PL25-0096/PL25-0097/PL25-0098/PL25-0099: VALLEY PARKWAY & CENTRE CITY PARKWAY 94-UNIT CONDOMINIUMS

2026060537

City of Escondido

NOE - Notice of Exemption

6/11/2026

6/11/2026

Alex Rangel

City of Escondido

Associate Planner

Lead/Public Agency

201 N Broadway
Escondido, CA 92025

(760) 839-4542

alex.rangel@escondido.gov

Storm Bird

Storm Properties, Inc.

Real Estate Development Manager

Project Applicant / Parties Undertaking Project

970 W 190th St., Ste. 995
Torrance, CA 90502

(310) 986-2439

sbird@storm-properties.com

W. Valley Pkwy & Centre City Pkwy

92025

3.51

229-331-16-00; 229-331-17-00

Highway 78; Interstate 15

San Diego Northern Railway

510 to 520 W. Valley Pkwy The 3.51-acre project site is located on the north side of W. Valley Parkway and the west side of Centre City Parkway

Categorical Exemption

Section 15332 "In-Fill Development Projects"

The proposed Project is categorically exempt pursuant to CEQA Guidelines Section 15332 (“In-Fill Development Projects”), in that the proposed Project complies with the exemption criteria necessary to be exempt from further environmental review as detailed below: Exemption Criteria: Justification (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project site has a General Plan land use designation of SPA 9 and is zoned S-P. Within the Downtown Specific Plan, the project site is within the Gateway Transit District, which is identified for high-density mixed-use development. The Downtown Specific Plan designates the site for residential development with up to 100 dwelling units per acre (du/ac). The project would provide 94 multi-family units on a 3.5-acre site, which results in a density of 26.9 du/ac, and would be consistent with the General Plan land use designation and density for the site. The City’s zoning code allows ground-floor residential development on the project site with the project’s Planned Development Permit. The project does not propose to amend the General Plan designation or zoning for the project site, and the project would be consistent with the General Plan and zoning development designations. Therefore, the project, as currently proposed, is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, and thereby meets criterion a. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site encompasses 3.5 acres located within the city limits of the incorporated City of Escondido. Urban uses are defined under PRC Section 21072 as including “any residential, commercial, public institutional, transit or transportation passenger facility, or retail use, or any combination of those uses.” The project site is adjacent to or separated by only a public right-of-way or floodwater channel from urban uses. Land uses surrounding the project site include a senior housing facility (currently under construction) and the Escondido Transit Center to the west; Escondido Fire Department Station 1 and light industrial uses to the north; and commercial uses to the east and south. Therefore, the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, and thereby meets criterion b. (c) The project site has no value, as habitat for endangered, rare or threatened species. The project site is entirely developed with six buildings, paved areas, and ornamental landscaping. Landscaping on the project site consists of low-lying shrubs and 21 trees, which do not provide habitat suitable for endangered, rare, or threatened species. The project is surrounded by urban development and does not serve as a wildlife corridor. The Escondido Creek flood channel north of the project site is comprised entirely of concrete and does not contain any vegetation or natural resources that could provide habitat for endangered, rare, or threatened species. Consequently, the project site has no value as habitat for endangered, rare, or threatened species, and thereby meets criterion c. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. An initial assessment of impacts related to traffic, noise, air quality, and water quality has been prepared to evaluate the potential effects of the project. Based on supporting sources and project-specific studies, the project, as currently proposed, is not anticipated to result in significant effects related to traffic, noise, air quality, or water quality, thereby meeting criterion d. (e) The site can be adequately served by all required utilities and public services. The project is proposed for a site where development has previously been served by public utilities and services. Therefore, connections to existing water, wastewater, stormwater, electric, and telecommunications services are available at the project site. The City confirmed the presence of existing City public sewer and water facilities in the project vicinity that would adequately serve the project site in a will-serve letter dated June 24, 2025 (City 2025). The project is not anticipated to require increased capacities for water or sewage service. No substantial increase in the amount of impervious area on-site would occur and the amount and locations of stormwater runoff would be consistent with the existing condition. Two modular wetlands systems along the project’s northern boundary would catch, treat, and release project runoff into the adjacent Escondido Creek. A catch basin along the project’s western boundary would capture additional project runoff. Existing electric and telecommunication connections at the project site serve the existing buildings and infrastructure providing these utilities would be adequate to serve the project. The construction of residential units on the project site would result in an incremental increase in the demand for public services, including fire protection, police protection, schools, parks, and other public facilities. As the project is consistent with General Plan, and therefore the population projections for the City, the increased demand for these facilities is anticipated by the City and would be accommodated by the City through payment of development impact fees. Connections to existing utilities and existing public services would adequately serve the project site and the project would not require new utilities or services to be provided by the City or other public utility agency. The project therefore would meet criterion e. Further, the Project also does not trigger any exceptions to categorical exemptions identified in CEQA Guidelines section 15300.2. in that: - Location. The proposed Project is not pursuing a Class 3, 4, 5, 6, or 11 Categorial Exemption; therefore, this exception is not applicable to the project. - Cumulative Impact. The proposed Project will not result in a cumulative impact from successive projects of the same type in the same place, over time, as the project is consistent with the General Plan policies which were addressed in the General Plan Final EIR. Furthermore, the project is consistent with the Downtown Specific Plan’s development standards for the property, and will remain consistent with the Specific Plan policies and guidelines. - Significant Effect. The area of impact has been previously disturbed by urban development. As detailed in the analysis in the City Council staff report, dated June 10, 2026, no significant environmental effects related to traffic, noise, air quality, or water quality would occur as a result of the Project. The area of impact is already disturbed and improved with an existing commercial development, and will be redeveloped into multi-family residential units consistent with the Downtown Specific Plan. No unusual circumstances are surrounding the project which would result in a reasonable possibility of a significant effect on the environment. - Scenic Highways. The proposed Project will not damage scenic resources, including trees, historic buildings, rock outcroppings, or similar resources as the areas of impact have already been disturbed. - Hazardous Waste Sites. The project site is not located on a site as referenced in Section 65952.5 of the California Government Code. - Historical Resources. The proposed Project is not on a site which contains a significant resource, and would not cause a substantially adverse change to the significance of a historical resource.