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FUTURE AGENDAS
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CITY COUNCIL
HOUSING AUTHORITY AND
SUCCESSOR AGENCY TO THE EL CAJON
REDEVELOPMENT AGENCY
Council Chamber
200 Civic Center Way
El Cajon, CA 92020
Agenda
JULY 23, 2024, 7:00 p.m.
Bill Wells, Mayor Graham Mitchell, City Manager
Steve Goble, Councilmember Vince DiMaggio, Assistant City Manager Gary Kendrick, Councilmember Morgan Foley, City Attorney Michelle Metschel, Councilmember Angela Cortez, City Clerk Phil Ortiz, Deputy Mayor
CALL TO ORDER: Mayor Bill Wells
ROLL CALL: City Clerk Angela Cortez
PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
AGENDA CHANGES:
PUBLIC COMMENT:
At this time, any person may address a matter within the jurisdiction of the City Council/Housing Authority/Successor Agency to the El Cajon Redevelopment Agency that is not on the Agenda. Comments relating to items on today’s docket are to be taken at the time the item is heard. State law prohibits discussion or action on items not on the Agenda; however, Council, Authority and Agency Members may briefly respond to statements or questions. An item may be placed on a future Agenda.
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PUBLIC HEARINGS:
100. Approval of Categorical Exemption (Infill Development), Planned Unit Development (PUD) No. 2023-0004, and Tentative Subdivision Map (TSM) No. 2023-0011
RECOMMENDATION:
That the City Council:
Opens the public hearing and receives testimony;1.
Closes the public hearing;2.
Moves to adopt the next Resolution, in order, APPROVING the CEQA Determination of Exemption;
3. Moves to adopt the next Resolution, in order, APPROVING Planned Unit Development No. 2023-0004, subject to conditions; and
4. Moves to adopt the next Resolution, in order, APPROVING Tentative Subdivision Map No. 2023-0011, subject to conditions.
5. ADJOURNMENT: The Adjourned Regular Joint Meeting of the El Cajon City Council/El Cajon Housing Authority/Successor Agency to the El Cajon Redevelopment Agency held this 23rd day of July 2024, is adjourned to Tuesday, August 13, 2024, at 3:00 p.m.
City Council
Agenda Report
Agenda Item 100.
DATE: 07/23/2024
TO: Honorable Mayor and City Councilmembers
FROM: Michael Viglione, Senior Planner
SUBJECT: Approval of Categorical Exemption (Infill Development), Planned Unit Development (PUD) No. 2023-0004, and Tentative Subdivision Map (TSM) No. 2023-0011
RECOMMENDATION:
That the City Council:
Opens the public hearing and receives testimony;1.
Closes the public hearing;2.
Moves to adopt the next Resolution, in order, APPROVING the CEQA Determination of Exemption;
3. Moves to adopt the next Resolution, in order, APPROVING Planned Unit Development No. 2023-0004, subject to conditions; and
4. Moves to adopt the next Resolution, in order, APPROVING Tentative Subdivision Map No. 2023-0011, subject to conditions.
5. PROJECT DESCRIPTION:
This project proposes a common interest development of five single-family detached residences intended for home ownership with parking, landscaping, and other public and private improvements on a vacant .46-acre site addressed as 920 South Magnolia Avenue. In addition to the proposed residences, the project includes a six-lot subdivision with five residential parcels and a common lot for the private street.
BACKGROUND:
General Plan: Medium Density Residential (MR)
Specific Plan: None
Zone: Residential, Multi-family, 2,200 sq. ft. (RM-2200) Other City Plan(s): None
Regional and State Plan(s): None
Notable State Law(s): Subdivision Map Act
Applicant: New Vision Building & Design
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Project Site & Constraints
The subject property is a long rectangular lot totaling 20,100 square feet located on the west side of South Magnolia Avenue between West Chase and West Renette Avenues. The site was formerly developed with a single-family dwelling and detached garage which were demolished in November 2022 after the structures fell into disrepair. The site slopes gently from front to back but is otherwise free of known constraints or unusual conditions.
Surrounding Context
The properties surrounding the project site are developed and zoned as follows:
Direction Zones Land Uses
North RM-2200 Multi-family residential
South RM-2200 Mixed residential
East RM-2200 Multi-family residential
West RM-2200 Multi-family residential
General Plan
The subject property is designated Medium Density Residential ("MR") on the General Plan Land Use Map. The MR designation is intended for a maximum residential density of 20 dwelling units per acre.
Goal 5 of the General Plan calls for a broad range of housing types to be made available to meet the housing needs of various age and income groups and includes specific objectives related to improving residential neighborhoods, increasing opportunities for home ownership, and removing governmental constraints on housing development in Objectives 5-1, 5-3, and 5-4 respectively. The 2021-2029 Housing Element reiterates the need to accommodate residential units at all income levels in Objective 1 and further supports the improvement of residential neighborhoods in Housing Element Objective 2 and implementing Policy 2-3. It is important to note that the subject site is not listed in the Housing Element Sites Inventory.
The proposed project results in the redevelopment of a previously unsafe residential property and will include market rate for sale housing units that contribute to meeting the goal of fulfilling regional housing needs.
Municipal Code/Zoning Code
The subject property is within the RM-2200 (Residential, Multi-family, 2,200 square foot) zone, which is consistent with the MR General Plan designation. This zone generally allows for one multi-family residential dwelling unit per 2,200 square feet of lot area. Single-family detached dwelling is also identified as a permissible Primary Residential Use.
A Planned Unit Development (“PUD”) may be established in any residential zone in accordance with the provisions of El Cajon Municipal Code Chapter 17.60. A PUD facilitates comprehensively planned development and provides flexibility in order to encourage imaginative design and planning. Any use permitted or conditionally permitted in the underlying zone may be permitted in a PUD. Specific development standards apply to PUD developments and include parking, recreation and landscaped areas, building construction, utility systems, trash collection and Covenants, Conditions and Restrictions ("CC&Rs").
Subdivision Ordinance/ Subdivision Map Act
Subdivision Ordinance/ Subdivision Map Act
A tentative subdivision map is proposed to create real property. TSM No. 2023-0011 proposes a six (6) lot common interest subdivision consisting of five (5) residential lots and a common lot for a private street and utilities. The authority and procedures for the processing of a tentative subdivision map are found in the California Subdivision Map Act, and the City of El Cajon Subdivision Ordinance (Title 16 of the El Cajon Municipal Code).
DISCUSSION
Land Use
The proposed project consists of five two-story, single-family, detached residences with attached two-car garages. The proposed residential product is in character with the surrounding neighborhood and will provide additional for sale housing options. The project will result in a density of approximately 11 dwelling units per acre (du/acre), which complies with the maximum residential density of 20 dwelling units per acre in the MR General Plan designation (18-20 du/acre). Development at a density less than that anticipated by the applicable general plan designation has been acceptable historically for PUDs. Notable single-family detached examples developed in the RM-2200 zone and MR designation include PUD 291 at 407-431 Wisconsin Avenue, and PUD 331 near the project site at the southwest corner of the intersection of South Sunshine and West Renette Avenues.
Site Design
The five single-family residences in the proposed PUD are oriented toward the private street.
Each residence has a two-car garage served by individual private driveway which also provides each unit with its required visitor parking stall. A concrete sidewalk adjoins the private drive along its length and connects the five (5) visitor and three (3) supplemental parking stalls with building entrances and South Magnolia Avenue to the east. The proposed private street is 20 feet wide and includes a turnaround to comply with California Fire Code requirements related to Fire Department access.
Each residence has private rear and side yard areas which satisfy recreational open space requirements. Two (2) street trees are provided in the public right-of-way and a landscaped area bordered by a 42-inch decorative masonry wall topped by metal fence on the property at its South Magnolia Avenue frontage accommodates trees, shrubs, and groundcover as well as necessary storm water facilities. Site landscaping provided along the private street forms a continuous area between the buildings and also brackets the end of the drive aisle. Overhead utility poles in the right-of-way along the project frontage will remain as underground relocation of the pole is not expected to result in a net reduction in the total number of poles.
All five single family residences employ the same floor plan in standard and mirrored orientations and thus structure layout on the site is relatively uniform. Proposed residential lot configurations only vary slightly and range from 2,080 to 2,603 square feet. Residences observe a minimum 10 foot setback from South Magnolia Avenue and are situated 12 feet from the edge of the private street except where it widens to accommodate the driveway apron. Residences otherwise observe a minimum five (5) foot separation from adjacent residentially developed private properties to the north and west and maintain 12 feet of separation between structures within the PUD to provide each proposed lot with a side yard of at least (5) feet. Trash and recycling service will be provided to each individual residence and will be stored within these private yard areas.
Grading is anticipated to include approximately 2,600 cubic yards of fill with a maximum height Grading is anticipated to include approximately 2,600 cubic yards of fill with a maximum height of seven (7) feet near the westerly property line. These proposed fills are understood to provide the necessary elevation to achieve sanitary sewer service flows and site drainage to receiving infrastructure in South Magnolia Avenue without the need for pumps or complex drainage systems. Similar fills and walls are present at nearby developments including Magnolia Park townhomes at 910 S Magnolia and the Shannon Arms apartments at 950 South Magnolia.
According to the grading plan, fills and retaining walls reach a maximum height of approximately eight (8) feet at the southwest corner of Magnolia Park.
As a consequence of these fills, the PUD proposes retaining walls with an anticipated maximum height of seven (7) feet. Proposed retaining walls are at maximum heights at the west end of the project but then descend in height along the northerly and southerly property lines as South Magnolia Avenue is approached. A six (6) foot high wood screening fence is proposed atop the retaining wall for a maximum combined height of 13 feet. No fence or wall in excess of 42 inches is proposed within the 10 foot exterior yard setback along South Magnolia Avenue.
In accordance with ECMC sections 17.40.020 and 17.130.170 walls, fences, and combinations thereof, in excess of six (6) feet require specific authorization within the applicable planning permit. Safety, aesthetics, and input from neighbors are primary considerations and, accordingly, the public notice included specific reference to fences and walls with a maximum combined height of 13 feet. A recommended condition of approval requiring a decorative textured finish, such as split face block, and matching trim cap along all visible portions of the retaining wall to ensure an aesthetic appearance.
It should also be noted that a common interest development—such as a PUD—requires the formation of a homeowner’s association ("HOA") and recordation of covenants, conditions and restrictions (“CC&Rs”) to ensure maintenance of common areas. The common lot will be owned and maintained by the HOA, which will be responsible for ongoing maintenance. The common lot includes the private driveway, supplemental parking, and site landscaping between structures.
Design and Architecture
PUD regulations require the architecture and design of a proposed PUD to be considered as a part of project approval and specifically requires evaluation for conformance with the Architectural Guidelines in ECMC Chapter 17.180. These guidelines outline basic design principles to improve the appearance of buildings in the community, using quality and compatibility with surroundings as primary considerations.
The proposed PUD is consistent with these architectural guidelines. Proposed residences are contemporary in design and are consistent with quality examples of new single-family and accessory dwelling unit projects in the City. Structures are well articulated and include an entry porch and various overhangs, recesses, and changes in wall lines. The primary finish of stucco is complemented by decorative stone work along front elevations and punctuated by shiplap siding across front, side, and rear elevations. Other adornments, including windows with decorative trims across all elevations and an architectural foam band wrapping the structure, are present to provide continuity and visual interest. The color palette is also contemporary and consists primarily of contrasting white, black, and gray with earth tone stone work highlights.
The roof is proposed to be asphalt shingle. Historically, cement tile roofing has been required by the Planning Commission and City Council; however, exemptions have been made for compatible building design.
Each residence is 1,764 square feet with four (4) bedrooms on the second story. Floor plans include three (3) total bathrooms, including two (2) on the second story. The two residences west of the Fire Department Turnaround are mirrored.
Development Standards
Development Standard PUD (RM-2200) Proposed Project
Lot Requirements Sub-lots determined by PUD 2,080 to 2,603 sq. ft.
Density 1 unit per 2,200 sq. ft. 1 unit per 4,020 sq. ft.
Setbacks
Front building – 10 ft.
Garage – 20 ft.
Other setbacks determined by
PUD
Front Building – 10 ft.
Garage – 22.5 ft.
Rear – 5 ft.
Side – 5 ft.
Lot Coverage Maximum 55% 29%
Building Height Maximum 35 ft. 25.5 ft.
Covered Parking 2 spaces per unit = 10 2-car garage per unit = 10 spaces
Visitor Parking 1 space per unit = 5 5 spaces
Supplemental Parking .5 space per unit rounded = 3 3 spaces Waste Collection Individual or Common Individual
Walls and Fencing Project Boundary Wall or Fence 6 ft. wood fence Open Space, recreational
areas, and landscaping 400 sq. ft. per unit 457 to 670 sq. ft. per unit Streets and driveways 22 ft. wide 20 ft. wide
Reverse Space 24 ft. wide driveway 24 ft. inclusive of driveway aprons
Driveway Parking Stall
Size 20 feet 18.5 feet
As detailed in the table above, the proposed PUD largely complies with applicable development standards but does request alternative development standards related to street width, reverse space, and minimum driveway parking stall dimensions. A PUD may propose alternative development standards provided they are in the public interest pursuant to ECMC section
17.60.060. The proposed alternative standards facilitate the redevelopment of a vacant and previously unsafe residential property with market rate for sale housing consistent with General Plan goals identified above and can thus be considered in the public interest.
Adverse site conditions are not anticipated to result from the proposed alternative development standards as they meet other ECMC adopted standards for the same facilities. The proposed 20-foot wide private drive is consistent, as stated previously, with the minimum dimensions for fire access roads in Chapter 5 of the California Fire Code. Similarly, parking standards in Chapter 17.185 require minimum dimensions of 8.5 feet by 18.5 feet for outdoor, uncovered parking stalls and 24 feet of unobstructed back up maneuvering space. The proposed PUD provides 18.5 feet of depth for driveway parking without encroaching into the dimension of the private sidewalk and allows for 24 feet of reverse space inclusive of the sidewalk and driveway apron area.
PLANNING COMMISSION RECOMMENDATION:
On June 18, 2024, the El Cajon Planning Commission ("Commission") held a public hearing for the proposed project. The project applicant spoke in favor during the public hearing and there were no other speakers. The Commission generally felt that the proposed project improved an underutilized site. The Commission voted 4-0, with Commissioner Circo absent, to adopt Resolution Nos. 11136, 11137, and 11138, recommending City Council approval.
FINDINGS:
The following findings are required to approve a Planned Unit Development.
A. The density of the proposed PUD is consistent with the general plan.
The density of the proposed PUD is consistent with the general plan. The project site is designated Medium Density Residential on the General Plan Land Use Map which permits a maximum density of 20 dwelling units per acre. The project proposes five (5) dwelling units on a .461 acre parcel resulting in a net density of 10.85 dwelling units per acre, which is within the Medium Density Residential designation density limit.
B. The approval of any alternative development standards for the proposed PUD is in the public interest.
Approval of the proposed alternative development standards is in the public interest as such standards facilitate the redevelopment of a vacant and previously unsafe residential property with market rate for sale housing units in partial satisfaction of regional housing needs. The approval of alternative development standards is further consistent with General Plan Objective 5-4 which seeks to reduce governmental constraints on housing development.
C. The proposed PUD is compatible with surrounding development.
The proposed PUD is compatible with surrounding development as it is similar to other common interest development projects in the same zone and vicinity. Proposed residences observe the RM-2200 height limit and are also two stories consistent with the scale and height of surrounding multi-family development. Proposed grading and site development is also consistent with surrounding development along the west side of South Magnolia Avenue, including PUD No. 44 to the adjacent north which has maximum fill heights of approximately eight (8) feet at its southwest corner.
D. The location of structures, private streets, driveways, and parking spaces on the proposed PUD site plan will not result in unauthorized parking which would block or hamper vehicular movement or unnecessarily affect visibility on the private street or driveway.
The design of the proposed project provides sufficient parking with adequate space for vehicle back-up and maneuvering. Proposed structures and other elements of the project would not have a negative effect on visibility as PUD standards related to setbacks are observed.
Furthermore, alternative development standards do not result in any unsafe operating conditions as they are consistent with other standards in the ECMC including the standards for outdoor stall dimensions and reverse space set forth in chapter 17.185 as well as Fire Department access requirements in the California Fire Code.
Section 66474 of the Subdivision Map Act and section 16.12.090 of the ECMC state that the City shall deny approval of a subdivision map if the city’s legislative body makes any of the following findings:
A. The proposed map is not consistent with the General Plan and any applicable specific plan.
The proposed map is consistent with the General Plan and General Plan goals related to housing that seek to provide a variety of residential development opportunities in the City and improve the quality of residential neighborhoods.
B. The design or improvement of the proposed subdivision is not consistent with the General Plan, and the site is not physically suitable for the type of development and proposed density.
The proposed map design results in a common interest residential project, which is consistent with the goals and objectives of the General Plan. Furthermore, the site is physically suited for the type of development as well as the density of the development that is proposed for this property.
C. The design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The project site has no habitat value as it is in an urbanized area and bordered by developed properties. The subject property is also in a disturbed condition owing to its previous development with a single-family home and subsequent demolition. There are no fish or wildlife populations that would be harmed with residential development of the subject property.
D. The design of the subdivision or type of improvements is likely to cause serious health problems.
The design of the subdivision and its improvements are required to incorporate storm water management facilities that will contribute to healthier streams, rivers, bays and the ocean.
Further, there are no known hazardous conditions at the site as it is not identified in any list or database compiled pursuant to Government Code section 65962.5.
E. The design of the subdivision or type of improvements will conflict with easements acquired by the public at large for access through or use of property within the subdivision.
The proposed map will not conflict with easements of record or easements established by court judgment, acquired by the public at large, for access through or use of property within the proposed map.
CALIFORNIA ENVIRONMENTAL QUALITY ACT:
The proposed project is exempt from the California Environmental Quality Act ("CEQA") pursuant to section 15332 (In-fill Development Projects). The following measuring criteria apply to the In-fill Development Project exemption: the project is consistent with the General Plan designation; the proposal is within the city limits on a site less than five acres, surrounded by substantially urban uses; the project site has no value as natural habitat; approval would not result in significant effects related to traffic, noise, air, or water quality; and, the site can be adequately served by required utilities. Therefore, section 15332 is an appropriate exemption for this project.
PUBLIC NOTICE & INPUT:
Notice of this public hearing was mailed on June 7, 2024, to all property owners within 300 feet of the project site and to anyone who requested such notice in writing, in compliance with Government Code sections 65090, 65091, and 65092, as applicable. Additionally, as a public service, the notice was posted in the kiosk at City Hall and on the City’s website under “Public Hearings/Public Notices.” The notice was also mailed to the two public libraries in the City of El Cajon, located at 201 East Douglas Avenue and 576 Garfield Avenue.
City staff did not receive any comments in response to the Notice of Public Hearing prior to preparation of this report. Comments received after publication will be presented to the City Council at the hearing.
RECOMMENDATION:
Staff recommends that City Council conditionally approve PUD-2023-0004 and TSM-2023-0011. The proposed PUD results in the redevelopment of a vacant parcel and increases home ownership opportunities in El Cajon in conformance with General Plan and Housing Element goals.
Prepared By: Michael Viglione, Senior Planner
Reviewed By: Anthony Shute, Director of Community Development Approved By: Graham Mitchell, City Manager
Attachments
Resolution - CEQA
Resolution - PUD
Resolution - TSM
Public Hearing Notice/Location Map
Planning Commission Resolution No. 11136
Planning Commission Resolution No. 11137
Planning Commission Resolution No. 11138
Application and Disclosure Statement
Site Photographs
Project Plans and Elevations
Tentative Subdivision Map
Magnolia Park Grading Plan
RESOLUTION NO. ___-24
A RESOLUTION APPROVING CALIFORNIA ENVIRONMENTAL
QUALITY ACT CATEGORICAL EXEMPTION 15332 (IN-FILL
DEVELOPMENT) FOR PLANNED UNIT DEVELOPMENT NO. 2023-0004 AND TENTATIVE SUBDIVISION MAP NO. 2023-0011
WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on June 18, 2024, to consider Planned Unit Development No. 2023- 0004 and Tentative Subdivision Map No. 2023- 0011 for a six (6) lot common interest subdivision consisting of five (5) residential lots and a common lot for a private street and utilities on the west side of South Magnolia Avenue between West Renette Avenue and West Chase Avenue, Assessor Parcel Number 492-332-39-00; and
WHEREAS, the proposed project would involve clearing and grubbing of a vacant property previously developed with a single- family home and construction of five (5) single-family residences, private street, and appurtenant improvements; and
WHEREAS, in accordance with California Environmental Quality Act (" CEQA") Guidelines section 15061(b)(2), and prior to making a recommendation to the City Council, the Planning Commission reviewed and considered the information contained in the project staff report; and
WHEREAS, the project is categorically exempt from the environmental review requirements of CEQA pursuant to section 15332 (In- fill Development) of the CEQA Guidelines, which allows for in- fill development in urbanized areas, as the record of proceedings contains evidence to support the determination that the Class 32 Categorical Exemption applies; and
WHEREAS, no evidence was presented in proceedings that any of the conditions exist to provide exceptions to categorical exemptions as described in CEQA Guidelines Section 15300.2; and
WHEREAS, after considering evidence and facts, t he Planning Commission did consider the proposed CEQA Categorical Exemption, s ection 15532 as presented at its meeting, and adopted Resolution No. 11136 recommending City Council approval.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EL CAJON AS FOLLOWS:
Section 1. That the foregoing recitals are true and correct, and are findings of fact of the City Council in regard to the proposed exemption for the Planned Unit Development and Tentative Subdivision Map.
Section 2. The El Cajon City Council hereby further finds that the record in this proceeding includes evidence to support the following:
A. The project site is designated Medium Density Residential on the General Plan Land Use Map which permits a maximum density of 20 dwelling units
per acre and is not included in the catalog of properties necessary to meet the Regional Housing Needs Allocation in the General Plan Housing Element Sites Inventory. The Planned Unit Development proposes five (5) dwelling units on a .461 acre parcel at a net density of 10.85 dwelling units per acre, which is within the Medium Density Residential designation density limit. The Planned Unit Development is also consistent with the General Plan goal of encouraging the development of a broad range of housing types to meet the needs of various age and income groups and General Plan Housing Element Objective 2 which suppor ts the improvement of residential neighborhoods. Moreover, the project satisfies Zoning Code regulations in concert with alternative development standards established in the Planned Unit Development permit.
B. The project site is located within the city limi ts, has a site area of less than five acres, and is surrounded by urban uses consisting primarily of multi - family and single-family residential land uses.
C. The project site has no habitat value as it is in an urbanized area and bordered by developed proper ties. The subject site is also in a disturbed condition as a result of its previous development with a single-family home and subsequent demolition. There is no record of endangered, rare, or threatened species in the general vicinity. Moreover, staff observed no protected or mitigable wildlife habitat on the subject site or in the general vicinity.
