, CA, 92025-2605 0.16 S-P SPA 9 0.00 12.99 12.99 71 Item 2.

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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2331410200 351 W 3rd Ave, Escondido, CA, 92025-4110 0.17 S-P SPA 9 16.66 16.66 0.00 2331410900 354 W 4th Ave, Escondido, CA, 92025-4130 0.15 S-P SPA 9 15.10 15.10 0.00 2293325200 355 N Escondido Blvd, Escondido, CA, 92025-2624 0.16 S-P SPA 9 0.00 12.52 12.52 2330420100 355 W Grand Ave, Escondido, CA, 92025-2649 0.32 S-P SPA 9 0.00 25.92 25.92 2294112700 355 W Valley Pkwy, Escondido, CA, 92025-2814 0.71 S-P SPA 9 0.00 56.80 56.80 2331410800 358 W 4th Ave, Escondido, CA, 92025-4130 0.16 S-P SPA 9 16.06 16.06 0.00 2294111400 360 W Grand Ave, Escondido, CA, 92025-2606 0.08 S-P SPA 9 0.00 6.70 6.70 2294111300 360 W Grand Ave, Escondido, CA, 92025-2606 0.09 S-P SPA 9 0.00 7.00 7.00 2294111500 360 W Grand Ave, Escondido, CA, 92025-2606 0.23 S-P SPA 9 0.00 18.38 18.38 2331410100 361 W 3rd Ave, Escondido, CA, 92025-4110 0.17 S-P SPA 9 16.73 16.73 0.00 2330521600 365 W 2nd Ave, Escondido, CA, 92025-4135 0.33 S-P SPA 9 0.00 26.73 26.73 2293325600 385 N Escondido Blvd, Escondido, CA, 92025-2624 0.41 S-P SPA 9 0.00 33.01 33.01 2293325100 389 N Escondido Blvd, Escondido, CA, 92025-2624 0.13 S-P SPA 9 0.00 10.44 10.44 2293324200 390 W Valley Pkwy, Escondido, CA, 92025-2635 0.22 S-P SPA 9 0.00 17.68 17.68 2293325500 395 N Escondido Blvd, Escondido, CA, 92025-2624 0.63 S-P SPA 9 0.00 50.40 50.40 2331320600 401 W 4th Ave, Escondido, CA, 92025-4131 0.15 S-P SPA 9 15.50 15.50 0.00 2293324600 403 N Escondido Blvd, Escondido, CA, 92025 0.35 S-P SPA 9 0.00 27.73 27.73 2331220700 404 W 4th Ave, Escondido, CA, 92025-4132 0.16 S-P SPA 9 16.04 16.04 0.00 2293325400 405 N Escondido Blvd, Escondido, CA, 92025-2625 0.6 S-P SPA 9 0.00 48.00 48.00 2330510401 405 W 2nd Ave, Escondido, CA, 92025-4157 0.58 S-P SPA 9 58.42 58.42 0.00 2331220800 408 W 4th Ave, Escondido, CA, 92025-4132 0.16 S-P SPA 9 16.04 16.04 0.00 2331320500* 409 W 4th Ave, Escondido, CA, 92025-4131 0.17 S-P SPA 9 17.09 17.09 0.00 2330411200 412 W 2nd Ave, Escondido, CA, 92025-4128 0.16 S-P SPA 9 0.00 12.95 12.95 2330410600 413 W Grand Ave, Escondido, CA, 92025-2607 0.08 S-P SPA 9 0.00 6.31 6.31 2293325300 415 N Escondido Blvd, Escondido, CA, 92025-2625 0.8 S-P SPA 9 0.00 64.00 64.00 2331220900 416 W 4th Ave, Escondido, CA, 92025-4145 0.16 S-P SPA 9 16.04 16.04 0.00 2330410500 417 W Grand Ave, Escondido, CA, 92025 0.08 S-P SPA 9 0.00 6.72 6.72 2331320400 419 W 4th Ave, Escondido, CA, 92025-4139 0.17 S-P SPA 9 16.84 16.84 0.00 2291724600 420 W Washington Ave, Escondido, CA, 92025-2621 0.28 S-P SPA 9 28.23 28.23 0.00 2330411700 421 W Grand Ave, Escondido, CA, 92025-2607 0.16 S-P SPA 9 0.00 13.10 13.10 2331221000 424 W 4th Ave, Escondido, CA, 92025-4144 0.16 S-P SPA 9 16.04 16.04 0.00 2330411900 426 W 2nd Ave, Escondido, CA, 92025-4149 0.48 S-P SPA 9 0.00 38.05 38.05 2293325000 427 N Escondido Blvd, Escondido, CA, 92025-2625 0.11 S-P SPA 9 11.02 11.02 0.00 2331321400 427 W 4th Ave, Escondido, CA, 92025-5046 0.34 S-P SPA 9 33.68 33.68 0.00 2330410201 431 W Grand Ave, Escondido, CA, 92025-2607 0.23 S-P SPA 9 0.00 18.30 18.30 2331321300 434 W 5th Ave, Escondido, CA, 92025-4829 0.50 S-P SPA 9 49.56 49.56 0.00 2330410100 437 W Grand Ave, Escondido, CA, 92025-2607 0.09 S-P SPA 9 0.00 7.51 7.51 72 Item 2.

