Agenda packet, first session — El Cajon City Council, August 13, 2024 (part 1 of 2)

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El Cajon, CA 92020
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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
AUGUST 13, 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. Lennar Townhomes

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;

3. Moves to ADOPT the next Resolution, in order, APPROVING Site Development Plan Permit No. 2023-0009, subject to conditions; and

4. Moves to ADOPT the next Resolution, in order, APPROVING Tentative Subdivision Map No. 2023-0011, subject to conditions.

5. 101. Cajon View Five-lot Subdivision

RECOMMENDATION:

That the City Council:

Conducts the public hearing;1.

MOVES to adopt the next Resolution, in order, ADOPTING the Mitigated Negative Declaration; and

2. MOVES to adopt the next Resolutions, in order, APPROVING SP-2023-0003 and TSM-2022-0008, subject to conditions.

3. 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 13th day of August 2024, is adjourned to Tuesday, September 10, 2024, at 3:00 p.m.

City Council
Agenda Report
Agenda Item 100.

DATE: 08/13/2024
TO: Honorable Mayor and City Councilmembers
FROM: Noah Alvey, Deputy Director of Community Development SUBJECT: Lennar Townhomes
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;3.

Moves to ADOPT the next Resolution, in order, APPROVING Site Development Plan Permit No. 2023-0009, 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 132 new market rate condominium townhomes for homeownership across a 6.39 net acre site partially developed with commercial buildings on East Main Street between North Mollison Avenue and North First Street. The proposed project requires a Site Development Plan Permit (“SDP”) for the development of 132 residential units and a Tentative Subdivision Map (“TSM”) for a common interest condominium subdivision. The project requests Administrative Relief for proposed reductions to off-street parking rates and drive aisle dimensions, deviations from design standards for upper floor transparency and frontage activation features, and increased building height.

BACKGROUND:

General Plan: General Commercial ("GC")
Specific Plan: None
Zone: General Commercial (“C-G”); Mixed-Use Overlay Zone (“M-U”) Other City Plan(s): N/A
Regional and State Plan(s): N/A
Notable State Law(s): Subdivision Map Act, No Net Loss Law Applicant: Lennar Homes
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Project Site & Constraints
The subject property is a large, nearly square site comprised of two (2) lots totaling 6.39 net acres situated on the north side of East Main Street between North Mollison Avenue and North First Street. The site is primarily in a disturbed, vacant condition though the southeast corner is developed with two small attached commercial buildings totaling approximately 3,000 square feet and an associated parking area. Existing improvements and structures would be demolished with site development. The site generally slopes from the southeast to the northwest away from East Main Street but is otherwise free of known constraints or unusual conditions.

Surrounding Context
The property surrounding the project site are developed and zoned as follows:

Direction Zones Land Uses
North RS-6 El Cajon Valley High School
South (across Main
Street)
C-G; C-N Religious Facility & Community Center – Salvation Army
East C-G; M-U Various Commercial
West C-G;
RS-6
Trailer Park & Multi-family residential
General Plan
The project site is designated General Commercial in the General Plan. The GC land use designation is intended for a variety of general retail commercial and office uses.

With respect to housing, 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 homeownership, and removing governmental constraints on housing development in Objectives 5-1, 5-3, and 5-4 respectively.

It is important to note that the subject property is identified in the 2021-2029 Housing Element Residential Sites Inventory. In accordance with State Law, the Residential Sites Inventory identifies and catalogs properties with residential development capacity sufficient to accommodate the City’s housing needs determined by the Regional Housing Needs Assessment ("RHNA"). Consistent with California Government Code section 65863 (“no net loss”) and Housing Element Program 1, the City must evaluate projects on these identified sites and demonstrate that adequate capacity is maintained or identify replacement sites to ensure “no net loss” of residential capacity. Required findings are outlined below and included with the proposed SDP Permit resolution.

Zoning Code/Subdivision Ordinance
The subject property is within the C-G zone, which is consistent with the GC General Plan designation. This zone generally is intended to provide a full range of general commercial uses and may occur in close proximity to residential areas.

I
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Additionally, the property is within the M-U Overlay Zone. This zone is an added layer of opportunity that allows residential and/or mixed-use development in select commercial zones.

The M-U Overlay Zone permits up to 40 dwelling units per acre through a Site Development Plan Permit, where applicable. El Cajon Municipal Code ("ECMC") Chapter 17.65, requires an SDP Permit for the development of four (4) or more residential units which can be approved by the Director of Community Development or elevated to the Planning Commission or City Council for decision.

The subdivision of real property requires a Tentative Subdivision Map in accordance with ECMC Chapter 16.12. The proposed one-lot condominium map will result in the division of airspace for the 132 condominium townhomes. 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 (ECMC Title 16).

As a common interest multi-family subdivision, the project must also comply with the Common Interest Development standards found in ECMC section 17.125.110, which require the establishment of a Homeowner's Association (“HOA”) and recordation of Covenants, Conditions, and Restrictions (“CC&Rs”) to ensure continued maintenance of all common ownership areas and amenities.

DISCUSSION
Project
The residential community comprises 23 individual townhome buildings, containing between four (4) and eight (8) units apiece. Each unit has a two-car garage. Four (4) of these townhome buildings, containing a total of 18 units, front on East Main Street and include front doors and patio entries enclosed by decorative garden walls oriented toward the public right-of-way. All project units open onto interior sidewalks and street trees are provided along East Main Street and the interior private streets as well.

A decorative project entrance with a 30-foot-wide private driveway near the midpoint of the project frontage provides both vehicle and pedestrian access from East Main Street to a small network of private drives, courts, and pedestrian paths that connect to project residences and common areas. All access ways and turnarounds necessary to provide appropriate Fire Department access in accordance with the California Fire Code are accommodated.

A central recreation area is located between three (3) residential buildings and there are appurtenant drive aisles to the north of the project entry and adjacent visitor parking. The central common recreational area includes a playground, ping pong table, seating area with shade structure and barbecues. Additional common recreational spaces with seating for passive use are grouped at the north end of the project and include two open turf areas and two additional courtyards. All recreational areas include landscaping and trees.

Project grading is anticipated to include approximately 25,000 cubic yards of imported soils to provide adequate elevation to permit gravity flow of the private sewer and storm water systems to receiving public infrastructure. In order to achieve this, large fills are proposed across the rear half of the site with maximum fill heights of nearly eight (8) feet at the northwest corner of the site and with retaining wall heights of seven (7) feet along the northerly property line.

A six (6) foot high split face block wall is proposed between residential buildings along the East Main Street frontage and along the easterly property line separating the community from the adjacent commercial property. Six (6) foot high vinyl fencing is proposed along the westerly and northerly property lines. Vinyl fencing along the westerly property line is setback approximately five (5) feet from site retaining walls to provide a landscape buffer along the westerly project limit.

It is important to note that project drainage systems connect to the public storm drain system on North Mollison Avenue as East Main Street in the project frontage lacks appropriate infrastructure. The proposed drainage system instead collects storm water on both the site and adjacent commercial property to the east and drains it through a proposed 32-inch storm drain pipe to East Mollison Avenue across the El Cajon Valley High School Property. This proposed system also incorporates drainage improvements for the El Cajon Valley High School property.

A condition of approval is included requiring appropriate easements, agreements, and/or instruments to permit the proposed system over separate private property and the high school property.

Design and Architecture
Proposed project buildings are configured in two (2) distinct formats called “Carriage Townhomes” and “Rear Loaded Townhomes”. The Carriage Townhomes include three (3) floor plan types while the Rear Loaded Townhomes feature six (6) plan types as detailed in the table below. It should be noted that two variants modifying living area are provided for both the Carriage Townhomes Plan 3 and the Rear Loaded Townhomes Plan 6 to accommodate building services (power, telecom etc.) and façade articulations. All units include a two-car garage in side-by-side and tandem configurations. Decks with a minimum area of 46 square feet are provided for all units.

Building Format Plan Living Area Garage Count
Carriage
Townhomes
1 2 Bedroom, 2.5 Bath, 1,398 sq. ft. 524 sq. ft. Side-by-side 20 2 2 Bedroom, 2.5 Bath, 1,683 sq. ft. 504 sq. ft. Side-by-side 4 3 3 Bedrooms, 3.5 Bath, 1,807-1,897
sq. ft.
488 sq. ft. Side-by-side 48
Rear Loaded
Townhomes
1 2 Bedroom, 2.5 Bath, 1,206 sq. ft. 496 sq. ft. Side-by-side 7 2 2 Bedroom, 2.5 Bath, 1,284 sq. ft. 496 sq. ft. Side-by-side 7 3 2 Bedroom, 2.5 Bath, 1,329 sq. ft. 606 sq. ft. Tandem 7 4 3 Bedroom, 2.5 Bath, 1,573 sq. ft. 520 sq. ft. Tandem 7 5 3 Bedroom, 2.5 Bath, 1,687 sq. ft. 440 sq. ft. Side-by-side 15 6 4 Bedroom, 3.5 Bath 1,766-1,782 sq.
ft.
462 sq. ft. Side-by-side 17
ECMC Architectural Guidelines outline basic design principles to improve the appearance of buildings in the community, using quality and compatibility with surroundings as primary considerations. Conversely, the M-U Overlay Zone Design Standards use objective criteria to enhance the design and compatibility of projects within the M-U Overlay.

All project buildings are three (3) stories with heights ranging between 36 feet 9 inches and 37 feet 10 inches. Buildings are contemporary in design and incorporate stucco, horizontal siding, and board and batten siding elements. Colors are primarily contemporary whites and grays with muted blue, green, and brown accents, although units facing East Main Street include bright red, blue, or gold front entry doors. Design continuity and visual interest is enhanced across all elevations with additional architectural details such as foam trim banding and windows with decorative sills and trims. Pitched asphalt composite shingle roofs are proposed across project buildings which are generally well articulated with two (2) feet of relief or projection across at least 20 percent of every building face. Carriage Townhomes notably include hipped roofs that slope down toward left and right elevations to reduce overall bulk as these buildings are primarily situated along interior lot lines.