D. The proposed project generates fewer than 500 average daily vehicle trips ("ADT") and is consistent with the General Plan. Consequently the project is presumed to have less than significant traffic impacts based on the May 2019 Guidelines for Transportation Impact Studies in the San Diego Region prepared by the San Diego Section of the Institute of Transportation Engineers. All land uses are subject to El Cajon Municipal Code ( "ECMC") Chapter 17.115 performance standards for noise and air quality and therefore related impacts are avoided through their application to project design and land use operations. Similarly, the proposed project will be designed to satisf y all applicable storm water regulations established in ECMC Chapter 16.60.
E. All required utilities and public services are available in the vicinity of the subject site and are expected to adequately serve the project. Service confirmation is further required as a condition of Subdivision Map approval.
F. The proposed project will not result in any specific or general exceptions to the use of the categorical exemption as detailed under State CEQA Guidelines section 15300.2 which might otherwise preclude use of the exemption. Cumulative effects from successive projects are unlikely to occur given that the project proposes a permitted residential use that is consistent with residential densities anticipated under the General Plan and accompanying environmental analysis. The project does not involve any other unusual circumstances that could potentially have a significant effect
on the environment. No impacts to scenic highways will occur as Interstate 8 is not designated as a CalTrans scenic highway. The project site is not a hazardous waste site nor is it identified in any list compiled pursuant to Government Code section 65962.5, such as the Department of Toxic Substances Control EnviroStor database or the State Water Resources Control Board GeoTracker database. Historic resources will not be impacted as the project site is not included in the City of El Cajon Historic Preservation Inventory.
Section 3. That based upon said findings of fact, the El Cajon City Council hereby approves the proposed categorical exemption (CEQA Guidelines section 15332) for Planned Unit Development No. 2023-0004 and Tentative Subdivision Map No. 2023- 0011.
07/23/24 CC Agenda
Reso – Raffo Villas – CEQA 071524
RESOLUTION NO. ___-24
A RESOLUTION APPROVING PLANNED UNIT DEVELOPMENT NO. 2023-0004
FOR A FIVE-UNIT COMMON INTEREST DEVELOPMENT ON
SOUTH MAGNOLIA AVENUE BETWEEN WEST RENETTE AVENUE
AND WEST CHASE AVENUE IN THE MEDIUM DENSITY RESIDENTIAL (MR) GENERAL PLAN DESIGNATION AND THE RM-2200 (RESIDENTIAL,
MULTI-FAMILY, 2,200 SF) ZONE; APN: 492-332-39-00
WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on June 18, 2024, to consider Planned Unit Development ("PUD") No. 2023-0004 and Tentative Subdivision Map ("TSM") No. 2023-0011 for a six (6) lot common interest subdivision consisting of five (5) residential lots and a common lot for a private street and utilities at 920 South Magnolia Avenue as submitted by Rania Salloom on behalf of New Vision Building and Design; and
WHEREAS, the Planning Commission adopted Resolution No. 11 136 recommending City Council approval of the Class 32 (In- fill Development) California Environmental Quality Act ("CEQA") categorical exemption; and
WHEREAS, the Planning Commission adopted Resolution No. 11 137 recommending City Council approval of PUD No. 2023-0004; and
WHEREAS, the Planning Commission adopted Resolution No. 11 138 recommending City Council approval of TSM No. 2023-0011; and
WHEREAS, the City Council reviewed and considered the proposed CEQA Exemption, and adopted Resolution No. __-24; and
WHEREAS, the El Cajon City Council held a duly advertised public hearing on July 23, 2024, to consider PUD No. 2023-0004 and Tentative Subdivision Map No. 2023- 0011, and received evidence through public testimony and comment, in the form of verbal and written communications and reports.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EL CAJON AS FOLLOWS:
Section 1. The City Council finds that:
A. The density of the proposed PUD is consistent with the general plan. The project site is designated Medium Density Residential on the General Plan Land Use Map which permits a maximum density of 20 dwelling units per acre. The project proposes five (5) dwelling units on a .461 acre parcel resulting in a net density of 10.85 dwelling units per acre, which is within the Medium Density Residential designation density limit.
B. Approval of the proposed alternative development standards is in the public --
interest as such standards facilitate the redevelopment of a vacant and previously unsafe residential property with market rate for sale housing units in partial satisfaction of regional housing needs. The approval of alternative development standards is further consistent with General Plan Objective 5- 4 which seeks to reduce governmental constraints on housing development.
C. The proposed PUD is compatible with surrounding development as it is similar to other common interest development projects in the same zone and vicinity. Proposed residences observe the RM-2200 height limit and are also two stories consistent with the scale and height of surrounding multi - family development. Proposed grading and site development is also consistent with surrounding development along the west side of South Magnolia Avenue, including PUD No. 44 to the adjacent north which has maximum fill heights of approximately eight (8) feet at its southwest corner.
D. The design of the proposed project provides sufficient parking with adequate space for vehicle back-up and maneuvering. Proposed structures and other elements of the project would not have a negative effect on visibility as PUD standards related to setbacks are observed. Furthermore, alternative development standards do not result in any unsafe operating conditions as they are consistent with other standards in the El Cajon Municipal Code ( "ECMC") including the standards for outdoor stall dimensions and reverse space set forth in chapter 17.185 as well as Fire Department access requirements in the California Fire Code.
Section 2. The City Council hereby approves PUD No. 2023-0004 for a five-unit common-interest residential development in the RM-2200 zone, on the above described property, subject to the following conditions:
Planning
1. Prior to the issuance of building permits, or as otherwise determined by the Director of Community Development, the applicant shall submit and obtain approval of a one- page digital site plan for Planned Unit Development No. 2023- 0004 that reflects the following specific notes and changes:
a. Include the following note: "This project shall comply with the Standard Conditions of Development from Planning Commission Resolution No. 10649, as applicable."
b. Include the following note: "Separate utility connections shall be provided for each unit in the approved PUD."
c. Note that " Alterations shall n ot reduce any of the following unless otherwise provided by law: the rear yard setback, the side yard setback, the
separations between on-site structures, and dimensions between structures and the private or public street."
d. Identify the remaining lot coverage allowance for each lot based on the above setback limits for alterations.
e. State that "Landscaping at the entrance of the driveways shall be maintained and provide adequate sight distance."
f. Note that "Second story exterior lights fixtures shall be limited to down lighting only."
g. Add a note stating " All visible walls, including retaining walls, shall include a decorative textured finish, such as split face block, and a matching trim cap." h. Add the Subdivision Data, Project Team, Project Data, and Scope of Work tables from the Title Sheet to the Site Plan.
i. The revised site plan shall reflect the applicable comments and required notes from the Engineering conditions below.
2. Prior to the issuance of building permits, or as otherwise determined by the Director of Community Development, the applicant shall complete the following:
a. Building plans shall demonstrate compliance with Heating Ventilation and Air Conditioning performance standards in ECMC section 17.115.130(H). b. Submit a lighting plan in accordance with EC MC section 17.130.150. The plan shall include the location of all external lighting elements and their respective design. Second story lighting shall be limited to down lighting only. Planning approval of the plan is required before building permit issuance.
c. The site plan and building permit plans shall be consistent with the approved plans and elevations. The approved building material types and colors of all exterior elevations shall be shown on the construction drawings submitted for building permits and shall be in substantial conformance with the materials approved by the City Council.
d. Submit a Landscape Documentation Package ( "LDP") for review and approval in conformance with the requirements of ECMC Chapter 17.195, ECMC section 17.60.180, and the City of El Cajon Landscape Design Manual. The LDP plans shall be consistent with the approved PUD site plan and TSM. Indicate a dedicated water meter for the irrigation of landscaping outside of private yards.
e. Identify the site walls, retaining walls, and privacy fencing on building permit and landscape plans. Gates must be provided to allow access to the trash and recycling storage areas on the side of each residence. Plans shall
demonstrate that all visible walls, including retaining walls, include a decorative textured finish, such as split face block, and a matching trim cap. f. Comply with Part 77 notification requirements to the Federal Aviation Administration ( "FAA") for Gillespie Field pursuant to ECMC chapter
17.260. Provide a "Determination of No Hazard to Air Navigation" from the FAA or complete the self -certification if required after Obstruction Evaluation.
g. Comply with the Engineering conditions to the satisfaction of the City Engineer and the Director of Community Development.
3. Prior to the granting of occupancy for any unit, or as otherwise determined by the Director of Community Development, all on-site improvements shall be completed or guaranteed in accordance with the approved PUD No. 2023-0004 and TSM No. 2023-0011 plans and applicable conditions of approval. In addition, the following items shall be completed and/or inspected:
a. Record the CC&Rs, and submit one electronic copy of the recorded document.
b. Complete the installation of the approved landscaping and irrigation system and submit a Certi ficate of Completion with all necessary attachments including a soil management report.
c. Pass a planning inspection verifying completion of all private improvements as identified in the plans.
d. Satisfy all requirements contained in this resolution of approval.
Building & Fire Conditions
4. A building permit is required. Applications for construction permits shall comply with all applicable laws, ordinances, and codes in effect at the time of application including the California Building Code, California Fire Code, California Mechanical Code, California Plumbing Code, California Electrical Code, and Green Building Standard Code.
5. Dedicate and maintain fire apparatus access lanes by red curb or signage. Fire access lane shall be a minimum 20 feet wide and 13 feet, 6 inches in height.
Engineering and Storm Water
6. Add the following notes to the PUD Site Plan:
"All operations must be in compliance with the City’s Storm Water Ordinance (ECMC Chapters 13.10 and 16.60) to minimize or eliminate pollutant discharges to the storm drain system.
For Public Works requirements on this Planning Action, please also refer to the Conditions of Approval. This Site Plan may not clearly show existing or proposed improvements in the public right -of-way and should not be used for public improvement construction purposes."
General
7. PUD No. 2023-0004 shall become null and void if accompanying TSM No. 2023- 0011 is not recorded within the time frame permitted under the ECMC and Subdivision Map Act.
07/23/24 CC Agenda
Reso – Raffo Villas – PUD 2023-0004 071524
RESOLUTION NO. ___-24
A RESOLUTION APPROVING TENTATIVE SUBDIVISION MAP NO. 2023-0011
FOR A SIX-LOT COMMON-INTEREST SUBDIVISION ON
SOUTH MAGNOLIA AVENUE BETWEEN WEST RENETTE AVENUE AND
WEST CHASE AVENUE IN THE MEDIUM DENSITY RESIDENTIAL (MR) GENERAL PLAN DESIGNATION AND THE RM-2200 (RESIDENTIAL,
MULTI-FAMILY, 2,200 SF) ZONE; APN: 492-332-39-00
WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on June 18, 2024, to consider Planned Unit Development ("PUD") No. 2023-0004 and Tentative Subdivision Map ("TSM") No. 2023-0011 for a six (6) lot common interest subdivision consisting of five (5) residential lots and a common lot for a private street and utilities at 920 South Magnolia Avenue as submitted by Rania Salloom on behalf of New Vision Building and Design; and
WHEREAS, the Planning Commission adopted Resolution No. 11 136 recommending City Council approval of the Class 32 (In- fill Development) California Environmental Quality Act ("CEQA") categorical exemption; and
WHEREAS, the Planning Commission adopted Resolution No. 11 137 recommending City Council approval of PUD No. 2023-0004; and
WHEREAS, the Planning Commission adopted Resolution No. 11 138 recommending City Council approval of TSM No. 2023-0011; and
WHEREAS, the City Council reviewed and considered the proposed CEQA Exemption, and adopted Resolution No. __-24; and
WHEREAS, the El Cajon City Council held a duly advertised public hearing on July 23, 2024, to consider PUD No. 2023-0004 and Tentative Subdivision Map No. 2023- 0011, and received evidence through public testimony and comment, in the form of verbal and written communications and reports.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EL CAJON AS FOLLOWS:
Section 1. The City Council hereby finds that:
A. The proposed map is consistent with the General Plan and General Plan goals related to housing that seek to provide a variety of residential development opportunities in the City of El Cajon and improve the quality of residential neighborhoods.
B. The proposed map design results in a common interest residential project, which is consistent with the goals and objectives of the General Plan.
Furthermore, the site is physically suited for the type of development as well as the density of the development that is proposed for this property. --
C. The project site has no habitat value as it is in an urbanized area and bordered by developed properties. The subject property is also in a disturbed condition owing to its previous development with a single -family home and subsequent demolition. There are no fish or wildlife populations that would be harmed with residential development of the subject property.
D. The design of the subdivision and its improvements are required to incorporate storm water management facilities that will contribute to healthier streams, rivers, bays and the ocean. Further there are no known hazardous conditions at the site as it is not identified in any list or database complied pursuant to Government Code section 65962.5.
E. The proposed map will not conflict with easements of record or easements established by court judgment, acquired by the public at large, for access through or use of property within the proposed map.
Section 2. The City Council hereby approves Tentative Subdivision Map No. 2023-0011 for a six-lot common-interest subdivision residential in the RM-2200 zone, on the above described property, subject to the following conditions:
Planning
1. Prior to the issuance of building permits, or as otherwise determined by the Director of Engineering Services , the final map for TSM No. 2023- 0011 shall be recorded and the appropriate number of copies returned to the City.
2. The final map shall be accepted by the City Council and prepared for recordation in accordance with El Cajon Municipal Code ("ECMC") Chapter 16.20.
3. The recordation of the final map shall be in accordance with the time limits permitted in Government Code section 66452.6 et seq.
4. The final map shall be in substantial conformance with Tentative Subdivision Map No. 2023-0011.
5. Prior to Final Map, submit one electronic copy of the draft CC&Rs for approval by Planning, Storm Water, and the City Attorney. Prior to the issuance of the first Certificate of Occupancy, a Homeowner’s Association must be established and the CC&Rs recorded. A final approved set of CC&Rs must be submitted with the Final Map documents and recorded by the Title Company. The CC&Rs shall include the maintenance of the building exteriors, private streets, sidewalks, driveways, common lighting, common fencing and walls, storm water facilities, and common landscaping, and shall contain the following language:
a. "This entire project and property shall be subject to all of the conditions and restrictions contained within the resolution adopted by the City of El Cajon which approved the tentative subdivision map for the project, as well as, being subject to all the conditions and restrictions contained in any permits
issued for the project which were approved by the City of El Cajon, along with accompanying site plans, elevations and landscape plans." b. "The City of El Cajon is hereby given supervisory jurisdiction over the enforcement of the provisions of this Declaration dealing with maintenance, cleanliness and repair of the landscape and pavement maintenance easement, and exterior appearance of the project. In the event of breach of any duty pertaining to such maintenance, cleanliness, repair or exterior appearance, the City of El Cajon may give written notice of such breach to the Association or Owners, together with a demand upon them to remedy such breach. If they refuse to do so, or fail to take appropriate action within 30 days of the receipt of such notice, the City of El Cajon shall have the standing and the right (but not the obligation) to both bring an action in a court of proper jurisdiction to enforce the provisions of this Declaration and/or initiate abatement proceedings pursuant to the ordinances of the City of El Cajon. Nothing contained herein shall limit any other right or remedy which the City may exercise by virtue of authority contained in ordinance or state law."
c. "The City Attorney of El Cajon must give prior approval to any amendments to this Declaration of Covenants, Conditions and Restrictions which deal with any of the following topics:
i. Amendments with regard to the fundamental purpose for which the project was created (such as a change from residential use to a different use), and amendments which would affect the ability of the City of El Cajon to approve or disapprove external modifications to the project. ii. Amendments with regard to the supervisory jurisdiction for enforcement granted to the City of El Cajon by this Declaration.
iii. Property maintenance obligations, including maintenance of landscaping, sidewalks, and driveways, and cleanliness or repair of the project."
d. No alteration or modification shall be made to the maintenance easement and maintenance obligations which are contrary to the development plan approved by and on file with the City of El Cajon without the approval of the City.
e. Parking shall only occur in the approved parking spaces and individual private garages depicted on the final approved PUD No. 2023- 0004 site plan. No parking is permitted in required Fire lanes.
f. Garage parking spaces at each unit shall be maintained and available for parking.
6. The CC&Rs shall ensure the maintenance of any project features (e.g. noise blankets) required to achieve compliance with Heating Ventilation and Air Conditioning performance standards in ECMC section 17.115.130(H).
7. All common facilities or amenities shall be held in common and maintained by the Homeowner’s Association. All areas with the exception of the private yards identified in the Site Plan are to be maintained by the HOA. The Final Map shall identify all HOA ownership and maintenance areas and grant any and all easements appropriate or necessary for maintenance.
8. All public and private improvements must be constructed or guaranteed prior to Final Map. The private improvements consist of all common improvements including street improvements, landscaping and irrigation outside private yards, project walls and fencing, and storm water infrastructure. The guarantee must include private and public improvement agreements and bonds. If the project is phased, a phasing plan must be submitted and approved prior to the issuance of building permits. The phasing plan must identify each phase and the corresponding public and private improvements that will be completed prior to any permit finals within each phase.
Engineering
1. A Final Map must be prepared by a registered civil engineer or a licensed land surveyor in accordance with Title 16 of the ECMC and the Subdivision Map Act. In order to complete the process of subdividing the property, the owner is responsible for having a Final Map recorded with the County Recorder within two (2) years after approval of the Tentative Subdivision Map by the City Council or within the time limits of an extension granted in accordanc e with ECMC Title 16. The following are requirements of the Final Map:
a. Submit a current Preliminary Title Report and Subdivision Guarantee, no older than 60 days, at the time the map is ready to record. b. Submit a County Tax Certificate valid at the time of map recordation. c. Set survey monuments and guarantee setting of any deferred monuments. d. Submit a preliminary soils report prepared by a Civil or Geotechnical Engineer registered in the State of California, along with adequate test borings.
e. Submit Will- Serve letters from water, gas, electric, phone, and cable television companies.
f. Submit signature omission letters from all public easement holders who do not have a signature block on the map
g. Install separate utilities for each parcel, including gravity sewer s ervices, water services (including meters), and other in accordance with E CMC. All
proposed sewer and water laterals shall be private and approved by the Building Division of the Community Development Department. A double sewer lateral cleanout is required at the property line for each parcel. h. Underground all new utility distribution facilities within lot boundaries in accordance with ECMC sections 16.16.040(D) and 16.52.010. i. Any lots without building units are to be designated as non-buildable lots for ingress and egress, water, sewer, storm water, and other utility purposes, for the common use and benefit of the other lots; and
2. Prior to Final Map recordation:
a. Submit a Drainage Study, Soils Report, Cost Estimates, and appropriate Storm Water Intake Forms together with a Grading and Drainage Plan prepared by a Civil Engineer, registered in the State of California. No grading or soil disturbance, including clearing of vegetative matter, shall be done until all necessary environmental clearances are secured and the Grading and Drainage Plan and Erosion Control Plan have been reviewed by the City. The plans shall comply with the City of El Cajon Jurisdictional Runoff Management Program and include an Erosion Control Plan. In accordance with ECMC section 16.60, is categorized as a Standard Development Project.
b. Construct street improvements on South Magnolia Avenue. A detailed scaled drawing showing the plan and profile and typical sections of the public street, curb and gutter, and drainage facilities, as required, shall be prepared by a Civil Engineer registered in the State of California and shall be submitted to the City for approval. All damaged concrete curb and gutter, and sidewalk shall be repaired and existing facilities in conflict with construction relocated as necessary. In addition to reflected in the Tentative Subdivision Map and Preliminary Grading Plan, improvements shall include:
i. Install one (1) streetlight along the property’s frontage on S Magnolia Ave. in accordance with the Standard Speci fications, FS-303 and the "General Requirements for Street Lighting Services " of the City of El Cajon.
ii. Remove the unused, existing driveway on the Northern portion of the site. Install full height curb, gutter, and PCC sidewalk along the entire frontage of the property on S. Magnolia Ave. in accordance with San Diego Regional Standard Drawing, G-03.
iii. Install two (2) sidewalk underdrain pipes in accordance with San Diego Regional Standard Drawings D-27.
iv. If existing sewer lateral is to be used, then conduct v ideo inspections pursuant to ECMC section 13.37.040 and submit inspection reports to City for review.
v. Stub any new underground utility services out at the property line.
3. ECMC section 16.16.060 provides that, in lieu of constructing the required improvements prior to recording of the final map, the subdivider may enter into an agreement, which guarantees construction. Such agreement shall be accompanied by improvement security in accordance with ECMC section
16.16.080 and a certificate of insurance provided by the subdivider in accordance with City Council Policy D-3.
4. All operations must be in compliance with the City’s Storm Water Ordinance (ECMC Chapters 13.10 and 16.60) to minimize or eliminate pollutant discharges to the storm drain system. CC&Rs for the property shall address residential compliance with ECMC section 13.10.080.
5. An Encroachment Permit is required prior to any work within the public right -of- way.
07/23/24 CC Agenda
Reso – Raffo Villas – TSM 2023-0011 071524
S MAGNOLIA AV
W RENETTE AV
HALE CT
E RENETTE AV
S SUNSHINE AV
S ORANGE AV
LESLIE RD
R M - 2 2 0 0
R M - 2 2 0 0
R M - 2 2 0 0
R M - 2 2 0 0
R M - 2 2 0 0 R M - 2 2 0 0
R M - 2 5 0 0
R M - 4 3 0 0
R S - 6
R S - 6
R S - 6
R S - 6 R S - 6 R S - 6
R S - 6
R S - 6
R S - 6 R S - 6
0 1 0 0 2 0 0 3 0 0
F e e t ±
All property owners within this line
shall receive notification
Subject Site
NOTICE OF PROPOSED
PLANNED UNIT DEVELOPMENT AND TENTATIVE MAP
FOR FIVE SINGLE-FAMILY RESIDENCES
N O T I C E I S H E R E B Y G I V E N t h a t t h e E l C a j o n P l a n n i n g C o m m i s s i o n w i l l h o l d a p u b l i c h e a r i n g a t 7:00 p.m., Tuesday, June 18, 2024, a n d t h e C i t y C o u n c i l w i l l h o l d a p u b l i c h e a r i n g a t 7:00 p.m., Tuesday, July 23, 2024, i n t h e C i t y C o u n c i l C h a m b e r s , a t 2 0 0 C i v i c C e n t e r W a y , E l C a j o n , C A , t o c o n s i d e r :
PLANNED UNIT DEVELOPMENT (PUD) NO. 2023-0004 AND TENTATIVE SUBDIVISION (TSM) MAP NO. 2023-0011, a s s u b m i t t e d b y R a n i a S a l l o o m o f N e w V i s i o n B u i l d i n g & D e s i g n , r e q u e s t i n g a c o m m o n i n t e r e s t d e v e l o p m e n t c o n s i s t i n g o f f i v e d e t a c h e d s i n g l e - f a m i l y r e s i d e n c e s w i t h p r i v a t e y a r d s , s u p p l e m e n t a l p a r k i n g , a n d l a n d s c a p i n g . T h e a p p l i c a t i o n a l s o r e q u e s t s a c o m b i n e d r e t a i n i n g w a l l a n d s c r e e n i n g f e n c e u p t o 1 3 f e e t i n h e i g h t a l o n g p o r t i o n s o f t h e n o r t h e r l y , s o u t h e r l y , a n d w e s t e r l y p r o p e r t y l i n e s p u r s u a n t t o E l C a j o n M u n i c i p a l C o d e s e c t i o n s 1 7 . 4 0 . 0 2 0 a n d 1 7 . 1 3 0 . 1 7 0 . T h e s u b j e c t p r o p e r t y i s l o c a t e d o n t h e w e s t s i d e o f S o u t h M a g n o l i a A v e n u e b e t w e e n W e s t C h a s e A v e n u e a n d W e s t R e n e t t e A v e n u e , a n d a d d r e s s e d a s 9 2 0 S o u t h M a g n o l i a A v e n u e , A P N 4 9 2 - 3 3 2 - 3 9 - 0 0 . T h i s p r o j e c t i s e x e m p t f r o m t h e C a l i f o r n i a E n v i r o n m e n t a l Q u a l i t y A c t ( C E Q A ) .
