Article 65 — OLD ESCONDIDO NEIGHBORHOOD

It is the purpose and intent of the Old Escondido Neighborhood historic district to:

• (a) Preserve the single-family residential character of the neighborhood;

• (b) Preserve the historic/cultural resources of the neighborhood;

• (c) Emphasize orientation towards pedestrian activities in the area;

• (d) Discourage nonresidential uses.

• (Ord. No. 91-58, § 1, 12-18-91)

The boundaries of Old Escondido Neighborhood are Fifth Avenue on the north, Chestnut Street on the east, Thirteenth Avenue on the south and South Escondido Boulevard on the west, excluding properties fronting on Escondido Boulevard, and including north side of Fifth Avenue from Juniper to Date. For more detailed boundaries see map below.

==> picture [403 x 307] intentionally omitted <==

(Ord. No. 91-58, § 1, 12-18-91)

Downloaded from https://ecode360.com/ES4926 on 2026-05-23

City of Escondido, CA

ESCONDIDO CODE

§ 33-1374

§ 33-1372

The following principal uses and structures are permitted in the Old Escondido Neighborhood:

==> picture [424 x 69] intentionally omitted <==

----- Start of picture text -----
Use No. Use Title
1111 Single-family dwellings, detached, including licensed residential care facilities
for six or fewer persons
6815 Small family day care centers as defined in section 33-8 of this code.
----- End of picture text -----

(Ord. No. 91-58, § 1, 12-18-91; Ord. No. 2004-21, § 6, 11-17-04; Ord. No. 2021-10, § 6, 10-27-21)

Accessory uses and structures are permitted in the Old Escondido Neighborhood, provided they are incidental to, and do not substantially alter the character of the permitted principal use or structure (i.e., garage, storage, shed, etc.). Accessory uses and structures are permitted according to section 33-95 (R-1 zone) of this zoning code.

(Ord. No. 91-58, § 1, 12-18-91; Ord. No. 2016-15, § 4, 10-26-16; Ord. No. 2017-06, § 8, 8-16-17; Ord. 2025-01, 5/7/2025)

• (a) The following uses are permitted anywhere within the neighborhood/district if a conditional use permit has first been issued and subject to the terms thereof.

==> picture [400 x 260] intentionally omitted <==

----- Start of picture text -----
Use No. Use Title
1400 Mobilehome parks conforming to the provisions of this article
1591 Bed and breakfast facilities, conforming to Article 32 (except no signs shall
be allowed, no variance to parking requirements granted and size shall be
limited to four rooms with no exception)
4710 Communications (excluding 4718—offices, 4712—relay towers, microwave
or others)
4753 Satellite dish antennas pursuant to Article 34 of this chapter
4833 Water storage as part of a utility water system (uncovered)
6810 Nursery, primary and secondary education (use of existing buildings only)
6910 Religious activities
6941 Social clubs
6942 Fraternal associations and lodges
6944 Youth organizations subject to criteria of section 33-1105
6952 Civic associations
----- End of picture text -----

• (b) The following conditional uses are permitted in existing buildings within the Old Escondido Neighborhood on the south side of Fifth Avenue between South Escondido Boulevard and Juniper.

Downloaded from https://ecode360.com/ES4926 on 2026-05-23

City of Escondido, CA § 33-1374

ZONING

§ 33-1376

==> picture [400 x 137] intentionally omitted <==

----- Start of picture text -----
Use No. Use Title
6520 Legal services
6530 Engineering, architectural and planning services
6591 Accounting, auditing, bookkeeping services, income tax services, notary
public
6592 Interior decorating consulting services
6611 Building contractors (includes residential, commercial, and industrial) with
no storage of vehicles, equipment, or materials
----- End of picture text -----

• (c) No new structures shall be permitted for any conditional uses. All signs shall conform to section 33-1379 of this article. Any use or structure permitted or conditionally permitted by this zone and involving hazardous materials is subject to the conditional use permit requirements of Article 30 of this chapter.

• (d) The zoning administrator or planning commission shall evaluate all conditional use permits against the criteria set forth in Article 61 of this chapter. In addition, those conditional use permits pursuant to section 33-1374(b) shall be subject to the following:

(1) Hours of operation shall be from 7:00 a.m. to 11:00 p.m.

• (2) Adaptive reuse shall conform to design guidelines for historic resources. Every project for adaptive reuse will be subject to design review to assess appropriateness of the proposed use and any proposed changes in relation to the area, the building, and the site.