The project is consistent overall with architectural guidelines in ECMC Chapter 17.180. It should be observed, however, that cementitious tile roofing is a historical requirement of Planning Commission and City Council approvals. Consequently, a condition requiring such roofing is in the draft resolution to ensure project buildings improve the long-term appearance of the community. Staff also encouraged the applicant to consider implementing stepped massing uniformly along property lines developed with adjacent residential uses. The applicant instead proposes increased setbacks, a landscape buffer, and hipped roof to reduce the apparent mass of the structure from the mobile home park to the adjacent west.

The objective criteria outlined in the M-U Overlay Zone Design Standards are also generally implemented. Yet, unlike the Architectural Guidelines, these criteria involve no personal or subjective judgment and apply as codified. It is important to note that M-U Overlay Zone Design Standards generally anticipate mixed-use and multi-family apartment buildings consistent with M-U Overlay Zone land use permissions. Of the 11 applicable criteria, the project requests Administrative Relief from the following two (2):

Upper Floor Transparency - Section 17.135.120(E)(2) - Thirty percent (30%) upper story transparency must be provided for Main Street facing building façades and 20% upper story transparency for all other elevations. Rear Loaded Townhome elevations propose between 23 and 24% along East Main Street and between 13 and 29% transparency on private streets. Carriage Unit Townhome units provide between 16% and 39% transparency facing private drives.

Frontage Activation – Section 17.135.120(G)(2) - Building façades fronting a public or private right-of-way must provide at least two activation features, such as arcades, balconies, and awnings, meeting minimum specifications. The East Main Street façades of the Rear Loaded Townhomes are adequately appointed, but all other elevations do not meet required specifications.

Development Standards
Development
Standard M-U Overlay Proposed Project
Lot Requirements No Minimum @ 40 DU/AC One 6.39 net acre Lot with 132 Airspace Units
Setbacks
Front – 10 ft. max
Interior – 0 ft.; 5 ft. at RS-6 zone
portion of westerly lot line,
Rear – 10 ft.

Front – 5 ft.

Interior – 14 ft. min. at westerly lot line,
8 ft. min. at easterly lot line.

Rear – 11 ft. min.

Building Height
45 ft.; 35 ft. within 100 ft. of
RS-6 portion of westerly lot line
zone
37 ft. 10 in. max; 37 ft. 10 in. within 100
ft. of RS-6
Waste Collection Building Interior or Trash
Enclosure Building Interior
29, 700 sq. ft. (225 sq. ft. per
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Open Space and
Recreation Areas
29, 700 sq. ft. (225 sq. ft. per
unit);
4,752 sq. ft. common active
recreational amenity (36 sq. ft.
per unit)
36,982 sq. ft. total;
11,500 sq. ft. common active
recreational amenity
As detailed in the table above, the proposed SDP largely complies with applicable M-U Overlay Zone Development Standards except heights within 100 feet of the RS-6 zone. Administrative Relief is requested as detailed below.

Parking and Circulation
Residential developments in the M-U Overlay Zone must satisfy ECMC Chapter 17.185 parking standards for the Residential, multi-family, high-rise ("RM-HR") zone. Based on RM-HR rates, the total off-street parking requirement is 307 spaces.

The project requests Administrative Relief and proposes 292 off-street parking spaces, including a two-car garage for each unit and an additional 28 off-street spaces. All proposed spaces are of standard dimensions. Consistent with M-U Overlay requirements, proposed spaces are at the project interior clustered around the central recreation area and adjacent private drives. Bicycle racks with capacity for eight bicycles are also provided at the central common recreation area.

Internal project driveways range between 16 feet and 24 feet. With the exception of “PVT. DR.

Aisle ‘L’,” all driveways labeled with “PVT. DR.” in project plans include dimensions of either 16 feet or 20 feet, if necessary to meet California Fire Code Fire Department Access requirements, and to accommodate contiguous sidewalks. Portions of Private Drives F and G are likewise reduced to 20 feet at their ends along interior property lines. These driveway segments are consistent with the RM-HR standard of 16 feet for driveways serving between three (3) to five (5) units on segments less than 150 feet rather than the applicable RM-HR standard of 22 feet required to serve six (6) or more units. Unobstructed back up maneuvering space of 24 feet is maintained as adjacent sidewalks include rolled curbs. Administrative Relief is requested as detailed below.

Administrative Relief
The M-U Overlay Zone includes provisions allowing for relief from parking and other development standards if the decision- making body finds that sufficient evidence is furnished to demonstrate that requested deviations will not negatively impact project appearance or burden adjacent uses. The application includes a request for Administrative Relief jointly prepared by the applicant, project engineer, and project architect, for the aforementioned reductions to off-street parking rates and drive aisle dimensions; deviations from design standards for upper floor transparency and frontage activation features; and increased building height. The request for Administrative Relief is attached to this Agenda Report.

The request asserts that Administrative Relief from the highlighted provisions will not result in negative impacts to the project's appearance or burden any adjacent uses and that the requests are necessary to achieve practical site and unit design. Among its key observations are that:

The project employs increased setbacks, a landscaped buffer, and hipped roofs to reduce the apparent height of structures along the westerly property line.

Two additional color variants are provided along the frontage to enhance visual interest. •
•
Substandard activation features facing public and private streets will not affect adjacent uses because of the dense nature of the project.

Parking is available in the project frontage and the City of El Cajon Sustainability Initiative seeks to encourage Development in Mixed-Use Residential Overlay with parking reductions or deviations from development standards in such areas.

Reduced private driveway dimensions facilitate the inclusion of sidewalks, which enhance pedestrian safety.

Staff believes that application materials and plans included with the application are sufficient evidence to demonstrate that the findings necessary to grant administrative relief can be made as detailed below and in the proposed Site Development Plan resolution.

Public Improvements
East Main Street will be improved consistent with City Standards as a part of the proposed project. Full height curb, gutter, and Portland Concrete Cement sidewalks are required across the frontage and the proposed driveway will be constructed in accordance with regional standards. The existing bus shelter will be shifted within the project frontage to accommodate unit entrances in compliance with San Diego Metropolitan Transit System standards and a new manhole is shown at the connection with the public sewer.

There is an existing streetlight along East Main Street in the project frontage and there are no overhead utility poles in the right-of-way. The existing East Main Street configuration, including two-way left turn lane, is sufficient and will remain. No other improvements are necessary or proposed.

Improvements to the City storm drain system would also be required in North Mollison Avenue to accommodate project drainage across the El Cajon Valley High School property.

Improvements include a new 60-inch manhole at the point of connection to the storm drain system in North Mollison Avenue and increasing the adjacent pipe segment to 36 inches.

PLANNING COMMISSION RECOMMENDATION:

On July 16, 2024, the El Cajon Planning Commission ("Commission") held a public hearing for the proposed project. There were two public speakers in addition to the project applicant. One speaker voiced parking concerns referencing limited availability of parking on Main Street and the likelihood that the number of cars per unit would exceed available garaged parking. The other speaker spoke in support, citing potential housing market and local business benefits related to additional for-sale housing opportunities and revitalization of the neighborhood.

The Commission generally expressed support for the proposed project on the vacant property.

The combined height of the retaining wall and screening fence along the northerly property line facing El Cajon Valley High School was also articulated. The Commission ultimately voted 5-0 to adopt Resolution Nos. 11145, 11146, and 11147, recommending City Council approval of the project and accompanying CEQA determination.

FINDINGS:

Site Development Plan Permit No. 2023-0009
A. The proposed project is consistent with applicable goals, policies and programs of the General Plan, any applicable specific plan or regional planning document. •
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The proposed project is consistent with the planned land uses in the Mixed-Use Overlay Zone and is proposing residential development on a site identified in the 2021-2029 Housing Element Residential Sites Inventory. The project features townhomes for homeownership with recreational and gathering space amenities thus enhancing an existing vacant and underutilized site and expanding opportunities for homeownership consistent with General Plan Objectives 5-1 and 5-3.

B. The proposed site plan and building design are consistent with all applicable City ordinances and policies.

The proposed project is consistent with applicable El Cajon Municipal Code standards with Administrative Relief as authorized in the Mixed-Use Overlay Zone. The approval of Administrative Relief is further consistent with General Plan Objective 5-4 which seeks to reduce governmental constraints on housing development and 2020 Sustainability Initiative Measure T-7 allowing for parking reductions, or deviations from development standards, for developments in the Mixed-Use Residential Overlay Areas.

C. Easements and rights-of-way are recognized and respected on the site development plan.

The accompanying Tentative Subdivision Map will consolidate the parcels and vacate or establish new easements as necessary. Improvements to East Main Street and North Mollison Avenue are included as conditions of approval.

D. Public improvements will be completed, maintained and upgraded in accordance with public improvement thresholds.

East Main Street will be improved with full height curb, gutter, and Portland Concrete Cement sidewalks, and a regional standard driveway. A manhole will also be installed at the point of connection to the public sewer in the project frontage. Improvements to the City storm drain system in North Mollison Avenue are required and include a new 60-inch manhole at the point of connection to the storm drain system and upsizing of the adjacent pipe segment to 36 inches in diameter.

E. The proposed density is consistent with the adopted general plan, including the housing element.

Development of the site at residential density below the housing capacity assumed for the site in the 2021-2029 Housing Element Residential Sites Inventory is consistent with the General Plan and Housing Element. 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. Objective 5 of the Housing Element further encourages the removal of governmental constraints for housing development and Policy 5-3 to facilitate development plan processing for residential construction.

