Escondido Planning Commission backs 128-unit downtown apartment project, citing revitalization despite parking concerns

The Escondido Planning Commission voted 4-0 on Nov. 18 to recommend that the City Council approve a proposed 128-unit apartment project on Lot 1 in downtown Escondido, adopting resolution 2025-10 that would clear a specific plan amendment, a development agreement, a plan development permit and a design review permit.

Ivan Flores, the city’s principal planner, told commissioners the applicant seeks to amend the Downtown Specific Plan (DSP) to allow ground-floor residential on the site and establish a height overlay to permit up to 65 feet. "My name is Ivan Flores, principal planner with the planning division," Flores said, and he summarized staff's recommendation that the council approve the project subject to conditions. Flores also corrected a staff-report figure, saying the applicant will provide 24,990 square feet of usable open space (not 24,900) and will pay $109,827 prior to building-permit issuance to cover the remainder of required open-space obligations.

The applicant, Kingsbarn (represented by Phil Mader and John Stack), argued the privately developed project is critical to downtown revitalization and feasible because of unique site and financing circumstances. Mader said the property was previously tied up in litigation and that Department of Housing and Urban Development agreed the site is exempt from the Surplus Lands Act; he added the site’s Opportunity Zone status and Kingsbarn’s plan to hold the asset for 10 years make the financing work. "Because of that, they can make this property work," Mader said, describing an investor strategy tied to opportunity-zone tax benefits.

The proposal would replace an existing city surface lot (about one acre) with a five‑story building that peaks at approximately 61 feet and includes up to 113 off-street parking spaces in a structured garage, a mix of unit sizes (roughly 15 studios, 48% one-bedroom units and 37% two-bedrooms), private balconies and shared amenities including a pool, spa, pet-wash facility and package rooms. The development agreement would transfer 50 units from the density credit pool to the site and require public-art elements and modest Maple Plaza modifications (relocation of some tables and a trellis and removal of one tree planter to accommodate fire access).

The applicant’s parking consultant, Stefan Turov of Walker Consultants, presented a study asserting downtown parking has capacity to absorb the loss of the public lot. Turov said many existing spaces are used by employees for long stays and estimated 1,200–1,600 spaces were available in the study area during the weekday lunchtime peak. "No. Because there are so many spaces," Turov said in response to whether the loss would cause significant negative impacts, a contention commissioners questioned in public remarks about perceived parking shortages.

Commissioner Stevie praised the project's design and potential to increase foot traffic on Grand Avenue but cautioned that residents perceive downtown parking to be limited and warned the commission to consider parking perception alongside technical capacity. The commission’s deliberations recognized both the applicant’s argument that adding downtown residents would support businesses and the concern that removing a well-known public lot might be unpopular in the near term.

City staff said the project is within the scope of previously certified environmental review for the General Plan and DSP; an addendum to the final EIR and a revised mitigation-monitoring and reporting program were prepared and are conditions of approval.

After discussion, the commission voted to approve resolution 2025-10 recommending City Council approval. The roll call recorded the following recorded votes: Vice Chair Speer — yes; Commissioner McCarroll — yes; Commissioner Stevie — yes; Commissioner Gustafson — yes. Chair Weiler had recused earlier from the item. The motion passed 4-0.

The commission returned to routine business, received a brief planning division update on items expected next year, and adjourned the meeting.