• (3) Parking for employees shall be provided on site at a ratio of one parking space per 300 square feet of the office area. Curbside parking with a two hour limit shall be provided for customer parking. The city will provide parking stickers for residents.

• (4) Noise and lighting standards shall be the same as for residential areas.

(5) Signs shall conform to section 33-1379 of this article.

(Ord. No. 91-58, § 1, 12-18-91; Ord. No. 92-42, § 10, 11-4-92; Ord. No. 2004-21, § 9, 11-17-04; Ord. No. 2016-15, § 4, 10-26-16; Ord. No. 2019-10, § 7, 8-21-19; Ord. No. 2021-10, § 6, 10-27-21)

All industrial, office, commercial, agricultural and multifamily uses not specifically listed in this article are prohibited.

(Ord. No. 91-58, § 1, 12-18-91)

• (a) Properties shall be developed in accordance with the single-family residential (R-1) zone of Article 6 of this zoning code, except as specifically mentioned in this article.

• (b) All new construction and all external modifications and changes to structures and sites within the Old Escondido Neighborhood shall conform to design guidelines for homeowners of historic resources.

Downloaded from https://ecode360.com/ES4926 on 2026-05-23

City of Escondido, CA

ESCONDIDO CODE

§ 33-1376

§ 33-1379

• (c) Lot dimensions for newly created parcels may vary from the underlying zone standard in order to facilitate the relocation of a historic single-family residence, provided the lot maintains the minimum square footage established for the zone and the relocated residence meets all other criteria established by the city to the satisfaction of the director of community development.

• (Ord. No. 91-58, § 1, 12-18-91; Ord. No. 2005-10R, § 4, 7-13-05; Ord. No. 2018-07R, § 7, 4-18-18; Ord. No. 2018-20, § 7, 11-28-18)

Off-street parking shall conform with Article 39 of this zoning code. (Ord. No. 91-58, § 1, 12-18-91)

Noise and lighting standards will be the same as for residential areas. (Ord. No. 91-58, § 1, 12-18-91)

Signs within the Old Escondido Neighborhood shall conform to the following provisions:

• (a) Wall signs or name plates shall not exceed eight and one-half (8.5) inches by 14 inches size, and shall display only the name and address of the business or occupant, except as specified in this subsection:

  • (1) On the south side of Fifth Avenue between Escondido Boulevard and Juniper Street, signs shall not exceed 120 square inches in area and shall display only the name and address of the business or occupant.

• (b) Wall signs shall be attached to the building or to an arm attached to the building. One sign shall be permitted for each residence or business located within a structure.

• (c) No illumination of wall signs or window signs shall be allowed.

• (d) Freestanding signs. Subject to planning staff review and approval, one freestanding sign per parcel may be permitted within the adaptive reuse area subject to the following standards:

  • (1) The sign shall not exceed eight square feet in area and five feet in height.

  • (2) The sign shall display only the name, address and/or logo of the business or occupant.

  • (3) No internal illumination shall be allowed. Indirect external illumination may be allowed between the hours of sunrise and 11:00 p.m.

• (e) Sign design, colors, materials and typeface shall be coordinated with the building style, material, size, color, and shall be in keeping with the historical context of the Old Escondido Neighborhood.

• (f) Churches are exempt from the sign restrictions of this section, but shall conform to the standards of Article 66.

• (Ord. No. 91-58, § 1, 12-18-91; Ord. No. 92-47, § 6, 11-18-92; Ord. No. 2000-01, § 4, 1-19-00;

Downloaded from https://ecode360.com/ES4926 on 2026-05-23

City of Escondido, CA § 33-1379

ZONING

§ 33-1381

Ord. No. 2011-19R, § 5, 1-11-12)

Exterior changes to structures or sites within the Old Escondido Neighborhood will be subject to the design guidelines for homeowners of historic resources and the receipt of a certificate of appropriateness as prescribed in section 33-798. Any project involving the removal or relocation of mature or protected tree, or sensitive biological species or habitat, is also subject to the regulations of sections 33-1068 through 33-1069.

(Ord. No. 2000-23, § 6, 9-13-00)

Staff review decisions may be appealed to the planning commission. Planning commission decisions may be appealed to city council pursuant to section 33-1303 of this zoning code. (Ord. No. 2024-05, 5/8/2024)

Downloaded from https://ecode360.com/ES4926 on 2026-05-23

City of Escondido, CA