F. The remaining sites identified in the housing element are adequate to meet the requirements of Government Code section 65583.2 and to accommodate the jurisdiction’s share of the regional housing need pursuant to section 65584. The finding shall include a quantification of the remaining unmet need for the jurisdiction’s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level.

The Residential Sites Inventory anticipates a total of 209 units at levels affordable to Very Low and Low Income households for the subject property based on its developable density. The Housing Element Residential Sites Inventory has an 897-unit surplus capacity for Very Low and Low Income categories. The City has not approved any other projects on sites included in the Residential Sites at densities less than those anticipated in the 2021-2029 Housing Element and consequently an aggregate surplus of 688 units in the Residential Sites Inventory remains for the Very Low and Low Income categories after accounting for the proposed project at Moderate Income densities.

Requests for Administrative Relief with SDP No. 2023-0009 G. The request will not negatively impact the appearance of the project site or the surrounding properties.

Design Administrative Relief is confined to the project interior or is compensated for by providing surplus design relief and/or projections along exterior elevations. Further, additional building height within 100 feet of the RS-6 zone property does not meaningfully alter ultimate site buildout or massing as proposed structures are permitted by right at the proposed heights across the majority of the project site, including along portions of the mobile home park that are in the General Commercial zoning district.

H. The proposed project will not adversely impact and will not place undue burden on adjacent uses.

The proposed off-street parking rate of 2.21 spaces per unit is consistent with recent townhome development approvals in the City and exceeds the off-street parking rate of SDP No. 2021-0001 at 300 El Cajon Boulevard. Additionally, the adopted 2020 Sustainability Initiative encourages development in the Mixed-Use Overlay Zone and includes Action T-7.2 that seeks to reduce parking in M-U Overlay projects by 40%, which would result in off-street parking requirement of 184 spaces for the project. Moreover, reduced interior drive aisles remain consistent with other Mixed-Use Overlay Zone standards for drive aisles and thus functionality would not be impaired such as to create exterior impacts.

I. Supporting evidence provided by the applicant is acceptable and sufficient to approve the administrative relief, which may include but is not limited to a traffic impact study, parking study, or other study or analysis prepared by a certified expert licensed to prepare such work.

Application materials and plans included with the application are sufficient evidence to demonstrate that the request for Administrative Relief may be granted. The Site Development Plan and Tentative Subdivision Map and architectural plans are prepared by licensed professional engineers and architects.

Tentative Subdivision Map No. 2023-0013
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.

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 is surrounded by urban land uses and is void of rare or high-quality vegetation communities or wetlands. 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 ocean. Further, there are no known recognized environmental conditions at the site.

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 project is a subsequent activity under the scope of the previously certified Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030, pursuant to California Environmental Quality Act ("CEQA") Guidelines section 15168. The project is consistent with the planned land use for the subject site and no new impacts to the site were identified. The project will comply with the mitigation framework, and all required mitigation measures are proposed as conditions of approval.

PUBLIC NOTICE & INPUT:

The notice of public hearing was published in the East County Californian on July 5, 2024 and mailed the same the day 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 the City Council conditionally approve SDP-2023-0009 and TSM-2023-0013. The proposed market rate residential development results in the redevelopment of an underutilized parcel and increases housing and homeownership opportunities in El Cajon in conformance with General Plan and Housing Element goals.

Prepared By: Noah Alvey, Deputy Director of Community Development Reviewed By: Anthony Shute, Director of Community Development Approved By: Graham Mitchell, City Manager
Attachments
Resolution - CEQA Determination
Resolution - SDP
Resolution - TSM
Planning Commission Resolution 11145
Planning Commission Resolution 11146
Planning Commission Resolution 11147
Public Hearing Notice/Location Map
Application and Disclosure Statement
Request for Administrative Relief
Site Development Plan and Tentative Subdivision Map
Conceptual Landscape Plan
Rear Loaded Townhomes Conceptual Drawings
Carriage Townhomes Conceptual Drawings
Environmental Checklist

Page 1 of 2 ends

RESOLUTION NO. ___-24

A RESOLUTION APPROVING THE SUBSEQUENT ACTIVITY

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
DETERMINATION FOR SITE DEVELOPMENT PLAN PERMIT NO. 2023- 0009 AND TENTATIVE SUBDIVISION MAP NO. 2023-0013 FOR A 132

UNIT CONDOMINIUM TOWNHOME DEVELOPMENT ON THE NORTH

SIDE OF EAST MAIN STREET BETWEEN NORTH MOLLISON AVENUE
AND NORTH FIRST STREET IN THE GENERAL COMMERCIAL ("C-G") ZONE AND MIXED-USE (“M-U”) OVERLAY ZONE; GENERAL PLAN
DESIGNATION: GENERAL COMMERCIAL; APN 489-130-19-00.

WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on July 16, 2024, to consider Site Development Plan Permit (“SDP”) No. 2023- 0009 and Tentative Subdivision Map (“TSM”) No. 2023-0013, requesting a residential condominium townhome project consisting of 132 new residential units with common recreational and parking areas, landscaping and public improvements on the north side of East Main Street between North Mollison Avenue and North First Street and addressed as 1050 through 1058 East Main Street; and
WHEREAS, in accordance with State CEQA Guidelines section 15168, later activities may be found to be within the scope of a Program Environmental Impact Report ("EIR") provided the project does not result in new, unexamined effects and no new mitigation measures are required; and
WHEREAS, the Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030, was prepared for the Mixed-Use Overlay Zone and certified by the El Cajon City Council on November 14, 2017; and
WHEREAS, an environmental checklist was prepared and the project was found to be within the scope of the Program EIR and would not result any new, unexamined environmental effects; and
WHEREAS, the environmental checklist documents compliance with the Program EIR and mitigation measures developed in the program EIR are incorporated as conditions of approval of SDP No. 2023-0009 and TSM No. 2023-0013; and WHEREAS, the Planning Commission adopted Resolution No. 11145 recommending City Council approval of the Subsequent Activity Determination; and WHEREAS, the El Cajon City Council held a duly advertised public hearing on August 13, 2024, to consider SDP No. 2023-0009 and Tentative Subdivision Map No. 2023-0013; and

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WHEREAS, after considering evidence and facts, the City Council did consider the proposed CEQA determination as presented at its duly advertised public hearing; and

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 CEQA determination for SDP No. 2023- 0009 and TSM No. 2023-0013.

Section 2. That the environmental checklist is on file with the Community Development Department on the third floor of City Hall at 200 Civic Center Way, El Cajon, CA 92020.

Section 3. That based upon said findings of fact, the City Council hereby approves and determines that SDP No. 2023-0009 and TSM No. 2023-0013 are a subsequent activity under the scope of the Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030, certified by the El Cajon City Council on November 14, 2017.

Section 4. That the applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, and costs, including attorneys’ fees, against the City or its agents, officers or employees, relating to this determination (the “CEQA Determination”), and relating to the approval of Site Development Plan Permit No. 2023-0009 and Tentative Subdivision Map No. 2023-0013 (the “Approvals”) including, but not limited to, any action to attach, set aside, void, challenge, or annul the Approvals and the CEQA Determination.

The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorneys’ fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by the applicant.

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RESOLUTION NO. ___-24

A RESOLUTION APPROVING SITE DEVELOPMENT PLAN PERMIT
NO. 2023-0009 FOR 132 RESIDENTIAL TOWNHOMES ON THE NORTH

WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on July 16, 2024, to consider Site Development Plan Permit (“SDP”) No. 2023- 0009 and Tentative Subdivision Map (“TSM”) No. 2023-0013, requesting a residential condominium townhome project consisting of 132 new residential units with common recreational and parking areas, landscaping and public improvements on the north side of East Main Street between North Mollison Avenue and North First Street and addressed as 1050 through 1058 East Main Street; and
WHEREAS, the Planning Commission adopted Resolution No. 11145 recommending City Council approval of the determination that SDP No. 2023-0009 and TSM No. 2023-0013 are a subsequent activity under the scope of the Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030, certified by the El Cajon City Council on November 14, 2017.; and
WHEREAS, the Planning Commission adopted Resolution No. 11146 recommending City Council approval of SDP No. 2023-0009; and WHEREAS, the Planning Commission adopted Resolution No. 11147 recommending City Council approval of TSM No. 2023-0013; and WHEREAS, the El Cajon City Council held a duly advertised public hearing on August 13, 2024, to consider SDP No. 2023-0009 and Tentative Subdivision Map No. 2023-0013, and received evidence through public testimony and comment, in the form of verbal and written communications and reports; and
WHEREAS, the City Council reviewed and considered the proposed CEQA determination, and adopted Resolution No. __-24; and

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EL CAJON AS FOLLOWS:

Section 1. The City Council finds that:

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homeownership with recreational and gathering space amenities thus enhancing an existing vacant and underutilized site and expanding opportunities for homeownership consistent with General Plan Objectives 5-1 and 5-3.

B. The proposed project is consistent with applicable El Cajon Municipal Code standards with Administrative Relief as authorized in the Mixed-Use Overlay Zone. The approval of Administrative Relief is further consistent with General Plan Objective 5-4 which seeks to reduce governmental constraints on housing development and 2020 Sustainability Initiative Measure T-7 allowing for parking reductions, or deviations from development standards, for developments in the Mixed-Use Residential Overlay Areas.

C. The accompanying Tentative Subdivision Map will consolidate the parcels and vacate or establish new easements as necessary.

Improvements to East Main Street and North Mollison Avenue are included as conditions of approval.

D. East Main Street will be improved with full height curb, gutter, and Portland Concrete Cement sidewalks, and a regional standard driveway. A manhole will also be installed at the point of connection to the public sewer in the project frontage. Improvements to the City storm drain system in North Mollison Avenue are required and include a new 60-inch manhole at the point of connection to the storm drain system and upsizing of the adjacent pipe segment to 36 inches in diameter.