T h e p u b l i c i s i n v i t e d t o a t t e n d a n d p a r t i c i p a t e i n t h i s p u b l i c h e a r i n g . T h e a g e n d a r e p o r t f o r t h i s p r o j e c t w i l l b e a v a i l a b l e 7 2 h o u r s p r i o r t o P l a n n i n g C o m m i s s i o n a n d C i t y C o u n c i l m e e t i n g s a t h t t p s : / / w w w . e l c a j o n . g o v / y o u r - g o v e r n m e n t / c i t y - m e e t i n g s - w i t h - a g e n d a s - a n d - m i n u t e s - a l l . I n a n e f f o r t t o r e d u c e t h e C i t y s c a r b o n f o o t p r i n t , p a p e r c o p i e s w i l l n o t b e p r o v i d e d a t t h e p u b l i c h e a r i n g , b u t w i l l b e a v a i l a b l e a t C i t y H a l l i n t h e P r o j e c t A s s i s t a n c e C e n t e r u p o n r e q u e s t .
I f y o u c h a l l e n g e t h e m a t t e r i n c o u r t , y o u m a y b e l i m i t e d t o r a i s i n g o n l y t h o s e i s s u e s y o u o r s o m e o n e e l s e r a i s e d a t t h e p u b l i c h e a r i n g d e s c r i b e d i n t h i s n o t i c e o r i n w r i t t e n c o r r e s p o n d e n c e d e l i v e r e d t o t h e C o m m i s s i o n , o r p r i o r t o , t h e p u b l i c h e a r i n g . T h e C i t y o f E l C a j o n e n c o u r a g e s t h e p a r t i c i p a t i o n o f d i s a b l e d i n d i v i d u a l s i n t h e s e r v i c e s , a c t i v i t i e s , a n d p r o g r a m s p r o v i d e d b y t h e C i t y . I n d i v i d u a l s w i t h d i s a b i l i t i e s w h o r e q u i r e r e a s o n a b l e a c c o m m o d a t i o n i n o r d e r t o p a r t i c i p a t e i n t h e p u b l i c h e a r i n g s h o u l d c o n t a c t P l a n n i n g a t 6 1 9 - 4 4 1 - 1 7 4 2 . M o r e i n f o r m a t i o n a b o u t p l a n n i n g a n d z o n i n g i n E l C a j o n i s a v a i l a b l e a t h t t p : / / w w w . e l c a j o n . g o v / y o u r - g o v e r n m e n t / d e p a r t m e n t s / c o m m u n i t y - d e v e l o p m e n t / p l a n n i n g - d i v i s i o n .
I f y o u h a v e a n y q u e s t i o n s , o r w i s h a n y a d d i t i o n a l i n f o r m a t i o n , p l e a s e c o n t a c t MIKE VIGLIONE a t 6 1 9 - 4 4 1 - 1 7 7 3 o r v i a e m a i l a t m v i g l i o n e @ e l c a j o n . g o v a n d r e f e r e n c e P U D - 2 0 2 3 - 0 0 0 4
i n t h e s u b j e c t l i n e .
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PLANNING COMMISSION RESOLUTION NO. 11136
A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF
CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA")
CATEGORICAL EXEMPTION 15332 (IN-FILL DEVELOPMENT) FOR
PLANNED UNIT DEVELOPMENT NO. 2023-0004 AND TENTATIVE
SUBDIVISION MAP NO. 2023-0011.
WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on June 18, 2024, to consider Plaimed Unit Development No. 2023-0004 and Tentative Subdivision Map No. 2023-0011 for a six (6) lot common interest subdivision consisting of five (5) residential lots and a common lot for a private street and utilities on the west side of South Magnolia Avenue between West Renette Avenue and West Chase Avenue, Assessor Parcel Number (APN) 492-332-39-00; and WHEREAS, the proposed project would involve clearing and grubbing of a vacant property previously developed with a single-family home and construction of five (5) single-family residences, private street, and appurtenant improvements; and WHEREAS, in accordance with CEQA Guidelines section 15061(b)(2), and prior to making a recommendation to the City Council, the Planning Commission reviewed and considered the information contained in the project staff report; and WHEREAS, it is proposed that the project is categorically exempt from the environmental review requirements of CEQA pursuant to section 15332 (In-fill Development) of the CEQA Guidelines, which allows for in-fill development in urbanized areas, as the record of proceedings contains evidence to support the determination that the Class 32 Categorical Exemption applies; and
WHEREAS, no evidence was presented in proceedings that any of the conditions exist to provide exceptions to categorical exemptions as described in CEQA Guidelines section 15300.2, exist; and
WHEREAS, after considering evidence and facts, the Planning Commission considered Categorical Exemption, section 15332 as presented at its meeting; and NOW, THEREFORE, BE IT RESOLVED by the El Cajon Planning Commission as follows:
Section 1. That the foregoing recitals are true and correct, and are findings of fact of the El Cajon Planning Commission in regard to the proposed exemptions for the Planned Unit Development and Tentative Subdivision Map.
Planning Commission Resolution No. 11136
Section 2. The El Cajon Planning Commission hereby further finds that the record in this proceeding includes evidence to support the following:
A. The project site is designated Medium Density Residential on the General Plan Land Use Map which permits a maximum density of 20 dwelling units per acre and is not included in the catalog of properties necessary to meet the Regional Housing Needs Allocation in the General Plan Housing Element Sites Inventory. The Planned Unit Development proposes five (5) dwelling units on a .461 acre parcel at a net density of 10.85 dwelling units per acre, which is within the Medium Density Residential designation density limit. The Planned Unit Development is also consistent with the General Plan goal of encouraging the development of a broad range of housing types to meet the needs of various age and income groups and General Plan Housing Element Objective 2 which supports the improvement of residential neighborhoods. Moreover, the project satisfies Zoning Code regulations in concert with alternative development standards established in the Planned Unit Development permit.
B. The project site is located within the city limits, has a site area of less than five acres, and is surrounded by urban uses consisting primarily of multi family and single-family residential land uses.
C. The project site has no habitat value as it is in an urbanized area and bordered by developed properties. The subject site is also in a disturbed condition as a result of its previous development with a single-family home and subsequent demolition. There is no record of endangered, rare, or threatened species in the general vicinity. Moreover, staff observed no protected or mitigable wildlife habitat on the subject site or in the general vicinity.
D. The proposed project generates fewer than 500 average daily vehicle trips (" ADT") and is consistent with the General Plan. Consequently the project is presumed to have less than significant traffic impacts based on the May 2019 Guidelines for Transportation Impact Studies in the San Diego Region prepared by the San Diego Section of the Institute of Transportation Engineers. All land uses are subject to El Cajon Municipal Code ("ECMC") Chapter 17.115 performance standards for noise and air quality and therefore related impacts are avoided through their application to project design and land use operations. Similarly, the proposed project will be designed to satisfy all applicable storm water regulations established in ECMC Chapter 16.60.
E. All required utilities and public services are available in the vicinity of the subject site and are expected to adequately serve the project. Service confirmation is further required as a condition of Subdivision Map approval.
Planning Commission Resolution No. 11136
F. The proposed project will not result in any specific or general exceptions to the use of the categorical exemption as detailed under State CEQA Guidelines section 15300.2 which might otherwise preclude use of the exemption. Cumulative effects from successive projects are unlikely to occur given that the project proposes a permitted residential use that is consistent with residential densities anticipated under the General Plan and accompanying environmental analysis. The project does not involve any other unusual circumstances that could potentially have a significant effect on the environment. No impacts to scenic highways will occur as Interstate 8 is not designated as a CalTrans scenic highway. The project site is not a hazardous waste site nor is it identified in any list compiled pursuant to Government Code section 65962.5, such as the Department of Toxic Substances Control EnviroStor database or the State Water Resources Control Board GeoTracker database. Historic resources will not be impacted as the project site is not included in the City of El Cajon Historic Preservation Inventory.
Section 3. That based upon said findings of fact, the El Cajon Planning Commission hereby RECOMMENDS City Council APPROVAL of the proposed CEQA exemption for Planned Unit Development No. 2023-0004 and Tentative Subdivision Map No. 2023-0011.
{The remainder of this page intentionally left blank}
Planning Commission Resolution No . 11136
PASSED AND ADOPTED by the El Cajon Planning Commission at a regular meeting held June 18, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ATTEST:
EDISON, MROZ, POLLACK-RUDE, SOTTILE
NONE
CIRCO
PLANNING COMMISSION RESOLUTION NO. 11137
A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF
PLANNED UNIT DEVELOPMENT NO. 2023-0004 FOR A FIVE-UNIT
COMMON INTEREST DEVELOPMENT ON SOUTH MAGNOLIA
A VENUE BETWEEN WEST RENETTE A VENUE AND WEST CHASE
A VENUE IN THE MEDIUM DENSITY RESIDENTIAL (MR) GENERAL
PLAN DESIGNATION AND THE RM-2200 (RESIDENTIAL, MULTI
FAMILY, 2,200 SF) ZONE; APN: 492-332-39-00;
WHEREAS, the El Cajon Planning Commission duly advertised and held a public hearing on June 18, 2024, to consider Planned Unit Development ("PUD") No. 2023-0004 and Tentative Subdivision Map ("TSM") No. 2023-0011 for a six (6) lot common interest subdivision consisting of five (5) residential lots and a common lot for a private street and utilities at 920 South Magnolia Avenue as submitted by Rania Salloom on behalf of New Vision Building and Design; and
WHEREAS, the Planning Commission adopted the next resolution in order recommending City Council approval of the California Environmental Quality Act ("CEQA") determination that the project is categorically exempt from the environmental review requirements of CEQA pursuant to section 15332 (In-fill Development) of the CEQA Guidelines; and
WHEREAS, at the public hearing the Planning Commission received evidence through public testimony and comment, in the form of verbal and written communications and reports prepared and presented to the Planning Commission, including (but not limited to) evidence such as the following:
A The density of the proposed PUD is consistent with the general plan. The project site is designated Medium Density Residential on the General Plan Land Use Map which permits a maximum density of 20 dwelling units per acre. The project proposes five (5) dwelling units on a .461 acre parcel resulting in a net density of
10.85 dwelling units per acre, which is within the Medium Density Residential designation density limit.
B. Approval of the proposed alternative development standards is in the public interest as such standards facilitate the redevelopment of a vacant and previously unsafe residential property with market rate for sale housing units in partial satisfaction of regional housing needs. The approval of alternative development standards is further consistent with General Plan Objective 5-4 which seeks to reduce governmental constraints on housing development.
Planning Commission Resolution No. 11137
C. The proposed PUD is compatible with surrounding development as it is similar to other common interest development projects in the same zone and vicinity.
Proposed residences observe the RM-2200 height limit and are also two stories consistent with the scale and height of surrounding multi-family development.
Proposed grading and site development is also consistent with surrounding development along the west side of South Magnolia Avenue, including PUD No. 44 to the adjacent north which has maximum fill heights of approximately eight (8) feet at its southwest corner.
D. The design of the proposed project provides sufficient parking with adequate space for vehicle back-up and maneuvering. Proposed structures and other elements of the project would not have a negative effect on visibility as PUD standards related to setbacks are observed. Furthermore, alternative development standards do not result in any unsafe operating conditions as they are consistent with other standards in the El Cajon Municipal Code ("ECMC") including the standards for outdoor stall dimensions and reverse space set forth in chapter
17.185 as well as Fire Department access requirements in the California Fire Code.
NOW, THEREFORE, BE IT RESOLVED that based upon said findings of fact stated above, the El Cajon Planning Commission hereby RECOMMENDS City Council APPROVAL of PUD No. 2023-0004 for a five-unit common-interest residential development in the RM-2200 zone, on the above described property, subject to the following conditions:
Planning
1. Prior to the issuance of building permits, or as otherwise determined by the Director of Community Development, the applicant shall submit and obtain approval of a one-page digital site plan for Planned Unit Development No. 2023- 0004 that reflects the following specific notes and changes:
a. Include the following note: "This project shall comply with the Standard Conditions of Development from Planning Commission Resolution No. 10649, as applicable."
b. Include the following note: "Separate utility connections shall be provided for each unit in the approved PUD."
c. Note that "Alterations shall not reduce any of the following unless otherwise provided by law: the rear yard setback, the side yard setback, the separations between on-site structures, and dimensions between structures and the private or public street."
d. Identify the remaining lot coverage allowance for each lot based on the above setback limits for alterations.
e. State that "Landscaping at the entrance of the driveways shall be maintained and provide adequate sight distance."
Planning Commission Resolution No. 11137
f. Note that "Second story exterior lights fixtures shall be limited to down lighting only."
g. Add a note stating "All visible walls, including retaining walls, shall include a decorative textured finish, such as split face block, and a matching trim cap."
h. Add the Subdivision Data, Project Team, Project Data, and Scope of Work tables from the Title Sheet to the Site Plan.
i. The revised site plan shall reflect the applicable comments and required notes from the Engineering conditions below.
2. Prior to the issuance of building permits, or as otherwise determined by the Director of Community Development, the applicant shall complete the following:
a. Building plans shall demonstrate compliance with Heating Ventilation and Air Conditioning performance standards in ECMC section 17.115.130(H). b. Submit a lighting plan in accordance with ECMC section 17.130.150. The plan shall include the location of all external lighting elements and their respective design. Second story lighting shall be limited to down lighting only. Planning approval of the plan is required before building permit issuance.
c. The site plan and building permit plans shall be consistent with the approved plans and elevations. The approved building material types and colors of all exterior elevations shall be shown on the construction drawings submitted for building permits and shall be in substantial conformance with the materials approved by the City Council.
d. Submit a Landscape Documentation Package ("LDP") for review and approval in conformance with the requirements of ECMC Chapter 17.195, ECMC section 17.60.180, and the City of El Cajon Landscape Design Manual. The LDP plans shall be consistent with the approved PUD site plan and TSM. Indicate a dedicated water meter for the irrigation of landscaping outside of private yards.
e. Identify the site walls, retaining walls, and privacy fencing on building permit and landscape plans. Gates must be provided to allow access to the trash and recycling storage areas on the side of each residence. Plans shall demonstrate that all visible walls, including retaining walls, include a decorative textured finish, such as split face block, and a matching trim cap. f. Comply with Part 77 notification requirements to the Federal A via ti on Administration ("FAA") for Gillespie Field pursuant to ECMC chapter
17.260. Provide a "Determination of No Hazard to Air Navigation" from the FAA or complete the self-certification if required after Obstruction Evaluation.
g. Comply with the Engineering conditions to the satisfaction of the City Engineer and the Director of Community Development.
Planning Commission Resolution No. 11137
3. Prior to the granting of occupancy for any unit, or as otherwise determined by the Director of Community Development, all on-site improvements shall be completed or guaranteed in accordance with the approved PUD No. 2023-0004 and TSM No. 2023-0011 plans and applicable conditions of approval. In addition, the following items shall be completed and/ or inspected:
a. Record the CC&Rs, and submit one electronic copy of the recorded document.
b. Complete the installation of the approved landscaping and irrigation system and submit a Certificate of Completion with all necessary attachments including a soil management report.
c. Pass a planning inspection verifying completion of all private improvements as identified in the plans.
d. Satisfy all requirements contained in this resolution of approval.
Building & Fire Conditions
4. A building permit is required. Applications for construction permits shall comply with all applicable laws, ordinances, and codes in effect at the time of application including the California Building Code, California Fire Code, California Mechanical Code, California Plumbing Code, California Electrical Code, and Green Building Standard Code.
5. Dedicate and maintain fire apparatus access lanes by red curb or signage. Fire access lane shall be a minimum 20 feet wide and 13 feet, 6 inches in height.
Engineering and Storm Water
6. Add the following notes to the PUD Site Plan:
General
"All operations must be in compliance with the City's Storm Water Ordinance (ECMC Chapters 13.10 and 16.60) to minimize or eliminate pollutant discharges to the storm drain system.
For Public Works requirements on this Planning Action, please also refer to the Conditions of Approval. This Site Plan may not clearly show existing or proposed improvements in the public right-of-way and should not be used for public improvement construction purposes."
7. PUD No. 2023-0004 shall become null and void if accompanying TSM No. 2023- 0011 is not recorded within the time frame permitted under the ECMC and Subdivision Map Act.
Pla1ming Commission Resolution No. 11137
PASSED AND ADOPTED by the El Cajon Planning Commission at a regular meeting held June 18, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ATTEST:
EDISON, MROZ, POLLACK-RUDE, SOTTILE
NONE
CIRCO
PLANNING COMMISSION RESOLUTION NO. 11138
A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF
TENTATIVE SUBDIVISION MAP NO. 2023-0011 FOR A SIX-LOT
COMMON-INTEREST SUBDIVISION ON SOUTH MAGNOLIA A VENUE
BETWEEN WEST RENETTE A VENUE AND WEST CHASE A VENUE IN
THE MEDIUM DENSITY RESIDENTIAL (MR) GENERAL PLAN
DESIGNATION AND THE RM-2200 (RESIDENTIAL, MULTI-FAMILY, 2,200 SF) ZONE; APN: 492-332-39-00.
WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on June 18, 2024, to consider Planned Unit Development ("PUD") No. 2023-0004 and Tentative Subdivision Map ("TSM") No. 2023-0011 for a six (6) lot common interest subdivision consisting of five (5) residential lots and a common lot for a private street and utilities at 920 South Magnolia Avenue as submitted by Rania Salloom on behalf of New Vision Building and Design; and
WHEREAS, the Planning Commission adopted the next resolution in order recommending City Council approval of the California Environmental Quality Act ("CEQA") determination that the project is categorically exempt from the environmental review requirements of CEQA pursuant to section 15332 (In-fill Development) of the CEQA Guidelines; and
WHEREAS, the Planning Commission adopted the next resolution in order recommending City Council approval of PUD No. 2023-0004 authorizing the development of five (5) single-family detached residences and associated on- and off-site improvements; and
WHEREAS, at the public hearing the Planning Commission received evidence through public testimony and comment, in the form of verbal and written communications and reports prepared and presented to the Planning Commission, including (but not limited to) evidence such as the following:
A. The proposed map is consistent with the General Plan and General Plan goals related to housing that seek to provide a variety of residential development opportunities in the City and improve the quality of residential neighborhoods.
B. The proposed map design results in a common interest residential project, which is consistent with the goals and objectives of the General Plan. Furthermore, the site is physically suited for the type of development as well as the density of the development that is proposed for this property.
Planning Commission Resolution No. 11138
C. The project site has no habitat value as it is in an urbanized area and bordered by developed properties. The subject property is also in a disturbed condition owing to its previous development with a single-family home and subsequent demolition. There are no fish or wildlife populations that would be harmed with residential development of the subject property.
D. The design of the subdivision and its improvements are required to incorporate storm water management facilities that will contribute to healthier streams, rivers, bays and the ocean. Further there are no known hazardous conditions at the site as it is not identified in any list or database complied pursuant to Government Code section 65962.5.
E. The proposed map will not conflict with easements of record or easements established by court judgment, acquired by the public at large, for access through or use of property within the proposed map.
NOW, THEREFORE, BE IT RESOLVED that based upon said findings of fact stated above, the El Cajon Planning Commission hereby RECOMMENDS City Council APPROVAL of Tentative Subdivision Map No. 2023-0011 for a six-lot common-interest subdivision residential in the RM-2200 zone, on the above described property, subject to the following conditions:
Planning
1. Prior to the issuance of building permits, or as otherwise determined by the Director of Public Works, the final map for TSM No. 2023-0011 shall be recorded and the appropriate number of copies returned to the City.
2. The final map shall be accepted by the City Council and prepared for recordation in accordance with El Cajon Municipal Code ("ECMC") Chapter 16.20.
3. The recordation of the final map shall be in accordance with the time limits permitted in Government Code section 66452.6 et seq.
4. The final map shall be in substantial conformance with Tentative Subdivision Map No. 2023-0011.
5. Prior to Final Map, submit one electronic copy of the draft CC&Rs for approval by Planning, Storm Water, and the City Attorney. Prior to the issuance of the first Certificate of Occupancy, a Homeowner' s Association must be established and the CC&Rs recorded. A final approved set of CC&Rs must be submitted with the Final Map documents and recorded by the Title Company. The CC&Rs shall include the maintenance of the building exteriors, private streets, sidewalks, driveways, common lighting, common fencing and walls, storm water facilities, and common landscaping, and shall contain the following language:
Planning Commission Resolution No. 11138
a. "This entire project and property shall be subject to all of the conditions and restrictions contained within the resolution adopted by the City of El Cajon which approved the tentative subdivision map for the project, as well as, being subject to all the conditions and restrictions contained in any permits issued for the project which were approved by the City of El Cajon, along with accompanying site plans, elevations and landscape plans." b. "The City of El Cajon is hereby given supervisory jurisdiction over the enforcement of the provisions of this Declaration dealing with maintenance, cleanliness and repair of the landscape and pavement maintenance easement, and exterior appearance of the project. In the event of breach of any duty pertaining to such maintenance, cleanliness, repair or exterior appearance, the City of El Cajon may give written notice of such breach to the Association or Owners, together with a demand upon them to remedy such breach. If they refuse to do so, or fail to take appropriate action within 30 days of the receipt of such notice, the City of El Cajon shall have the standing and the right (but not the obligation) to both bring an action in a court of proper jurisdiction to enforce the provisions of this Declaration and/ or initiate abatement proceedings pursuant to the ordinances of the City of El Cajon. Nothing contained herein shall limit any other right or remedy which the City may exercise by virtue of authority contained in ordinance or state law.'' c. "The City Attorney of El Cajon must give prior approval to any amendments to this Declaration of Covenants, Conditions and Restrictions which deal with any of the following topics:
i. Amendments with regard to the fundamental purpose for which the project was created (such as a change from residential use to a different use), and amendments which would affect the ability of the City of El Cajon to approve or disapprove external modifications to the project. ii. Amendments with regard to the supervisory jurisdiction for enforcement granted to the City of El Cajon by this Declaration.
iii. Property maintenance obligations, including maintenance of landscaping, sidewalks, and driveways, and cleanliness or repair of the project." d. No alteration or modification shall be made to the maintenance easement and maintenance obligations which are contrary to the development plan approved by and on file with the City of El Cajon without the approval of the City. e. Parking shall only occur in the approved parking spaces and individual private garages depicted on the final approved PUD No. 2023-0004 site plan. No parking is permitted in required Fire lanes.