Attachment "1"
390
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APN Address Acreage Zoning General Plan
Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Qualifying Parcel Inventory | Escondido Transit Center | 1/2 mile 2331221100 438 W 4th Ave, Escondido, CA, 92025-4132 0.16 S-P SPA 9 16.04 16.04 0.00 2292721600 439 W Washington Ave, Escondido, CA, 92025-2627 4.46 S-P SPA 9 446.00 446.00 0.00 2331320100* 443 W 4th Ave, Escondido, CA, 92025-4131 0.13 S-P SPA 9 13.16 13.16 0.00 2331221200 444 W 4th Ave, Escondido, CA, 92025-4103 0.15 S-P SPA 9 15.41 15.41 0.00 2293324900 445 N Escondido Blvd, Escondido, CA, 92025-2625 0.10 S-P SPA 9 10.50 10.50 0.00 2292721900 463 Theta Gln, Escondido, CA, 92025 0.92 S-P SPA 9 92.00 92.00 0.00 2292721800 485 Escondido Blvd, Escondido, CA, 92025 0.71 S-P SPA 9 71.00 71.00 0.00 2292722300 486 Meander Gln, Escondido, CA, 92025-2566 0.52 S-P SPA 9 52.00 52.00 0.00 2330220700 503 W Grand Ave, Escondido, CA, 92025-2501 0.27 S-P SPA 9 27.36 27.36 0.00 2330320700 509 W 2nd Ave, Escondido, CA, 92025 0.17 S-P SPA 9 16.56 16.56 0.00 2330220800 510 W 2nd Ave, Escondido, CA, 92025 0.15 S-P SPA 9 15.18 15.18 0.00 2293311700 510 W Valley Pkwy, Escondido, CA, 92025-2511 0.9 S-P SPA 9 90.00 90.00 0.00 2294010300 511 W Valley Pkwy, Escondido, CA, 92025-2510 0.15 S-P SPA 9 15.22 15.22 0.00 2292722400 515 Meander Gln, Escondido, CA, 92025-2509 0.15 S-P SPA 9 14.99 14.99 0.00 7602464400 515 Meander Gln, Escondido, CA, 92025-2509 0.98 S-P SPA 9 97.55 97.55 0.00 2294010200 515 W Valley Pkwy, Escondido, CA, 92025-2510 0.16 S-P SPA 9 15.70 15.70 0.00 2330220900 518 W 2nd Ave, Escondido, CA, 92025-4002 0.16 S-P SPA 9 16.04 16.04 0.00 2292722200 520 Meander Gln, Escondido, CA, 92025 0.52 S-P SPA 9 52.00 52.00 0.00 2294011600 520 W Grand Ave, Escondido, CA, 92025-2502 0.50 S-P SPA 9 50.48 50.48 0.00 2330221000 522 W 2nd Ave, Escondido, CA, 92025-4001 0.14 S-P SPA 9 14.15 14.15 0.00 2330220600 525 W Grand Ave, Escondido, CA, 92025-2501 0.16 S-P SPA 9 16.07 16.07 0.00 2330322100 527 W 2nd Ave, Escondido, CA, 92025 0.16 S-P SPA 9 15.64 15.64 0.00 2330322000 529 W 2nd Ave, Escondido, CA, 92025 0.8 S-P SPA 9 80.00 80.00 0.00 2330222000 530 W 2nd Ave, Escondido, CA, 92025-4019 0.15 S-P SPA 9 15.24 15.24 0.00 2330220500 535 W Grand Ave, Escondido, CA, 92025-2501 0.16 S-P SPA 9 16.07 16.07 0.00 2330221600 539 W Grand Ave, Escondido, CA, 92025-2501 0.08 S-P SPA 9 8.03 8.03 0.00 2330220300 541 W Grand Ave, Escondido, CA, 92025-2501 0.08 S-P SPA 9 8.03 8.03 0.00 2330221700 542 W 2nd Ave, Escondido, CA, 92025-4002 0.08 S-P SPA 9 7.79 7.79 0.00 2330321300 542 W 3rd Ave, Escondido, CA, 92025-4033 0.13 S-P SPA 9 13.15 13.15 0.00 2330321400 542 W 3rd Ave, Escondido, CA, 92025-4033 0.21 S-P SPA 9 20.62 20.62 0.00 2330321700 550 W 3rd Ave, Escondido, CA, 92025-4033 0.17 S-P SPA 9 17.18 17.18 0.00 2291724500 610 N Centre City Pkwy, Escondido, CA, 92025 3.44 S-P SPA 9 344.00 344.00 0.00 217 parcels 136.32 3304.62 11546.70 8242.08
* = on Local Historic Register, subject to Phased Implementation 73 Item 2.

Attachment "1"
391
Item10.

Attachment "1"
392
Item10.

Attachment "1"
393
Item10.

Attachment "1"
394
Item10.

Attachment "1"
395
Item10.

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396
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Attachment "1"
397
Item10.

Attachment "1"
398
Item10.

Attachment "1"
399
Item10.

Attachment "1"
400
Item10.

Attachment "1"
401
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(100 x acreage) Difference
No 2321701000 0 Upas St, Escondido, CA, 92025 0.14 R-1-10 S 0.46 14.01 13.54 No 2321800700 101 N Upas St, Escondido, CA, 92025-3948 0.22 R-1-10 S 0.73 22.05 21.32 No 2321701600 104 N Upas St, Escondido, CA, 92025-3944 0.34 R-1-10 S 1.14 34.44 33.30 No 2321703100 108 S Upas St, Escondido, CA, 92025-3946 0.31 R-1-10 S 1.04 31.49 30.45 No 2321800600 111 N Upas St, Escondido, CA, 92025-3948 0.25 R-1-10 S 0.84 25.39 24.55 No 2321700900 116 S Upas St, Escondido, CA, 92025-3946 0.34 R-1-10 S 1.12 33.90 32.78 No 2321701900 120 N Upas St, Escondido, CA, 92025-3944 0.29 R-1-10 S 0.95 28.70 27.75 No 2321800500 121 N Upas St, Escondido, CA, 92025-3948 0.30 R-1-10 S 0.98 29.80 28.82 No 2321800400 122 Caroline Way, Escondido, CA, 92025-3810 0.23 R-1-10 S 0.77 23.43 22.65 No 2321700600 180 N Upas St, Escondido, CA, 92025-3944 0.69 R-1-10 S 2.27 68.78 66.51 No 2321503100 195 N Upas St, Escondido, CA, 92025-3948 0.56 R-1-10 S 1.85 56.00 54.15 No 2321703200 196 N Upas St, Escondido, CA, 92025-3944 0.34 R-1-10 S 1.14 34.43 33.30 No 2321703300 198 N Upas St, Escondido, CA, 92025-3944 0.33 R-1-10 S 1.10 33.29 32.19 No 2321700800 199 S Upas St, Escondido, CA 92025 0.18 R-1-10 S 0.59 17.92 17.33 No 2321703400 200 N Upas St, Escondido, CA, 92025-3950 0.35 R-1-10 S 1.16 35.29 34.13 No 2321700300 209 N Tulip St, Escondido, CA, 92025 0.76 R-1-10 S 2.51 76.16 73.64 No 2322321200 915 Grand Ct, Escondido, CA, 92025-3922 0.24 R-1-10 S 0.80 24.27 23.47 No 2322310100 916 Grand Ct, Escondido, CA, 92025-3922 0.23 R-1-10 S 0.78 23.48 22.71 No 2321701200 925 Grand Ct, Escondido, CA, 92025-3922 1.82 R-1-10 S 6.01 182.00 175.99 No 2322320700 926 W 2nd Ave, Escondido, CA, 92025-3964 0.31 R-1-7 U1 1.69 30.66 28.97 No 2322321400 928 W 2nd Ave, Escondido, CA, 92025-3964 0.15 R-1-7 U1 0.81 14.80 13.99 No 2322321300 930 W 2nd Ave, Escondido, CA, 92025-3964 0.15 R-1-7 U1 0.84 15.36 14.51 No 2322320500 932 W 2nd Ave, Escondido, CA, 92025-3964 0.29 R-1-7 U1 1.61 29.24 27.63 No 2322200900 801 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.84 15.33 13.49 No 2322201000 809 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.85 15.40 13.56 No 2322201100 817 W 2nd Ave, Escondido, CA, 92025-3963 0.17 R-2-12 U2 2.00 16.67 14.67 No 2322201200 825 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.83 15.28 13.44 No 2322201300 833 W 2nd Ave, Escondido, CA, 92025-3963 0.16 R-2-12 U2 1.89 15.75 13.86 No 2322201400 841 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.82 15.13 13.31 No 2322201500 849 W 2nd Ave, Escondido, CA, 92025-3963 0.15 R-2-12 U2 1.82 15.19 13.37 30 parcels 9.94 44.23 993.61 949.38
Exempt Parcel Inventory | Escondido Transit Center | 1/4 mile 84 Item 2.