E. Development of the site at residential density below the housing capacity assumed for the site in the 2021-2029 Housing Element Residential Sites Inventory is consistent with the General Plan and Housing Element. 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. Objective 5 of the Housing Element further encourages the removal of governmental constraints for housing development and Policy 5-3 to facilitate development plan processing for residential construction.

F. The Residential Sites Inventory anticipates a total of 209 units at levels affordable to Very Low and Low Income households for the subject property based on its developable density. The Housing Element Residential Sites Inventory has an 897-unit surplus capacity for Very Low and Low Income categories. The City has not approved any other projects on sites included in the Residential Sites at densities less than those anticipated in the 2021-2029 Housing Element and consequently an aggregate surplus of 688 units in the Residential Sites Inventory remains for the Very Low

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and Low Income categories after accounting for the proposed project at Moderate Income densities.

G. Design Administrative Relief is confined to the project interior or is compensated for by providing surplus design relief and/or projections along exterior elevations. Further, additional building height within 100 feet of the RS-6 zone property does not meaningfully alter ultimate site buildout or massing as proposed structures are permitted by right at the proposed heights across the majority of the project site, including along portions of the mobile home park that are in the General Commercial zoning district.

H. The proposed off-street parking rate of 2.21 spaces per unit is consistent with recent townhome development approvals in the City and exceeds the off-street parking rate of SDP No. 2021-0001 at 300 El Cajon Boulevard. Additionally, the adopted 2020
Sustainability Initiative encourages development in the Mixed-Use Overlay Zone and includes Action T-7.2 that seeks to reduce parking in M-U Overlay projects by 40%, which would result an off- street parking requirement of 184 spaces for the project. Moreover, reduced interior drive aisles remain consistent with other Mixed- Use Overlay Zone standards for drive aisles and thus functionality would not be impaired such as to create exterior impacts.

I. Application materials and plans included with the application are sufficient evidence to demonstrate that the request for Administrative Relief may be granted. The Site Development Plan and Tentative Subdivision Map and architectural plans are prepared by licensed professional engineers and architects.

Section 2. The City Council hereby approves SDP Permit No. 2023-0009 for 132 residential townhomes, on the above described property, subject to the following conditions:

Planning

1. The applicant shall comply with all applicable conditions listed in the “Standard Conditions of Development” adopted by Planning Commission Resolution No. 10649.

2. Submit and receive approval of a phasing plan if the project is to be phased and provide engineering cost estimate and enter into improvement agreements as applicable.

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measures CUL-2 and CUL-3. The monitor(s) shall ensure that important subsurface archaeological sites, which could underlie a redevelopment area, are not damaged or destroyed. Contracts for such work shall be provided to the Planning staff prior to grading and drainage plan approval.

4. The subject property is within the project area of the former El Cajon Redevelopment Agency. Comply with the requirement for affordable housing in the former redevelopment project area or payment of the in lieu fee in accordance with El Cajon Municipal Code (“ECMC”) chapter 15.82.

5. Grading and/or Improvement Plans shall show the proposed relocation of the bus shelter along East Main Street consistent with the plans approved by City Council.

Maintain a four (4) foot path of travel, or separation, between the current bus stop pole and shelter pursuant to Metropolitan Transit System requirements.

6. Prior to commencing any earth-moving activities, the applicant shall complete the following:
a. In accordance with mitigation measure BIO-2, a pre-construction survey shall be conducted to determine the presence of active bird nests if vegetation clearing is proposed during the typical bird breeding season of February 1 – September 1 (as early as January 1 for some raptors). A note shall be added to the grading plans documenting this requirement. If avoidance of the bird breeding season is not feasible, surveys by a qualified biologist with experience in conducting breeding bird surveys to detect protected native birds occurring in suitable nesting habitat that is to be disturbed and (as access to adjacent areas allows) any other such habitat within 300 feet of the disturbance area (within 500 feet for raptors). Project personnel, including all contractors working on-site, shall be instructed on the sensitivity of the area. Reductions in the nest buffer distance may be appropriate depending on the bird species involved, ambient levels of human activity, screening vegetation, or possibly other factors. No direct impacts shall occur to any nesting birds or their eggs, chicks, or nests. If an active nest is located, nest avoidance measures shall be required in accordance with the Migratory Bird Treaty Act and California Department of Fish and Wildlife (CDFW) code.
b. A Construction Noise Control Plan shall be submitted to the Community Development Department for review and approval in accordance with the provisions of mitigation measure NOS-5. The plan shall demonstrate that all construction activity will not expose noise sensitive land uses such as residences to noise levels that exceed 75 dB(A) Leq.

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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. Compatible cementitious roof tiles shall be provided across all project buildings.
b. Construction methods meeting the specifications of the Noise Technical Memorandum prepared by Dudek on May 24, 2024 shall be incorporated into building plans for residential units fronting East Main Street consistent with mitigation measure NOS-1. Minimum construction specifications for interior spaces include single-glazed (or better) windows and exterior walls with two layers of 5/8” gypsum wallboard attached to 2” by 4” wood studs featuring 24” on-center spacing, fiberglass batt fill in the stud cavities, and at least one layer of 5/8” interior-facing gypsum wallboard or a compliant alternative. Balconies of such units shall include a 42 inch high, 6-millimeter (0.236 inch) thick, sheet of Plexiglas (acrylic) on the interior-facing side of the balcony railings with one inch maximum bottom gap or a compliant alternative.
c. Building plans shall demonstrate compliance with Heating Ventilation and Air Conditioning performance standards pursuant to ECMC section

17.115.130(H) and in accordance with mitigation measure NOS-2. d. Submit a lighting plan in accordance with ECMC section 17.130.150. The plan shall indicate lighting for pedestrian and vehicular safety that is sufficient to minimize security problems. Light shall not be cast as to create a nuisance for adjacent properties. A photometric exhibit shall be required as part of the submittal and the design details for all exterior lighting elements.
e. 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 SDP site plan and TSM. Trees in the public right-of-way shall be provided with root barriers and permanent private irrigation.
f. Identify the site walls, retaining walls, and fencing on building permit and landscape plans. Walls and fencing shall be in substantial conformance with the materials approved by City Council.
g. 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.
h. Comply with the comments and conditions outlined in the letter from Helix Water District entitled "SDP-2023-0009 1050 E Main St, EL Cajon APN 489- 130-19-00" and dated February 8, 2024, incorporated herein by reference.

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i. Record the Final Map.

8. 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 SDP Permit No. 2023-0009 and TSM No. 2023-0013 plans and applicable conditions of approval. In addition, the following items shall be completed and/or inspected:
a. 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.
b. Pass a planning inspection verifying completion of all private improvements as identified in the plans.
c. Satisfy all requirements contained in this resolution of approval.

Building & Fire Conditions

9. 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.

10. 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

11. 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.

12. Comply with all Engineering Services conditions outlined in the resolution for Tentative Subdivision Map No. 2023-0013.

General

13. SDP Permit No. 2023-0009 shall become null and void if accompanying TSM No. 2023-0013 is not recorded within the time frame permitted under the ECMC and Subdivision Map Act.

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RESOLUTION NO. ___-24
A RESOLUTION APPROVING TENTATIVE SUBDIVISION MAP NO.
2023-0013 FOR A ONE-LOT CONDOMINIUM SUBDIVISION WITH 132

RESIDENTIAL TOWNHOMES ON THE NORTH SIDE OF EAST MAIN

STREET BETWEEN NORTH MOLLISON AVENUE AND NORTH FIRST
STREET IN THE GENERAL COMMERCIAL ("C-G") ZONE AND MIXED- USE (“M-U”) OVERLAY ZONE; GENERAL PLAN DESIGNATION:

GENERAL COMMERCIAL; APN 489-130-19-00.

WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on July 16, 2024, to consider Site Development Plan Permit (“SDP”) No. 2023- 0009 and Tentative Subdivision Map (“TSM”) No. 2023-0013, requesting a residential condominium townhome project consisting of 132 new residential units with common recreational and parking areas, landscaping and public improvements on the north side of East Main Street between North Mollison Avenue and North First Street and addressed as 1050 through 1058 East Main Street; and; and
WHEREAS, the Planning Commission adopted Resolution No. 11145 recommending City Council approval of the determination that SDP No. 2023-0009 and TSM No. 2023-0013 are a subsequent activity under the scope of the Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030, certified by the El Cajon City Council on November 14, 2017.; and
WHEREAS, the Planning Commission adopted Resolution No. 11146 recommending City Council approval of SDP No. 2023-0009; and WHEREAS, the Planning Commission adopted Resolution No. 11147 recommending City Council approval of TSM No. 2023-0013; and WHEREAS, the El Cajon City Council held a duly advertised public hearing on August 13, 2024, to consider SDP No. 2023-0009 and Tentative Subdivision Map No. 2023-0013, and received evidence through public testimony and comment, in the form of verbal and written communications and reports; and
WHEREAS, the City Council reviewed and considered the proposed CEQA Exemption, and adopted Resolution No. __-24; and

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 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.

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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 is surrounded by urban land uses and is void of rare or high-quality vegetation communities or wetlands. 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 ocean. Further there are no known recognized environmental conditions at the site.

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. 2023-0013 for a residential condominium subdivision, 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. 2023-0013 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. 2023-0013.

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 and sanitary sewer facilities, and common landscaping and recreational facilities, and shall contain the

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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. “Off-street parking shall only occur in the approved parking spaces and

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individual private garages depicted on the final approved SDP Permit No. 2023-0009 site plan. No parking is permitted in required Fire lanes.” f. “Garage parking spaces at each unit shall be maintained and available for parking.”
g. “Refuse bins shall not be permitted to obstruct private driveways and/or required fire lines. With the exception of collection day, refuse bins shall be kept in residential garages as shown in the SDP Permit plans and architectural drawings. Refuse bins shall, further, only be permitted at the project interior during collection days.”
h. “Trees and landscaping in the public right-of-way shall be maintained by the Homeowner’s Association.”