Planning Commission Resolution No. 11138
f. Garage parking spaces at each unit shall be maintained and available for parking.
6. The CC&Rs shall ensure the maintenance of any project features (e.g. noise blankets) required to achieve compliance with Heating Ventilation and Air Conditioning performance standards in ECMC section 17.115.130(H).
7. All common facilities or amenities shall be held in common and maintained by the Homeowner' s Association. All areas with the exception of the private yards identified in the Site Plan are to be maintained by the HOA. The Final Map shall identify all HOA ownership and maintenance areas and grant any and all easements appropriate or necessary for maintenance.
8. All public and private improvements must be constructed or guaranteed prior to Final Map. The private improvements consist of all common improvements including street improvements, landscaping and irrigation outside private yards, project walls and fencing, and storm water infrash·ucture. The guarantee must include private and public improvement agreements and bonds. If the project is phased, a phasing plan must be submitted and approved prior to the issuance of building permits. The phasing plan must identify each phase and the corresponding public and private improvements that will be completed prior to any permit finals within each phase.
Engineering
1. A Final Map must be prepared by a registered civil engineer or a licensed land surveyor in accordance with Title 16 of the El Cajon Municipal Code and the Subdivision Map Act. In order to complete the process of subdividing the property, the owner is responsible for having a Final Map recorded with the County Recorder within two (2) years after approval of the Tentative Subdivision Map by the City Council or within the time limits of an extension granted in accordance with ECMC Title 16. The following are requirements of the Final Map:
a. Submit a current Preliminary Title Report and Subdivision Guarantee, no older than 60 days, at the time the map is ready to record.
b. Submit a County Tax Certificate valid at the time of map recordation. c. Set survey monuments and guarantee setting of any deferred monuments. d. Submit a preliminary soils report prepared by a Civil or Geotechnical Engineer registered in the State of California, along with adequate test borings. e. Submit Will-Serve letters from water, gas, electric, phone, and cable television companies.
f. Submit signature omission letters from all public easement holders who do not have a signature block on the map
Page4 of 7
Planning Commission Resolution No. 11138
g. Install separate utilities for each parcel, including gravity sewer services, water services (including meters), and other in accordance with El Cajon Municipal Code. All proposed sewer and water laterals shall be private and approved by the Building Division of the Community Development Department. A double sewer lateral cleanout is required at the property line for each parcel. h. Underground all new utility distribution facilities within lot boundaries in accordance with ECMC sections 16.16.040(D) and 16.52.010. i. Any lots without building units are to be designated as non-buildable lots for ingress and egress, water, sewer, storm water, and other utility purposes, for the common use and benefit of the other lots; and
2. Prior to Final Map recordation:
a. Submit a Drainage Study, Soils Report, Cost Estimates, and appropriate Storm Water Intake Forms together with a Grading and Drainage Plan prepared by a Civil Engineer, registered in the State of California. No grading or soil disturbance, including clearing of vegetative matter, shall be done until all necessary environmental clearances are secured and the Grading and Drainage Plan and Erosion Control Plan have been reviewed by the City. The plans shall comply with the City of El Cajon Jurisdictional Runoff Management Program and include an Erosion Control Plan. In accordance with ECMC section 16.60, is categorized as a Standard Development Project.
b. Construct street improvements on South Magnolia A venue. A detailed scaled drawing showing the plan and profile and typical sections of the public sh·eet, curb and gutter, and drainage facilities, as required, shall be prepared by a Civil Engineer registered in the State of California and shall be submitted to the City for approval. All damaged concrete curb and gutter, and sidewalk shall be repaired and existing facilities in conflict with construction relocated as necessary. In addition to reflected in the Tentative Subdivision Map and Preliminary Grading Plan, improvements shall include:
i. Install one (1) streetlight along the property's frontage on S Magnolia Ave. in accordance with the Standard Specifications, FS-303 and the "General Requirements for Street Lighting Services" of the City of El Cajon. ii. Remove the unused, existing driveway on the Northern portion of the site. Install full height curb, gutter, and PCC sidewalk along the entire frontage of the property on S. Magnolia Ave. in accordance with San Diego Regional Standard Drawing, G-03.
iii. Install two (2) sidewalk underdrain pipes in accordance with San Diego Regional Standard Drawings D-27.
Pla1ming Commission Resolution No. 11138
iv. If existing sewer lateral is to be used, then conduct video inspections pursuant to ECMC section 13.37.040 and submit inspection reports to City for review.
v. Stub any new underground utility services out at the property line.
3. El Cajon Municipal Code section 16.16.060 provides that, in lieu of constructing the required improvements prior to recording of the final map, the subdivider may enter into an agreement, which guarantees construction. Such agreement shall be accompanied by improvement security in accordance with El Cajon Municipal Code section 16.16.080 and a certificate of insurance provided by the subdivider in accordance with City Council Policy D-3.
4. All operations must be in compliance with the City's Storm Water Ordinance (ECMC Chapters 13.10 and 16.60) to minimize or eliminate pollutant discharges to the storm drain system. CC&Rs for the property shall address residential compliance with ECMC section 13.10.080.
5. An Encroachment Permit is required prior to any work within the public right-of way.
{The remainder of this page intentionally left blank}
Planning Commission Resolution No . 11138
PASSED AND ADOPTED by the El Cajon Planning Commission at a regular meeting held June 18, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ATTEST:
EDISON, MROZ, POLLACK-RUDE, SOTTILE
NONE
CIRCO
Rebecca OLLACK-RUDE, Chair
Application & Disclosure Statement
_., __
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11,e \'alley of Oppo.-tu1tlt)'
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0 "'Poratc0- '\ · Project Assistance Center
City of El Cajon PLANNING PERMIT APPLICATION
Type of Planning Permit( ) Requested:
LJAZP IOCUP OLLA MA
Administrative Zoning 1 onditional Use Permit Lot Line Adjustment Minor Amendment Permit
0MUP :::JPRD 0PUD 0SDP
Minor Use Permit Jlanned Residential Planned Unit Site Development Plan Development Development Permit
osp 0SCR 0TPM 0TSM
Specific Plan t>U bsta nti a I Tentative Parcel Map Tentative Subdivision :::onformance Review Map
VAR OzR OOther:
Variance Zone Reclassification
Project Location
Parcel Number (APN): '- 92-332-39-00
Address: S 20 S Magnolia Ave, El Cajon, CA 92020
Nearest Intersection: Ghase Ave
Project Descri~tion (or a tach separate narrative)
Proposed detached five (2-story) single family dwelling with attached garage.
Project Screening Que tions If yes, please describe:
Existing use? 0No 0Yes Residential
Modification of use? [Z)No Oves
New development or a pdition? 0No E)Yes New detached five residential units Existing Structures? 0No 0Yes Age of the structures:
200 Civic Center V,11 ay I El Cajon I California I 92020 I 619-441-1742 Main I 619-441-1743 Fax
-
Demolition or substantial
modification proposed ti~ site
improvements or structL res?
Tenant improvements pt oposed7
Existing vegetation or tn es on site
proposed for removal?
Proposed grading?
~No 0Yes
(a No
0No
0Yes
0Yes
0Yes Proposed quantities of cut and/or fill.
Applicant Information (tt,e individual or entity proposing to carry out the project; not for consultants) Company Name: I\ ew Vision Building & Design
Contact Name: Fania Salloom
Mailing Address: 1109 E Washington Ave, El Cajon, CA 92019 Phone: (( 19)375-0555 Email: [email protected] Interest in Property: [Down D Lease option
Proiect Reoresentative l1i1formation (if different than applicant; consultant information here) Company Name:
Contact Name: License: _____________ _
Mailing Address:
Phone: Email:
Prooertv Owner Inform, tion (if different than applicant) Company Name: Investment Pioneer LLC
Contact Name: l ~asil Raffo
Mailing Address: ?89 Vernon Way, El Cajon, CA 92020
Phone: (619)654-1007 Email: [email protected] ---4--~------- Hazardous Waste and SJbstances Statement
section 65962.S(f) of the tate of California Government code require:, that before the City of El Cajon accepts as complete an application for any discretionary project, the applicant submit a signed statement indicating whether or not the project site is identified on the State of California Hazardous Waste and Substances Sites List. Thi$ list identifies known sites that have been subject to releases of hazardous 200 Civic Center V, ay I El Cajon I California I 92020 I 619-441-1742 Main I 619-441-1743 Fax
chemicals, and is available a http://www.calepa.ca.gov/sitecleanup/corteselist/. Check the appropriate box and if applicable, provid the necessary information:
The development p oject and any aitematives proposed in this application:
[a is/are NOT conta ned on the lists compiled pursuant to Government Code Section 65962.5.
Dis/are contained n the lists compiled pursuant to Government Code Section 65962.5.
If yes, provide Regu 'atory Identification Number: _______ Date of List: _____ _ Authorization
Applicant Signature 1:
Property Owner
Signature 2:
Date: 2/14/2024
Date: ;) /1 '-;L/d: o zy
1. Applicant's Signature: I certify t at I have read this application and state that the above information is correct, and that I am the property owner, authorized agent of the roperty owner, or other person having a legal right, interest, or entitlement to the use of the property that is the subject of this application. I understand that the applicant is responsible for knowing and complying with the governing policies and regulations applicable to the pr posed development or permit. The City is not liable for any damages or loss resulting from the actual or alleged failure to inform the ap licant of any applicable laws or regulations, including before or during final inspections. City approval of a permit application, including all related plans and documents, is not a grant of approval to violate any applicable policy or regulation, nor does it constitute a waiver by t e City to pursue any remedy, which may be available to enforce and correct violations of the applicable policies and regulations. I auth rize representatives of the City to enter the subject property for inspection purposes.
2. Property Owner's Signature: If ot the same as the applicant, property owner must also sign. A signed, expressed letter of consent to this application may be provided se arately instead of signing this application form. By signing, property owner acknowledges and consents to all authorizations, requirement , conditions and notices described in this application. Notice of Restriction: property owner further acknowledges and consents to Notice of Restriction being recorded on the title to their property related to approval of the requested permit. A Notice of Restriction uns with the land and binds any successors in interest.
Pre-submittal Review
The purpose of a pre-sub ittal review is to provide you an opportunity to review your project with the City's development team i a preliminary form to finalize submittal requirements and receive a cursory identification of potential i sues. A pre-application is required unless waived by staff. 200 Civic Center ay I El Cajon I California I 92020 I 619-441-1742 Main j 619-441-1743 Fax
Project Assistance Center
Planning Group
DISCLOSURE STATEMENT
200 Civic Center Way | El Cajon | California | 92020 | 619-441-1742 Main | 619-441-1743 Fax Disclosure Statement
This statement is intended to identify and avoid potential conflicts of interest that may exist between the project proponents and the decision makers; including City staff, Planning Commissioners, and City Council members.
The following information must be disclosed:
1. List the names and addresses of all persons having a financial interest in the application.
______________________________ _______________________________
______________________________ _______________________________
List the names and address of all persons having any ownership interest in the property involved.
______________________________ _______________________________
______________________________ _______________________________
2. If any person identified pursuant to (1) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership.
______________________________ _______________________________
______________________________ _______________________________
3. If any person identified pursuant to (1) above is a trust, list the name and addre ss of any person serving as trustee or beneficiary or trustor of the trust.
______________________________ _______________________________
______________________________ _______________________________
Investment Pioneer LLC
289 Vernon Way, El Cajon, CA 92020
Investment Pioneer LLC
289 Vernon Way, El Cajon, CA 92020
Basil Raffo
289 Vernon Way, El Cajon, CA 92020
Asad Raffo
289 Vernon Way, El Cajon, CA 92020
4. Have you or your agents transacted more than $ 500.00 worth of business with any member of City staff, Boards, Commissions, Committees and Council within the past 12 months or $1,000.00 with the spouse of any such person? Yes _____ No _____
If yes, please indicate person(s), dates, and amounts of such transactions or gifts.
___________________________________________________________________
__________________________________________________________________
__________________________________________________________________
“Person” is defined as “Any individual, proprietorship, firm, partnership, joint venture, syndicate, business trust, company, corporation, association, committee, and any other organization or group of persons acting in concert.” Gov’t Code §82047.
____________________________________ _______________________________ Signature of applicant / date Print or type name of applicant
NOTE: Attach appropriate names on additional pages as necessary.
X
Rania Salloom
Photographic Site Survey
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
TS
DESIGN BY:
SHEET TITLE:
Rania Salloom
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
TITLE SHEET
SHEET INDEX:
TITLE SHEET
PROJECT DATA
SITE PLAN
unit (912, 914, 916) - FLOOR PLAN
unit (912, 914, 916) - ROOF PLAN
unit (912, 914, 916) - exterior elevations
unit (912, 914, 916) - COLORED elevations
unit (918, 920) - FLOOR PLAN
unit (918, 920) - ROOF PLAN
unit (918, 920) - exterior elevations
unit (918, 920) - COLORED elevations
LANDSCAPE AND IRRIGATION PLAN
material board
EXTERIOR PHOTOMETRIC
EXTERIOR CUTSHEETS
preliminary grading and drainage plan
A5
A6
raffo villas
A.P.N. (492-332-39-00)
912-920 s magnolia ave, EL CAJON, CA 92020
VICINITY MAP
NOT TO SCALE
N
Rev.Date
vicinity map:
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
8 jamacha rd.
n 2nd st.
main ST
e Washington AVE
main ST
n mollison ave
avocado ave ballant
ynest
n magnolia ave
s mollison ave
CHASE AVE
EL CAJON BLVD
8 TOTAL NUMBER OF SHEETS = 16 SHEET
A8
A10
A9
A11
E0.1
E0.2
gdp
THE PROJECT WILL COMPLY WITH THE FOLLOWING BUILDING CODES AND ASSOCIATED city OF el cajon AMENDMENTS:
a. 2022 CALIFORNIA RESIDENTIAL CODE (CRC AND/OR)
2022 CALIFORNIA BUILDING CODE (CBC) AS APPLICABLE.
b. 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CalGreen) c. 2022 CALIFORNIA ELECTRICAL CODE (CEC).
d. 2022 CALIFORNIA MECHANICAL CODE (CMC).
e. 2022 CALIFORNIA PLUMBING CODE (CPC).
f. 2022 CALIFORNIA FIRE CODE (CFC).
g. 2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS (CBEES). applicable codes:
........
........
........
........
........
........
........
........
........
........
........
........
........
........
........
........
A3
A4
TS
A0
A1
A2
a7
Project Plans and Elevations
I
SITE'-
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
A0
DESIGN BY:
SHEET TITLE:
Rania Salloom
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
PROJECT DATA
FIRE PROTECTION NOTES:
DEFERRED SUBMITTAL:
- MAXIMUM ALLOWED HEIGHT... 35'-0"
- PROPOSED HEIGHT ... 25'-6"
portion of lot 3 in block 2 of the subdivision of tracts "e" and "f" of the rancho el cajon, according to the map thereof no. 750 filed in the office of the recorder of said san diego county may 6, 1893.
PROJECT NAME:
raffo villas
PROJECT ADDRESS:
APN:
LEGAL DESCRIPTION:
ZONING:
LOT AREA:
HEIGHT:
NUMBER OF STORIES:
OCCUPANCY:
SETBACKS:
TYPE OF CONSTRUCTION:
sprinkler:
912-920 s magnolia ave, EL CAJON, CA 92020
492-332-39-00
rm-2200
20,100 SQ. FT.
two (2)
GROUP R-3
912 N MAGNOLIA AVE
- 1st floor living area ..... 677 sq. ft.
- 2nd floor living area ..... 1,087 sq. ft.
- total living area ..... 1,764 sq. ft.
- ATTACHED 2-CAR GARAGE AREA ..... 427 sq. ft.
- porch area ..... 55 sq. ft.
914 N MAGNOLIA AVE
- 1st floor living area ..... 677 sq. ft.
- 2nd floor living area ..... 1,087 sq. ft.
- total living area ..... 1,764 sq. ft.
- ATTACHED 2-CAR GARAGE AREA ..... 427 sq. ft.
- porch area ..... 55 sq. ft.
916 N MAGNOLIA AVE
- 1st floor living area ..... 677 sq. ft.
- 2nd floor living area ..... 1,087 sq. ft.
- total living area ..... 1,764 sq. ft.
- ATTACHED 2-CAR GARAGE AREA ..... 427 sq. ft.
- porch area ..... 55 sq. ft.
918 N MAGNOLIA AVE
- 1st floor living area ..... 677 sq. ft.
- 2nd floor living area ..... 1,087 sq. ft.
- total living area ..... 1,764 sq. ft.
- ATTACHED 2-CAR GARAGE AREA ..... 427 sq. ft.
- porch area ..... 55 sq. ft.
920 N MAGNOLIA AVE
- 1st floor living area ..... 677 sq. ft.
- 2nd floor living area ..... 1,087 sq. ft.
- total living area ..... 1,764 sq. ft.
- ATTACHED 2-CAR GARAGE AREA ..... 427 sq. ft.
- porch area ..... 55 sq. ft.
FRONT ... 10 FT TO PL
exterior side ... 10 ft to pl
interior side ... 5 ft to pl
rear ... 5 ft to pl
TYPE VB
YES
- NEW detached five (2-story) SINGLE FAMILY dwelling with attached 2-car garage (4 bedroom, 3 bath ea.).
- PLANNED UNIT DEVELOPMENT (5 LOT CONTAINING DWELLING UNIT + 1 COMMON AREA LOT).
PARKING:
- unit ... 2 SPACE ea. unit (enclosed)
- VISITOR ... 5 SPACE IN PRIVATE DRIVEWAY
- supplemental ... 3 space (paved)
ABBREVIATIONS:
- MAXIMUM allowed LOT COVERAGE ... 55%
- PROPOSED LOT COVERAGE
1,160 SF (p. unit + garage + porch) x 5 = 5,800 sf / 20,100 sf = 29% LOT COVERGE:
1. THE EROSION CONTROL BMPs MUST BE INSTALLED PRIOR TO THE START OF ANY DEMOLITION OR CONSTRUCTION ACTIVITIES. PRIOR TO THE START OF ANY DEMOLITION OR CONSTRUCTION ACTIVITIES, THE CONTRACTOR SHALL NOTIFY THE CITY STORM WATER INSPECTOR AT 619-441-1653.
2. AN ENCROACHMENT PERMIT (EP) IS REQUIRED PRIOR TO ANY WORK IN THE PUBLIC RIGHT-OF-WAY.
THE EP WILL BE ISSUED BY ENGINEERING DIVISION, Project ASSISTANCE CENTER.
TO APPLY FOR AN EP YOU MUST register for an account through city online portal, paco and PROVIDE THE FOLLOWING:
- AN ENGINEER SCALED DRAWING OF ALL WORK IN THE ROW.
- A TRAFFIC CONTROL PLAN (WITH APPLICABLE REVIEW FEE)
- INSURANCE CERTIFICATE THAT COMPLIES WITH CITY COUNCIL POLICY D-3 - 2,000,000 GENERAL LIABILITY
- CITY LISTED AS 'ADDITIONAL INSURED' ON SEPARATE ENDORSEMENT WITH SPECIAL CITY REQUIRED LANGUAGE.
- 10 DAY NOTICE OF CANCELLATION ON SEPARATE ENDORSEMENT. - WORKERS COMPENSATION WAIVER OF SUBROGATION ENDORSEMENT. - business license proof.
- contractor's license proof (work in the street requires an a-licensed contractor).
NOTES:
ABV.
a.f.g.
bldg
CLG.
CONC.
CLR.
CL.
CLST.
DW.
DN.
DR.
DWG.
dbl.
EQ.
(E)
FIX.
FAU
FL.
F.F
fin.
GYP.
GD.
GLZG.
GAL.
H.
hr
HC
HD HT
HAVC
ABOVE
above floor grade
building
CEILING
CONCRETE
CLEAR
CENTER LINE
CLOSET
DISH WASHER
DOWN
DOOR
DRAWING
double
EQUAL
EXISTING
FIXED
FORCE AIR UNIT
FLOOR
FINISH FLOOR
finish
GYPSUM BOARD
GARBAGE DISPOSAL
GLAZING
GALLON
HEIGHT
hour
HOLLOW CORE
HEADER HEIGHT
HEATING VENTILATING & AIR CONDITIONING
ln.
M.
MIN.
MAX.
(N)
NO.
O.C.
(P)
PL.
P.S
PREP.
QTY
REF.
SC
SH
SLD
SPEC.
ST.
shtg.
TYP.
THRU.
TEMP.
T&B
U.N.O.
W/
W.H.
W.I.C.
wm
linen
MASTER
MINIMUM
MAXIMUM
NEW
NUMBER
ON CENTER
PROPOSED
PROPERTY LINE
PARKING SPACE
PREPARATION
QUANTITY
REFRIGERATOR
SOLID CORE
SINGLE HUNG
SLIDE
SPECIFICATION
STREET
sheathing
TYPICAL
THROUGH
TEMPERED
TOP & BOTTOM
UNLESS NOTED OTHERWISE
WITH
WATER HEATER
WALK IN CLOSET
water meter
SYMBOLS:
Rev.Date
scope of work:
project data:
-__SECTION CALL OUT
SECTION
NUMBER
SHEET
NUMBER
4 12roof pitch slope
KEYNOTE REFERENCE #
door designator
1window designator
A
1. ALL INTERCONNECTED SMOKE DETECTORS SHALL BE HARD-WIRED WITH BATTERY BACK-UP PER CRC R314.4.
3. STRUCTURE SHALL HAVE AN AUTOMATIC FIRE SPRINKLER SYSTEM INSTALLED PER NFPA 13-D STANDARD AND THE CITY FIRE CODE. FIRE SPRINKLER SYSTEM PLANS SHALL BE SUBMITTED
AND APPROVED BY THE CITY FIRE AUTHORITY, AND THE SYSTEM SHALL BE READY FOR HYDROSTATIC TESTING PRIOR TO FRAMING INSPECTION.