Attachment "1"
402
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
No 2322001800 100 Howell Heights Dr, Escondido, CA, 92025-3813 0.23 R-1-10 S 0.77 18.62 17.85 No 2321800800 1010 Murray Ct, Escondido, CA, 92025-3861 0.23 R-1-10 S 0.77 18.56 17.79 No 2322000300 102 Caroline Way, Escondido, CA, 92025-3810 0.26 R-1-10 S 0.85 20.68 19.83 No 2321901000 1020 W 2nd Ave, Escondido, CA, 92025-3840 0.24 R-1-10 S 0.78 18.88 18.10 No 2323011300 1020 W 5th Ave, Escondido, CA, 92025-3802 0.23 R-1-10 S 0.77 18.71 17.94 No 2322002400 103 Howell Heights Dr, Escondido, CA, 92025-3812 0.23 R-1-10 S 0.76 18.44 17.68 No 2323011200 1030 W 5th Ave, Escondido, CA, 92025-3802 0.27 R-1-10 S 0.88 21.41 20.53 No 2321900900 1034 W 2nd Ave, Escondido, CA, 92025-3866 0.21 R-1-10 S 0.70 16.94 16.24 No 2322000200 104 Caroline Way, Escondido, CA, 92025-3810 0.23 R-1-10 S 0.77 18.60 17.83 No 2323011600 1040 W 5th Ave, Escondido, CA, 92025-3802 0.35 R-1-10 S 1.17 28.35 27.18 No 2321901800 105 S Upas St, Escondido, CA, 92025-3945 0.21 R-1-10 S 0.68 16.51 15.83 No 2321900300 106 Caroline Way, Escondido, CA, 92025-3810 0.05 R-1-10 S 0.16 3.93 3.77 No 2322000100 106 Caroline Way, Escondido, CA, 92025-3810 0.17 R-1-10 S 0.55 13.36 12.81 No 2321900100 107 Murray Ct, Escondido, CA, 92025-3816 0.19 R-1-10 S 0.63 15.16 14.53 No 2322001900 108 Howell Heights Dr, Escondido, CA, 92025-3813 0.25 R-1-10 S 0.82 19.87 19.05 No 2321800100 110 Caroline Way, Escondido, CA, 92025-3810 0.22 R-1-10 S 0.74 17.92 17.18 No 2322001000 110 Howell Heights Dr, Escondido, CA, 92025-3813 0.25 R-1-10 S 0.84 20.37 19.53 No 2321900200 111 Murray Ct, Escondido, CA, 92025-3816 0.21 R-1-10 S 0.71 17.14 16.43 No 2322001600 116 Howell Heights Dr, Escondido, CA, 92025-3813 0.26 R-1-10 S 0.85 20.50 19.65 No 2321800900 118 Caroline Way, Escondido, CA, 92025-3810 0.45 R-1-10 S 1.48 35.79 34.32 No 2322001300 120 Howell Heights Dr, Escondido, CA, 92025-3813 0.25 R-1-10 S 0.82 20.00 19.17 No 2321900400 121 Murray Ct, Escondido, CA, 92025-3816 0.20 R-1-10 S 0.66 15.94 15.28 No 2321901700 127 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.72 17.47 16.75 No 2321900500 134 Howell Heights Dr, Escondido, CA, 92025-3813 0.33 R-1-10 S 1.08 26.27 25.19 No 2321901600 141 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.73 17.60 16.88 No 2321900600 142 Howell Heights Dr, Escondido, CA, 92025-3813 0.32 R-1-10 S 1.07 25.93 24.86 No 2322001200 143 Howell Heights Dr, Escondido, CA, 92025-3812 0.35 R-1-10 S 1.17 28.31 27.14 No 2321701100 150 S Upas St, Escondido, CA, 92025-3946 0.49 R-1-10 S 1.61 39.05 37.44 No 2322001100* 151 Howell Heights Dr, Escondido, CA, 92025-3812 0.20 R-1-10 S 0.64 15.64 14.99 No 2321901500 151 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.72 17.45 16.73 No 2321900800 154 Howell Heights Dr, Escondido, CA, 92025-3813 0.33 R-1-10 S 1.10 26.68 25.57 No 2322000900 161 Howell Heights Dr, Escondido, CA, 92025-3812 0.26 R-1-10 S 0.85 20.50 19.65 No 2321901400 161 S Upas St, Escondido, CA, 92025-3945 0.24 R-1-10 S 0.81 19.56 18.75 No 2321901900 166 Howell Heights Dr, Escondido, CA, 92025-3813 0.30 R-1-10 S 0.99 23.88 22.90 No 2321901300 170 Gordon Ct, Escondido, CA, 92025-3811 0.24 R-1-10 S 0.80 19.33 18.53 No 2321901200 171 S Upas St, Escondido, CA, 92025-3945 0.22 R-1-10 S 0.72 17.40 16.68 No 2322000700 175 Howell Heights Dr, Escondido, CA, 92025-3812 0.23 R-1-10 S 0.76 18.49 17.73 No 2321902000* 178 Howell Heights Dr, Escondido, CA, 92025-3813 0.13 R-1-10 S 0.44 10.65 10.22 No 2321901100 179 S Upas St, Escondido, CA, 92025-3945 0.19 R-1-10 S 0.62 15.07 14.45 No 2322000600 219 Howell Heights Dr, Escondido, CA, 92025-3814 0.25 R-1-10 S 0.84 20.37 19.53 Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile 85 Item 2.