6. A disclosure to residents clearly outlining the issues associated with living in a mixed-use environment shall be included in the CC&Rs to the satisfaction of Director of Community Development.

7. All common facilities or amenities shall be held in common and maintained by the Homeowner’s Association. The Final Map shall identify all Homeowners Association 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, common landscaping or amenities, project walls and fences, 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 Services

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.

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c. Set survey monuments and guarantee setting of any deferred monuments. d. Submit Will-Serve letters from Water Company, Gas and Electric Company, Phone Company and Cable TV Company.
e. Submit signature omission letters from all public easement holders who do not have a signature block on the map
f. Submit a letter stating if the required public improvements listed above will be completed prior to recording the Map or deferred by a Subdivision Agreement.
g. The lots without building units are to be designated as a non-buildable lots for ingress and egress, water, sewer, and other utility purposes, or for the common use and benefit of the other lots.

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 Chapter 16.60, the project is categorized as a Priority Development Project and must further include, a Storm Water Mitigation Plan, Storm Water Pollution Prevention Plan from the San Diego Regional Water Quality Control Board, and appropriate Storm Water Facilities and Maintenance Agreements to the satisfaction of the City Engineer.
b. Construct street improvements on East Main Street. A detailed scaled drawing showing the plan and profile and typical sections of the public street, curb and gutter, sidewalk 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 those reflected in the Tentative Subdivision Map and Preliminary Grading Plan, improvements shall include:
i. The roadway shall further be repaired and restored to its pre- construction condition to the satisfaction of the City Engineer.

Asphalt grind and overlay across the full width of East Main Street along the property frontage may be required consistent with requirements for moratorium streets.

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ii. Close all unused existing driveways and install full height curb, gutter, and PCC sidewalk along the entire frontage of the property on East Main Street in accordance with San Diego Regional Standard Drawing G-26 to the satisfaction of the City Engineer.
iii. The proposed driveway along East Main Street shall be constructed in accordance with San Diego Regional Standard Drawing, G-26. c. Install separate gravity sewer services, water services (including meters) and other utilities to each parcel with a building unit in accordance with the El Cajon Municipal Code. Wet-tap fees are required. The proposed sewer and water laterals serving the parcel shall be private. A double cleanout is required at the property line for all sewer laterals. Maintenance of the private sewer and water laterals shall be the responsibility of the property owner(s)/Homeowners Association. Connections to the City sewer system and payment of connection fees are required with Building Permits. d. The proposed sewer main to serve the subdivision shall be private. A detailed scaled drawing showing the plan and profile of the sewer main, manhole locations, and laterals shall be prepared by a Civil Engineer registered in the State of California. The sewer main shall be designed and built in accordance with the City of El Cajon Improvement Standards for Public Sewer Mains and submitted to the City for review. Maintenance of the private sewer main shall be the responsibility of the property owner(s)/Homeowners Association. Connections to the City sewer system and payment of connection fees are required with Building Permits. e. The proposed storm drain system to serve the subdivision shall be private.

A detailed scaled drawing showing the plan and profile of the private storm drain system and manhole locations shall be prepared by a Civil Engineer registered in the State of California. The storm drain system shall be designed and built in accordance with the City of El Cajon Improvement Standards for Public Drainage Systems and submitted to the City for review.

Maintenance of the private storm drain system shall be the responsibility of the property owner (s)/Homeowners Association or their assigns. All necessary easements, agreements, and/or instruments permitting the installation and assuring the maintenance of drainage systems and improvements on separate private properties shall be furnished to the City prior to plan approval.

Improvement drawings shall also reflect the installation of a new 60-inch storm drain manhole along North Mollison Avenue at the connection with the City of El Cajon storm drain system and provide for the upsizing of the adjacent downstream pipe segment to a 32-inches consistent with the SDP and TSM exhibits.
f. Underground all new utility distribution facilities within the subdivision boundaries in accordance with ECMC sections 16.16.040(D) and

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16.52.010.
g. An Encroachment Permit is required prior to any work within the public right- of-way.

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. Submit a copy of the Conditions, Covenants, and Restrictions (CC&Rs) for the property, that includes Water Quality Protection language (CC&R Sample Language is available on City Website), which addresses residential compliance with City of El Cajon Municipal Code section 13.10.080.

5. Existing streets shall be kept free of dirt and debris and maintained in good condition. Dust shall be controlled so that it does not become a nuisance. The developer shall be responsible for the repair of any streets or private property damaged as a result of the construction of the subdivision.

6. Landscaping at the entrance of the driveways shall be kept low to provide adequate sight distance.

PLANNING COMMISSION RESOLUTION NO. 11145

A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF

THE SUBSEQUENT ACTIVITY CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA) DETERMINATION FOR SITE DEVELOPMENT
PLAN PERMIT NO. 2023-0009 AND TENTATIVE SUBDIVISION MAP NO. 2023-0013 FOR AN 132 CONDOMINIUM TOWNHOME

DEVELOPMENT ON THE NORTH SIDE OF EAST MAIN STREET

BETWEEN NORTH MOLLISON A VENUE AND NORTH FIRST STREET
IN THE GENERAL COMMERCIAL ("C-G") ZONE AND MIXED-USE
("M-U") OVERLAY ZONE; GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL; APN 489-130-19-00.

WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on July 16, 2024, to consider Site Development Plan Permit ("SDP") No. 2023- 0009 and Tentative Subdivision Map ("TSM") No. 2023-0013, requesting a residential condominium townhome project consisting of 132 new residential units with common recreational and parking areas, landscaping and public improvements on the north side of East Main Street between North Mollison A venue and North First Street and addressed as 1050 through 1058 East Main Street; and
WHEREAS, in accordance with State CEQA Guidelines section 15168, later activities may be found to be within the scope of a Program Environmental Impact Report ("EIR") provided the project does not result in new, unexamined effects and no new mitigation measures are required; and
WHEREAS, the Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030, was prepared for the Mixed-Use Overlay Zone and certified by the El Cajon City Council on November14,2017;and
WHEREAS, an environmental checklist was prepared and the project was found to be within the scope of the Program EIR and would not result any new, unexamined environmental effects; and
WHEREAS, the environmental checklist documents compliance with the Program EIR and mitigation measures developed in the program EIR are incorporated as conditions of approval of SDP No. 2023-0009 and TSM No. 2023-0013; and WHEREAS, after considering evidence and facts, the Planning Commission did consider the proposed CEQA determination as presented at its meeting.

Planning Commission Resolution No. 11145
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 CEQA determination for SDP No. 2023-0009 and TSM No. 2023-0013.

Section 2. That the environmental checklist is on file with the Community Development Department on the third floor of City Hall at 200 Civic Center Way, El Cajon, CA 92020.

Section 3. That based upon said findings of fact, the El Cajon Planning Commission hereby RECOMMENDS City Council APPROVAL of the CEQA determination for SDP No. 2023-0009 and TSM No. 2023-0013.

Section 4. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, and costs, including attorneys' fees, against the City or its agents, officers or employees, relating to this determination (the "CEQA Determination"), and relating to the approval of Site Development Plan Permit No. 2023-0009 and Tentative Subdivision Map No. 2023-0013 (the" Approvals") including, but not limited to, any action to attach, set aside, void, challenge, or annul the Approvals and the CEQA Determination. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorneys' fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by the applicant.
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Planning Commission Resolution No . 11145
PASSED AND ADOPTED by the El Cajon Planning Commission at a regular meeting held July 16, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ATTEST:

CIRCO, EDISON, MROZ, POLLACK-RUDE, SOTTILE
NONE
NONE
Rebecca POLLACK-RUDE, Chair
Page3 of 3
PLANNING COMMISSION RESOLUTION NO. 11146

A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF
SITE DEVELOPMENT PLAN PERMIT NO. 2023-0009 FOR 132

RESIDENTIAL TOWNHOMES ON THE NORTH SIDE OF EAST MAIN

STREET BETWEEN NORTH MOLLISON A VENUE AND NORTH FIRST
STREET IN THE GENERAL COMMERCIAL ("C-G") ZONE AND MIXED USE ("M-U") OVERLAY ZONE; GENERAL PLAN DESIGNATION:

GENERAL COMMERCIAL; APN 489-130-19-00.

WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on July 16, 2024, to consider Site Development Plan Permit ("SDP") No. 2023- 0009 and Tentative Subdivision Map ("TSM") No. 2023-0013, requesting a residential condominium townhome project consisting of 132 new residential units with common recreational and parking areas, landscaping and public improvements on the north side of East Main Street between North Mollison A venue and North First Street and addressed as 1050 through 1058 East Main Street; and
WHEREAS, the Planning Commission adopted the next resolution in order recommending City Council approval of the California Environmental Quality Act determination that the project is a subsequent activity within the scope of the Certified Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030; 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 project is consistent with the planned land uses in the Mixed-Use Overlay Zone and proposing residential development on a site identified in the 2021-2029 Housing Element Residential Sites Inventory. The project features townhomes for homeownership with recreational and gathering space amenities thus enhancing an existing vacant and underutilized site and expanding opportunities for homeownership consistent with General Plan Objectives 5-1 and 5-3.

Planning Commission Resolution No. 11146
C. The accompanying Tentative Subdivision Map will consolidate the parcels and vacate or establish new easements as necessary. Improvements to East Main Street and North Mollison Avenue are included as conditions of approval.

D. East Main Street will be improved with full height curb, gutter and Portland Concrete Cement sidewalk, and regional standard driveway. A manhole will also be installed at the point of connection to the public sewer in the project frontage.