4. APPROVED NUMBERS AND/OR ADDRESSES SHALL BE PLACED ON ALL NEWS & EXISTING
BUILDINGS AS TO BE PLAINLY VISIBLE & LEGIBLE FROM THE STREET OR ROADWAY FRONTING THE PROPERTY FROM EITHER DIRECTION OF APPROACH. THE ADDRESSES NUMBERS SHALL BE A MIN OF 4" IN HEIGHT WITH A 1/2" STROKE, AND SHALL CONTRAST WITH THE BACKGROUND.
FIRE SPRINKLER SYSTEM.
building area:
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
OPEN SPACE (PRIVATE YARD):
- required ... 400 sf per dwelling unit
- proposed
912 N MAGNOLIA AVE ... 457 SF
914 N MAGNOLIA AVE ... 582 SF
916 N MAGNOLIA AVE ... 463 SF
918 N MAGNOLIA AVE ... 463 SF
920 N MAGNOLIA AVE ... 670 SF
LANDSCAPE AREA:
- FRONT YARD LANDSCAPING ... 446 SF
- ON SITE LANDSCAPING ... 1,934 SF
- PRIVATE YARD LANDSCAPING (MULCH) ... 2,635 SF
SUBDIVISION DATA:
density:
- allowed ... 20,100 SF / 2200 = 9 UNITS
- proposed ... 5 units
- net density ... 5 units/.461 = 10.83 du/ac
LOT TABLE
LOT GROSS
AREA (SF)
LOT
NUMBER
LOT NET
AREA (SF)
12,603
2 3
4 5
A (common lot)
PROJECT TEAM:
OWNER:
investment pioneer llc
289 vernon way, el cajon, ca 92020
TEL:(619)654-1007
DESIGN BY:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE, EL CAJON, CA 92019
TEL:(619)375-0555 FAX:(619)375-0533
CIVIL:
AP CONSULTING
2371 FENTON STREET, SUITE 100, CHULA VISTA, CA 91914
TEL:(619)227-8941
GEOTECHNICAL:
ALLIED EARTH TECHNOLOGY
7915 SILVERTON AVENUE, SUITE 317, SAN DIEGO, CA 92126
TEL:(858)586-1665 FAX:(858)586-1650
survey:
mc geomatics inc
7330 opportunity rd, suite c, san diego, ca 92111
TEL:(858)384-2929
ELECTRICAL:
ARDEBILI ENGINEERING, LLC
7328 EAST STETSON DRIVE, SCOTTSDALE, AZ 85251
TEL:(480)626-7072
2,269
2,080
2,433
8,635
building
AREA (SF)
garage
AREA (SF)
private yard
AREA (SF)
1,764
1,764
1,764
1,764
1,764
427
427
427
427
427
457
582
463
463
670
total20,10020,1008,8202,1352,635
---
2,080
2,603
2,269
2,080
2,433
8,635
2,080
p:'t-
f
~
I
p
•
0 0
LPLP
LP
LP
N89°44'50"W 268 FT
S89°44'50"E 268 FT
N0°12'17"E 75 FT
N0°12'17"E 75 FT
5' SIDE
YARD
SETBACK
5' SIDE
YARD
SETBACK
10' FRONT
YARD
SETBACK
5' rear
YARD
SETBACK
landscape
5'-0"
70'-0"
10'-0"
5'-6" 4'-6"
22'-0"
20'-0"
912 s Magnolia ave
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
39'-0" 12'-0" 39'-0" 12'-0" 39'-0" 21'-3" 39'-0" 12'-0" 39'-0" 5'-9" 21'-6"
11'-0"
7'-0" 5'-0"
21'-6"
11'-0"
7'-0" 5'-0"
15'-2"
11'-0" 15'-2"
11'-0" 21'-6"
11'-0"
5'-0" 7'-0"
18'-6"
sp
1 7'-0"
8'-6"
3'-6"
8'-0"
11'-0"
7'-0"
8'-6" 4'-0"
3'-6"
7'-0"
24'-6"
10'-0"
S MAGNOLIA AVE
CL
42'-0"
face of curb
32'-0"
(e) power pole
remove & replace existing
depressed curb & gutter
per sdrsd g-11
remove existing
pcc driveway and
replace with pcc
sidewalk
(e) water meter
TO BE RELOCATED
(n) pcc driveway
per sdrsd g-26
(modified)
2:1 ada transition3'-0"
wm
(n) pcc sidewalk
241'-6" 26'-6"
12'-0"
11'-0"
4'-0" 4'-0"
1'-6"
(n) 42" h. NON RETAINING
SPLIT FACE block fence
with 30" h. metal FENCE
ON TOP.
(n) 3' wide
metal gate
5'-0"
5'-0"
5'-0"
5'-0"
20'-6" 22'-6"
(P) PORCH (55 SF)
22'-6"20'-6"
(P) 4' pcc walkway
18'-6"
18'-6"
13'-0" 16'-0"
2'-3"
13'-0" 13'-0" 8'-6" 2'-3"
3'-9"
4'-0"13'-0"
sp
2 INSTALL TREES WITHIN THE
PARKWAY AREA. TREES
SHALL BE PLACED
APPROXIMATELY 30 FT ON
CENTER AND SHALL HAVE A
MIN. 8' CLEARANCE BETWEEN
GRADE AND CROWN HEIGHT.
PRIVATE YARD
457 SF
PRIVATE YARD
582 SF
PRIVATE YARD
463 SF
5'-0"
PRIVATE YARD
463 SF
PRIVATE YARD
670 SF
3'-0"
2'-3"
16'-0"
3'-0"
EXISTING garage
EXISTING BUILDING
EXISTING BUILDING EXISTING BUILDING EXISTING BUILDING
NOTE:
ALL EXISTING TREES TO BE REMOVED
12'-0"
6'-6"
914 s Magnolia ave
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
916 s Magnolia ave
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
918 s Magnolia ave
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
Vp
1 920 s Magnolia ave
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
5'-9"
Vp
2 Vp
3 1'-6"
Vp
4 sp
3 2'-3"
4'-0"
Vp
5 1 2 3 4 5
(P) PORCH (55 SF) (P) PORCH (55 SF) (P) PORCH (55 SF) (P) PORCH (55 SF) R28'
R28'
8'-0"
11'-0"
12'-0"
CL
private STREET
APN: 492-332-63
APN: 492-332-40-00
wm
em
gm
em
gm
18'-6"
4'-0" 8'-0"
16'-0"
em
gm
22'-6"
18'-6"
em
gm
em
gm
8'-0"
10'-0"10'-6"
wheel stops typ.
11'-0"
12'-0"
8'-0"
3'-6"3'-9"
wm
18'-6"
18'-6"
18'-6"
3'-0" 3'-0"3'-0"
(P) 4' pcc walkway
24'-6"
4'-0"
wm wm wm
wm
landscape
NEW CONCRETE
SUBDIVISION BOUNDRY
NEW 6' HIGH wood fence
STREET CENTERLINE
BUILDING SETBACK
CL
PL
NEW LANDSCAPE
PARKING SPACE
VP = VISITOR PARKING
SP = SUPPLEMENTAL PARKING
VP
#
PRIVATE YARD LANDSCAPING (MAINTAINED BY HOMEOWNER)
LOT LINE
LOT NUMBER1
NEW paver
wm
WATER METER
NEW FIRE HYDRANT
HVAC CONDENSER w/ 54"h. fence surround with
sound blanket (KINETICS QUIETSCREEN-100BQQ)
1(n) 5 UNITS ..................................................(1,160 x 5) = 5,800 sf 1,744 sf (n) concrete driveway ................................... 9,940 SF
2 3
4 1,478 sf (n) concrete private driveway .............. (n) Concrete walkway ..................................918 sf total proposed impervious area ..........
site PLAN
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
A1
1" = 10'
DESIGN BY:
SHEET TITLE:
Rania Salloom
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
SITE PLAN
New Vision
Building & Design
General Contractor
NVB
N
legend:
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
CITY OF EL CAJON
PERMIT NO:
APPLICANT:
ASSESSOR PARCEL NO(S):
REQUEST:
PC RESOLUTION NO.
CC RESOLUTION NO.
ORDINANCE NO.
APPROVED BY:
DATE:
RANIA SALLOOM
PUD-2023-0004
492-332-39-00
NEW DETACHED FIVE SINGLE FAMILY DWELLING WITH ATTACHED
GARAGE (5 LOT CONTAINING DWELLING UNIT + 1 COMMON AREA LOT).
VICINITY MAP
NOT TO SCALEN
VICINITY MAP
8 jamacha rd.
n 2nd st.
main ST
e Washington AVE
main ST
n mollison ave
avocado ave ballant
ynest
n magnolia ave
s mollison ave
CHASE AVE
EL CAJON BLVD
8 proposed impervious area calcs:
" /
- .. -
.......... l .. ..x : x.~ • .. .. ..
•··I·········
.-" + + + I " .. -<-"' "" " + " + + "' .. ., .. "' '
.
.. "
+ c}
" "
.
.
-
"
/(tj ,\
'
I/ I, L ,, ' . , ;<----t-t-~<, -----;,--,,.-~-----.F
. " "
0 0
0 0
/
/
-
/
"
SCALE: 1" 1 o·
--
ffl 111
I ·" I
1::::::::::::j
I ,/ l
[QI
l><Xl
-
• 41 'b ------•-. . ' :
. . . ...• :. --~ ....... :
• . '.
t-,-"'1,-'-"--' ........ ...,....11 '---' . ......., ... . · :•-,
st
f
I\
living room
clg. 9'
dining
clg. 9'
kitchen
clg. 9'
SINK GD.d.w. fridge
OVEN,
RANGE & HOOD
bath.
clg. 9'
SHOWER
ENCLOSURE
MIN. 30"
DIAMETER
2-car garage
clg. 9'
UP
PORCH
clg. 9'
24'-6"
39'-0"
14'-6"
15'-4" 9'-2"
2'-11" 3'-7"
10'-4"
34'-6"
4'-6" 5'-8" 2'-0"
18'-6" 20'-6"
7'-6" 21'-0" 6'-0"
7'-6" 7'-6"
37'-6"
3'-0" 3'-0"
39'-0"
1'-6"
2'-3" 2'-3"
8'-0"
4'-10"
4'-2"
7'-8" 5'-4"
15" 15"24" MIN.
5'-3"
3'-0"1'
LINE OF FLOOR ABOVE
DOOR TO BE MIN. 20 MINUTE
FIRE RATED SELF
CLOSING/SELF LATCHING
PROVIDE 5/8" TYPE "X" GYP.
BRD. AT ALL (ENTIRE) COMMON
WALL Between sfr & GARAGE
AND GARAGE CEILING.
garage slab/floor to be min. 1% slope directed
to drain or main vehicle entry doorway.16 RISERS @ EQ. HT. OF
7.5", 120" = 10 FT, RUN 12"
(FIN. SLAB TO 2ND FLR. SHTG.)
HANDRAIL 34-38" ABOVE NOSING OF
TREADS, RAILS @4" O.C. MAX. TO
RESIST CONCENTRATED LOAD 200 LB.
ANY DIRECTION AT ANY POINT ALONG
THE TOP AND TO TRANSFER TO 60
LB./FT. HORIZONTALLY PER ln ft.
dn 1-1/2"
max.
dn 1-1/2"
max.
LINE OF FLOOR ABOVE
a
b
D
H
7 1
1 2 3
1/2" gyp. brd. for
all enclosed usable
space under stairs.
3'-0"
1'1'
1'
1'
3'-0"
11'-8"
PROVIDE REINFORCEMENT FOR
GRAB BARS PER C.R.C. (R237.1.1)
WALL POP-OUT
dn 1-1/2"
max.
e
LINE OF roof ABOVE
1 PANTRY
SHELF
3'-0"
J
8 WASHER DRYER
m. BEDROOM
clg. 8'
SHOWER
ENCLOSURE
MIN. 30"
DIAMETER
m. bath
clg. 8'
w.i.c.
clg. 8'
SHELF & POLE
SHELF & POLE
BEDROOM #1
clg. 8'
SHELF & POLE
CLST.
BEDROOM #3
clg. 8'
BEDROOM #2
clg. 8'
SHELF & POLE
SHELF & POLE
CLST.CLST.
SHOWER
ENCLOSURE
MIN. 30"
DIAMETER
bath
clg. 8'
linen
hallway
clg. 8'
DN.
2'-0"
39'-0"
11'-6"
13'-0" 6'-8" 5'-10"
11'-4"
34'-6"
10'-8"
23'-2"
18'-6" 13'-0"
5'-6" 23'-0" 6'-0"
11'-10" 11'-2"
34'-6"
39'-0"
25'-6"
10" 10"
12'-6"
5'-10"1'-2"
8"
3'-2"
7'-6"
5'-3"
3'-6"3'-6"
8'-2"
2'-4"
11'-0"
4'-6"2'-8"
5'-8"
2'-2"
3'-6"3'-0"
3'-4"
5'-4" 11'-2"
3'-4"5'-8"
2'-0"
3'-0"
2'-2"
7'-10"
6'-6"
16"
24" MIN.
42" h.
wall
4" DIA. DRYER
VENT TO
EXTERIOR.
ROOF SLOPE
4 : 12 TYP.
c
c
c
c
D
D
f
g
G
I
7 3
1 5
5 4
4 3'-3"
7'-4"3'-4"
ROOF SLOPE
4 : 12 TYP.
1'-6"
min. 22" X 30"
attic access
min. 30"
head clear
WALL POP-OUT
6"
3'-1"
1'-10"
2'-0" 2'-0"
6 4'-0"5'-4"
18" 32'-0"
5'-3"
7'-6"
3'-1"
5'-6"
3'-8"
5 4
1'-6"
2'-0"
16"
3'-2"
SHELF & POLE
bench
D
4'-0"
2'
2'-0"
1'-0"
18"
6'-2"
K
3'-2" 4'-4"
2'-6"
5'-8"
WALL
POP-OUT
6'-0"
2'-4"
6"
2'-2"
SHELF
SECOND FLOOR PLAN - 912, 914, 916
SCALE: 1/4" = 1'-0"
N
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
A2
1/4" = 1'-0"
SHEET TITLE:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
MARKSIZETYPE
QUANTITY
FIRE RATING
A
B
C
D
E
2868
door schedulewindow schedule
sym.
1 2
3 4
5 SIZETYPE
QUANTITY
temper
dual glz
shgc
u-factor
6040√0.3 0.23
HC / bi-pass closet door
_ 3068SC / ENTRY DOORvinyl slider 1
_√0.23
_
2030
vinyl single hung
HC_
f
2668
4030
√0.23 _
5040√0.23 _
0.3 0.3
0.3 4
√0.230.3
6√0.230.3
_
_
_ 6068
_ g
1_
HC_
_
H
DESIGN BY:
Rania Salloom
FIRST FLOOR PLAN - 912, 914, 916
SCALE: 1/4" = 1'-0"
- 1ST FLOOR LIVING AREA ..... 677 SQ.FT.
- 2ND FLOOR LIVING AREA ..... 1,087 SQ.FT.
- TOTAL LIVING AREA ..... 1,764 SQ.FT.
- attached 2-car garage area ..... 427 sq.ft.
- covered PORCH area ..... 55 sq.ft.
BUILDING AREA (UNIT 912,914,916):
3068SC1 20 MIN.
OVERHANG GARAGE DOOR16070
I
_ 1
HC / bi-pass closet door50687
2640
_√0.230.3
HC - laundry bi fold door5068
4 1
j_ 1
vinyl single hung
vinyl slider
DOORS / WINDOWS NOTES:
1. ALL WINDOWS SHALL BE DUAL GLAZED (GLAZING FRAMES MADE OF
VINYL MATERIALS SHALL WELDED CORNERS, METAL REINFORCEMENT IN INTERLOCK AREA, AND LOW-E VALUE (U.N.O).
2. EXTERIOR DOORS SHALL COMPLY WITH ONE OF THE FOLLOWING:
- EXTERIOR SURFACE OR CLADDING OF NONCOMBUSTIBLE OR
IGNITION-RESISTANT MATERIAL
- BE SOLID-CORE WOOD MIN. 1-3/8- INCH THICK.
3. DOORS & WINDOWS SIZE IS SPECIFIED ON door & WINDOW schedule THIS SHEET.
4. emergency escape and rescue windows shall have a minimum net clear opening of 5.7 sq. ft.
5. GLAZING ADJACENT TO AND WITHIN 60 INCHES OF STAIR TREADS,
LANDING AND RAMPS (HORIZONTAL WALKING SURFACE) AND BOTTOM EXPOSED EDGE OF GLASS IS LESS THAN 36 INCHES ABOVE PLANE OF
ADJACENT WALKING SURFACES, ARE CONSIDERED AS HAZARDOUS
LOCATION. SAFETY OR TEMPERED GLASS REQUIRED.
6. Landing or floors at doors shall not be more than 1-1/2 inches lower than the top of the threshold.
exception: a landing or floor shall not be more than 7-3/4 inches below the top of the threshold provided the door dose not swing over the landing or floor.
FLOOR FINISH MATERIALS:
- vinyl FLOORING AT 1ST & 2nd FLOOR LIVING AREA
- TILE FLOORING AT ALL BATHROOMS.
- VINYL FLOORING AT staircase AREA.
WALL NOTE:
1. ALL EXTERIOR WALLS SHALL BE 2X6 STUDS @ 16" O.C.
2. ALL INTERIOR WALL SHALL BE 2X4 STUDS @ 16" O.C. (u.n.o)
3. ALL Walls BETWEEN sfr & GARAGE SHALL BE 2X6 STUDS @ 16" O.C.
4. ALL PLUMBING wall shall be 2x6 studs @ 16" o.c. (u.n.o)
FLOOR PLAN
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
912, 914, 916
1 3
vinyl slider
vinyl single hung1630
3068exterior steel door
2 1
vinyl sliding window xox8040
1 1_ k
hc - pantry double door4068
2 4
HC 2468
3 3
8_√0.230.3 3040vinyl single hung1
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4 : 12 TYP.
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4 : 12 TYP.
ROOF SLOPE
4 : 12 TYP.
ROOF SLOPE
4 : 12 TYP.
ROOF SLOPE
4 : 12 TYP.
ROOF SLOPE
4 : 12 TYP.
ROOF SLOPE
4 : 12 TYP.
ROOF SLOPE
4 : 12 TYP.
1'-6"
1'-6"
1'-6"
1'-6"
1'-6"1'-6"
1'-6"
1'-6"
1'-6"
1'-6"
ROOF GUTTER
ROOF GUTTER
ROOF GUTTER
ROOF GUTTER
ROOF GUTTER
1'-6"
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
1/4" = 1'-0"
SHEET TITLE:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
1. ROOF PITCH SHALL BE 4 : 12 typ.
2. ROOF MATERIAL TO BE CLASS ''A'' SHINGLE COMPOSITION, UNDERLAYMENT TO BE MIN. 15# FELT, color to be selected by owner.
3. PROVIDE ATTIC VENTILATION (MINIMUM 1 S.F. OF NET FREE VENT AREA REQUIRED FOR EVERY 150 S.F. OF ATTIC AREA. VENT TYPE O'HAGIN LOW PROFILE 'FIRE & ICE'. - ATTIC SPACE AREA = 1,126 SQ. FT. / 150 = 7.50 SQ. FT. x 144 = 1,080 sq. in.
NFVA = 72 SQ. IN., 1,080 / 72 = 15 vents.
4. ALL VENTILATION OPENINGS SHALL BE PROTECTED BY LOUVERS AND 1/8-INCH NONCOMBUSTIBLE, CORROSION RESISTANT MESH.
5. PROVIDE ROOF GUTTER AND DOWNSPOUTS (COLOR TO MATCH ADJACENT FASCIA), GUTTER LAYOUT AND DOWNSPOUT LOCATIONS TO BE FIELD VERIFIED.
ROOF NOTES:
A3
roof PLAN - 912, 914, 916
SCALE: 1/4" = 1'-0"
DESIGN BY:
Rania Salloom
N
RAFFO VILLAS
ROOF PLAN
912, 914, 916
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
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FINISHED FLOOR
TOP PLATE
FINISHED GRADE
SOUTH ELEVATION
SCALE: 1/4" = 1'-0"
14 FINISHED FLOOR
TOP PLATE
12 4
8' - 0" 9' - 0" 0' - 8"
2 6' - 8"
7 5
3 1
13 9
7 2' - 8"2' - 8"
6' - 8"
4 6
11 1' - 0"
12 7
10 2
14 13
16 1' - 6"1' - 6" 1' - 6"
10 17
17 5' - 0"
1' - 6"
2' - 8"
25' - 6"
NORTH ELEVATION
SCALE: 1/4" = 1'-0"
FINISHED FLOOR
TOP PLATE
FINISHED GRADE
FINISHED FLOOR
TOP PLATE
2 8' - 0" 9' - 0"
6' - 8"
6' - 8"6' - 8"
2' - 8"
3' - 8"
3' - 8"
2' - 8"
6' - 8"
0' - 8"
9 16
2 13
6 9 9
9 11
1' - 6"1' - 6"1' - 6"
1' - 6"
2 3
0' - 10"
25' - 6"
12 4
7 17
7' - 6"
16 7
2' - 8"
FINISHED FLOOR
TOP PLATE
FINISHED GRADE
FINISHED FLOOR
TOP PLATE
EAST ELEVATION
SCALE: 1/4" = 1'-0"
13 3
6 1
8' - 0" 9' - 0" 0' - 8"
2 9' - 0"
1 1
9 9
3' - 8"
6' - 8"
6' - 8"
2' - 8"
6' - 8"
2' - 8"
8 25' - 6"
1' - 6"1' - 6"
1' - 6" 1' - 0"
10 2' - 8"
17 15
1' - 6"
16 1' - 6"
1' - 0"
6 6' - 0"
FINISHED FLOOR
TOP PLATE
FINISHED GRADE
FINISHED FLOOR
TOP PLATE
WEST ELEVATION
SCALE: 1/4" = 1'-0"
0' - 8"8' - 0" 9' - 0"
2' - 8"
6' - 8"
1 2
6 9
10 142
3 25' - 6"
1' - 6"1' - 6"1' - 6"
1' - 6"
13 2
16 1' - 6"
2' - 0"
16 7
3' - 8"
ELEVATION KEYNOTES:
1. 2.
3. 4.
5. 6.
7. 8.
9. CLASS "A" SHINGLE COMPOSITION ROOF (CHARCOAL COLOR). 7/8" EXTERIOR STUCCO ON WIRE LATH OVER WP MEMBRANE
(WHITE COLOR)
METAL STUCCO SCREED MIN 4" A.F.G.
3068 SC WOOD ENTRY DOOR.
GARAGE DOOR WITH WINDOWS AND AUTOMATIC REMOTE CONTROL OPERATOR.