Attachment "1"
403
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2322703900 245 S Vine St, Escondido, CA, 92025-3823 0.32 R-1-10 S 1.06 25.74 24.68 No 2322703800 245 S Vine St, Escondido, CA, 92025-3823 0.44 R-1-10 S 1.46 35.27 33.82 No 2323010100 422 S Vine St, Escondido, CA, 92025-3826 0.75 R-1-10 S 2.47 59.78 57.31 No 2323011500 427 S Upas St, Escondido, CA, 92025-3951 0.31 R-1-10 S 1.02 24.71 23.69 No 2323011400 429 S Upas St, Escondido, CA, 92025-3951 0.25 R-1-10 S 0.84 20.33 19.49 No 2323011000 437 S Upas St, Escondido, CA, 92025-3951 0.46 R-1-10 S 1.51 36.68 35.16 No 2323010900 447 S Upas St, Escondido, CA, 92025-3951 0.22 R-1-10 S 0.72 17.46 16.74 No 2323010800 457 S Upas St, Escondido, CA, 92025-3951 0.23 R-1-10 S 0.77 18.57 17.80 No 2322700300 201 S Upas St, Escondido, CA, 92025-3947 0.20 R-1-10 U1 1.10 15.97 14.87 No 2322700400 211 S Upas St, Escondido, CA, 92025-3947 0.15 R-1-10 U1 0.85 12.36 11.51 No 2322700500 301 S Upas St, Escondido, CA, 92025-3949 0.16 R-1-10 U1 0.88 12.81 11.93 No 2322700600 311 S Upas St, Escondido, CA, 92025-3949 0.16 R-1-10 U1 0.88 12.77 11.89 No 2322701600 321 S Upas St, Escondido, CA, 92025-3949 0.18 R-1-10 U1 0.99 14.41 13.42 No 2322701700 351 S Upas St, Escondido, CA, 92025-3949 0.22 R-1-10 U1 1.19 17.28 16.10 No 2322703700 361 S Vine St, Escondido, CA, 92025-3859 0.28 R-1-10 U1 1.54 22.38 20.84 No 2322700900 401 S Upas St, Escondido, CA, 92025-3951 0.25 R-1-10 U1 1.39 20.16 18.78 No 2322701000 411 S Upas St, Escondido, CA, 92025-3951 0.19 R-1-10 U1 1.05 15.34 14.29 No 2322702200 0 Howell Heights Dr, Escondido, CA, 92025 0.28 R-1-6 U1 1.54 22.42 20.88 No 2322702500 1023 W 2nd Ave, Escondido, CA, 92025-3839 0.41 R-1-6 U1 2.25 32.71 30.46 No 2322702400 1025 W 2nd Ave, Escondido, CA, 92025-3839 3.89 R-1-6 U1 21.40 311.20 289.81 No 2322702700 250 S Vine St, Escondido, CA, 92025-3824 0.85 R-1-6 U1 4.68 68.00 63.33 No 2322702600 350 S Vine St, Escondido, CA, 92025-3858 1.30 R-1-6 U1 7.15 104.00 96.85 No 2322821900 0 4th Ave, Escondido, CA, 92025 0.15 R-1-7 U1 0.84 12.17 11.34 No 2322331000 0 Upas St, Escondido, CA, 92025 0.18 R-1-7 U1 0.97 14.06 13.10 No 2323330500 520 S Upas St, Escondido, CA, 92025-3954 0.35 R-1-7 U1 1.93 28.09 26.16 No 2323332900 531 Schafer Pl, Escondido, CA, 92025-3923 0.18 R-1-7 U1 1.00 14.56 13.56 No 2323332200 540 Schafer Pl, Escondido, CA, 92025-3924 0.21 R-1-7 U1 1.15 16.69 15.55 No 2323332800 543 Schafer Pl, Escondido, CA, 92025-3923 0.33 R-1-7 U1 1.80 26.24 24.44 No 2323332700 555 Schafer Pl, Escondido, CA, 92025-3923 0.19 R-1-7 U1 1.07 15.50 14.43 No 2323200800 601 S Spruce St, Escondido, CA, 92025-4031 0.44 R-1-7 U1 2.40 34.95 32.55 No 2323332300 602 Schafer Pl, Escondido, CA, 92025-3926 0.25 R-1-7 U1 1.38 20.09 18.71 No 2322331400 913 W 2nd Ave, Escondido, CA, 92025-3907 0.13 R-1-7 U1 0.72 10.46 9.74 No 2322810700 918 W 3rd Ave, Escondido, CA, 92025-3911 0.15 R-1-7 U1 0.84 12.25 11.41 No 2322330800 921 W 2nd Ave, Escondido, CA, 92025-3907 0.15 R-1-7 U1 0.80 11.67 10.87 No 2322810600 924 W 3rd Ave, Escondido, CA, 92025-3911 0.14 R-1-7 U1 0.76 11.06 10.30 No 2322330700 925 W 2nd Ave, Escondido, CA, 92025-3907 0.14 R-1-7 U1 0.75 10.93 10.18 No 2323310400 926 W 5th Ave, Escondido, CA, 92025-3917 0.15 R-1-7 U1 0.83 12.13 11.30 No 2322330600 927 W 2nd Ave, Escondido, CA, 92025-3907 0.15 R-1-7 U1 0.84 12.15 11.31 No 2322820800 927 W 3rd Ave, Escondido, CA, 92025-3910 0.16 R-1-7 U1 0.88 12.79 11.91 No 2322330500 929 W 2nd Ave, Escondido, CA, 92025-3907 0.21 R-1-7 U1 1.17 17.04 15.87 86 Item 2.

