Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B ORDINANCE NO. 2026-05 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ESCONDIDO, CALIFORNIA, DETERMINING THE PROJECT IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND APPROVING A PLANNED DEVELOPMENT PERMIT (MASTER AND PRECISE PLAN) TO ALLOW FOR GROUND-FLOOR RESIDENTIAL USES AND REDUCED SETBACKS IN SUPPORT OF THE JUNIPER STREET OFFICE TO RESIDENTIAL CONVERSION APPLICANT: Darshan Patel CASE NO: PL24-0126/PL24-0127/PL25-0359 The City Council of the City of Escondido, California does ordain as follows: SECTION 1. The City Council makes the following findings: a) On May 15, 2024, Darshan Patel (“Applicant”) filed a land use development application, Planning Case Nos. PL24-0126/PL24-0127/PL25-0359 (“Application”) constituting a request for a Planned Development Permit (Master and Precise Plan) to permit ground-floor residential uses, and Design Review Permit with a Density Bonus Request to facilitate the conversion of an existing office building into 32 residential dwelling units (“Project”) on a 0.67 gross acre site located at 332 S. Juniper Street (APN: 229- 472-11), with a Specific Planning Area #9 (SPA9) General Plan land use designation and zoned Specific Plan (S-P); and b) The subject property is all that real property described in Exhibit "A," which is attached hereto and made a part hereof by this reference as though fully set forth herein (“Property”); and c) The Planning Service Area of the Development Services Department completed its review, and scheduled a public hearing regarding the Project before the Planning Commission on February 10, 2026. Following the public hearing on February 10, 2026, the Planning Commission adopted Resolution No. 2026-02, which recommended that the City Council, among other things, approve the Project’s Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Planned Development Permit (Master and Precise Plans) and corresponding entitlements as detailed in the City Council Staff Report dated March 4, 2026. SECTION 2: Proper notices of a public hearing in compliance with Government Code section 65854 and Article 61, Division 6 of the Escondido Municipal Code have been given and public hearings have been held before the Planning Commission and City Council on this issue. SECTION 3. The City Council did on March 4, 2026, hold a duly noticed public hearing as prescribed by law. Evidence was submitted to be considered by the City Council, including, without limitation: a) Written information including all application materials, and other written and graphical information posted on the Project’s website. b) Oral testimony from City staff, interested parties, and the public. c) The City Council Staff Report, dated March 4, 2026, which along with its attachments, is incorporated herein by this reference as though fully set forth herein, including the Planning Commission’s recommendation on the request. d) The Planning Commission’s recommendation. SECTION 4. ENVIRONMENTAL REVIEW. Pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code Section 21000 et seq.), the State CEQA Guidelines (Article 14 of the California Code of Regulations Section 15000 et. seq.), the City is the lead agency for the Project, as the public agency with the principal responsibility for approving the proposed Project. The City Council, in its independent judgement, has reviewed and considered the information, and findings prepared for the Project, and has determined that the Project is categorically exempt from further environmental review pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B SECTION 5. Upon consideration of the Factors to be considered/Findings of Fact attached as Exhibit “B,” the City Council desires at this time and deems it to be in the best public interest to approve the Planned Development Permit, as depicted in Exhibit “C,” in furtherance of the Project generally described in the City Council Staff Report, dated March 4, 2026, subject to the Conditions of Approval attached to Resolution No. 2026-40 as Exhibit “D,” and is incorporated herein by this reference as though fully set forth herein. SECTION 6. SEVERABILITY. If any section, subsection sentence, clause, phrase, or portion of this ordinance is held invalid or unconstitutional for any reason by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions. SECTION 7. As of the effective date of this ordinance, all ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 8. Concurrently with this Ordinance, the City Council is taking a number of actions in furtherance of the Project, as generally described by the March 4, 2026 City Council Staff Report. No single component of the series of actions made in connections with the Project shall be effective unless and until it is approved by an Ordinance or Resolution and is procedurally effective within its corporate limits as a statue in the manner provided by state law. Therefore, this Ordinance shall become effective after final passage and public as required by law, and operative only if City Council Resolution No. 2026-40. SECTION 9. The City Clerk is hereby directed to certify to the passage of this ordinance and to cause the same or a summary to be published one time within 15 days of its passage in a newspaper of general circulation for the City of Escondido. Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B PASSED, ADOPTED AND APPROVED by the City Council of the City of Escondido at a regular meeting thereof this 1st day of APRIL, 2026 by the following vote to wit: AYE : Councilmembers: FITZGERALD, C. GARCIA, J. GARCIA, MARTINEZ, WHITE NOES : Councilmembers: NONE ABSENT : Councilmembers: NONE APPROVED: DANE WHITE, Mayor of the City of Escondido, California ATTEST: ZACK BECK, City Clerk of the City of Escondido, California ***** STATE OF CALIFORNIA ) COUNTY OF SAN DIEGO : ss. CITY OF ESCONDIDO ) I, Zack Beck, City Clerk of the City of Escondido, hereby certify that the foregoing ORDINANCE NO. 2026-05 passed at a regular meeting of the City Council of the City of Escondido held on the 1st day of April, 2026. ZACK BECK, City Clerk of the City of Escondido, California ORDINANCE NO. 2026-05 Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “A” Page 1 of 1 EXHIBIT “A” PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359 Legal Description Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “B” Page 1 of 7 EXHIBIT “B” PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359 FACTORS TO BE CONSIDERED / FINDINGS OF FACT Environmental Determinations: 1. Pursuant to the California Environmental Quality Act (Public Resources Code section 21000 et. seq.) (“CEQA”), and its implementing regulations (14 C.C.R. § 15000 et seq.) (“CEQA Guidelines”), the City of Escondido (“City”) is the Lead Agency for the project (“Project”), as the public agency with the principal responsibility for approving the Project. 2. The Project qualifies for the following exemption which has been determined to not have a significant effect on the environment, and are declared categorically exempt from the requirement for the preparation of environmental documents. The proposed Project is categorically exempt pursuant to CEQA Guidelines Section 15532 (In-Fill Development Projects), in that the proposed Project consists of a request to convert an existing office building into 32 residential dwelling units and the Project meets the following criteria: a. The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The Project is consistent with applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations. The proposed Project entails a multi-family residential development consistent with the Specific Planning Area 9 and all applicable General Plan policies as outlined in the Planning Commission staff report dated February 10, 2026, as well as the development standards within the Downtown Specific Plan for Southern Gateway District, except for the incentives/concessions and waivers requested and granted as part of the Density Bonus request, and as permitted by State Density Bonus Law and Article 67 of the Escondido Zoning Code. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site is located within City of Escondido limits, on a site that is less than five acres, and is substantially surrounded by urban uses. The Project site is approximately 0.67 acres, and is surrounded by residential uses to the south and west, and commercial uses to the north and east. c. The Project site has no value as habitat for endangered, rare or threatened species. The Project site has no value as habitat for endangered, rare or threatened species, in that the Project site is developed with an existing office building and surface parking. The Project site is listed as “Urban/Developed” within the City’s Draft Subarea Plan (Figures 3-1 through 3-3). Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “B” Page 2 of 7 d. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The Project would be required to comply with the City’s noise ordinance, which includes construction and operational noise limits. The Project screened out of significance thresholds associated with traffic and air quality pursuant to the City’s Traffic Impact Guidelines Scoping Agreement and Climate Action Plan Consistency Checklist. The Project site is currently served by existing City water infrastructure and would be required to comply with all stormwater standards for water quality purposes. The Project is consistent with the City’s General Plan and Zoning regulations (refer to the Planning Commission staff report dated February 10, 2026) except for all incentives/concessions and waivers requested and granted as a part of the Density Bonus request. Therefore, the Project would not result in adverse impacts related to traffic, noise, air quality, or water quality. e. The site can be adequately served by all required utilities and public services. The Project site can be adequately served by all required utilities and public services in that the Project site is a previously developed site with existing utilities located adjacent to the site. The Project would be required to build to the City’s standards that allow for the Project to connect to existing services, including sewer and water connections. The City’s Utility Department reviewed the proposed Project and determined adequate service may be provided to this site, with the connection to existing infrastructure per City requirements. The Project design includes adequate solid waste facilities and would receive service by the City’s solid waste, recycling, and organics provider: EDCO. The site’s location within the downtown area allows it to continue to be served by the City’s Fire and Police Departments. Therefore, the Project can be adequate served by all required utilities and public services. 