West 4th Lofts/PL25-0149/PL25-0150/PL25-0151
Summary
SCH Number
2025061160
Public Agency
City of Escondido
Document Title
West 4th Lofts/PL25-0149/PL25-0150/PL25-0151
Document Type
NOE - Notice of Exemption
Received
Posted
6/25/2025
Document Description
Approval of a Planned Development Permit (Master and Precise Plan) and Design Review Permit (inclusive of density bonus) for the demolition of an existing four-unit multi-family building and used car dealership and for the construction of a new five-story, 35-unit multi-family residential development. There would be 31 market rate and four very low-income for rent dwelling units, ranging in size from studios to one-bedroom apartments. The ground floor would have 16 parking spaces, bicycle parking, biofiltration basin planter, and water efficient landscaping. Amenities will include a common 990 square foot common courtyard, private balconies or patios, private storage, and laundry. The project includes a density bonus of 12 units in addition to the 23 units allowed by current zoning, with four units reserved for very low-income households in accordance with State Density Bonus Law and SB 330. The Project is permitted three incentives or concessions and unlimited waivers. The Applicant has chosen to request two concessions to reduce the required usable open space, reduce the required front setback. The subject property is zoned Specific Plan (S-P) with adherence to the development standards in the Southern Gateway District within the Downtown Specific Plan. The General Plan land use designation for the property is SPA 9.
Contact Information
Name
Ivan Flores
Agency Name
City of Escondido, Planning Division
Job Title
Principal Planner
Contact Types
Lead/Public Agency
Phone
Name
Sebastian Beingolea
Agency Name
Stephen Dalton Architects
Job Title
Architect
Contact Types
Project Applicant / Parties Undertaking Project
Phone
Location
Cities
Escondido
Counties
San Diego
Regions
Citywide
Cross Streets
West 4th Street and South Escondido Boulevard
Zip
92025
Total Acres
.23
Parcel #
223-141-15-00
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Class 32, Section 15332 (In-Fill Development Projects)
Reasons for Exemption
The Project is consistent with applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations, in that the proposed Project entails a multi-family residential development consistent with the Specific Planning Area 9 and all applicable General Plan policies, 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; 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, as the Project site is approximately 0.23 acres. It is surrounded by residential uses to the south and west, and commercial uses to the north and east; The Project site has no value as habitat for endangered, rare or threatened species, in that the Project site was previously developed as a mixed-use development with commercial and residential uses. The Project site is listed as "Urban/Developed" within the City's Draft Subarea Plan; Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, in that the Project would be required to comply with the City's noise ordinance, which includes construction and operational noise limits. The Project site is within a half-mile walking distance of a major transit stop, the Escondido Transit Center. Per the VMT Memo (dated January 17, 2025) prepared by Marc Mizuta (Mizuta Traffic Consulting), the Project is presumed to have a less than significant impact on VMT as it is located in a transit-accessible area, and VMT efficient area, thus screening out of VMT analysis pursuant
to the City's adopted Traffic Impact Analysis guidelines. Per the LMA analysis the Project is forecasted to generate less than 500 daily trips, and does not add 30 or more peak-hour trips to an intersection. The Project is designed to comply with required storm water regulations for the purpose of containing drainage and
ensuring water. quality. Project construction would be required to comply with the Air Quality's Resource Board's standards on construction emissions and is below identified thresholds within the City's adopted, qualified Climate Action Plan (2021), as detailed in the CAP Consistency Checklist for the Project. The Project is consistent with the City's General Plan and Zoning regulations except for all incentives/concessions and waivers requested and granted as a part of the Density Bonus request and would therefore would not result in adverse impacts related to traffic, noise, air quality, or water quality; 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.
Additionally, the Project also does not trigger Section 15300.2 (Exceptions) of the CEQA Guidelines, which would
disqualify the use of an exemption for the following reasons:
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 this, 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.
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 use of the property as envisioned through the adopted Downtown Specific Plan.
d. Hazardous Waste Site - As demonstrated by the Applicant, the Project is not located within a Hazardous Waste Site pursuant to Section 65962.5 of the Government Code.
e. Historical Resource - The Project includes demolition of an existing mixed-use building comprised of commercial uses and residential units. The existing building is not identified in the City's Local Register or in Escondido Sites Survey. This exception is not triggered.
County Clerk
San Diego
Attachments
Notice of Exemption
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