GUTTER AND DOWNSPOUT. GUTTER LAYOUT AND DOWNSPOUT LOCATIONS TO BE FIELD VERIFIED. COLOR TO MATCH ADJACENT FASCIA.
EXTERIOR LIGHT SCONCE.
2X ROOF FASCIA.
2X4 FOAM TRIM SURROUND.
STUCCO JOINT.
2X BARGE.
CONCRETE PORCH.
TYP. SHIPLAP SIDING, HORIZONTAL.
STONE.
3X3 FOAM TRIM BELOW.
FOAM TRIM.
2X4 CONER BOARD.
10. 11.
12. 13.
14. 15.
16. 17.
NOTE: PLEASE SEE SHEET A11 FOR COLOR AND MATERIALS.
.
New Vision
Building & Design
General Contractor
NVB
New Vision Building & Design
1109 E.WASHINGTON AVE
EL CAJON, CA 92019
TEL: (619) 375-0555
FAX: (619)375-0533
E-Mail: [email protected]
CA Lic # 985942
PROJECT:
SHEET TITLE:
DESIGN BY:
REVISIONS:
Rev. Date
DRAWING SCALE:
SHEET NUMBER:
RAFFO VILLAS
912-920 S MAGNOLIA AVE
EL CAJON, CA 92019
Rania Salloom
EXTERIOR ELEVATIONS
A4
1/4"=1'-0"
912, 914, 916912, 914, 916
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11 DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
A5
SHEET TITLE:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
DESIGN BY:
Rania Salloom
COLORED ELEVATIONS
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
912, 914, 916
SOUTH ELEVATION EAST ELEVATION
NORTH ELEVATIONWEST ELEVATION
• •
st
f
living room
clg. 9'
dining
clg. 9'
kitchen
clg. 9'
SINK GD.d.w.fridge
OVEN,
RANGE & HOOD
bath.
clg. 9'
SHOWER
ENCLOSURE
MIN. 30"
DIAMETER
2-car garage
clg. 9'
UP
PORCH
clg. 9'
24'-6"
39'-0"
14'-6"
15'-4"9'-2"
2'-11"3'-7"
10'-4"
34'-6"
4'-6" 5'-8" 2'-0"
18'-6"20'-6"
7'-6" 21'-0" 6'-0"
7'-6" 7'-6"
37'-6"
3'-0"3'-0"
39'-0"
1'-6"
2'-3"2'-3"
8'-0"
4'-10"
4'-2"
7'-8" 5'-4"
15"15"24" MIN.
5'-3"
3'-0"
1'
LINE OF FLOOR ABOVE
DOOR TO BE MIN. 20 MINUTE
FIRE RATED SELF
CLOSING/SELF LATCHING
PROVIDE 5/8" TYPE "X" GYP.
BRD. AT ALL (ENTIRE) COMMON
WALL Between sfr & GARAGE
AND GARAGE CEILING.
garage slab/floor to be min. 1% slope directed
to drain or main vehicle entry doorway.
16 RISERS @ EQ. HT. OF
7.5", 120" = 10 FT, RUN 12"
(FIN. SLAB TO 2ND FLR. SHTG.)
HANDRAIL 34-38" ABOVE NOSING OF
TREADS, RAILS @4" O.C. MAX. TO
RESIST CONCENTRATED LOAD 200 LB.
ANY DIRECTION AT ANY POINT ALONG
THE TOP AND TO TRANSFER TO 60
LB./FT. HORIZONTALLY PER ln ft.
dn 1-1/2"
max.
dn 1-1/2"
max.
LINE OF FLOOR ABOVE
a
b
D
H
7 1
1 23
1/2" gyp. brd. for
all enclosed usable
space under stairs.
3'-0"
1' 1'
1'
1'
3'-0"11'-8"
PROVIDE REINFORCEMENT FOR
GRAB BARS PER C.R.C. (R237.1.1)
WALL POP-OUT
dn 1-1/2"
max.
e
LINE OF roof ABOVE
1 PANTRY
SHELF
3'-0"
J
8 WASHERDRYER
m. BEDROOM
clg. 8'
SHOWER
ENCLOSURE
MIN. 30"
DIAMETER
m. bath
clg. 8'
w.i.c.
clg. 8'
SHELF & POLE
BEDROOM #1
clg. 8'
SHELF & POLE
CLST.
BEDROOM #3
clg. 8'
BEDROOM #2
clg. 8'
SHELF & POLE
SHELF & POLE
CLST.
CLST.
SHOWER
ENCLOSURE
MIN. 30"
DIAMETER
bath
clg. 8'
linen
hallway
clg. 8'
DN.
2'-0"
39'-0"
11'-6"
13'-0"6'-8"5'-10"
11'-4"
34'-6"
10'-8"
23'-2"
18'-6"13'-0"
5'-6" 23'-0" 6'-0"
11'-10" 11'-2"
34'-6"
39'-0"
25'-6"
10"10"
12'-6"
5'-10"1'-2"
8"
3'-2"
7'-6"
5'-3"
5'-8"
3'-6" 3'-6"
8'-2"
2'-4"
11'-0"
4'-6"2'-8"
5'-8"
2'-2" 3'-6" 3'-0"
3'-4"
5'-4"11'-2"
3'-4"5'-8"
2'-0"
3'-0"
2'-2"
7'-10"
6'-6"
16"
24" MIN.
42" h.
wall
4" DIA. DRYER
VENT TO EXTERIOR.
ROOF SLOPE
4 : 12 TYP.
c
c
c
c
D
D
f
g
G
I
7 3
1 5
5 4
4 3'-3"
7'-4"3'-4"
ROOF SLOPE
4 : 12 TYP.
1'-6"
min. 22" X 30"
attic access
min. 30"
head clear
WALL POP-OUT
6"
3'-1"
1'-10"
2'-0"2'-0"
6 4'-0" 5'-4"
18"32'-0"
5'-3"
7'-6"
3'-1"
5'-6"
3'-8"
5 4
1'-6"
2'-0"
16"
3'-2"
bench
D
4'-0"
2'
2'-0"
1'-0"
18"
6'-2"
K
3'-2"
2'-6"
SHELF & POLE
SHELF & POLE
6'-0"
6"
WALL
POP-OUT
SHELF
2'-4"
2'-2"
SECOND FLOOR PLAN - 918, 920
SCALE: 1/4" = 1'-0"
N
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
A6
1/4" = 1'-0"
SHEET TITLE:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
DESIGN BY:
Rania Salloom
FIRST FLOOR PLAN - 918, 920
SCALE: 1/4" = 1'-0"
DOORS / WINDOWS NOTES:
1. ALL WINDOWS SHALL BE DUAL GLAZED (GLAZING FRAMES MADE OF
VINYL MATERIALS SHALL WELDED CORNERS, METAL REINFORCEMENT IN INTERLOCK AREA, AND LOW-E VALUE (U.N.O).
2. EXTERIOR DOORS SHALL COMPLY WITH ONE OF THE FOLLOWING:
- EXTERIOR SURFACE OR CLADDING OF NONCOMBUSTIBLE OR
IGNITION-RESISTANT MATERIAL
- BE SOLID-CORE WOOD MIN. 1-3/8- INCH THICK.
3. DOORS & WINDOWS SIZE IS SPECIFIED ON door & WINDOW schedule THIS SHEET.
4. emergency escape and rescue windows shall have a minimum net clear opening of 5.7 sq. ft.
5. GLAZING ADJACENT TO AND WITHIN 60 INCHES OF STAIR TREADS,
LANDING AND RAMPS (HORIZONTAL WALKING SURFACE) AND BOTTOM EXPOSED EDGE OF GLASS IS LESS THAN 36 INCHES ABOVE PLANE OF
ADJACENT WALKING SURFACES, ARE CONSIDERED AS HAZARDOUS
LOCATION. SAFETY OR TEMPERED GLASS REQUIRED.
6. Landing or floors at doors shall not be more than 1-1/2 inches lower than the top of the threshold.
exception: a landing or floor shall not be more than 7-3/4 inches below the top of the threshold provided the door dose not swing over the landing or floor.
FLOOR FINISH MATERIALS:
- vinyl FLOORING AT 1ST & 2nd FLOOR LIVING AREA
- TILE FLOORING AT ALL BATHROOMS.
- VINYL FLOORING AT staircase AREA.
WALL NOTE:
1. ALL EXTERIOR WALLS SHALL BE 2X6 STUDS @ 16" O.C.
2. ALL INTERIOR WALL SHALL BE 2X4 STUDS @ 16" O.C. (u.n.o)
3. ALL Walls BETWEEN sfr & GARAGE SHALL BE 2X6 STUDS @ 16" O.C.
4. ALL PLUMBING wall shall be 2x6 studs @ 16" o.c. (u.n.o)
FLOOR PLAN
RAFFO VILLAS
918, 920
- 1ST FLOOR LIVING AREA ..... 677 SQ.FT.
- 2ND FLOOR LIVING AREA ..... 1,087 SQ.FT.
- TOTAL LIVING AREA ..... 1,764 SQ.FT.
- attached 2-car garage area ..... 427 sq.ft.
- covered PORCH area ..... 55 sq.ft.
BUILDING AREA (UNIT 918, 920):
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
MARKSIZETYPE
QUANTITY
FIRE RATING
A
B
C
D
E
2868
door schedulewindow schedule
sym.
1 2
3 4
5 SIZETYPE
QUANTITY
temper
dual glz
shgc
u-factor
6040√0.3 0.23
HC / bi-pass closet door
_ 3068SC / ENTRY DOORvinyl slider 1
_√0.23
_
2030
vinyl single hung
HC_
f
2668
4030
√0.23 _
5040√0.23 _
0.3 0.3
0.3 4
√0.230.3
6√0.230.3
_
_
_ 6068
_ g
1_
HC_
_
H
3068SC1 20 MIN.
OVERHANG GARAGE DOOR16070
I
_ 1
HC / bi-pass closet door50687
2640
_√0.230.3
HC - laundry bi fold door5068
4 1
j_ 1
vinyl single hung
vinyl slider1
3 vinyl slider
vinyl single hung1630
3068exterior steel door
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ROOF SLOPE
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ROOF SLOPE
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1'-6"
1'-6"
1'-6"
1'-6"
ROOF GUTTER
ROOF GUTTER
ROOF GUTTER
ROOF GUTTER
ROOF GUTTER
1'-6"
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
1/4" = 1'-0"
SHEET TITLE:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
A7
DESIGN BY:
Rania Salloom
N
ROOF PLAN
RAFFO VILLAS
918, 920
roof PLAN - 918, 920
SCALE: 1/4" = 1'-0"
1. ROOF PITCH SHALL BE 4 : 12 typ.
2. ROOF MATERIAL TO BE CLASS ''A'' SHINGLE COMPOSITION, UNDERLAYMENT TO BE MIN. 15# FELT, color to be selected by owner.
3. PROVIDE ATTIC VENTILATION (MINIMUM 1 S.F. OF NET FREE VENT AREA REQUIRED FOR EVERY 150 S.F. OF ATTIC AREA. VENT TYPE O'HAGIN LOW PROFILE 'FIRE & ICE'. - ATTIC SPACE AREA = 1,126 SQ. FT. / 150 = 7.50 SQ. FT. x 144 = 1,080 sq. in.
NFVA = 72 SQ. IN., 1,080 / 72 = 15 vents.
4. ALL VENTILATION OPENINGS SHALL BE PROTECTED BY LOUVERS AND 1/8-INCH NONCOMBUSTIBLE, CORROSION RESISTANT MESH.
5. PROVIDE ROOF GUTTER AND DOWNSPOUTS (COLOR TO MATCH ADJACENT FASCIA), GUTTER LAYOUT AND DOWNSPOUT LOCATIONS TO BE FIELD VERIFIED.
ROOF NOTES:
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
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TOP PLATE
FINISHED GRADE
FINISHED FLOOR
TOP PLATE
0' - 8"8' - 0" 9' - 0"
1 2
6 16
9 10
14 2
3 13
2 16
25' - 6"
17 7
2' - 8"
6' - 8"
3' - 8"
1' - 6"1' - 6"1' - 6"1' - 6"
EAST ELEVATION
SCALE: 1/4" = 1'-0"
FINISHED FLOOR
TOP PLATE
FINISHED GRADE
14 FINISHED FLOOR
TOP PLATE
12 4
8' - 0" 9' - 0" 0' - 8"
2 7
5 3
1 13
9 7
4 6
11 12
7 10
2 14
13 16
10 25' - 6" 9
17 6
10 1' - 6" 1' - 6" 1' - 6" 1' - 6"
2' - 8"
6' - 8"
3' - 8"
SOUTH ELEVATION
SCALE: 1/4" = 1'-0"
FINISHED FLOOR
TOP PLATE
FINISHED GRADE
FINISHED FLOOR
TOP PLATE
2 8' - 0" 9' - 0" 0' - 8"
9 16
2 13
6 99
9 11
2 3
25' - 6"
7 17
12 4
7' - 6"
2' - 8"
6' - 8"
2' - 8"
6' - 8"
1' - 6"1' - 6" 1' - 6" 1' - 6"
3' - 8"
3' - 8"
6' - 8"
7 NORTH ELEVATION
SCALE: 1/4" = 1'-0"
0' - 10"
2' - 8"
FINISHED FLOOR
TOP PLATE
FINISHED GRADE
FINISHED FLOOR
TOP PLATE
13 3
6 1
8' - 0" 9' - 0" 0' - 8"
2 1
1 9
9 8
10 9' - 0"
15 17
6 10
3' - 8"
2' - 8"
6' - 8"
13 17
2' - 8"
6' - 8"
6' - 8"
2' - 8"
1' - 6"
1' - 0"
2 14
1' - 6"1' - 6"1' - 6"
1' - 0" 6' - 0"
16 25' - 6"
WEST ELEVATION
SCALE: 1/4" = 1'-0"
SEE SHEET A4 FOR ELEVATION KEYNOTES
New Vision
Building & Design
General Contractor
NVB
New Vision Building & Design
1109 E.WASHINGTON AVE
EL CAJON, CA 92019
TEL: (619) 375-0555
FAX: (619)375-0533
E-Mail: [email protected]
CA Lic # 985942
PROJECT:
SHEET TITLE:
DESIGN BY:
REVISIONS:
Rev. Date
DRAWING SCALE:
SHEET NUMBER:
RAFFO VILLAS
912-920 S MAGNOLIA AVE
EL CAJON, CA 92019
Rania Salloom
EXTERIOR ELEVATIONS
A8
918, 920
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DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
A9
SHEET TITLE:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
DESIGN BY:
Rania Salloom
COLORED ELEVATIONS
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
918, 920
SOUTH ELEVATION west ELEVATION
NORTH ELEVATIONeast ELEVATION
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landscape
12 s Magnolia aQe
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
sp
1 S MAGNOLIA AVE
CL
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sp
2 INSTALL TREES WITHIN THE
PARKWAY AREA. TREES
SHALL BE PLACED
APPROXIMATELY 30 FT ON
CENTER AND SHALL HAVE A
MIN. 8' CLEARANCE BETWEEN
GRADE AND CROWN HEIGHT.
EXISTING garage
EXISTING B6ILDING
EXISTING B6ILDING EXISTING B6ILDING EXISTING B6ILDING
30'
14 s Magnolia aQe
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
16 s Magnolia aQe
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
18 s Magnolia aQe
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
Vp
1 20 s Magnolia aQe
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
Vp
2 Vp
3 Vp
4 sp
3 Vp
1 2 3 4
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APN
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APN
4 2-332-40-00
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P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
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P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez.
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W
W
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landscape
LANDSCAPE & IRRIGATION PLAN
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
A10
1" = 10'
DESIGN BY:
SHEET TITLE:
Rania Salloom
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
LANDSCAPE &
New Vision
Building & Design
General Contractor
NVB
N
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
IRRIGATION PLAN
P. de Arq. Enrique Guerrero Hernández. P. de Arq. Adrian A. Romero Arguelles.P. de Arq. Francisco Espitia Ramos.P. de Arq. Hugo Suárez Ramírez. ,,..-------------=····-'--'--'-'-'--'····-'--'-'--'--'--····~··~.,. l
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LANDSCAPE LEGEND:
...................
[El)·:::::::·::: .. ············· ' . . .......... . ············ SYMBOL CATEGORY ,-'.DESCRIPTION PERCENTAGE
TREES
.')~ ( .
~-c._') RHAPHIOLEPIS "MAJESTIC BEAUTY" OR
. ~
ANY APPROVED TREE FROM THE CITY TREE LIST '']:-/ -. __ ,
JAPANESE BLUEBERRY TREE (ELAEOCARPUS DECIPIENS)
SHRUBS
®
@
(0
LIRIOPE MUSCARI "GIGANTEA" (LILY TURF)
WESTRINGIA FRUTICOSA. 'BLUE GEM'
BLUE GEM COAST ROSEMARY
LOMANDRA 'LIME TUFF'
GROUNDCOVER
~ FESTUCA OVINA 'GLAUCA' BLUE FESCUE (SHEEP FESCUE)
~l!l~l!l!ll!i MYOPORUM PARVIFOLIUM (CREEPING MYOPORUM)
1 n I MULCH
~-=-=-=-=-=l ARTIFICIAL TURF (HIGH QUALITY)
24" BOX
15 GAL
5 GAL
5 GAL
5 GAL
1 GAL
FLATS
FLATS
FLATS
,-'.SIZE
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QUANTITY
2 20
15 22
24 24" o.c.
SCALE: 1"
WUCOLS
LOW
MEDIUM
MEDIUM
LOW
LOW
LOW
LOW
J
1 o'
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IRRIGATION LEGEND
SYMBOL MFGR MODEL NOTES
l)H RAINBIRD (HALF) 18D2HDS 1800 SERIES SPRAY HEAD, 2" POP-UP l>H RAINBIRD (QUARTER) 1802-QDS 1800 SERIES SPRAY HEAD, 2" POP-UP <J)H RAINBIRD (FULL) 1802FDS 1800 SERIES SPRAY HEAD, 1 /2" POP-UP OD 1/4" ORIPLINE
-
BACKFUOW PREVENTER-I 1/2" SIZE.
PVC BALL VALVE
PVC. PLASTICS, SCHEDULE 40, PRESSURE TYPE MAINLINE -INSTALL WITH 18° MINIMUM COVER s RAIN BIRO PRE SERIES -PLASTIC REMOTE CONTROL VALVE
-------CONNECTING LINE
----SPRINKLER LINE
LANDSCAPE AREA:
-FRONT YARD LANDSCAPING ... 446 SF (IRRIGATED)
-ON SITE LANDSCAPING (IRRIGATED) ... 1,565 SF
-ON SITE LANDSCAPING (NON IRRIGATED) ... 369 SF
PRIVATE YARD LANDSCAPING (MULCH) ... 2,635 SF
NQIE;_ ALL EXISTING TREES ARE TO BE REMOVED.
::::::::::: /
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ALL REQUIRED LANDSCAPED AREAS SHALL SATISFY THE FOLLO~NG MAINTENANCE REQUIREMENTS PER 17.195.110:
A. ALL PLANT MATERIAL IN REQUIRED LANDSCAPED AREAS SHALL BE
SUFFICIENTLY WATERED AND PERIODICALLY FERTILIZED TO
ESTABLISH AND MAINTAIN HEALTHY GROWTH.
B. ALL LANDSCAPED AREAS SHALL BE MAINTAINED IN A NEAT,
LITTER AND WEED FREE CONDITION AND ALL PLANTS SHALL BE
PRUNED AND TRIMMED AS NECESSARY.
C. UPON NOTIFICATION BY THE PLANNING DIVISION, ALL PLANT
MATERIALS THAT HAVE DIED OR HA VE FAILED TO SHOW HEAL THY
GROWTH SHALL BE REPLACED BY PLANTS OF THE SAME OR
SIMILAR SPECIES. REPLACEMENT BY MORE DROUGHT RESISTANT
PLANTS MAY ALSO BE APPROVED.
D. MAINTENANCE SHALL INCLUDE REGULAR INSPECTION, ADJUSTMENT,
REPAIR AND REPLACEMENT OF THE IRRIGATION SYSTEM,
INCLUDING MAKING SEASONAL CHANGES TO THE IRRIGATION
CONTROLLER. (ORD. 5072 § 32, 2018)
1. INSTALL STREET TREES WITHIN THE PARKWAY AREAS ON MAGNOLIA AVE. TREES SHALL BE SPACED APPROXIMATELY 30 FT ON CENTER AND SHALL BE MIN. OF 15 GALLON IN SIZE AND BE FROM THE APPROVED STREET TREE LIST. ROOT BARRIERS PER SDRSD DETAIL (L-06) AND PERMANENT IRRIGATION SYSTEMS SHALL BE INSTALLED.
2. IRRIGATION SYSTEMS ARE TO BE INSTALLED IN ACCORDANCE WITH THE CRITERIA AND STANDARDS OF THE CITY OF EL CAJON.
3. ALL REQUIRED PLANT MATERIAL SHALL BE IRRIGATED WITH A PERMANENT BELOW GRADE IRRIGATION.
4. ALL REQUIRED IRRIGATION SYSTEMS SHALL BE AUTOMATIC, ELECTRICAL
CONTROLLED WITH WEATHER SENSOR, AND DESIGNED TO PROVIDE WATER TO
ALL REQUIRED PLANTING TO MAINTAIN THEM IN A HEALTHY, DISEASE-RESISTANT CONDITION.
5. NO RUNOFF OR OVERSPRAY SHALL CROSS PROPERTY LINES OR PAVED AREAS.
6. THE VELOCITY OF WATER FLOWING IN IRRIGATION SYSTEM PIPING OR SUPPLY PIPES SHALL NOT EXCEED 5 FEET PER SECOND DOWNSTREAM OF THE WATER METER .
7. IRRIGATION SYSTEM SHALL BE DESIGNED TO BE MINIMIZE SYSTEM MAINTENANCE REQUIREMENT AFTER INSTALLATION. ABOVE GROUND IRRIGATION SYSTEM THAT IS
EXPOSED TO POTENTIAL DAMAGE SHALL BE DESIGNED TO BE
DAMAGE-RESISTANT.
NOTE: LANDSCAPE SHALL COMPLY WITH WATER EFFICIENT LANDSCAPING REGULATIONS IN EL CAJON MUNICIPAL CODE CHAPTER 17.195
8. IF ANY EXISTING HARDSCAPE, IRRIGATION OR LANDSCAPE INDICATED ON THESE
PLANS IS DAMAGED OR REMOVED DURING DEMOLITION OR CONSTRUCTION,IT SHALL BE REPLACED IN KIND AND EQUIVALENT SIZE.
