ESCONDIDO — A divided Escondido City Council narrowly approved plans to replace a 1950s-era mixed-use building with a 35-unit apartment complex at the corner of South Escondido Boulevard and West 4th Avenue.
The project at 339 S. Escondido Blvd. will demolish a building that currently houses four apartments and an auto dealership. In its place, the developer plans to construct a five-story, 34,463-square-foot complex comprising 13 studios and 22 one-bedroom apartments, ranging in size from 441 to 812 square feet.
By including four very low-income units, the developer is invoking the state’s density bonus law, increasing the allowed density from 23 to 35 units.
Under Senate Bill 330, the developer must also replace three of the current units as affordable housing, based on the income levels of current tenants. The overlapping laws allow the developer to count those three units toward the affordable housing requirement.
The four affordable units will be deed-restricted studio apartments. The current three affordable units were only deemed such due to tenants’ income levels.
The project also utilizes a provision of the density bonus law that permits developers to request an unlimited number of waivers from local development standards. The developer, identified in staff documents as Stephen Dalton Architects, plans to provide just 16 parking spaces by invoking AB 2097, which bars cities from requiring parking if a project is within a half-mile of a major transit stop.
Kyle Carruthers, president of KC West Real Estate and a representative for the applicant, acknowledged that parking would be limited.
“It’s not feasible to go underground, and it’s not feasible to go to two levels — we did everything we could to get the 16,” Carruthers said.
He also said there was “ample parking” available on West 4th Avenue, pointing to spaces by a nearby church. However, City Planner Veronica Morones clarified that the applicant had not reached an agreement with the church or any other community partners for additional parking.
The developer has also requested a reduction in the required open space from 10,500 square feet to 990 square feet.
The City Council approved the project on June 18 in a 3-2 vote, with Mayor Dane White and Councilmember Christopher Garcia voting against it. Garcia, who represents District 3, where the project is located, said the complex would have a negative impact on the surrounding area.
“We’re looking at a concrete jungle,” Garcia said. “This is going to be a big burden for the neighboring businesses. I don’t like what I’m seeing.”
White expressed concern that the project’s location near a transit center wouldn’t prevent residents from owning vehicles.
“This is just going to be a giant headache for the city,” he said.
City Attorney Mike McGuinness advised the council that it could not deny density bonus waivers without evidence of a specific adverse impact.
Councilmember Judy Fitzgerald supported the project, citing its proximity to Central Elementary School, a nearby bus stop and a grocery store. The site is located less than a quarter-mile from downtown Escondido.