Improvements to the City storm drain system in North Mollison Avenue are required and include a new 60-inch manhole at the point of connection to the storm drain system and upsizing of the adjacent pipe segment to 36 inches in diameter.

F. The Residential Sites Inventory anticipates a total of 209 units at levels affordable to Very Low and Low Income households for the subject property based on its developable density. The Housing Element Residential Sites Inventory has an 897- unit surplus capacity for Very Low and Low Income categories. The City has not approved any other projects on sites included in the Residential Sites at densities less than those anticipated in the 2021-2029 Housing Element and consequently an aggregate surplus of 688 units in the Residential Sites Inventory remains for the Very Low and Low Income categories after accounting for the proposed project at Moderate Income densities.

G. Design Administrative Relief is confined to the project interior or is compensated for by providing surplus design relief and/ or projection along exterior elevations.

Further, additional building height within 100 feet of the RS-6 zone property does not meaningfully alter ultimate site buildout or massing as proposed structures are permitted by right at the proposed heights across the majority of the project site, including along portions of the mobile home park that are in the General Commercial zoning district.

Page 2 of 7 ends

Planning Commission Resolution No. 11146
H. The proposed off-street parking rate of 2.21 spaces per unit is consistent with recent townhome development approvals in the City and exceeds the off-street parking rate of SDP No. 2021-0001 at 300 El Cajon Boulevard. Additionally, the adopted 2020 Sustainability Initiative encourages development in the Mixed-Use Overlay and includes Action T-7.2 that seeks to reduce parking in M-U Overlay projects by 40% which would result an off-street parking requirement of 184 spaces for the project. Moreover, reduced interior drive aisles remain consistent with other Mixed-Use Overlay Zone standards for drive aisles and thus functionality would not be impaired such as to create exterior impacts.

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 SDP Permit No. 2023-0009 for 132 residential townhomes, on the above described property, subject to the following conditions:

Planning

1. The applicant shall comply with all applicable conditions listed in the "Standard Conditions of Development" adopted by Planning Commission Resolution No. 10649.

2. Submit and receive approval of a phasing plan if the project is to be phased and provide engineering cost estimate and enter into improvement agreements as applicable.

3. An archaeological and Native American monitor shall be present during construction activities that involve subsurface grading and/ or excavation, involving the disturbance of native soils more than three feet in depth pursuant to mitigation measures CUL-2 and CUL-3. The monitor(s) shall ensure that important subsurface archaeological sites, which could underlie a redevelopment area, are not damaged or destroyed. Contracts for such work shall be provided to the Planning staff prior to grading and drainage plan approval.

5. Grading and/ or Improvement Plans shall show the proposed relocation of the bus shelter along East Main Street consistent with the plans approved by City Council.

Maintain a four (4) foot path of travel, or separation, between the current bus stop Page3 of 7
Planning Commission Resolution No. 11146
pole and shelter pursuant to Metropolitan Transit System requirements.

6. Prior to commencing any earth-moving activities, the applicant shall complete the following:
a. In accordance with mitigation measure BIO-2, a pre-construction survey shall be conducted to determine the presence of active bird nests if vegetation clearing is proposed during the typical bird breeding season of February 1 - September 1 (as early as January 1 for some raptors). A note shall be added to the grading plans documenting this requirement. If avoidance of the bird breeding season is not feasible, surveys by a qualified biologist with experience in conducting breeding bird surveys to detect protected native birds occurring in suitable nesting habitat that is to be disturbed and (as access to adjacent areas allows) any other such habitat within 300 feet of the disturbance area (within 500 feet for raptors). Project personnel, including all contractors working on-site, shall be instructed on the sensitivity of the area. Reductions in the nest buffer distance may be appropriate depending on the bird species involved, ambient levels of human activity, screening vegetation, or possibly other factors. No direct impacts shall occur to any nesting birds or their eggs, chicks, or nests. If an active nest is located, nest avoidance measures shall be required in accordance with the Migratory Bird Treaty Act and California Department of Fish and Wildlife (CDFW) code.
b. A Construction Noise Control Plan shall be submitted to the Community Development Department for review and approval in accordance with the provisions of mitigation measure NOS-5. The plan shall demonstrate that all construction activity will not expose noise sensitive land uses such as residences to noise levels that exceed 75 dB(A) Leq.

7. Prior to the issuance of building permits, or as otherwise determined by the Director of Community Development, the applicant shall complete the following:
a. 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. Compatible cementitious roof tiles shall be provided across all project buildings. b. Construction methods meeting the specifications of the Noise Technical Memorandum prepared by Dudek on May 24, 2024 shall be incorporated into building plans for residential units fronting East Main Street consistent with mitigation measure NOS-1. Minimum construction specifications for interior spaces include single-glazed (or better) windows and exterior walls with two layers of 5/8" gypsum wallboard attached to 2" by 4" wood studs featuring 24" on-center spacing, fiberglass batt fill in the stud cavities, and Page4 of 7
Planning Commission Resolution No. 11146
at least one layer of 5/8" interior-facing gypsum wallboard or a compliant alternative. Balconies of such units shall include a 42 inch high, 6-millimeter (0.236 inch) thick, sheet of Plexiglas (acrylic) on the interior-facing side of the balcony railings with one inch maximum bottom gap or a compliant alternative.
c. Building plans shall demonstrate compliance with Heating Ventilation and Air Conditioning performance standards pursuant to ECMC section

17.115.130(H) and in accordance with mitigation measure NOS-2. d. Submit a lighting plan in accordance with ECMC section 17.130.150. The plan shall indicate lighting for pedestrian and vehicular safety that is sufficient to minimize security problems. Light shall not be cast as to create a nuisance for adjacent properties. A photometric exhibit shall be required as part of the submittal and the design details for all exterior lighting elements.
e. 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 SDP site plan and TSM. Trees in the public right-of-way shall be provided with root barriers and permanent private irrigation.
f. Identify the site walls, retaining walls, and fencing on building permit and landscape plans. Walls and fencing shall be in substantial conformance with the materials approved by City Council.
g. 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.
h. Comply with the comments and conditions outlined in the letter from Helix Water District entitled "SDP-2023-00091050 E Main St, EL Cajon APN 489- 130-19-00" and dated February 8, 2024, incorporated herein by reference. i. Record the Final Map.

8. 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 SDP Permit No. 2023- 0009 and TSM No. 2023-0013 plans and applicable conditions of approval. In addition, the following items shall be completed and/ or inspected:
a. 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.
b. Pass a planning inspection verifying completion of all private improvements as identified in the plans.

Page 5 of 7 ends

Planning Commission Resolution No. 11146
c. Satisfy all requirements contained in this resolution of approval.

Building & Fire Conditions

10. 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

11. 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.

12. Comply with all Engineering Services conditions outlined in the resolution for Tentative Subdivision Map No. 2023-0013.

General

13. SDP Permit No. 2023-0009 shall become null and void if accompanying TSM No. 2023-0013 is not recorded within the time frame permitted under the ECMC and Subdivision Map Act.
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Page 6 of 7 ends

Planning Commission Resolution No. 11146
PASSED AND ADOPTED by the El Cajon Planning Commission at a regular meeting held July 16, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ATTEST:

CIRCO, EDISON, MROZ, POLLACK-RUDE, SOTTILE
NONE
NONE
✓
Rebecca POLLACK-RUDE, Chair

Page 7 of 7 ends

PLANNING COMMISSION RESOLUTION NO. 11147

A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF
TENTATIVE SUBDIVISION MAP NO. 2023-0013 FOR A ONE-LOT
CONDOMINIUM SUBDIVISION WITH 132 RESIDENTIAL

TOWNHOMES ON THE NORTH SIDE OF EAST MAIN STREET

BETWEEN NORTH MOLLISON A VENUE AND NORTH FIRST STREET
IN THE GENERAL COMMERCIAL ("C-G") ZONE AND MIXED-USE ("M U") OVERLAY ZONE; GENERAL PLAN DESIGNATION: GENERAL
COMMERCIAL; APN 489-130-19-00.

WHEREAS, the El Cajon Planning Commission held a duly advertised public hearing on July 16, 2024, to consider Site Development Plan Permit ("SDP") No. 2023- 0009 and Tentative Subdivision Map ("TSM") No. 2023-0013, requesting a one-lot condominium subdivision with 132 new residential townhomes, common recreational and parking areas, landscaping and public improvements on the north side of East Main Street between North Mollison Avenue and North First Street and addressed as 1050 through 1058 East Main Street; and
WHEREAS, the Planning Commission adopted the next resolution in order recommending City Council approval of the California Environmental Quality Act determination that the project is a subsequent activity within the scope of the Certified Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program, State Clearing House No. 2016031030; and WHEREAS, the Planning Commission adopted the next resolution in order recommending City Council approval of SDP Permit No. 2023-0009 authorizing the development of 132 residential townhomes and associated on- and offsite 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.

Planning Commission Resolution No. 11147
C. The project site is surrounded by urban land uses and is void of rare or high quality vegetation communities or wetlands. There are no fish or wildlife populations that would be harmed with residential development of the subject property.

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. 2023-0013 for a residential condominium subdivision, on the above described property, subject to the following conditions:

Planning

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. 2023-0013.

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 and sanitary sewer facilities, and common landscaping and recreational facilities, 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

Page 2 of 8 ends

Planning Commission Resolution No. 11147
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.

11. 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. Off-street parking shall only occur in the approved parking spaces and individual private garages depicted on the final approved SDP Permit No. 2023-0009 site plan. No parking is permitted in required Fire lanes. f. Garage parking spaces at each unit shall be maintained and available for parking.
g. Refuse bins shall not be permitted to obstruct private driveways and/ or required fire lines. With the exception of collection day, refuse bins shall be

Page 3 of 8 ends

Planning Commission Resolution No. 11147
kept in residential garages as shown in the SDP Permit plans and architectural drawings. Refuse bins shall, further, only be permitted at the project interior during collection days.
h. Trees and landscaping in the public right-of-way shall be maintained by the Homeowner' s Association.