3. Further, the Project also does not trigger any exceptions to categorical exemptions identified in CEQA Guidelines section 15300.2. in that: a. Location – The exemption proposed is a Class 32 (In-Fill Development Projects) exemption, and the Project does not include a Class 3, 4, 5, 6, or 11 exemptions. Based on the absence of an exemption inclusive of a Class 3, 4, 5, 6, or 11 this exception is not applicable. b. Cumulative Impact – The Project is located within the Downtown Specific Plan which has a certified Final Environmental Impact Report for the existing land uses through the specific plan. The Project is consistent with the adopted specific plan, and is consistent with the types of projects envisioned for this area of the plan. Therefore, no cumulative impacts would occur that were not analyzed under a prior FEIR. c. Significant Effect – There are no unusual circumstances involved in the Project, as it is located in an urban area of the City and is consistent with the development standards and Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “B” Page 3 of 7 use of the property as envisioned through the adopted Downtown Specific Plan. Therefore, no significant effects would occur as a result of the Project. d. Scenic Highways - The Project site is not located along a designated state scenic highway, nor would the project damage scenic resources such as trees, historic buildings, rock outcroppings, or similar resources within a highway officially designated as a state scenic highway. The closest officially designated state scenic highway is the portion of SR 52 approximately 18 miles south of the project site (California Department of Transportation 2024). Therefore, this exception would not apply, and the Project is eligible for a Categorical Exemption. e. Hazardous Waste Site – As demonstrated by the Applicant (refer to application materials confirming no presence on the Cortese List), the Project is not located within a Hazardous Waste Site pursuant to Section 65962.5 of the Government Code. f. Historical Resource – The Project includes conversion of an existing office building that was constructed in the early 1970s. The Property is not identified on City’s Local Register of Historic Properties, the California Register of Historical Resources, or the National Register of Historical Resources. Based on staff’s analysis of the proposed Project the Project would not affect a historical resource as defined in the CEQA Guidelines. 4. Additionally, the Project does not trigger any of the exceptions outlined in Section 33-922 (e)(1) – (4) of Article 47 (Environmental Quality) of the Escondido Zoning Code: o (e)(1) Plant or animal species, which disturb, fragment or remove such areas defined by either the California Endangered Species Act (Fish and Game Code Section 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.) as sensitive, rare, candidate, species of special concern, endangered, or threatened biological species or their habitat (specifically including coastal sage scrub habitat for the California Gnatcatcher); The Project includes the conversion of an existing office building into residential units. As discussed in the Planning Commission staff report dated February 10, 2026, minimal site improvements would be made to the Property while the majority of the work would be within the interior of the office building. There is existing ornamental vegetation and landscaping throughout the site, which would continue to exist even after occupation of the building. o (e)(2) Archaeological or cultural resources from either historic or prehistoric periods; The Project is located within an urbanized area of the City, and as discussed in the Planning Commission staff report, dated February 10, 2026, the Project includes very minimal modifications to the existing site. Any excavation work would be limited to trenching for utility lines. The building itself is not considered a cultural resource pursuant to Article 40 (Historic Resources) of the Escondido Zoning Code. Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “B” Page 4 of 7 o (e)(3) Stream courses designated on U.S. Geological Survey maps; The Project does not include any vegetation (e.g. riparian habitat) or natural floodways that would indicate the presence of a stream course designated on a U.S. Geological Survey map. o (e)(4) Hazardous materials, unstable soils or other factors requiring special review. The Project site does not involve hazardous material as discussed in Section 15300.2(e). 