Attachment "1"
404
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2322820700 929 W 3rd Ave, Escondido, CA, 92025-3910 0.14 R-1-7 U1 0.77 11.18 10.41 No 2322820600 935 W 3rd Ave, Escondido, CA, 92025-3910 0.15 R-1-7 U1 0.83 12.04 11.22 No 2322830900 935 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.74 10.83 10.09 No 2322810500 936 W 3rd Ave, Escondido, CA, 92025-3911 0.24 R-1-7 U1 1.30 18.95 17.65 No 2322821400 936 W 4th Ave, Escondido, CA, 92025-3913 0.14 R-1-7 U1 0.76 11.01 10.25 No 2323310500 936 W 5th Ave, Escondido, CA, 92025-3917 0.16 R-1-7 U1 0.87 12.69 11.81 No 2322821500 938 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.82 11.88 11.06 No 2322821600 940 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.82 11.93 11.11 No 2323310600 944 W 5th Ave, Escondido, CA, 92025-3917 0.16 R-1-7 U1 0.86 12.49 11.63 No 2322830800 945 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.78 11.30 10.52 No 2323330100 945 W 5th Ave, Escondido, CA, 92025-3973 0.31 R-1-7 U1 1.68 24.47 22.79 No 2322830700 947 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.79 11.45 10.67 No 2322821700 950 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.80 11.65 10.85 No 2323310700 952 W 5th Ave, Escondido, CA, 92025-3917 0.15 R-1-7 U1 0.83 12.05 11.22 No 2322820500 953 W 3rd Ave, Escondido, CA, 92025-3910 0.15 R-1-7 U1 0.84 12.18 11.34 No 2322810400 956 W 3rd Ave, Escondido, CA, 92025-3911 0.19 R-1-7 U1 1.06 15.39 14.33 No 2322331600 959 W 2nd Ave, Escondido, CA, 92025-3907 0.22 R-1-7 U1 1.20 17.39 16.19 No 2322820400 959 W 3rd Ave, Escondido, CA, 92025-3910 0.22 R-1-7 U1 1.21 17.66 16.45 No 2323330200 959 W 5th Ave, Escondido, CA, 92025-3973 0.32 R-1-7 U1 1.74 25.33 23.59 No 2323310800 960 W 5th Ave, Escondido, CA, 92025-3917 0.15 R-1-7 U1 0.81 11.81 11.00 No 2322821800 962 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.81 11.83 11.01 No 2322830600 965 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.78 11.40 10.62 No 2322320400 966 W 2nd Ave, Escondido, CA, 92025-3964 0.30 R-1-7 U1 1.64 23.89 22.25 No 2322811700 966 W 3rd Ave, Escondido, CA, 92025-3911 0.25 R-1-7 U1 1.35 19.62 18.27 No 2322331300 967 W 2nd Ave, Escondido, CA, 92025-3907 0.18 R-1-7 U1 0.99 14.43 13.44 No 2322830500 967 W 4th Ave, Escondido, CA, 92025-3912 0.15 R-1-7 U1 0.84 12.15 11.32 No 2322820300* 969 W 3rd Ave, Escondido, CA, 92025-3910 0.30 R-1-7 U1 1.63 23.76 22.13 No 2323330300 969 W 5th Ave, Escondido, CA, 92025-3973 0.32 R-1-7 U1 1.75 25.38 23.64 No 2322811600 972 W 3rd Ave, Escondido, CA, 92025-3911 0.24 R-1-7 U1 1.30 18.90 17.60 No 2322822000 974 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.82 11.99 11.16 No 2322331200 975 W 2nd Ave, Escondido, CA, 92025-3907 0.21 R-1-7 U1 1.16 16.89 15.73 No 2322830400 975 W 4th Ave, Escondido, CA, 92025-3912 0.13 R-1-7 U1 0.69 10.08 9.38 No 2322822100 976 W 4th Ave, Escondido, CA, 92025-3913 0.14 R-1-7 U1 0.79 11.54 10.75 No 2323310900 976 W 5th Ave, Escondido, CA, 92025-3917 0.34 R-1-7 U1 1.90 27.60 25.70 No 2322830300 977 W 4th Ave, Escondido, CA, 92025-3912 0.17 R-1-7 U1 0.93 13.52 12.59 No 2322320300 978 W 2nd Ave, Escondido, CA, 92025-3964 0.15 R-1-7 U1 0.81 11.73 10.92 No 2322830200 979 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.80 11.58 10.79 No 2322822200 980 W 4th Ave, Escondido, CA, 92025-3913 0.15 R-1-7 U1 0.80 11.65 10.85 No 2322830100 981 W 4th Ave, Escondido, CA, 92025-3912 0.14 R-1-7 U1 0.79 11.47 10.68 No 2322320200 984 W 2nd Ave, Escondido, CA, 92025-3964 0.14 R-1-7 U1 0.77 11.27 10.49 87 Item 2.

Attachment "1"
405
Item10.
<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2322820200 985 W 3rd Ave, Escondido, CA, 92025-3910 0.19 R-1-7 U1 1.04 15.17 14.13 No 2322811100 986 W 3rd Ave, Escondido, CA, 92025 0.24 R-1-7 U1 1.35 19.58 18.24 No 2322820100 989 W 3rd Ave, Escondido, CA, 92025-3910 0.19 R-1-7 U1 1.03 15.01 13.98 No 2322331100 991 W 2nd Ave, Escondido, CA, 92025-3907 0.17 R-1-7 U1 0.92 13.41 12.49 No 2323311000 992 W 5th Ave, Escondido, CA, 92025-3917 0.30 R-1-7 U1 1.68 24.38 22.70 No 2322320100 998 W 2nd Ave, Escondido, CA, 92025-3964 0.13 R-1-7 U1 0.71 10.26 9.55 No 2323330400 999 W 5th Ave, Escondido, CA, 92025-3973 0.37 R-1-7 U1 2.04 29.66 27.62 No 2331111600 422 N Spruce St, Escondido, CA, 92025-2547 0.09 R-2-12 U2 1.08 7.18 6.10 No 2331910100 502 S Spruce St, Escondido, CA, 92025-4030 0.15 R-2-12 U2 1.77 11.82 10.05 No 2323200100* 511 S Spruce St, Escondido, CA, 92025-4029 0.30 R-2-12 U2 3.58 23.85 20.27 No 2331911600 520 S Spruce St, Escondido, CA, 92025 0.14 R-2-12 U2 1.71 11.41 9.70 No 2323203000 526 S Tulip St, Escondido, CA, 92025-3971 0.15 R-2-12 U2 1.80 12.01 10.21 No 2323202000 528 S Tulip St, Escondido, CA, 92025 0.56 R-2-12 U2 6.77 45.15 38.38 No 2323203100 531 S Spruce St, Escondido, CA, 92025-4029 0.25 R-2-12 U2 3.03 20.21 17.18 No 2323202900 539 S Spruce St, Escondido, CA, 92025-4029 0.29 R-2-12 U2 3.44 22.95 19.51 No 2323200700 545 S Spruce St, Escondido, CA, 92025-4029 0.19 R-2-12 U2 2.26 15.03 12.78 No 2331910800 549 S Redwood St, Escondido, CA, 92025-4025 0.11 R-2-12 U2 1.38 9.17 7.79 No 2331912000 561 S Redwood St, Escondido, CA, 92025-4025 0.08 R-2-12 U2 0.91 6.08 5.17 No 2331911900 581 S Redwood St, Escondido, CA, 92025-4025 0.08 R-2-12 U2 0.96 6.37 5.41 No 2332010100* 620 S Spruce St, Escondido, CA, 92025-4032 0.16 R-2-12 U2 1.98 13.19 11.21 No 2332010800* 701 W 6th Ave, Escondido, CA, 92025-4009 0.16 R-2-12 U2 1.93 12.88 10.95 No 2331910700 703 W 5th Ave, Escondido, CA, 92025-4042 0.09 R-2-12 U2 1.05 6.97 5.93 No 2332010700 705 W 6th Ave, Escondido, CA, 92025-4009 0.16 R-2-12 U2 1.95 13.03 11.08 No 2331110900 710 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.93 12.86 10.93 No 2331910600 711 W 5th Ave, Escondido, CA, 92025-4042 0.12 R-2-12 U2 1.40 9.33 7.93 No 2331111000 716 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.97 13.15 11.18 No 2331911700 717 W 5th Ave, Escondido, CA, 92025-4042 0.11 R-2-12 U2 1.31 8.72 7.42 No 2332010600 717 W 6th Ave, Escondido, CA, 92025-4009 0.17 R-2-12 U2 2.03 13.53 11.50 No 2331911800 719 W 5th Ave, Escondido, CA, 92025-4042 0.21 R-2-12 U2 2.47 16.44 13.97 No 2331111100 720 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.93 12.85 10.92 No 2331912300 724 W 6th Ave, Escondido, CA, 92025-4057 0.16 R-2-12 U2 1.91 12.73 10.82 No 2331912400 724 W 6th Ave, Escondido, CA, 92025-4057 0.32 R-2-12 U2 3.81 25.43 21.61 No 2331111200 726 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.89 12.62 10.73 No 2332010500 727 W 6th Ave, Escondido, CA, 92025-4009 0.17 R-2-12 U2 2.07 13.79 11.72 No 2331111300 732 W 5th Ave, Escondido, CA, 92025-4043 0.15 R-2-12 U2 1.80 12.02 10.22 No 2331111400 734 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.93 12.87 10.94 No 2331911300 734 W 6th Ave, Escondido, CA, 92025-4010 0.16 R-2-12 U2 1.89 12.63 10.74 No 2331910400 735 W 5th Ave, Escondido, CA, 92025-4056 0.15 R-2-12 U2 1.80 12.01 10.21 No 2332010400 735 W 6th Ave, Escondido, CA, 92025-4009 0.17 R-2-12 U2 1.99 13.23 11.25 No 2331911400 738 W 6th Ave, Escondido, CA, 92025-4010 0.15 R-2-12 U2 1.84 12.26 10.42 88 Item 2.

