Parkview Townhomes Project

The Parkview Townhomes Project is a residential development proposal located in Escondido, California, on assessor parcel number 226-380-48, north of West El Norte Parkway. The project seeks to rezone and reclassify the existing land use from Professional Commercial (CP) to High Multiple Residential (R-4) and amend the General Plan designation from SPA 13 Imperial Oakes Corporate Center to Urban IV to enable the construction of 70 townhomes across four distinct floor plans. The development will consist of seven buildings totaling 126,582 square feet, with townhomes ranging from 1,110 to 1,576 square feet, offering two or three bedrooms and two or three and a half bathrooms, and capped at a maximum height of 35 feet and 9 inches. The project includes 51,496 square feet of open space, encompassing private patios, decks, recreational areas, and common areas, along with a community pool, tot-lot, play lawn, and seating areas. Demolition of an existing single-family residence and ancillary structures will occur prior to construction. Special approvals include a Grading Exemption allowing fill slopes up to 40 feet and cut slopes up to 22 feet within 50 feet of the property line, as well as an Administrative Adjustment permitting a 25% reduction in rear yard setbacks for the first and third floors of select units. All construction must comply with stringent material standards, including concrete with a minimum 3,000 psi compressive strength, crushed rock base compacted to 95% density, precast concrete vaults meeting ASTM C857 and C858, and grates adhering to Federal Specification TT S001543A. Environmental compliance is tightly regulated, requiring exclusive use of Contech Engineered Solutions LLC’s biofiltration media, strict adherence to bird nesting season restrictions from March 1 to October 31, and a complete ban on invasive species. Work must be overseen by a licensed Engineer of Record and compliant geotechnical recommendations, with inspections and final acceptance occurring onsite by the City of Escondido following verification of stormwater best management practices per Appendix E of the Storm Water Design Manual. Submission of a Drainage Study by Touchstone Development, Inc., is required as a key attachment. Despite references to FAR clause 52.219-6 for small business