5. The City Council has independently considered the full administrative record before it, which includes but is not limited to the March 04, 2026 Staff Report; testimony by staff and the public; and other materials and evidence submitted or provide to it. The administrative record demonstrates that each of the above requirements have been satisfied. No substantial evidence has been submitted that would support a finding that any of the above-described exemption requirements has not been satisfied. The Project will not have a significant effect on the environment, and all of the requirements of CEQA have been met. Planned Development Permit Findings (PL24-0126/PL24-0127) (Section 33-403 of Article 19 of the Escondido Zoning Code) With respect to the Planned Development Permit, the City Council make the following findings for approval: 1. The location, design, and residential density of the proposed planned development is consistent with the goals and policies of the Escondido General Plan and any applicable specific plan or with any policies adopted by, or being considered by the Escondido city council, or in the process of being prepared and adopted; The Project would revitalize an existing office building into 32 residential dwelling units. The Project requires a Planned Development (PD) Permit because it includes ground-floor residential uses, which are subject to approval of a PD Permit per the Downtown Specific Plan, Figures II-3 and II-4. The density permitted on the site is 45 dwelling units per acre (du/acre) which would allow 30 units by-right; however, the Project also includes a density bonus request to exceed the maximum allowable development for the site and is projected to be approximately 47 du/acre. Notwithstanding the increased density, the Project is consistent with the goals and policies of the Escondido General Plan, and the Downtown Specific Plan (DSP) in that it would revitalize an existing office building on a commercial corridor. Furthermore, the site is located on the Suitable Sites Inventory (SSI) as identified in Appendix B of the Housing Element, and would assist the City in achieving its Regional Housing Needs Allocation (RHNA) numbers. Therefore, the Project is consistent with the General Plan, Specific Plan, and those policies adopted by the City. 2. The proposed location allows the planned development to be well integrated with its surroundings; The Project includes revitalization of an existing office building designed and integrated originally with its surroundings. The Project includes minor modifications to the overall site, including circulation to include additional off-street parking spaces adjacent to the alley way, and to construct a new trash enclosure to service the residents of the proposed Project. Pursuant to state density bonus law (SDBL), the Applicant request the use of a reduced parking ratio which limits parking requirements to one space for one- bedroom units and studios thus requiring only 32 off-street parking spaces, and eight guest spaces. The Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “B” Page 5 of 7 Project includes 45 off-street parking spaces, and amounts to a ratio of 1.40 spaces per unit. Therefore, the additional off-street parking helps alleviate any potential parking impacts to surrounding neighborhood streets and integrate the change in use with its surroundings. 3. All vehicular traffic generated by the planned development will be accommodated safely and without causing undue congestion upon adjoining streets; The City maintains adopted Traffic Impact Analysis Guidelines (2021) which identify thresholds for purposes of General Plan and California Environmental Quality Act (CEQA) compliance. Appendix A of the adopted 2021 guidelines is a Scoping Agreement that screens out projects based on those thresholds and concludes less than significant impacts would occur based on Quality of Life and CEQA thresholds. As a part of the processing of the Project, the Applicant prepared a traffic scoping agreement which was reviewed by the Development Services Engineering Services. Based on the results of the proposed Project’s traffic scoping agreement, the Project screens out from further analysis of a Local Mobility Analysis (LMA) and Vehicle Miles Traveled (VMT) analysis. Based on this, the vehicular traffic generated by the Planned Development would not cause undue congestion upon adjoining streets. 4. The proposed location and design allows residents and business establishments proposed within the zone to be adequately serviced by existing or proposed public facilities and services and does not provide an undue or negative impact on existing public facilities and services. In appropriate circumstances, and as provided elsewhere by city code, the city may require that suitable areas for schools, parks and playgrounds, pedestrian ways or public open spaces be dedicated for public use, or reserved by deed covenant for the common use of all residents, establishments or operations in the development; The Project involves the conversion of an existing office building into 32 residential dwelling units. The City’s Staff Development Committee (SDC) reviewed the proposed Project, which includes review by the City’s Traffic Engineering, Utilities (water and wastewater), and Fire Service Areas. The Project can be serviced by existing public services and facilities, and would not provide a negative impact on existing public facilities and services. The Project is conditioned to comply with the City’s Municipal Code which ensures that the Project can be serviced by existing utilities. The Applicant will be responsible for payment of development impact fees (DIF) to offset the Project’s proportionate contribution to public facilities, at the time of building permit issuance. 