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Escondido planners nix office building switch to apartments
Not enough open space, not enough closets for Hickory Street plans
The project's two-bedroom units would rent for less than $2,000.
It takes more than a developer's proposal to turn deserted offices into homes. Even in Escondido, where a surge in empty office buildings has led the city to regulate them with fees.
Between the empty offices (Escondido has an 8.8 percent vacancy rate) and a severe housing shortage (the city claims it needs 9,607 new homes by 2029, and only 1,088 units were built between 2021 and 2023), some see opportunity.
At the northeast corner of South Hickory Street, near the historic downtown and Grand Ave., is a three-story office building the owner wants to convert into 21 homes. The project's two-bedroom units would rent for less than $2,000; a hard-to-find value in the city.
Last week, the planning commission voted 3-1 to deny the conversion, which required a general plan amendment to change the land use from office to urban and a zoning change from commercial to residential.
City planner Veronica Morones said the request for a general plan amendment is "inconsistent" with the city's goals for residential development because the project provides no open space, unlike other apartments in the area, such as Summit, Rosewood Villas and Montecristo Villas, which have recreational and open spaces.
Based on the proposed unit count, 6,400 square feet of usable open space is required, which the applicant, Darshan Patel, said might be squeezed in by using existing landscaping areas.
Patel sought a waiver of open space under density bonus law, which planners did not contest. But according to the city attorney, a density bonus request doesn't require them "to grant a legislative entitlement to change the land use and zoning designations for a site."
Commissioners weren't worried that amending the general plan not to include open space would set a precedent for other applicants in the future; the main issue was that "the bar is exceedingly high" when it comes to making changes to the general plan.
The infill project failed to meet standards of living, lacking open space or recreational amenities, planners said. The complex would also have two parking spaces per unit, which is "overparked."
"It does go back to standards of living because in some of your floor plans you're not even showing closets," said commissioner Carrie Mecaro. "It's great that they're going to be affordable, but people who live in these spaces also deserve to live in a space that functions."
"We're going to see a lot of this coming through," she said of future infill projects. The city has identified over 800 sites that could be used to accomodate 10,000 units of various income levels, staff said, "and this is not one of them."
Another issue was the density bonus request for one additional unit. Commissioners disagreed with the applicant's use of a waiver for dedication of a two-foot strip of alleyway as a public easement.
"They're just providing the two feet for future widening should another project or city project be funded to do the widening down the alley," said Owen Tunnell, assistant city engineer. "Our alleys are currently 20 feet and our city standard" is 24 feet. "So any project would have to dedicate their side of the alley."
Tracy Burrow, a local who spoke in support, said the project would be good both in terms of housing and climate, because it wouldn't result in new construction and related emissions.
Patel defended the project, saying the affordable units would be furnished with beds, TVs, and more.
"Letting this project die as it currently stands is a blemish on a city like Escondido, not allowing for 21 more apartment units at affordable rates — that hurts the community as a whole."
Here's something you might be interested in.
Escondido planners nix office building switch to apartments
Not enough open space, not enough closets for Hickory Street plans
Escondido planners nix office building switch to apartments
Not enough open space, not enough closets for Hickory Street plans
The project's two-bedroom units would rent for less than $2,000.
It takes more than a developer's proposal to turn deserted offices into homes. Even in Escondido, where a surge in empty office buildings has led the city to regulate them with fees.
Between the empty offices (Escondido has an 8.8 percent vacancy rate) and a severe housing shortage (the city claims it needs 9,607 new homes by 2029, and only 1,088 units were built between 2021 and 2023), some see opportunity.
At the northeast corner of South Hickory Street, near the historic downtown and Grand Ave., is a three-story office building the owner wants to convert into 21 homes. The project's two-bedroom units would rent for less than $2,000; a hard-to-find value in the city.
Last week, the planning commission voted 3-1 to deny the conversion, which required a general plan amendment to change the land use from office to urban and a zoning change from commercial to residential.
City planner Veronica Morones said the request for a general plan amendment is "inconsistent" with the city's goals for residential development because the project provides no open space, unlike other apartments in the area, such as Summit, Rosewood Villas and Montecristo Villas, which have recreational and open spaces.
Based on the proposed unit count, 6,400 square feet of usable open space is required, which the applicant, Darshan Patel, said might be squeezed in by using existing landscaping areas.
Patel sought a waiver of open space under density bonus law, which planners did not contest. But according to the city attorney, a density bonus request doesn't require them "to grant a legislative entitlement to change the land use and zoning designations for a site."
Commissioners weren't worried that amending the general plan not to include open space would set a precedent for other applicants in the future; the main issue was that "the bar is exceedingly high" when it comes to making changes to the general plan.
The infill project failed to meet standards of living, lacking open space or recreational amenities, planners said. The complex would also have two parking spaces per unit, which is "overparked."
"It does go back to standards of living because in some of your floor plans you're not even showing closets," said commissioner Carrie Mecaro. "It's great that they're going to be affordable, but people who live in these spaces also deserve to live in a space that functions."
"We're going to see a lot of this coming through," she said of future infill projects. The city has identified over 800 sites that could be used to accomodate 10,000 units of various income levels, staff said, "and this is not one of them."
Another issue was the density bonus request for one additional unit. Commissioners disagreed with the applicant's use of a waiver for dedication of a two-foot strip of alleyway as a public easement.
"They're just providing the two feet for future widening should another project or city project be funded to do the widening down the alley," said Owen Tunnell, assistant city engineer. "Our alleys are currently 20 feet and our city standard" is 24 feet. "So any project would have to dedicate their side of the alley."
Tracy Burrow, a local who spoke in support, said the project would be good both in terms of housing and climate, because it wouldn't result in new construction and related emissions.
Patel defended the project, saying the affordable units would be furnished with beds, TVs, and more.
"Letting this project die as it currently stands is a blemish on a city like Escondido, not allowing for 21 more apartment units at affordable rates — that hurts the community as a whole."
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