Attachment "1"
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<1-mi walking
path exists to
transit station APN Address Acreage Zoning General Plan Zoning
Capacity
(max du/ac x
acreage)
Tier 2 SB 79
Capacity
(80 x acreage) Difference
Exempt Parcel Inventory | Escondido Transit Center | 1/2 mile No 2331910300* 743 W 5th Ave, Escondido, CA, 92025-4042 0.16 R-2-12 U2 1.89 12.60 10.71 No 2331911500 744 W 6th Ave, Escondido, CA, 92025-4010 0.16 R-2-12 U2 1.87 12.49 10.62 No 2332010300 745 W 6th Ave, Escondido, CA, 92025-4009 0.16 R-2-12 U2 1.97 13.15 11.18 No 2331910200 751 W 5th Ave, Escondido, CA, 92025-4042 0.16 R-2-12 U2 1.91 12.72 10.81 No 2331111500 752 W 5th Ave, Escondido, CA, 92025-4043 0.16 R-2-12 U2 1.89 12.61 10.72 No 2332010200 753 W 6th Ave, Escondido, CA, 92025-4009 0.18 R-2-12 U2 2.11 14.07 11.96 No 2331111700 762 W 5th Ave, Escondido, CA, 92025-4043 0.08 R-2-12 U2 0.95 6.32 5.37 No 2322902600 810 W 5th Ave, Escondido, CA, 92025-3915 0.19 R-2-12 U2 2.25 14.99 12.74 No 2323202100 835 W 5th Ave, Escondido, CA, 92025-3976 0.42 R-2-12 U2 5.06 33.75 28.68 No 2323200200* 898 W 5th Ave, Escondido, CA, 92025 0.10 R-2-12 U2 1.22 8.10 6.89 170 parcels 41.69 249.97 3334.89 3084.92
* = on Local Historic Register, subject to Phased Implementation 89 Item 2.

Attachment "1"
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Attachment "1"
408
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August 11, 2026
City of Escondido
201 North Broadway
Escondido, CA 92025
By Email: [email protected];
Cc: [email protected]; [email protected]; [email protected]
Re: PL26 - 0140 – Senate Bill 79 Implementation Ordinance Dear Escondido Planning Commission,
The California Housing Defense Fund (CalHDF) and Californians for Homeownership submit this letter highlighting the legal defects in the City of Escondido’s implementation of SB 79 including its walking path exemptions and parcels excluded despite allowing commercial or residential development.

The City Must Adhere to Statutory Requirements If Imposing Walking Path Exemptions
The City’s proposed walking path exemptions incorrectly exclude numerous parcels that are within one-mile walking distance of TOD stops.

Under SB 79, local governments must allow transit-oriented housing development projects near qualifying transit stops. A local government may exempt an otherwise qualifying location from SB 79’s provisions if it makes site-specific findings, supported by substantial evidence, that no walking path of less than one mile exists between the location and the stop. (Gov. Code, § 65912.160, subd. (e)(1).)
In the proposed ordinance, the City would exempt numerous parcels from permitting transit-oriented housing development projects under the walking path exemption, including many sites that would be highly appropriate for housing development. However, walking paths of less than one mile do exist between many of the cited parcels and qualifying TOD stops, and the City’s draft ordinance and associated materials do not include findings supported by substantial evidence establishing that no such walking paths exist.

The City justifies this by limiting walking paths to routes “less than one mile in length, legally available for public pedestrian travel, continuous, accessible, and physically usable.” Attachment "2"
409
Item10.

Accessible here means ADA-compliant for city-built sidewalk infrastructure; a requirement which finds no basis in either SB 79 or the Americans with Disabilities Act.

SB 79 does not permit local governments to exempt parcels based on lack of sidewalk access to transit stops. Rather, a location may only be exempted under the walking path exemption where no walking path exists between the location and the stop. (Gov. Code § 65912.160, subd. (e)(1).) A walking path is a route traveled on foot. Walking paths may include routes along improved or unimproved publicly accessible pathways, including sidewalks, streets, paseos, trails, pedestrian bridges, stairways, and more.

Contrary to what the staff report suggests, it is not illegal for a pedestrian to walk on the shoulder of the street in California. The California Vehicle Code expressly provides that pedestrians are permitted to enter roadways as long as they yield the right-of-way to vehicles and exercise due care for their safety. (Veh. Code, § 21954, subds. (a), (c)(1)-(2).) Vehicle Code section 21956 permits pedestrians to walk along the left-side of a roadway, or the right-side if the left side is unsafe. When the Legislature further enshrined these rights of pedestrians under Assembly Bill 2147, the Bill author made clear the intent of the law:
“People who need to walk in their neighborhoods should not be penalized for decades of infrastructure neglect and auto-first street design that fails to consider the needs of users who aren’t in cars.”1
While the draft ordinance does not provide findings describing the exclusion of specific parcels, it appears that the City is exempting many otherwise qualifying parcels on the basis that the City has not served those parcels with sidewalks connecting them to nearby transit stops. The City cannot exempt areas on this basis. The City may only exempt areas where it finds there is no route by foot of less than one mile connecting certain parcels to transit stops, and supports that finding with substantial evidence.