6. A disclosure to residents clearly outlining the issues associated with living in a mixed use environment shall be included in the CC&Rs to the satisfaction of Director of Community Development.

7. All common facilities or amenities shall be held in common and maintained by the Homeowner' s Association. The Final Map shall identify all HOA ownership and maintenance areas and grant any and all easements appropriate or necessary for maintenance.

Engineering Services

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 a 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 Will-Serve letters from Water Company, Gas and Electric Company, Phone Company and Cable TV Company.
e. Submit signature omission letters from all public easement holders who do not have a signature block on the map.

Page4 of 8
Planning Commission Resolution No. 11147
f. Submit a letter stating if the required public improvements listed above will be completed prior to recording the Map or deferred by a Subdivision Agreement. g. The lots without building units are to be designated as a non-buildable lots for ingress and egress, water, sewer, and other utility purposes, or for the common use and benefit of the other lots.

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 Chapter 16.60, the project is categorized as a Priority Development Project and must further include, a Storm Water Mitigation Plan, Storm Water Pollution Prevention Plan from the San Diego Regional Water Quality Control Board, and appropriate Storm Water Facilities and Maintenance Agreements to the satisfaction of the City Engineer.
b. Construct street improvements on East Main Street. 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 those reflected in the Tentative Subdivision Map and Preliminary Grading Plan, improvements shall include:
i. The roadway shall further be repaired and restored to its pre-construction condition to the satisfaction of the City Engineer. Asphalt grind and overlay across the full width of East Main Street along the property frontage may be required consistent with requirements for moratorium streets.
ii. Close all unused existing driveways and install full height curb, gutter, and PCC sidewalk along the entire frontage of the property on East Main Street in accordance with San Diego Regional Standard Drawing G-26 to the satisfaction of the City Engineer.
iii. The proposed driveway along East Main Street shall be constructed in accordance with San Diego Regional Standard Drawing, G-26.

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Planning Commission Resolution No. 11147
c. Install separate gravity sewer services, water services (including meters) and other utilities to each parcel with a building unit in accordance with the El Cajon Municipal Code. Wet-tap fees are required. The proposed sewer and water laterals serving the parcel shall be private. A double cleanout is required at the property line for all sewer laterals. Maintenance of the private sewer and water laterals shall be the responsibility of the homeowners. Connections to the City sewer system and payment of connection fees are required with Building Permits.
d. The proposed sewer main to serve the subdivision shall be private. A detailed scaled drawing showing the plan and profile of the sewer main, manhole locations, and laterals shall be prepared by a Civil Engineer registered in the State of California. The sewer main shall be designed and built in accordance with the City of El Cajon Improvement Standards for Public Sewer Mains and submitted to the City for review. Maintenance of the private sewer main shall be the responsibility of the property owner(s)/HOA. Connections to the City sewer system and payment of connection fees are required with Building Permits.
e. The proposed storm drain system to serve the subdivision shall be private. A detailed scaled drawing showing the plan and profile of the private storm drain system and manhole locations shall be prepared by a Civil Engineer registered in the State of California. The storm drain system shall be designed and built in accordance with the City of El Cajon Improvement Standards for Public Drainage Systems and submitted to the City for review. Maintenance of the private storm drain system shall be the responsibility of the property owner (s)/HOA or their assigns. All necessary easements, agreements, and/ or instruments permitting the installation and assuring the maintenance of drainage systems and improvements on separate private properties shall be furnished to the City prior to plan approval.

Page 6 of 8 ends

Planning Commission Resolution No. 11147

4. Submit a copy of the Conditions, Covenants, and Restrictions (CC&R's) for the property, that includes Water Quality Protection language (CC&R Sample Language is available on City Website), which addresses residential compliance with City of El Cajon Municipal Code section 13.10.080.

5. Existing streets shall be kept free of dirt and debris and maintained in good condition.

Dust shall be controlled so that it does not become a nuisance. The developer shall be responsible for the repair of any streets or private property damaged as a result of the construction of the subdivision.

6. Landscaping at the entrance of the driveways shall be kept low to provide adequate sight distance.
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Planning Commission Resolution No. 11147
PASSED AND ADOPTED by the El Cajon Planning Commission at a regular meeting held July 16, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ATTEST:

CIRCO, EDISON, MROZ, POLLACK-RUDE, SOTTILE
NONE
NONE
Rebecca POLLACK-RUDE, Chair

Page 8 of 8 ends

C - G
C - G
C - G
C - G
C - G
C - N
C - N
P R D - M E D
R M - 2 2 0 0R 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 - 4 3 0 0
R S - 6
R S - 6
N 1ST ST

E MAIN ST
S ANZA ST S 1ST ST
0 1 0 02 0 03 0 0
F e e t ±
All property owners within this line
shall receive notification
Subject Site

NOTICE OF PROPOSED

SITE DEVELOPMENT PLAN AND TENTATIVE SUBDIVISION MAP
FOR A 132-UNIT TOWNHOME COMMON INTEREST DEVELOPMENT

N O T I C E I S H E R E B Y G I V E N t ha t t he E l C a j on P l a nni ng C om m i s s i on w i l l hol d a pu b l i c he a ri ng a t 7:00 p.m., Tuesday, July 16, 2024, a nd t he C i t y C ou nc i l w i l l hol d a pu b l i c he a ri ng a t 7:00 p.m., Tuesday, August 13, 2024, i n t he C i t y C ou nc i l C ha m b e rs , a t 2 0 0 C i v i c C e nt e r W a y , E l C a j on, C A , t o c ons i d e r:
SITE DEVELOPMENT PLAN (SDP) NO. 2023-0009 AND TENTATIVE SUBDIVISION MAP (TSM) NO. 2023-0013, a s s u b m i t t e d b y D a v i d S he phe rd of L e nna r H om e s , re qu e s t i ng a 1 3 2 - t ow nhom e c om m on i nt e re s t d e v e l opm e nt . T he s u b j e c t prope rt y i s l oc a t e d on t he nort h s i d e of E a s t M a i n S t re e t b e t w e e n N ort h M ol l i s on A v e nu e a nd N ort h F i rs t S t re e t , a nd i s a d d re s s e d a s 1 0 5 0 t hrou gh 1 0 5 8 E a s t M a i n S t re e t , A P N 4 8 9 - 1 3 0 - 1 9 - 0 0 . I n a c c ord a nc e w i t h t he C a l i forni a E nv i ronm e nt a l Q u a l i t y A c t ( " C E Q A " ) , t hi s proj e c t i s a s u b s e qu e nt a c t i v i t y u nd e r t he s c ope of pre v i ou s l y c e rt i fi e d P rogra m E nv i ronm e nt a l I m pa c t R e port S C H N o. 2 0 1 6 0 3 1 0 3 0 .

T he pu b l i c i s i nv i t e d t o a t t e nd a nd pa rt i c i pa t e i n t hi s pu b l i c he a ri ng. T he a ge nd a re port for t hi s proj e c t w i l l b e a v a i l a b l e 7 2 hou rs pri or t o P l a nni ng C om m i s s i on a nd C i t y C ou nc i l m e e t i ngs a t ht t ps : / / w w w . e l c a j on. gov / y ou r- gov e rnm e nt / c i t y - m e e t i ngs - w i t h- a ge nd a s - a nd - m i nu t e s - a l l. I n a n e ffort t o re d u c e t he C i t y s c a rb on foot pri nt , pa pe r c opi e s w i l l not b e prov i d e d a t t he pu b l i c he a ri ng, 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 he P roj e c t A s s i s t a nc e C e nt e r u pon re qu e s t .
I f y ou c ha l l e nge t he m a t t e r i n c ou rt , y ou m a y b e l i m i t e d t o ra i s i ng onl y t hos e i s s u e s y ou or s om e one e l s e ra i s e d a t t he pu b l i c he a ri ng d e s c ri b e d i n t hi s not i c e or i n w ri t t e n c orre s pond e nc e d e l i v e re d t o t he C om m i s s i on, or pri or t o, t he pu b l i c he a ri ng. T he C i t y of E l C a j on e nc ou ra ge s t he pa rt i c i pa t i on of d i s a b l e d i nd i v i d u a l s i n t he s e rv i c e s , a c t i v i t i e s , a nd progra m s prov i d e d b y t he C i t y . I nd 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 ho re qu i re re a s ona b l e a c c om m od a t i on i n ord e r t o pa rt i c i pa t e i n t he pu b l i c he a ri ng s hou l d c ont a c t P l a nni ng a t 6 1 9 - 4 4 1 - 1 7 4 2 . M ore i nform a t i on a b ou t pl a nni ng a nd z oni ng i n E l C a j on i s a v a i l a b l e a t ht t p: / / w w w . e l c a j on. gov / y ou r- gov e rnm e nt / d e pa rt m e nt s / c om m u ni t y - d e v e l opm e nt / pl a nni ng- d i v i s i on.
I f y ou ha v e a ny qu e s t i ons , or w i s h a ny a d d i t i ona l i nform a t i on, pl e a s e c ont a c t MIKE VIGLIONE a t 6 1 9 - 4 4 1 - 1 7 7 3 or v i a e m a i l a t m v i gl i one @e l c a j on. gov a nd re fe re nc e S D P - 2 0 2 3 - 0 0 0 9
i n t he s u b j e c t l i ne .

