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Escondido zoning administrator approves 4‑lot tentative map for 209 North Tulip despite neighbor concerns
Summary
Zoning Administrator Veronica Comerones approved a 4‑lot tentative parcel map and grading exemptions for 209 North Tulip Street after staff recommended approval; neighbors raised concerns about retaining walls, tree removal and whether a legal survey had been filed. The decision is subject to a 10‑day appeal and later grading and design permits.
Zoning Administrator Veronica Comerones approved a tentative 4‑lot parcel map and associated grading exemptions for a property at 209 North Tulip Street at a May 14 public hearing, recording a conditional approval that is subject to a 10‑day appeal period.
Melissa DeMarzo, assistant planner with the City of Escondido, told the zoning administrator the subdivision had previously received tentative approval on Feb. 21, 2020, but the approval had expired when no extension was filed. DeMarzo said the current application, filed Nov. 22, 2024, requests grading exemptions to create buildable pads on steeper slopes, proposes 20 street trees plus one tree per lot (a total of 24), and anticipates 10 additional replacement trees to mitigate the removal of mature trees. DeMarzo said staff reviewed a geotechnical report and engineering materials and recommended approval of “zoning administrator resolution 20 26‑o6” as conditioned.
Neighbors who live adjacent to the subject parcel spoke during the public comment period. Tara Ann Navarro said she lives next door and asked where retaining walls would be located and how grading would affect her windows and yard. “I’m just concerned where the retaining wall is gonna go,” Navarro said, adding that previous nearby development had resulted in tree removals that affected her property. Heather Fournier, another neighbor who said she is selling her home, asked whether a legal survey had been done and who would be responsible for fences or trees if lines are unclear.
Comerones closed public comment and asked staff to follow up. According to the record, the project team said some survey and topographic work had been done but that no legal record of survey had been filed with county offices. Comerones clarified that approval of the tentative map would legalize the subdivision conceptually but would not authorize earthmoving; separate permits are required. “If the tentative map is granted today, it does not allow for Earth movement to occur tomorrow,” Comerones said, noting that the applicant must obtain subsequent grading permits and final engineering review before any earthwork begins.
On the subject of trees, staff and the applicant stated that protected oak trees on the subject site would not be removed and that oak‑tree removals are subject to a higher replacement requirement. Comerones confirmed the replacement ratio for protected oaks is 2:1.
After questions and discussion, Comerones moved to approve PL 2403480349 for the 4‑lot tentative parcel map and the associated grading exemptions as conditioned. Comerones stated there was no second but proceeded to approve the request and reminded attendees the decision is subject to a 10‑day appeal period during which members of the public or the city council may appeal to a higher body. Melissa DeMarzo, the project planner, was directed to notify the applicant once the appeal period ends. The zoning administrator adjourned the meeting at 4:21 p.m.
Next steps for the project include any required legal survey and final engineering submittals during the grading‑permit process, plus separate design‑review applications and building permits before construction of homes can begin.