In contrast, the City’s findings only state that it has mapped the areas that qualify for the walking path exemption. This is not a finding supported by substantial evidence.

The City Must Allow SB 79 Projects on Any Parcel That Conditionally or Expressly Allows Residential or Commercial Development
Per Government Code section 65912.157 subdivision (a): ““A housing development project shall be an allowed use as a transit-oriented housing development on any site zoned for residential, mixed, or commercial development within one-half or one-quarter mile of a transit-oriented development stop”. In a Technical Assistance Letter to Los Angeles, HCD clarified that this meant that “if a site is zoned for industrial use, but allows for commercial uses, then SB 79 applies. This includes planned developments and public facility zones that principally or conditionally allow for uses serving the general public (e.g., retail, office, personal, or household service).” (Cal. Dept. of Housing and Community Development, City of 1 Sen. Rules Com., Off. of Sen. Floor Analyses, 3d reading analysis of Assem. Bill No. 2147 (2021-2022 Reg. Sess.)) as amended Aug. 8, 2022.

Attachment "2"
410
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Los Angeles – Senate Bill 79 Ordinance to Exempt and Temporarily Exclude Sites – Letter of Technical Assistance, June 22, 2026.)
The City’s proposed ordinance would exclude numerous sites zoned for M-1, M-2, and various Specific Plan designations which allow traditionally commercial uses.

For example; both M-1 and M-2 designations allow banks, restaurants, and even retail (with production and warehousing) among other commercial uses. The West Mercado General Specific Plan designation allows offices (explicitly triggering SB 79 per HCD’s guidance), tailors, and laundromats. These are not hypothetical uses; in the Nordahl TOD Zone there is a brewery, Goodwill, and numerous commercial automobile parts shops which this ordinance purports are ineligible for SB 79 for not allowing commercial uses.

Per the letter of the law, the City must allow SB 79 development projects on parcels allowing commercial uses. M-1, M-2, and the City’s Specific Plans allow commercial uses on most of the parcels this City is claiming are exempt. The City’s overlay zones and maps must reflect this obligation, and adopting the proposed Ordinance would violate SB 79. The City should therefore reject the proposed Ordinance and direct staff to identify sites which are actually ineligible for SB 79.

Sincerely,

Matthew Gelfand Dylan Casey
Californians for CalHDF
Homeownership
Attachment "2"
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
June 22, 2026
Jenna Monterrosa, Principal City Planner
200 N. Spring St., Room 750
Los Angeles, CA
Dear Jenna Monterrosa:

RE: City of Los Angeles – Senate Bill 79 Ordinance to Exempt and Temporarily Exclude Sites – Letter of Technical Assistance
The California Department of Housing and Community Development (HCD) received a request for technical assistance from the City of Los Angeles (City) regarding the proposed implementation of an ordinance to exempt and temporarily exclude certain sites subject to Senate Bill (SB) 79 (Ordinance). This letter provides technical assistance to the City on the implementation of the Ordinance, including clarification of certain methodologies and procedures to facilitate the City’s ability to adopt and enact a local Ordinance.

Background
SB 79 is codified in Government Code sections 65912.155 – 65912.162, and its provisions and standards apply starting July 1, 2026 (see below “SB 79 Standards”), or when a local SB 79 ordinance1 or transit-oriented development (TOD) alternative plan is adopted and enacted,
2 (see below “Local Government Options to Modify SB 79”) whichever comes first.

On June 9, 2026, the City submitted a draft SB 79 ordinance that would:
• Exempt sites where there is no walking path of less than one mile from the TOD stop, pursuant to Government Code section 65912.160, subdivision (e)(1); • Exempt sites within industrial employment hub areas, pursuant to Government Code section 65912.160, subdivision (e)(2); and
• Temporarily exclude qualifying sites from the provisions of SB 79, pursuant to Government Code section 65912.161, subdivision (b).

HCD also understands that, at this time, the City is not pursuing enactment of a TOD Alternative Plan pursuant to Government Code section 65912.161, subdivision (a), but may opt to at a later date.
1 Gov. Code, §§ 65912.160, subd. (e); 65912.161, subd. (b)(1). 2 Gov. Code, § 65912.161, subd. (d).

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SB 79 Standards
SB 79 establishes development standards for eligible TOD housing development projects near qualifying TOD stops, which vary by the type of TOD stop, distance from a TOD stop, and population within the city.3 Qualifying projects located adjacent to a TOD stop are eligible for an adjacency intensifier to add an additional 40 units per acre of residential density, 20 feet of height, and 1.0 residential floor area ratio (FAR) beyond the lowest allowable maximums applicable to the parcel(s). 4 Table 1. SB 79 Development Standards
Development
Standard
Adjacent: Within
200 feet of a
pedestrian access
point
Within 0.25-mile of
TOD Stop
Between 0.25- and

0.5-mile of TOD
stop in city with at
least 35,000
residents
Tier 1 – Heavy rail or very high frequency commuter rail Max. Density ≥ 160 units/acre ≥ 120 units/acre ≥ 100 units/acre Max. Height ≥ 95 feet ≥ 75 feet ≥ 65 feet
Max. Residential FAR ≥ 4.5 ≥ 3.5 ≥ 3.0
Tier 2 – Light rail, high frequency commuter rail, bus w/ dedicated lane (excluding Tier 1) Max. Density ≥ 140 units/acre ≥ 100 units/acre ≥ 80 units/acre Max. Height ≥ 85 feet ≥ 65 feet ≥ 55 feet
Max. Residential FAR ≥ 4.0 ≥ 3.0 ≥ 2.5
Local jurisdictions may not apply lower height, density, or residential FAR limits than those set by SB 79 unless the local government adopts and enacts an ordinance or TOD alternative plan to modify the local application of SB 79.

Local Government Options to Modify SB 79
A local jurisdiction has the option, but is not required, to adopt a local ordinance or TOD alternative plan which allows the local jurisdiction to modify certain SB 79 applicable sites or development standards, provided the ordinance or plan meets the applicable statutory requirements.

Table 2 below details the various options available to local governments to modify the provisions of SB 79 or Government Code section 65912.157. The statute does not limit which—nor how many—of these options a local government may choose. 3 Gov. Code, § 65912.157, subd. (a).
4 Gov. Code, § 65912.157, subd. (e).

