Planning commission backs 35-unit downtown apartments, citing state density-bonus rules

ESCONDIDO, Calif. — The Escondido Planning Commission on May 27 recommended the City Council approve a 35-unit apartment project at 339 South Escondido Boulevard (PL25-0149), voting 4–1 to forward the measure with a staff recommendation for approval.

The applicant, represented at the hearing by property owner Kyle Carruthers and architect Sebastian Bingo Bingoloya of Steve Dalton Architects, seeks a planned development permit, design review and a state density bonus to increase the site’s allowed units from 23 to 35. The project would provide four deed-restricted very-low-income units, demolish an existing mixed-use building that contains four residential units, and supply 16 off-street parking spaces voluntarily. Planning staff recommended adoption of Resolution 2025-06 to forward approval to the City Council.

The commission’s approval follows staff findings that the project is consistent with the Downtown Specific Plan (Southern Gateway land-use district), that it qualifies for a categorical exemption under the California Environmental Quality Act (CEQA) Section 15332, and that state density-bonus law allows the requested concessions and incentives. Planning staff told commissioners the project building would be about 34,463 square feet and roughly 55 feet tall, under the 75-foot maximum for the area; it would include private balconies and a central courtyard totaling 990 square feet of on-site open space where the DSP standard would normally require 10,500 square feet based on unit count.

Commissioners pressed staff and the applicant on parking, traffic and pedestrian safety. The project invokes AB 2097, which bars local agencies from enforcing minimum parking requirements for projects within a half-mile of a “major transit stop.” Principal Planner Ivan Flores said the city measured straight-line distance per a recent technical advisory from the California Department of Housing and Community Development (HCD) and found the site within 0.5 mile of the Escondido Transit Center; one commissioner said walking route distance to transit felt closer to 0.9 miles. Flores said the applicant nonetheless is providing 16 voluntary on-site spaces.

Owner Kyle Carruthers said the lot is small and surface parking for 35 spaces is infeasible. “It’s a 10,000 square foot lot. It’s not feasible unless we went underground or two stories of parking, which nobody could do,” Carruthers said. He described the units as small, market-rate apartments aimed at younger workforce renters and said the team intends professional on-site management.

Commissioners also focused on the project’s requested density-bonus concessions: a reduction in required open space and a projection into the front-yard setback for upper-floor balconies. Deputy/City Attorney (recorded as Mr. Delano) and planning staff outlined the legal limits on local discretion: the density-bonus law requires granting concessions unless the city makes written findings based on substantial evidence that a concession would either not result in identifiable cost reductions, would have a specific adverse impact on public health and safety or the physical environment, or would conflict with state or federal law. Staff also explained that the Housing Accountability Act narrows denial grounds for developments consistent with zoning and general plan policies.

Several commissioners said they supported infill and downtown growth but remained concerned that the site and surrounding Escondido Boulevard corridor lack pedestrian amenities — such as wider sidewalks and crosswalks — and that the reduced on-site open space (990 square feet) may not meet residents’ recreational needs. Commissioner Steeve (recorded as “Stevie”/“Stavey” in the transcript) was the lone dissenting vote, citing pedestrian safety, sidewalk width and overall quality-of-life concerns.

Commissioners requested that staff note the commission’s deliberations and concerns when preparing the report for City Council; one commissioner suggested adding a link to the audio record of the discussion in the council packet. Planning staff indicated they would include the commission’s recorded concerns in the staff report to council.

The commission’s formal action was to adopt Resolution 2025-06 recommending approval of PL25-0149 to the City Council; the motion was made by Commissioner Speer and seconded by Commissioner Jester and passed 4–1. The matter is scheduled for review by the Escondido City Council at a later date, where Council will make the final decision.

If City Council approves the project, conditions of approval identified by staff include execution of an affordable housing agreement to record deed restrictions for the four very-low-income replacement units, and any design-review conditions the commission directed staff to carry forward.