Purpose and intent. The purpose of the Mercado overlay zone is to identify and designate the Mercado overlay area that is intended to encourage the revitalization of the area and ensure land use compatibility by allowing development to take place that is appropriate with overall community goals of improving the gateway area of Escondido.

Applicability. This article shall apply to all public and private development located with in the Mercado overlay zone area, which is attached as Exhibit A and incorporated by this reference, requiring discretionary or administrative permits including new development, additions and expansions. The Mercado overlay zone shall be used in conjunction with the Mercado area plan document, adopted by resolution, establishing appropriate architectural, signage and landscaping guidelines as well as permitted, conditional and accessory uses.

Underlying zone. Areas zoned downtown specific plan, planned development commercial (PD-C) and planned development industrial (PD-I) located within the Mercado area plan overlay shall comply with any underlying zone requirements as well as the Mercado area plan document adopted by resolution.

Underlying zone standards. Property development standards as set forth in the provisions of the zones with which the Mercado overlay zone is combined, as well as the Mercado area plan document shall apply. If there is a conflict between these zones, the standards established with the underlying zones shall prevail.

Landscaping. Development along Centre City Boulevard shall provide landscape screening consistent with the Centre City Parkway landscape plan. Other areas within the Mercado overlay shall comply with the Mercado area plan document adopted by resolution.