9. TREES TO BE INSTALLED PER SDRSD DETAIL L-01.
st
f
DRAWING SCALE :
SHEET NUMBER :
REVISIONS:
Rev.Date
A11
SHEET TITLE:
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
PROJECT:
CA Lic # 985942
New Vision
Building & Design
General Contractor
NVB
DESIGN BY:
Rania Salloom
MATERIAL BOARD
912-920 S MAGNOLIA AVE
EL CAJON, CA 92020
RAFFO VILLAS
ASPHALT SHINGLES - GAF
TIMBERLINE HD
COLOR: CHARCOAL
STUCCO - LA HABRA
20/30 FLOAT FINISH
COLOR: CRYSTAL WHITE
VINYL WINDOW
COLOR: WHITE
HORIZONTAL HARDIE BOARD SIDING
FIBER CEMENT, SMOOTH
'MINK'
DE6392
DUNN EDWARDS
ROOF FASCIA
COLOR: BLACK
WINDOW/DOOR TRIMS
COLOR: WHITE
STONE
STACKED STONE / DYR CREEK
ELDORADO
MAIN DOOR, GARAGE DOOR
SEE ELEVATIONS FOR GARAGE DOOR STYLE
COLOR: DARK BROWN
st
f
I
I
l\ S II1\C 8UI_Ll r1c
PRIVATE YARD
695SF
PRIVATE YARD
486 SF
PRIVATE YARD
486 SF
8 PRIVATE YARD
607 SF
l\l S 11 ·! '._: =Li I __ ; \I'._:
PRIVATE YARD
480SF
NOTE:
ALL EXISTING TREES TO BE REMt
;1 (n) 42" h. NON RETAIi
// SPLIT FACE block: fen
/ / 30" h. metal FENCE 0
/ ' / / / i ,r---(e) paw
/ ; .
// ' ,1'/
/
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.
0.0 . 0
0.0 . 0 5 -620 s Magnolia ave
0. O , · proposed 2-story
single family dwelling
tE -w/ attached garage
l() 0.0 .0 (1,764 sf)
I',,
+ +
1. +
1. +
SA@ 15•®} 2.
@l +
\ em
I gm +
0 .
0 .
_.OJ
l .
-rnll
•
4 918 s Magnolia ave
proposed 2-story
single fomily dwelling
w / attached garage
(1,764 sf)
+ + + 1 + + + + + + + +
1.1 0.4 0.3 0.3 0. 1 .2 0. 9 0. f,t---n-,,------t~-----t-'!1--,i-,~-----ni 7 0 2 0 .4 1 . 0 1 .2 0. 3,-----r,-,,----n,t)--o-_-Jt--~7'-1----1 SA@6' 6"
+ + + + + + +
SA@6'6"
,-----~___....,..,____,_f-----4,I .4 1 . 5 0. 6 0. 7 1 . D---+"h,V-(M,t-----V,el-----~ SA@6'6"
+ +
0 4 1 . 3 ,------1--.(!1..----+-.L~-h--JJ------,
SA@6'6"
1.7 1.2 1.2 1. 3 2
SA@15'
+
3.1 + +
3.0 2.0 2.0 3.
+
2.0 2.0 3. SA@ 15,
914 s Magnolia ave
proposed 2-story
single family dwelling
w/ attached garage
(1,764 sf)
gm I + + -I
+
0. +
0. +
0. let
1. +
+ -' + + + + + +
0. 3 0. 9 1 . 3 0 .4 ,n--,--~-----e:~. ~t-t:--"l. ,__,,_n-' +
1.0 1.3
0 2
m'
gm
+
SA@6'6"
1.7 3.2
SA@ 15'
3.2 SA@6'6"
1 912 s Magnolia ave
proposed 2-story
single family dwelling
w / attached garage
(1,764 sf)
0.0 .O h-,-SA~@~6_' 6_"_S_A_@~6~' 6__,"f-----------..-0. A@6' 6" SA@6' 6": 1.6 1.2 1.2 1. -.-~ S_A~@~6'_6_" ___ SA--..,@6' 6" 0 ~ + _ + _ ~/ + _ + _ \
0 + _ + + L______J : SA @ 6' 611 +
6'6"
+ +
,-V.-..'-----H. Q,, PORCH <SPfl@ 6' 6"
SA 6' 6" SA@ 1
0.0 SA+@ 15'-
• 0.0 .0 5.4 2.5
"
~
. +
6 0.0 .6 1.9 1.8
0 + +
0.3 .5 0.6 0.6 0.6
+ +
6.0 3.8 0. (P)PORCHtsM@ '6" 8.3 0.9 2.4 ;14.9 6.0 1.0 1.2 6.9\\ 14.3 1.7 1.1 9.3(P)PORCH(SSSF) 0.7 4.5 6.1 3.1 (P)PORCH(5SSF) SA@15, .5 2.9 + SA @ 6' 6" SA 15' + + ) + + -~ + -SA 15' SA @ 6' 6' SA 1 Si' + + -S 15' SA @ 6' 6" SA @ 6'-t6' .2 2.4 0. 1.1 0.4 o.a>< 1. 7 1.1 0.4 0.5 1.3 •1.6 0.8 0.4 1.3:~~~~g.~~::?:.~2){°?(~ 0.3 2.4 .1 1.0 1.0 1.0 VVv(><X)(XXXX;<XX)K>v( .3 2.4 1 \ "' M W6" ~
:,.8 0.7 :o.5 .7 :,.6 5. :6.1 2.4: .8 [,,8 :21 ~~~£.a :oa :02 :0.2 :0.2 :oa :o~~,:1.0 :2. ~Ja.4 :5.6 :2.5 :62 :,.4 :,_.: .6-0.5 :08 -2.1-J• 16.2 :2.4 -5. : 0.7 :o.5 :0.7 :,.1~17 J, :2:8 :•.s~~§" .5 o.9 O.4 o.3 O.4 o.8 1.5 1 2.0 1.8 1.9 1.6 _!.0/ O.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 o.3 o.f!_ 1.1 1.8 2.0 1.8 1.9 1.4 o. 1 o.3 o.5 1.0 1.1 2.0 1.8 1.9 1.5 o.8 O.4 o.3 O.4 o.9 1.6 1.9 ~Jt t:9/t-,tr,/-o:8 * 0_3 + + + + _±__ ------:; + + + + + ------=!,: __ -~ + + + + + + + + + + + + ~ + , 7// +
0.3 0.2 0.2 0.2 0.3 0.5 0.6 0.6 0.6 0.5 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.4 0.6 0.6 0.6 0.6 0.4 0.3 0.2 .2 0.2 0.4 0.6 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.2 0.4 0.5 0.6 0.6 0.6 --0.5 0.3 "0.1 proposed 4' pee walkway SJllnu
+ -+ -..,. ... ay -+ +
5.6 0.8 3.7
+ +
0.9 0.9 1.1
0.1 .2 0.2 0.2 0.2 0.2 0.1 * 0.1
+ +
0.1 .1 0.1 0.1 0.1
+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + +
0.0 0.0 0.0 0.0 0.0 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 * 0.0 * )<E
o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.ct>B8~o4'of0i'Eo.o o.o o.o 120s Cfo o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o o.o ;\ F' ~\ . i] n J ----zl ---:z:,L'i _ / ,,,,_ r1-:~·1 ,\ I,, -JL '...,/'-' V --~' Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
PROPERTY LINE -FC {1i) GRADE )I( 0.0 fc 0.7 fc 0.0 fc N/A N/A FC ® GRADE + 1.5 fc 16. 7 fc 0.0 fc N/A N/A
Schedule
Symbol Label Quantity Manufacturer Catalog Number Description Lamp Filename Lumens Per Light Loss Wattage Lamp Factor
45 ABOVE ALL LIGHTING GID S SP(2OW) SW(3OOOK) 8 60 BK GALENE LED WALL LIGHT -LED-3OOOK GID-SSP-SW8-4403 0.47 20 SA INDIRECT AND DIRECT LIGHT 6O(2X2OW
3OOOK)_IESNA2OO2.ies
NORTH
EXTERIOR PHOTOMETRIC
SCALE: 1" = 10'-0"
~'1-+--(n)pcc
per sd11
SIGNATURE DATE: 11/09/23
ARDEBILI
Project Number: 23275 I Project Manager: CB
7328 E Stetson Dr., Scottsdale, AZ. 85251
Engi ,earing P: 480.626.7072 I ardebllleng.com
__, a \ _N1d~w V&ision.
NVB Bui mg Design
General Contractor
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
CA Lie # 985942
PROJECT:
SHEET TITLE:
EXTERIOR
PHOTOMETRIC
DESIGN BY:
Cristian Jada
REVISIONS:
Rev. Date
DRAWING SCALE :
1" = 1 O'
SHEET NUMBER :
E0.1
GALENE LED WALL LIGHT
Indirect and Direct Light
C®US ~ e g_H_S
LISTED \;:;,/
P RODUCT D ESCRIPTION
The Galene wall light is designed in a round or square shape wnh durable powder coat paint. It combines aluminum structure with a tempered glass diffuser radiating light upward and downward against the wall where installed.
F EATURES
• Round and square shapes available
• Direct and indirect light
• 3000K, 4000K and 5000K selectable
• Wattage selectable
• Wide voltage120-347V
S PECIFICATION
Round Shape
Net Weight 6.13Ibs
0~
1135 Thomas BU3Ch Highway,
Pennsauken, NJ 0811 O
140mm
5.51"
204mm
8.03"
©2019 ABOVE ALL Lighting, Inc. All rights reserved
E LE CTR I CAL SYSTEM
Input voltage: 120-347V
50/60Hz
Power Factor: >0.9
Working Temperature -40-1 D4'F
1-40-104'F I
866-222-8856
[email protected]
www.AboveAJILighiing.com
Square Shape
Net Weight 7.1 lbs
150mm
- 5.91" -
220mm
- 8.66" -
P ERFORMANCE
CRI
70 CCT
3000K,4000K,5000K
Dimming
Non dimming
Projected Lifetime
L70 -100,000 Hours
Working Temperature
-40 -104°F (-40 -40°C)
Certifications
• cUL listed
• Suitable for wet locations
• RoHs compliant
ARDEBILI
Engi ,earing
SIGNATURE DATE: 11/09/23
Project Number: 23275 I Project Manager: CB
7328 E Stetson Dr., Scottsdale, AZ. 85251
P: 480.626.7072 I ardebllleng.com
__, a \ _N1d~w V&is0ion.
NVB Bui mg es1gn
General Contractor
NEW VISION BUILDING & DESIGN
1109 E WASHINGTON AVE
EL CAJON, CA 92019
Tel: (619) 375-0555
Fax: (619) 375-0533
Email: [email protected]
CA Lie # 985942
PROJECT:
SHEET TITLE:
EXTERIOR
CUT SHEETS
DESIGN BY:
Cristian Jada
REVISIONS:
Rev. Date
DRAWING SCALE :
1" = 1 O'
SHEET NUMBER :
E0.2
SD
W
AA
B
B
C
C
SMALL POND
464.5 F.F
465.0 PAD
465.5 F.F
464.0 PAD
463.5 PAD
464.0 F.F463.0 PAD
463.5 F.F GARAGE GARAGEGARAGEGARAGEGARAGE
(PRIVATE STREET)
I
•
A\£
VICINITY
MAP
NO
SCALE
5. 7'
"
/,
•
·4
~.
/
LOT
5 /
/
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, •l
•
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.
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EXIST1NG
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s ,CD SJ co
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LOT
4 ...-,
·.· .. ,,
W
/V,,-'1/
.!;'.~-'<'
,.-
·· .. ,;,c~,.
"/
-
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PRELIMINARY
GRADING
PLAN
920
S
MAGNOLIA
AVE
J\' ;j /_',
,''
-·
J
,
,;::~
C'.
C'
!._.,
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I INC
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,
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J El")
~3 32~
H3~10
0 \
1::JPJ
I
\
3 \,
PROP.
RETAINING
WALL
268.0'
•
CJ
,
I
GB
1 c,: ,, '
Ce_) ,.-_'.) c'.J
I
ii! ~
1·
u
I
X
~
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4'.
. s u
I
;,5; f.
r~ 10.0'
E)
POWER
POLE
PROPOSED
STREET
TREE PROPOSED
PVT
2-3"SIDEWALK
UNDERDRAIN
562.5FL
~f'I--REMOVE
EXISllNG
PCC
I
DRIVEWAY
AND
REPLACE
WITH
PCC
SIDEWALK
' I
4,-. ')
"
u
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)
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(E)
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1!1.1, . /./
466.0
F.F
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5'
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A
A
I
+4,9
il
I
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PROP.
PORCH
.
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I[=:,
+4
60 . ,;,
(E)
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FENCE
-' '
"
18.5'
/
.
(TYP)
~
PROPOSED
WHEEL
STOPS
' • ' .•.• LS
.
,
•
PROP.
PORCH
. .
-
-+
:50.e .
•
-
½.
•
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: ·
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·
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FS
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NO
SCALE
AP
CONS
U
LT
ING
CML
ENGINEE
RI
NG
-W
A'IE
ll
RESOU
RCES
PLANN
ING
Tel.
619-227-8941
2371
Fenton
Street
, Suite
100
Chula
Vista
, CA
91914
10 I
5 I
0 I
i
SCALE:
1•
=
10'
_,,.--RETAINING
WALL
/
ROP.
GROUND
LEVEL
ROP.
GROUND
LEVEL
EX.
RETAINING
WALL
•
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GROUND
LEVEL
P/L I
SECT/ONB-B
NO
SCALE
PROP.
CONCRETE
2.0%
ENGINEER
OF
WORK
U:fP;r VICTOR
RODRIGUEZ
FERNANDEZ
~
RCE
35373
DA
TE
4/15/2024
SECTIONC-C
NO
SCALE
--'--4r3
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'
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-45C.5 PROP.
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TO
BE
REMOVED
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,,c,,),,
c,~(o·
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tlLI
_C
IIIC
PROPOSED
BUILDING
p
L
I __
.11-4
61.1 2'X3'
RIP
RAP
MA
(N)
3'
WIDE
METAL
GA
PROP
:'lloRCH
I
, I
-4¼-1--IPROP.
PCC
SIDEWALJ<
,I
c:tti
it-(E)
WATER
METER
I
TO
BE
RELOCATED
~...£!~~!\::.:.,;;f-/'"'--;
.'
FOR
IRRIGAllON
'.:
LSI
-. :
PROPOSED
STREET
,,
•
TREE
1-4--....:..-41--1--2:
1 ADA
TRANSlllON
__L
3.0'
T
'
'
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,:_,
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PROP.
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DRIVEWAY
I m
C.c
PER
SDRSD
G-26
,--;
-
: : • I
(MODIFIED)
r=-
S
-+--
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X w
10.0'
, I ' '1 I
X w
.S-53.
1 1
'11'"
"
c
_,._=1,
L
' I
PROPOSED
24.5'
PRIVATE
ROAD
5.0'
/1--""'--1
ROP.
FENCE
MOUNTED
10' 2.0% -
'_
II.:'
-
BASE
PER
GEOTEC
, , _11
1111,
, 1 '
RECOMMENDA
llONS
ETAINING
WALL
PROP.
8"
P
WATER
MAIN
I 3'
, _ _,.,,a-'.,
1 o·
/,
a'
1/
1--'-4_'
-l--'L='A.,,_N,.D"'S"'C'-'A'-'PEs-i
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2.0% -
11 =
111
,,
ROP.
PERMEABLE
PAVEMENT/PAVER
2.1'
I-
PRDP. SIDEWALJ<
/
11.5'
ROP.
e•
PVC
SEWER
MAIN
GARAGE
SITE
TYPICAL
SECTION
NO
SCALE
"/ / /, ;:: 1/ '
ON
RETAINING
WALL
(EMBED
POSTS
INTO
WALL)
/
(E)
BLOCK
RET
WALL
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!ti
~
1Ti
11m
11111 i'
J'=111
-11=
,~
,,
' -I
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I=
<t. 84
•
3 301---------,,,-:--------=-------=-------lg "'
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~
.
3r
32•
~(/)·
~
X
~
w
I
I
Li.I
I
1Q'
10'
I
•
Ill
4.5'
5.5'
5.0'
t; eJ
t--
1,, 2.o:r
2.0%
2.o:r
~
O
~
-
?;.,..-;.,.,
-
---
·cc=
g
-~
-
-L-
---
·
<P.-1".:!:
PROP.
-'~
,-
PAVEME~~-
ltfill
&:
,,
-}~
.,.
.-c-o==
f-z ___,,
~
-==
':_~
~
. r
.,
LANDSCAPE
PROP.
()..___WATER
MAIN
\
SIDEWALJ<
0-.....sEWER
MAIN
l
'-Ex. SIDEWALK
EX.
C&G
TYPICAL
SECTION
EX.
C&G
S
MAGNOLIA
AVE
NO
SCALE
OWNER: INVESTMENT
PIONEER
llC
289
VERNON
WAY,
El
CAJON,
CA
92020
APN 492-J.12-39-00
SHEET
1 OF
1 SITE
AREA
0.461
ACRES
TOPOGRAPHY
SOURCE
THE
UNOERL
YING
TOPOGRAPHIC
SITE
ADDRESS
FEATURES
SHOWN
HEREON
WERE
MAPPEO
BY
AERIAL
TOPOGRAPHY
ANO
FIELO
MEASUREMENTS
PERFORM
ON
OCTOBER
2016
920
S
MAGNOLIA
A
VE
El
CAJON,
CA
92020
LEGAL
DESCRIPTION:
All
THAT
POR110N
OF
LOT
3 IN
BLOCK
2 OF
THE
SUBO/VISION
OF
TRACTS
"E"
ANO
"F"
OF
THE
RANCHO
EL
CAJON,
IN
THE
CITY
OF
El
CAJON,
COUNTY
OF
SAN
0/EGO,
STA
TE
OF
CALIFORNIA,
ACCORDING
TO
THE
MAP
THEREOF
NO.
750.
FILED
IN
THE
OFFICE
OF
THE
RECORDER
OF
SAID
SAN
DIEGO
COUNTY
MAY
6,
1893,
DESCR/8£0
AS
FOLLOWS: BEGINNING
AT
A
POINT
ON
THE
EAST
LINE
OF
SAID
LOT
3 WHICH
IS
OISTANT
THEREON
81 FEET
NORTH
FROM
THE
SOUTHEAST
CORNER
THEREOF;
THENCE
IIEST
ALONG
A
LINE
PARALL/il.
WITH
AND
DISTANT
81 FEET
NORTH
OF
THE
SOUTH
LINEOF
SAID
LOT
3 A
OISTANCE
OF
277
FEET;
THENCE
NORTH
ALONG
A
LINE
PARALLEL
MTH
SAID
EAST
LINE
OF
SAID
LOT;
75 FEET
TO
A
POINT
ON
THE
SOUTH
LINE
OF
A
PARCEL
OF
LAND
CONVE'tED
TO
GEORGE
£
DARLING
AND
WIFE
BY
DEED
DA
TED
NOVEMBER
19,
1926,
AND
RECORDED
IN
BOOK
1305,
PAGE
37 OF
DEEDS;
THENCE
EAST
ALONG
A
LINE
PARALLEL
MTH
SAIO
SOUTH
LINE
OF
SAID
LOT
3 AND
BEING
ALONG
THE
SOUTH
LINE
OF
SAID
PARCEL
SO
CONVE'tED
TO
DARLING
277
FEET
TO
THE
SOUTHEAST
CORNER
THEREOF,
BEING
A
POINT
ON
SAID
EAST
LINE
OF
SAID
LOT;
THENCE
SOUTH
ALONG
SAID
EAST
LINE
75 FEET
TO
THE
POINT
OF
BEGINNING.
EXCEP11NG
THEREFROM
THAT
POR110N
GRANTED
TO
CITY
OF
EL
CAJON
IN
GRANT
OEEO
RECORDEO
MARCH
15. 1971,
AS
FILE
NO.
48895,
OF
OFFICIAL
RECOROS.
MORE
PAR11CULARL
Y
DESCRIBED
AS
FOLLOWS:
A
STRIP
OF
LAND
9.00 FEET
IN
MOTH
IN-LOT
3 BLOCK
2 OF
THE
SUBDIVISION
OF
TRACTS
"£"
AND
"F"
OF
THE
RANCHO
EL
CAJON,
IN
THE
CITY
OF
EL
CAJON,
COUNTY:
OF
SAN
DIEGO.
STA
TE
OF
CALIFORNIA,
ACCOROING
TO
MAP
THERE
NO.
750.
ALEO
IN
THE
OFFICE
OF
THE
COIJNTY
RECORDER
OF
SAID
COUNTY,
THE
EASTERLY
LINE
OF
SAID
9.00 FOOT
STRIP
BEING
DESCRIBED
AS
FOLLOWS:
BEGINNING
AT
THE
SOUTHEAST
COMER
OF
SAID
LOT
3,·
THENCE
NORTHERLY
ALONG
THE
EAST
LINE
THEREOF,
81.00 FEET
TO
THE
TRUE
POINT
OF
BEGINNING;
THENCE
CON71NUING
NORTHERLY
ALONG
SAID
EAST
LINE
75. 00
FEET.
PRELIMINARY
GRADING
PLAN
NOTE:
THIS
PLAN
IS
PROVIDED
TO
ALLOW
FOR
FULL
AND
ADEQUATE
DISCRETIONARY
REVIEW
OF
A
PROPOSED
DEVELOPMENT
PROJECT.
THE
PROPERTY
OWNER
ACKNOWLEDGES
THAT
ACCEPTANCE
OR
APPROVAL
OF
THIS
PLAN
DOES
NOT
CONSTITUTE
AN
APPROVAL
TO
PERFORM
ANY
GRADING
SHOWN
HEREON,
AND
AGREES
TO
OBTAIN
VALID
GRADING
PERMISSIONS
BEFORE
COMMENCING
SUCH
ACTIVITY.
EASEMENTS: [I]
EXISTING
9'
PORTION
DEDICATED
TO
THE
CITY
OF
EL
CAJON
IN
GRANT
DEED
RECORD
MARCH
15,
1971
AS
FILE
No.
48895
O.R.
FIRE
NOTE
1. ALL
/Nm?CONNECTEO
SMOKE
OETFCTOf/S
SHALL
8£
HARO-MRilJ
MTH
BATTERY
BACK-/IP
PER
CRC
R.J14.4.
2. STR/JCTIJRE
SHALL
HA~
AN
A/IIVAIA
7/C
RRE
SPRINKLER
SYSTEM
INSTALLED
PER
NFPA
1.J-0
STANDAROAND
TlfE
C/Tr"
RRE
COO£.
RR£
SPRINKLER
SYSTEM
PLANS
SHALL
8£
S/IBMITTED
AND
APPROVED
BY
TlfE
CITY
FIRE
A//TlfOHITY,
ANO
TlfE
SYSTEM
SHALL
8£
READY
FOR
HYOROSTA
TIC
TESTING
PRIOR
TO
FRAMING
INSPECTION.
.J.
