Escondido council approves 94-unit Valley Parkway townhomes

The Escondido City Council unanimously approved plans on first reading for a 94-unit townhome condominium project at 510–520 West Valley Parkway, adopting Ordinance 2026-12 and Resolution 2026-86.

Associate Planner Alex Rangel told the council the proposal (case PL250096–PL250099) would merge two lots into a single 3.51‑acre parcel and replace several commercial buildings with 14 three‑story townhome buildings offering 94 for‑sale units sized about 1,350–1,750 square feet. Staff said the project would provide 204 parking spaces (two‑car garages per unit plus guest spaces), roughly 28,200 square feet of open space, and proposed architectural treatments in the city’s Downtown Specific Plan and the Marcato area overlay. Staff also reported a Class 32 CEQA infill exemption analysis and said the planning commission recommended council approval with conditions and additional architectural refinements for facades along Center City Parkway.

Jason and Matt Simmons, land‑use consultants with CCI, and Jay Aluualia, president of Storm Properties, said the developer intends the project to supply “missing middle” for‑sale housing aimed at first‑time and long‑term homeowners and thanked city staff for coordination.

During public comment, resident Greg Oliver objected to language in Ordinance 2026‑12 that would allow the planning director to approve up to 10% reductions in setbacks without a public hearing, calling the change a material concession that could erode neighborhood character. Christina Miller urged enforcement of ADA parking requirements and asked that the fire department review proposed landscaping and tree placement near homes to avoid overlapping canopies and ensure apparatus access.

Councilmembers discussed setbacks, homeowner association fees and open‑space dimensions. Members said public safety and adequate emergency access were priorities but also praised the project’s contribution to homeownership and downtown revitalization. With council support for the planning commission’s suggested architectural revisions, the council moved and seconded approval and voted 5–0 to adopt the ordinance and resolution.

The ordinances approved by the council authorize the master development plan, a tentative subdivision map to permit airspace condominium ownership and related design review; staff said subsequent design review by planning staff will occur before building permits are issued.