5. The overall design of the proposed planned development produces an attractive, efficient and stable environment; The Project involves the conversion of an existing office building into 32 residential dwelling units. The inclusion of residents along a commercial corridor is consistent with the vision for the Southern Gateway (SG) district as discussed in the DSP in that it incorporates urban-style residential land uses which have strong connections to surrounding business and professional offices. Juniper Street provides direct access to Grand Avenue which is the commercial hub of the downtown area. Therefore, the Project would result in an attractive, efficient, and stable environment. Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “B” Page 6 of 7 6. The planned development is well integrated with its settings, does not require excessive earthmoving or grading, or destruction of desirable natural features, nor is visually obstructive or disharmonious with surrounding areas and facilities, and does not substantially harm major views from adjacent properties; The Project includes the conversion of an existing office building into 32 residential dwelling units, and does not require intensive grading, or any other major site improvements other than minor modifications to circulation on-site. Therefore, the Project would yield a well-integrated residential development as it is primarily a conversion of use, with minor on-site design changes. 7. The uses proposed have a beneficial effect not obtainable under existing zoning regulations. Any departure from existing ordinance requirements shall be warranted by the design and the amenities incorporated in the planned development in accord with adopted city policy. The Project requires a Planned Development (PD) Permit due to the inclusion of ground-floor residential uses, as identified within the Downtown Specific Plan. The site is currently developed with a legal non- conforming structure in that the structure does not comply with the setbacks for the underlying land use district; however, no alteration or enlargement is proposed that would further increase the non-compliant setbacks. The proposed use (i.e. ground-floor residential) is permitted subject to a PD permit. Notwithstanding the density bonus request, the Project complies with the development standards outlined in the DSP. Therefore, the maintained non-compliant setbacks permitted through the PD permit provide a beneficial effect in that the site would produce 32 residential units whereas the City’s Housing Element identified a total of 22 residential units on this site. NO NET LOSS Findings Pursuant to California Government Code Section 65863, the City Council find the following: The Project site (APN: 229-472-11-00) was identified in the Housing Element to accommodate a portion of the regional housing need. The estimated capacity on the Project site was as follows: Very-low Low Moderate Above Moderate 0 14 0 8 The proposed Project does not reduce the net density of the site below what was projected in the Housing Element; the Housing Element shows a site capacity of 22 low-/moderate-/above-moderate income units, whereas 32 low-/moderate-/above-moderate income units are proposed. Very-low Low Moderate Above Moderate Sites Inventory capacity for 0 14 0 8 Project site Proposed Units 0 8 0 24 Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “B” Page 7 of 7 Change in units 0 -6 0 +16 +/(-) The proposed development's residential density is not consistent with the Housing Element at the income- level, but the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Section 65584. Nonetheless, the remaining sites in the Housing Element inventory are adequate to meet the requirements of Section 65583.2 and to accommodate the RHNA pursuant to Section 65584, based on the following: Very-low & Above Income Levels: Low Moderate Moderate Suitable Sites Inventory Units CityWide 4,557* 1,467 3,439 (i.e., capacity identified CityWide) Suitable Sites Inventory Units approved, 224 197 63 1,460 constructed or projected to date Impacted by Project 0 8 0 24 Remaining Sites Inventory Capacity with 4,197 1,427 3,107 Proposed Development +/(-) *Low-income units were included in the Very-low capacity. The Housing Element, adopted on August 11, 2021 and subsequently amended on March 22, 2023, requires that the City accommodate 9,607 low-/moderate-/above-moderate income units as its share of the regional housing need, with 5,280 low-/moderate-/above-moderate income units either constructed, approved, or projected to be provided through accessory dwelling units, leaving a remaining need for 4,327 units. If the Project is approved, the remaining need will be reduced to 4,290 units. The Housing Element Sites Inventory would still have a capacity for 8,756 housing units. This finding demonstrates the remaining sites in the inventory are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the remaining share of the regional housing need pursuant to Section 65584. This finding includes a quantification of the remaining unmet need for the City’s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level. *This number is inclusive of the 2,622 units credited towards RHNA as identified in Table 50 of the City’s adopted Housing Element Docusign Envelope ID: EF4428DE-C29B-46AD-8312-F8CBB73D623B Ordinance No. 2026-05 Exhibit “C” Page 1 of 1 Exhibit “C” PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359 Project Plan Set The architectural drawings are copy-right protected. Please contact the case planner at ivan.flores@escondido.gov or visit the Planning Services counter during regular business hours for further information.