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Table 2. Local Government Options to Modify SB 79
Statute Reference HCD Clarification
1 The ordinance may designate areas within
one-half mile of a transit-oriented
development stop as exempt from the
provisions of this chapter if:
(1) The local government makes
findings supported by substantial
evidence that there exists no
walking path of less than one mile
from that location to the transitoriented development stop. - Government Code, 65912.160, subd. (e)
and (e)(1)
Exempt from SB 79: Sites where there is
no walking path of less than one mile from
the TOD stop are exempt from SB 79 (“the
provisions of this chapter”).
2 The ordinance may designate areas within
one-half mile of a transit-oriented
development stop as exempt from the
provisions of this chapter if:
(2) A local government with at least 15
transit-oriented development stops
designates the area as an industrial
employment hub. An industrial
employment hub shall be a
contiguous area of at least 250
acres designated in the jurisdiction’s
general plan on or before January 1,
2025, as an employment lands area;
the parcels within it shall be primarily
dedicated to industrial use as
defined in paragraph (3) of
subdivision (f) of Section 65912.121;
and housing shall not be a permitted
use on any of the sites so excluded.
- Government Code, 65912.160, subd. (e)
and (e)(2)
Exempt from SB 79: Sites within a
qualifying industrial employment hub are
exempt from SB 79 (“the provisions of this
chapter”). To qualify as an industrial
employment hub:
• The jurisdiction must have at least 15
TOD stops, and
• The area must be contiguous and at
least 250 acres that was designated as
employment lands area5 in the
jurisdiction’s general plan on or before
January 1, 2025, and
• The parcels must be primarily dedicated
to industrial use as defined in section
65912.121, subdivision (f)(3), and
• Housing is not a principally or
conditionally permitted use on any of
the sites so excluded. Any site that
principally or conditionally permits
residential use remains subject to SB

79. 5 While the statute does not define “employment lands” area, HCD recommends local jurisdictions demonstrate how the general plan specifically designates a bounded, planned area that protects employment lands for job opportunities.

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3 Prior to one year following the adoption of
the seventh revision of the housing
element, Section 65912.157 shall not apply
to any of the following for which the local
government has adopted an ordinance in
accordance with Section 65912.160
indicating the site’s exclusion:
- Government Code, 65912.161, subd.
(b)(1)
Temporarily excluded from section
65912.157 until one year after 7th cycle:

Sites or TOD zones (depending on the
specific criteria) that meet at least one of
the criteria under Government Code
section 65912.161, subdivision (b)(1)(A)-(F)
may be temporarily excluded from the
provisions of section 65912.157 until one
year after the adoption of the jurisdiction’s
7th cycle Housing Element.
4 Section 65912.157 shall not apply within a
jurisdiction that has a local transit-oriented
alternative plan that has been approved by
the department as satisfying the
requirements of this section in effect. The
department’s approval pursuant to this
section shall be valid through the
jurisdiction’s next amendment to the
housing element of its general plan.
- Government Code, 65912.161, subd. (d)
Section 65912.157 not applicable until
adoption of the next housing element:

Sites included in an HCD-approved TOD
Alternative Plan are not subject to
Government Code section 65912.157 until
the start of the jurisdiction’s next housing
element cycle.

Terms Used
The following terms are used consistently in this letter:
• “Aggregate density” – The greatest number of residential units allowed within a TOD zone, pursuant to Government Code section 65912.157, subdivision (a). In state housing law, the term “density” typically refers to the greatest number of dwelling units allowed on a site and is generally determined using dwelling units per acre.6
• “Capacity” – Consideration of both the greatest number of residential units allowed and maximum allowable residential floor area as measured in net habitable square footage.
7 6 See, e.g., Gov. Code, § 65915, subd. (o)(6). State Density Bonus Law defines “maximum allowable residential density” or “base density” to mean “the greatest number of units allowed under the zoning ordinance, specific plan, or land use element of the general plan, or, if a range of density is permitted, means the greatest number of units allowed by the specific zoning range, specific plan, or land use element of the general plan applicable to the project. Density shall be determined using dwelling units per acre.”
7 Gov. Code, § 65912.156, subds. (i), (l).

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• “Contiguous” – Parcels sharing a common boundary; can include an easement or public right of way between parcels.
8 • “Exempt sites” – Sites where there is no walking path of less than one mile from the TOD stop or within an industrial employment hub that is permanently exempted from Government Code section 65912.157 via a locally-enacted ordinance pursuant to Government Code section 65912.160, subdivision (e). • “Site” or “Project site” – Parcel(s) containing the proposed housing development project.9
• “Temporarily excluded site” – Parcel(s) identified under a temporary exclusion ordinance to meet at least one of the criteria under Government Code section 65912.161, subdivision (b)(1)(A)-(F), and is therefore not subject to Government Code section 65912.157 until one year following the adoption of the seventh revision of the jurisdiction’s housing element.
• “Temporary exclusion ordinance” – A locally enacted ordinance that temporarily modifies the applicability of SB 79 on certain eligible parcels pursuant to Government Code section 65912.161, subdivision (b).
• “TOD alternative plan” – A locally enacted ordinance, zoning overlay, general plan housing element, housing element program, or specific plan that redistributes capacity pursuant to Government Code section 65912.161, subdivision (a).

The following terms refer to the varying capacity calculations that a local jurisdiction must make and demonstrate to exempt, temporarily exclude, or redistribute SB 79 capacity via a local ordinance or TOD alternative plan:
• “Overall SB 79 capacity” – The greatest number of residential units and maximum allowable residential floor area under Government Code section 65912.157 if a jurisdiction does not enact an ordinance or TOD alternative plan to make local modifications to the statute.
• “Effective SB 79 capacity” – The greatest number of residential units and maximum allowable residential floor area remaining when the capacity on exempt sites is subtracted from the overall SB 79 capacity. If a local jurisdiction 8 HCD has previously provided technical assistance that in the context of State Density Bonus Law, “contiguous” may include parcels that are separated by any width of public right of way or easements. See HCD Technical Assistance Letter to City of Los Angeles, February 9, 2024, available at:
https://www.hcd.ca.gov/sites/default/files/docs/planning-andcommunity/HAU/losangeles-hau567-ta-02092024.pdf 9 HCD SB 79 Advisory Clarifications on Definitions for Metropolitan Planning Organizations, dated March 20, 2026, clarifies the term “Project Site.” Available at:
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/sb-79-mpoadvisory.pdf Attachment "2"
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Escondido City CouncilOctober 7, 2026

Escondido City Council
October 7, 2026