APPROVED
NIIMBERS
ANO/OR
AOOR£5SES
SHALL
BE
PLACED
ON
ALL
NEWS
.t
EXIS71NG
B/1/Ll)INGS
AS
TO
8£
PLAINL
Y
VISIBLE
.t-
LEGIBLE
FROM
Tift:
STl?EET
OR
ROAOWA
Y
FRON71NG
TlfE
PROPERTY
FROM
EITHER
DIREC710N
OF
APPROACH,
TlfE
AOORESSES
NIIMBERS
SHALL
8£
A
MIN
OF
4"
IN
HEIGHT
MTH
A
1/2"
STROKE.
ANO
SHALL
CONTRAST
MTlf
THE
BACKGROUNO. UTILITY
NOTE
U11l/TY
UNOERGROUNDING
IS
REQUIRED
ALONG
THE
PROJECT
BOUNDARY
IN
ACCOROANCE
MTH
SEC110N
16.52.030(D)
OF
THE
COUNTY
CODE
OF
REGULATORY
ORDINANCES.
A
WAIVER
OF
THESE
REQUIREMENTS
MA
Y
BE
REQUESTED
IN
ACCOROANCE
WITH
BOARD
POLICY
1-92.
EARTHWORK
(PRELIM)
CUT.·
25 CU.
YDS
FILL:
2,600
CU.
YDS
IMPORT.·
2,575
CU.
YDS
.
MAX
CUT
SLOPE
RA
110:
1.5:
IMAX
MAX
FILL
SLOPE
RA
110
2:
IMAX
MAX.
CUT
DEPTH
__{},§__
[FT]
MAX.
FILL
DEPTH
7 [FT]
EXIS11NG
IMPERVIOUS
AREA
......................
2,355
SF
EXIS11NG
PERVIOUS
AREA
.............
.....
...
....
17,745
SF
PROPOSED
IMPERVIOUS
AREA
...................
9,940
SF
(1,744
SF
TRAfflC)
PROPOSEO
PERVIOUS
AREA
......................
10. 160
SF
TOTAL
0/STURBANCE
AREA
......................
20. 100
SF
LEGEND: EXTERIOR
PROPERTY
LINE
INTERIOR
PROPERTY
LINE·
RIGHT
OF
WAY
LINE
STREET
CENTERLINE
EXISTlNG
SEWER
MAIN
EXISTlNG
WATER
MAIN
EXISTlNG
CHAIN
LINK
FENCE
EXISllNG
PLASTIC
FENCE
·
EXISTlNG
SIDEWALK
EXISTlNG
BUILDING
EXISTlNG
POWER
POLE
BUILDING
SETBACK
LINE
EXISTlNG
CONTOUR
·
EXISllNG
SPOT
ELEVATION
·
PROl'OSED
CONTOUR
PRCPOSED
6'
HIGH
WOOD
FENCE
·
PROPOSED
SEWER
LAT.
PROPOSED
WATER
LAT.
PROPOSED
FlRE
HYDRANT
·
LOT
NUMBER
·
PROPOSED
CONCRETE
PRCPOSED
LANDSCAPE
PRIVATE
YARD
LANDSCAPING
·
PRIVATE
STREET
-
ASPHALT
PROPOSED
PERMEABLE
PAVER·
PRCPOSED
RET
WALL
·
-------fr. -----ft
ROW
---s------w----
-<-
>;-X
-~
-
X
v~ • I
43'1.1'.
---6.J~-----s--~® ---w
m
1 ~
:~
•
•••
:...L..J
10:ili
--
~-
..
•.
• ••
•.•.
I
f'//J ;
;=:J
™
SD
W
SMALL POND
464.5 F.F
465.0 PAD
465.5 F.F
464.0 PAD
463.5 PAD
464.0 F.F463.0 PAD
463.5 F.F GARAGE GARAGEGARAGEGARAGEGARAGE
(PRIVATE STREET)
Tentative Subdivision Map
LOT
5 466.0
F.F
465.5PAD
5'
REAR
'7"4f--
YARD
SETBACK PROP.
PORCH
-I
··-
·u
·
·ID
-
4 .O'
VICINITY
MAP
+
59.1 NO
SCALE E)
BLOCK
WALL
+459
.7'
'
' /
.
,-
~
,
•
-,11.J
.,
-4
t.
C
*
·,
-..
-,-
,_
-
--
,
60 .1-
I
I!., I
EX
5Tlf,C
Sf-
:::D
+460
. ,)
(E)
PLASTIC
FENCE
~-,RQPOSED
WHEEL
STOPS
,-•J
jr)
U
,_
D_,
(J
,:
-r
r;
1\
c·•
-r
C'
'-
J
Jl
J
~
/
,._,1
cJJ
I
' JJ
'
'
J-\
J\j
1)
LOT
CURVE
I LINE
TABLE
(l)
BEARING/DELTA
RADIUS
LENGlH
@
N89"44'50"W
-
44.7'
L2
N0112'17•E
--
25.5'
L3
N89'44'50"W
--
7.0'
L4
N89"44'50"W
--
5.0'
L5
N01
"12'17"E
-
25.0'
@
N0112'17"E
--
25.5'
7)
•L
N89'44'50'W
--
26.0'
L8
N0112'17"E
--
21.5'
L9
N89"44'50"W
-
10.0'
1 N89"44'50"W
-
10.0'
' 1
N0112'17.E
-
5.0'
1 N0112'17"E
-
21.5'
1 N89"44'50"W
-
26.0'
1 N0112'17"E
--
25.5'
1 N89"44'50"W
--
5.0'
1 N89"44'50"W
--
7.0'
@
N0112'17"E
--
25.0'
1 N01
"12'17"E
--
25.5'
1 N89'44'so·w
--
39.0'
(2(
N0112'17'E
--
25.5'
@
N89'44'50"W
-
5.0'
(2~
N89"44'50"W
-
7.0'
0 N0112'17"E
-
25.0'
(2
•
N0112'17"E
-
25.5'
I
~
N89"44'5o"w
--
28.6'
l: ,d
N77"34'51"E
..
20.9'
TENTATIVE
SUBDIVISION
MAP
NO.
2023-0011
920
S
MAGNOLIA
AVE
•
cl ,, 5'
SIDE
\
YARD
SETBACK
\
L() -~::,
N89'44'50"W
-1
//4
/
/.fil:::.
~
r,;r;:::z=
~
LOT
4 PROP.
PORCH
/
.~
L6
_-i9.3
I
-a,
•
"
'
'
4 ' 1\A
A
/_
~
I \
,,
/
4 4
"
+460
, (
,•
C1
"
jd
;,:
· ·• LOi
:f.
/
-
4 '
.J
"
~28.0' A
4 -'
4 •
c:\J
G-f
,r.JG
l \;\,
CJ
. .,
,-
\J
/\
r'.l
1'•
'
.r-\J
_J
PROP.
PORCH
•
_,
PROP.
RETAINING
WALL
-
5 0,/51.0
~
+'!fr
1 '
PROP.
PORCH
'
C:XISTI\C
BUI.
c'li'-IG
'.!) ,_ ".C c-
v··
;_,Z,£~
/.'c'Z.·
"
4 460.0
BW
PRO
l
PAVERS
4SO.J
+
E
CISTING
511[=:,
t
'---PROP.
RETAINING
~
WALL
464.0 460.0
BW
5'
SIDE
YARO
SETBACK
.
'
.
'
'---E
*.
PRIVATE
SURFACE
,
ENCROACHMENTS
TO
.BE
REMOVED
~·
"
+
L
R1
/4
463.5
,
,
,
,
461.5
BW
'
(E)
CHAIN
LINK
•
''
'
FENCE
JJ
~
J,
J
' (J) @ @
OF
flJ-\J\J
CI
I CJ
EL
l'./\J
OJ\J
J\;JJ-\P
( 6 0
BEARING/DELTA
58'59"50" 58"59'50"
LOT
NUt.4BER
1 2 3 4 5 A
RADIUS
LENG"IH
28.0'
28.8'
2ao·
28.8'
LOT
TABLE
LOT
GROSS
LOT
NET
AREA
.(S.F).
AREA
(S.F).
2,603
2,603
2,269
2,269
j
2,080
2,080
2,080
2,080
2,433
2,433
8,635
8,635
AP
CONS
U
LTING
CIVJL
ENGINEE
RI
NG
-WATE
R
RESO
U
RCES
PLANN
IN
G
Tel
. 619-227-8941
2371
Fenton
Street
, Suite
100
Chula
Vista
, CA
91914
,.,,__1',:
7 Oj
-1:
'
[_
" '
"
SCALE:
1"
=
10'
P/L
PROPOSED
10'
RIBO GUITTR
2.0% -
-==I 1-
I=
BASE
PER
GEOTEC
,
-~n-' I Ir=,
'
RECOt.4MENDATIONS
PROP.
8"
PV
WATER
t.4AIN
'
'·
"
.;,/·
,/,:.·:c/////.··,·.p
\
'
.5'
PRIVATE
ROAD
L
10'
4'
8'
' • '
.
• '
LANDSCAPE
;.
,. % /' ,l,
,~
---""-
PROPOSED
BUILDING
GARAGE
E/
IST
I\.IC
[UL
~:I\IG
/, 1/ 1/
p
// /1---'5"'.o'-·
-1
1/ 1/ /,
OP.
FENCE
MOUNTED
ON
RETAINING
WALL
(EMBED
POSTS
INTO
WALL)
.. /
( E)
BLOCK
RET
WALL
I
3'
9 11
11'
/;
·-m:
~~~,
-J:i11j1-~--~•~,"fi1
,_ITT,
-----f~=========~=
l~
l l~I ti l~I ffi1~11 ~I
l~I
I I)
--...-1CRQP.
PERMEABLE
-
l i' 11,W
II',,
-1
,II~
PAVEMENT/PAVER
sro~ALK
11.5'
2.f
f-ROP.
8"
PVC
SEWER
MAIN
SITE
TYPICAL
SECTION
NO
SCALE
/
'
.J+461
.1
4 2'X3'
RIP
RAP
MA
(N)
3'
WIDE
"
t.4ETAL
GA
+
4hl
~L
P~OP.
l'UK\;H
;
"
.,
---+-I
j...
, I I, I
"" w
I
t::: =,
"' ~
~
~ Q··1
µ
0 . I
X W
j
5.5'
10.0'
; I
~; --· CJ Cc'.. =, 'u X w
(E)
POWER
POLE
--,.-,,+ii
f+-PROP.
PCC
SIDEWALK
T
--+-'-~
01-+-
:11-+--
s --
s --
s --
s
·•o
~
z:
:;;.; -22.0'
'-,.,+++--
PROP.
PCC
DRIVEWAY
PER
SDRSD
G-26
(MODIFIED)
r U1 I
4 r
.. ,
"
C
L
.,-,
[._ (_) >
..
\ ltl~--w--
W--
W--W-+--
w_J
-~
"i<•:--
~,-
-rltl
_[_
3.0'
'f'
I
IX.
-
IJW
~
9.0'
I
>< w
1 D.O'
Ii I <t.
T X w
4133
.1
8~
~
~o~---------------""'----------------lo::O o::
1----------'4"2'-·--,=------l------~-"""'2'-·-------l
32'
32'
,-: en rj
10'
5.0' '-EX. SIDEWALK
'--EX.
C&G
TYPICAL
SECTION
S
MAGNOLIA
AVE
NO
SCALE
z <( "' 1::::'.: u I<( $ u
SHEET
1 OF
1 SITE
ADDRESS
ENGINEER
OF
WORK
920
S
MAGNOLIA
A
1,£"
£1.
CAJON,
CA
92020
Udpy
4/15/2024
OWNER:
VICTOR
RODRIGUEZ
FERNANDEZ
~
RCE
35373
DATE
INVESTMENT
PIONEER
LLC
289
1,E"RNON
WA
Y,
£1.
CAJON,
CA
92020
4/15/2024
DATE
LEGAL
DESCRIPTION:
All
THAT
PORTION
OF
LOT
3 IN
BLOCK
2 OF
THE
S/JBD/"15/0N
OF
TRACTS
"£"
ANO
·r
OF
THE
RANCHO
£1.
CAJON,
IN
THE
CITY
OF
£1.
CAJON,
COUNTY
OF
SAN
DIEGO,
STA
TE
OF
CALIFORNIA,
ACCORDING
TO
THE
MAP
THEREOF
NO.
150,
ALEO
IN
THE
OFACE
OF
THE
RECORDER
OF
SA/0
SAN
0/EGO
COUNTY
MAY
6,
1893,
OESCRIBEO
AS
FOUOWS.· BEGINNING
AT
A
POINT
ON
THE
EAST
LINE
OF
SA/0
LOT
3 HHICH
JS
0/STANT
THEREON
81 FEET
NORTH
FROM
THE
SOUTHEAST
CORNER
THEREOF;
THENCE
~ST
ALONG
A
LINE
PARALLEL
WITH
ANO
0/STANT
81 FEET
NORTH
OF
THE
SOUTH
LINE
OF
SA/0
LOT
3 A
0/STANCE
OF
217
FEET;
THENCE
NORTH
ALONG
A
LINE
PARALLEL
WITH
SA/0
EAST
LINE
OF
SA/0
LOT,
75 FEET
TO
A
POINT
ON
THE
SOUTH
LINE
OF
A
PARCEL
OF
LANO
CON!,E"'r'EO
TO
GEORGE
E.
DARLING
ANO
WIFE
BY
0££0
OA
TEO
NOVEMBER
19,
1926,
ANO
RECOROEO
IN
BOOK
1305,
PAGE
37 OF
OEEOS;
THENCE
EAST
ALONG
A
LINE
PARALLEL
WITH
SA/0
SOUTH
LINE
OF
SA/0
LOT
3 ANO
BEING
ALONG
THE
SOUTH
LINE
OF
SA/0
PARCEL
SO
CON!,E"YEO
TO
DARLING
277
FEET
TO
THE
SOUTHEAST
CORNER
THEREOF,
BEING
A
POINT
ON
SA/0
EAST
LINE
OF
SA/0
LOT,
THENCE
SO/JTH
ALONG
SA/0
EAST
LINE
75 FEET
TO
THE
POINT
OF
BEGINNING.
EXCEPTING
THEREFROM
THAT
PORTION
GRANTED
TO
CITY
OF
£1.
CAJON
IN
GRANT
OEEO
RECOROEO
MARCH
15,
1971,
AS
ALE
NO.
48895,
OF
OFFICIAL
RECORDS,
MORE
PART/C/JLARL
Y
OESCRIBEO
AS
FOLLOWS:
A
STRIP
OF
LANO
9.00 FEET
IN
WIOTH
IN-LOT
3 BLOCK
2 OF
THE
SUBOIVISION
OF
TRACTS
"E"
ANO
"F•
OF
THE
RANCHO
El
CAJON,
IN
THE
CITY
OF
£1.
CAJON,
COUNTY:
OF
SAN
0/EGO,
STATE
OF
CALIFORNIA.
ACCORDING
TO
MAP
THERE
NO.
750,
ALEO
IN
THE
Off/CE
OF
THE
COUNTY
RECORDER
OF
SA/0
COUNTY,
THE
EASTERLY
LINE
OF
SAID
9.00 FOOT
STRIP
BEING
OESCR/BEO
AS
FOLLOWS:
BEGINNING
AT
THE
SOUTHEAST
COMER
OF
SA/0
LOT
J.·
THENCE
NORTHERLY
ALONG
THE
EAST
LINE
THEREOF,
81.00 FEET
TO
THE
TR/JE
POINT
OF
BEGINNING;
THENCE
CONT/N/J/NG
NORTHERLY
ALONG
SA/0
EAST
LINE
75.00 FEET.
BENCHMARK STD
BRASS
CAP
T/C
E
CB
RET.
NORTHEAST
CORNER
FROM
CHASE
A
l,f;
ANO
SUNSHINE. £1.EV=472.810
MSL
;
DA
T1J.
·
NA
VD88;
CITY
OF
£1.
CAJON
l,E"RTICAL
CONTROL.
EASEMENTS: II]
EXISTING
9'
PORTION
DEDICATED
TO
THE
CITY
OF
EL
CAJON
IN
GRANT
DEED
RECORD
MARCH
15,
1971
/>S
FILE
No.
48895
O.R.
GENERAL
NOTES:
1. lHE
COMPLETE
TAX
ASSESSOR'S
PARCEL
NUMBER
IS:
492-332-39-00.
2. TOTAL
NUt.4BER
OF
LOTS
PROPOSED:
6 LOTS
3. TOTAL
AREA
IS
0.461
ACRES
GROSS
4. ZONING:
RM-2200
(RESIDENTIAL,
MULTI-FAMILY)
5. COMMUNITY
PLAN
AREA:
EL
CAJON
6. STREET:
S.
MAGNOLIA
AVE.
7. ASSOCIA1ED
PERMITS:
PUD-2023-0004)
8. STATUS
OF
EXISTING
LEGAL
ACCESS
TO
SUB..ECT
PROPERTY:
S.
MAGNOLIA
AVE
..
IS
A
DEDICATED
IMPROVED
STREET
9. WATER
SOURCE/WATER
DISTRICT:
HELIX
WATER
DISlRICT
10. SEWER
DISTRICT:
CITY
OF
EL
CAJON
11. FIRE
DISTRICT:
HEARTLAND
FIRE
RESCUE
12. SCHOOL
DISTRICT(S):
EL
CAJON
SCHOOL
DISTRICT
13. TOPO
SURVEY:
FIELD
t.4EASUREMENTS
PERFORt.4ED
ON
SEPTEMBER
2023.
14. MINIMUt.4
SETBACKS
REQUIRED:
FRONT=10'
SIDE=5'
REAR=5'
15. STREET
LIGHTS:
AS
REQUIRED
BY
CITY
OF
EL
CAJON
16. "IHIS
PLAN
IS
PROVIDED
TO
ALLOW
FOR
FULL
AND
ADEQUATE
DISCRETIONARY
REVIEW
OF
A
PROPOSED
DEVELOPMENT
PROJECT.
lHE
PROPERTY
OWNER
ACKNOWLEDGES
lHAT
ACCEPTANCE
OR
APPROVAL
OF
lHIS
PLAN
DOES
NOT
CONSTITUTE
AN
APPROVAL
TO
PERFORM
ANY
GRADING
SHOWN
HEREON,
AND
AGREES
TO
OBTAIN
A
VALID
GRADING
PERMIT
BEFORE
COMMENCING
SUCH
ACTIVITY.
GRADING
SHOWN
HEREON
FOR
DESIGN
PURPOSES
ONLY.
NO
GRADING
PROPOSED
AS
APART
OF
"IHIS
APPLICATION.
17. APPROXIMATE
EARlHWORK
GRADING
FOR
lHIS
PROJECT:
CUT=
25 C.Y.
FILL=
2,600
C.Y.
IMPORT
2575
C.
Y.
18. lHERE
ARE
NO
TREES
OVER
20 FEET
ON
lHE
PROPERTY.
19. lHE
NUMBER
OF
EXISTING
LEGAL
LOTS
IS:
ONE
20. CHAPTER
16.52 REQUIRES
UTILITIES
ADJACENT
TO
THE
SUBDIVISION
TO
BE
RELOCATED
UNDERGROUND.
21. REVIEW
REQUIRED
FOR
FENCE
OI/IER
RETAINING
WALL
UNDER
SEPARATE
PERMIT.
22. WALLS
PROTECTING
FILLS
lHAT
ARE
IN
EXCESS
OF
6'
AS
MEASURED
FROM
"IHE
LOWER
ADJACENT
GRADE
MUST
CONSIDER
SAFETY
AND
SIGHT
DISTANCE
AS
WELL
AS
AESTHETICS
AND
INPUT
FROM
NEIGHBORS.
LEGEND: EXTERIOR
PROPERTY
LINE
-
INTERIOR
PROPERTY
LINE·
RIGHT
OF
WAY
LINE
STREET
CENTERLINE
EXISTING
SEWER
t.4AIN
EXISTING
WATER
MAIN
EXISTING
CHAIN
LINK
FENCE
EXISTING
PLASTIC
FENCE
·
EXISTING
SIDEWALK
EXISTING
BUILDING
EXISTING
POWER
POLE
BUILDING
SEfBACK
LINE
·
EXISTING
CONTOUR
·
·
EXISTING
SPOT
ELEVATION
·
PROPOSED
CONTOUR
·
PROPOSED
6'
HIGH
WOOD
FENCE
·
PROPOSED
SEWER
LAT.
PROPOSED
WATER
LAT.
PROPOSED
FIRE
HYDRANT
·
LOT
NUMBER
·
-
·
PROPOSED
CONCREfE
PROPOSED
LANDSCAPE
PRIVATE
YARD
LANDSCAPING
·
PRIVATE
STREEf
-
/>SPHALT
PROPOSED
PERMEABLE
PAVER
·
PROPOSED
REf
WALL
·
·
-------It. -----It
ROW
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w
1 E-C"C"
I.S
•••
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c/ /
1 ; :/7
~Al
Magnolia Park Grading Plan No. 430
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REPORT OF EXISTING ÅND
REQUIRED
STREET AND ALLEY IMPROVEMENTS
Date: In Out
JOB ADDRESS fgp Magnolia
OWNER
® mo r row
LEGAL
C.
MAILING ADDRESS
11 amino Del Rio S
a
PHONE NUMBER
BUILDING DEPARTMENT ew
uilding Alteration
Occupancy 8-/ /
Zone
f f 3 Date
Ó0 Checked
by
(a) UNDERGROUNDING OF UTILITIES: Service
Existing
Require
PUBLIC WORKS DEPARTMENT
-
Reference Ordinance No.
3368
(b) IMPROVEMENTS
Existing Required omments
1. Curbs & Gutters
2. Sidewalks
3. Street
Paving
4. Alley
5. Drainage
T.
Driveway Approach
Uu 2 6
#9 adN
8. Pavement Transition
9. Other th
) /Ó
st
)0-7 f
7S K
7 10. Bond $stimate 1 9
------------
Date:
N
77 2P
RIGHT-0F-WAY
Director f PtÉ1fe Wo 1
FIRE DEPARTMENT
.
(c) FIRE HYDRANT:
Existing Required Date
Fire Chief
INAL APPROVAL: All
required improvements have been
completed.
Final
inspection can now be
approved.
ept. of
blic Works
Planning Dept. Fire
Dept.
ate
Date
Date
3368
Ordinance No .
S ≠City of El
Cajon, requires that a
property owner
constructing a new
building,
or
any alteggtma, addition or
expansion of a
building
with an
improvement
valuation
exceeding $%rSSR shall install the
required street or
alley improvements prior
to final
inspection of the
building. The
City Manager may waive, modify or
deny submitted
waiver
applications. The
applicant has
right
to
appeal to
City Council.
( Waiver Form
Received
by
Utilities to
Required Imp