Project/Study Overview:

The South Centre City planning area is located in an area that is described by the General Plan as a future growth area (also called Target Area).  The South Quince Street Target Area, South Escondido Boulevard Target Areas, and the Centre City Parkway Target Area are identified in the City's General Plan (Target Areas C, D, E, and F).  These interconnected Target Areas comprise approximately 420 acres of Escondido’s more established and older sectors of the city and extends 2.25 miles along Centre City Parkway and Escondido Boulevard. 

The overall effort to create a South Centre Center Area Plan, called Envision South Centre City, will culminate into something that is called a "specific plan."  A specific plan is a planning document that consists of new zoning standards and design guidelines for a specific area of the city.  Zoning standards define the allowable uses and bulk or scale of development, while design guidelines address the appearance and quality of development. 

City staff has been working with various residents, businesses, and community members over the past two (2) years to develop a draft specific plan to facilitate the development of residential, commercial, and industrial properties in response to the needs and wants of the community.  If approved, the new Specific Plan would effectively establish a link between implementing policies of the General Plan and the future, individual development proposals within the South Centre City planning area.  With a focus on the neighborhoods surrounding Quince Street, South Escondido Boulevard, and Centre City Parkway in southwest Escondido, the South Centre City Specific Plan would bring together detailed regulations into a focused development scheme to improve community health, safety, sustainability, and economic prosperity, while respecting the unique character of South Centre City and preserving the community values of southern gateway character. 

Draft Specific Plan (released for public review on September 12, 2017)

Notice of Intent and Environmental Review

In accordance with the California Environmental Quality Act, the City has prepared an Initial Study and Negative Declaration for the Project.  The City has prepared a Notice of Intent to inform responsible agencies and other interested parties about the intent to adopt a negative declaration for the South Centre City Specific Plan.

As specified by the State CEQA Guidelines, a 20-day public review period for the Negative Declaration will commence on November 20, 2017 and end on December 11, 2017.   

Notice of Intent (issued on November 16, 2017)

Initial Study and Negative Declaration (IS/ND)

New Land Use District Map (dated November 14, 2017, and as studied in the IS/ND).  This is an updated land use district map, which identifies a mixed use overlay in the 9th Street Commercial District and a larger portion of the Escondido Boulevard District.  This map version will ultimately supersede the map utilized in Chapters 3 and 4 of the September 12, 2017 Draft Specific Plan, which remains posted for public review.

How is the City Reviewing the Specific Plan Application:

Escondido plans and regulates the use of land to protect the public health, safety and general welfare of our community. There are many ways to regulate and implement land use, such as through a general plan, zoning map and zoning code, along with the subdivision code and design review guidelines. Existing area- or site-specific regulations may also be created for a property, including a "specific plan." 

The draft South Centre City Specific Plan has been prepared to meet the minimum requirements of State law, while reflecting local community values. The specific plan includes an introduction, land use and development regulations, design standards, architectural standards, circulation system plan, infrastructure plan, community services and facilities plan, an implementation program, and other items to make the plan statutorily complete. The specific plan, once adopted, would  promote a more functional and livable setting in the planning area, which will offer the sense of place commonly envisioned in the General Plan.    

The planning area, as it currently exists, is a function of past decisions and policies. Similarly, the development of a specific plan which serves as the basis for decision-making in the future is a function of the existing social, economic, and physical environments; albeit with an eye on the future.  The community’s values and views of the existing planning area will strongly influence the direction and focus of the specific plan and its future implementation.  Therefore, the participation of those working or residing within a specific plan area or more broad participation of the local citizens can play an important role in the preparation of the South Centre City Specific Plan.

What is Needed from the Public:

You can learn about the different ways to get involved by clicking on the link below.

Phase 2 Outreach Engagement Flyer 

To learn more about the planning process, the current status of the Project, or to offer input, please contact Assistant Planning Director, Mike Strong at mstrong@escondido.org or 760-839-4556.

Project Progress:

The overall effort to develop the specific plan has been a significant planning effort based on meaningful public input. After a far-reaching public outreach effort in 2015 and 2016, significant progress has been made to develop the draft specific plan.  With that in mind, this portion of the Project website documents these latest efforts to keep all participants up to date on what is going on with Envision South Centre City.  It highlights more-recent key milestones of the City’s review process to keep stakeholders informed of its key Project activities.

Where We Have Been:

  1. August 15, 2017: City release of the Envision South Centre City Public Participation Plan for Phase 2.
  2. August 15, 2017: Outreach flyer created.
  3. September 12, 2017: Draft Plan released.
  4. September 12, 2017: Planning Commission informational presentation and outreach kick-off.
  5. September 28, 2017: Informational Open House at City Hall
  6. October 5, 12, 19, and 26: Office Hours at City Hall (talk one-on-one with City staff during your lunch hour, 11:30am to 12:30 pm in the Mitchell Room)
  7. November 20, 2017: Start of public review of the Initial Study and Negative Declaration
  8. November 30 and December 1: Tailored outreach, art, and visioning exercises to Central Elementary School.  (Art Visioning exercise notes.)

What’s Next:

  1. January 9, 2018: Planning Commission review, consideration, and recommendation to City Council on the Project proposal 
  2. Potential City Council decision on Project proposal (anticipated to occur in January or February 2018)

Press Coverage:

  1. "New Buildings bring feeling of life to South Escondido". J. Galant. The Coast News Group (August 11, 2017).