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Page 1 of 3 ends

City of El Cajon

Project Assistance Center

PLANNING PERMIT APPLICATION

Type of Planning Permit(s) Requested:
 AZP
Administrative Zoning
Permit
 CUP
Conditional Use Permit
 LLA
Lot Line Adjustment
 MA
Minor Amendment
 MUP
Minor Use Permit
 PRD
Planned Residential
Development
 PUD
Planned Unit
Development
 SDP
Site Development Plan
Permit
 SP
Specific Plan
 SCR
Substantial
Conformance Review
 TPM
Tentative Parcel Map
 TSM
Tentative Subdivision
Map
 VAR
Variance
 ZR
Zone Reclassification
 Other: ________________________________
________________________________

Project Location
Parcel Number (APN):

Address:

Nearest Intersection:

Project Description (or attach separate narrative)

___________________________________________________________________________________ ___________________________________________________________________________________ ___________________________________________________________________________________ ___________________________________________________________________________________

Project Screening Questions If yes, please describe:

Existing use?  No  Yes _________________________________ Modification of use?  No  Yes _________________________________ New development or addition?  No  Yes _________________________________ Existing Structures?

 No  Yes Age of the structures:_______________
✔
✔
489-130-19
1050-1058 East Main Street
Mollison & Main Street
See Attached
✔
✔
✔
132 Attached Units
LJ

Demo of Existing
Bldg
Lennar Homes
David Shepherd
16465 Via Esprillo, Suite 150
(858) 618-4919 [email protected]
Same as above
The Hope Trust
Anthony Norris (Commercial Broker)
270 North El Camino Real Suite F191, Encinitas, CA. 92024 (760) 717-9514 [email protected]
Demolition or substantial No [!]Yes
modification proposed to site
improvements or structures?
Tenant improvements proposed? (a No Yes
Existing vegetation or trees on site ~No 0Yes
proposed for removal?
Proposed grading? 0No ~Yes Proposed quantities of cut and/or fill.

Applicant Information (the individual or entity proposing to carry out the project; not for consultants) Company Name:

Contact Name:

Mailing Address:

Phone: Email:

Interest in Property: Down D Lease ~ Option
Project Representative Information (if different than applicant; consultant information here) Company Name:

Contact Name: License:

Mailing Address:

Phone: Email:

Property Owner Information (if different than applicant) Company Name:

Contact Name:

Mailing Address:

Phone: Email:

Hazardous Waste and Substances Statement
Section 65962.S(f) of the State of California Government Code requires 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. This list identifies known sites that have been subject to releases of hazardous 200 Civic Center Way I El Cajon I California I 92020 I 619-441-1742 Main I 619-441-1743 Fax

Page 2 of 3 ends

12-
13-2023
David
Shepherd
D
igitally signed by David Shepherd
Date: 2023.12.13 14:45:04 -08’00’
chemicals, and is available at http :ljwww.calepa.ca.gov/sitecleanup/corteselist/ . Check the appropriate box and if applicable, provide the necessary information :

The development project and any alternatives proposed in this application:

Dis/are NOT contained on the lists compiled pursuant to Government Code Section 65962.5.

Dis/are contained on the lists compiled pursuant to Government Code Section 65962.5.

If yes, provide Regulatory Identification Number: ______ Date of List: _____ _ Authorization
Applicant Signature1:

Property Owner
Signature2:

Date:

1. Applicant's Signature: I certify that I have read this application and state that the above information is correct, and that I am the property owner, authorized agent of the property 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 proposed development or permit. The City is not liable for any damages or loss resulting from the actual or alleged failure to inform the applicant 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 the City to pursue any remedy, which may be available to enforce and correct violations of the applicable policies and regulations. I authorize representatives of the City to enter the subject property for inspection purposes.

2. Property Owner's Signature: If not the same as the applicant, property owner must also sign. A signed, expressed letter of consent to this application may be provided separately instead of signing this application form. By signing, property owner acknowledges and consents to all authorizations, requirements , conditions and notices described in this application. Notice of Restriction: property owner further acknowledges and consents to a Notice of Restriction being recorded on the title to their property related to approval of the requested permit . A Notice of Restriction runs with the land and binds any successors in interest.

Pre-submittal Review
The purpose of a pre-submittal review is to provide you an opportunity to review your project with the City's development team in a preliminary form to finalize submittal requirements and receive a cursory identification of potential issues. A pre-application is required unless waived by staff. 200 Civic Center Way I El Cajon I California I 92020 I 619-441-1742 Main I 619-441-1743 Fax

Page 3 of 3 ends

David
Shepherd
D
igitally signed by David Shepherd
Date: 2023.12.13 14:45:04 -08’00’
DocuSign Envelope ID: 910409C1-AD6D-428F-8F7A-65EFC5ECBEE6 chemicals, and is available at http :ljwww.calepa.ca.gov/sitecleanup/corteselist/ . Check the appropriate box and if applicable, provide the necessary information:

The development project and any alternatives proposed in this application:

Dis/are NOT contained on the lists compiled pursuant to Government Code Section 65962.5.

Dis/are contained on the lists compiled pursuant to Government Code Section 65962.5.

If yes, provide Regulatory Identification Number: ______ Date of List: _____ _ Authorization
Applicant Signature1:

Property Owner
Signature2:

Date:
12/19/2023
Date:

1. Applicant's Signature: I certify that I have read this application and state that the above information is correct, and that I am the property owner, authorized agent of the property 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 proposed development or permit. The City is not liable for any damages or loss resulting from the actual or alleged failure to inform the applicant 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 the City to pursue any remedy, which may be available to enforce and correct violations of the applicable policies and regulations. I authorize representatives of the City to enter the subject property for inspection purposes.

2. Property Owner's Signature: If not the same as the applicant, property owner must also sign. A signed, expressed letter of consent to this application may be provided separately instead of signing this application form. By signing, property owner acknowledges and consents to all authorizations, requirements, conditions and notices described in this application. Notice of Restriction: property owner further acknowledges and consents to a Notice of Restriction being recorded on the title to their property related to approval of the requested permit . A Notice of Restriction runs with the land and binds any successors in interest.

Page 3 of 3 ends

David
Shepherd
D
igitally signed by David Shepherd
Date: 2023.12.13 14:45:04 -08’00’
DocuSign Envelope ID: 8F0E1BA1-4D2A-4484-BE3A-2B57051614F2 chemicals, and is available at http :ljwww.calepa.ca.gov/sitecleanup/corteselist/ . Check the appropriate box and if applicable, provide the necessary information:

The development project and any alternatives proposed in this application:

Dis/are NOT contained on the lists compiled pursuant to Government Code Section 65962.5.

Dis/are contained on the lists compiled pursuant to Government Code Section 65962.5.

If yes, provide Regulatory Identification Number: ______ Date of List: _____ _ Authorization
Applicant Signature1:

Property Owner
Signature2:

Date:
12/19/2023
Date:

Page 3 of 3 ends

David
Shepherd
D
igitally signed by David Shepherd
Date: 2023.12.13 14:45:04 -08’00’
DocuSign Envelope ID: 484FCC5B-B420-40C0-9675-0E6CA0546245 chemicals, and is available at http :ljwww.calepa.ca.gov/sitecleanup/corteselist/ . Check the appropriate box and if applicable, provide the necessary information:

The development project and any alternatives proposed in this application:

Dis/are NOT contained on the lists compiled pursuant to Government Code Section 65962.5.

Dis/are contained on the lists compiled pursuant to Government Code Section 65962.5.

If yes, provide Regulatory Identification Number: ______ Date of List: _____ _ Authorization
Applicant Signature1:

Property Owner
Signature2:

Date:

Date: 12/18/2023

1. Applicant's Signature: I certify that I have read this application and state that the above information is correct, and that I am the property owner, authorized agent of the property 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 proposed development or permit. The City is not liable for any damages or loss resulting from the actual or alleged failure to inform the applicant 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 the City to pursue any remedy, which may be available to enforce and correct violations of the applicable policies and regulations. I authorize representatives of the City to enter the subject property for inspection purposes.

2. Property Owner's Signature: If not the same as the applicant, property owner must also sign. A signed, expressed letter of consent to this application may be provided separately instead of signing this application form. By signing, property owner acknowledges and consents to all authorizations, requirements, conditions and notices described in this application. Notice of Restriction: property owner further acknowledges and consents to a Notice of Restriction being recorded on the title to their property related to approval of the requested permit . A Notice of Restriction runs with the land and binds any successors in interest.

Page 3 of 3 ends

David
Shepherd
D
igitally signed by David Shepherd
Date: 2023.12.13 14:45:04 -08’00’
DocuSign Envelope ID: 1 ED11E13-ADSA-497 A-AEA9-B6D80A732EF1 chemicals, and is available at http :ljwww.calepa.ca.gov/sitecleanup/corteselist/ . Check the appropriate box and if applicable, provide the necessary information:

The development project and any alternatives proposed in this application:

Dis/are NOT contained on the lists compiled pursuant to Government Code Section 65962.5.

Dis/are contained on the lists compiled pursuant to Government Code Section 65962.5.

If yes, provide Regulatory Identification Number: ______ Date of List: _____ _ Authorization
Applicant Signature1:

Property Owner
Signature2:

Date:
12/18/2023
Date:

Page 3 of 3 ends

David
Shepherd
D
igitally signed by David Shepherd
Date: 2023.12.13 14:45:04 -08’00’
DocuSign Envelope ID: D87AC62B-868A-4A41-87BC-2710CADF83FE chemicals, and is available at http :ljwww.calepa.ca.gov/sitecleanup/corteselist/ . Check the appropriate box and if applicable, provide the necessary information:

The development project and any alternatives proposed in this application:

Dis/are NOT contained on the lists compiled pursuant to Government Code Section 65962.5.

Dis/are contained on the lists compiled pursuant to Government Code Section 65962.5.

If yes, provide Regulatory Identification Number: ______ Date of List: _____ _ Authorization
Applicant Signature1:

Property Owner
Signature2:

Date:

DocuSlgned by:
q\J..bl/UAJ., lt,w
8CQ9D68CCQ11475
12/18/2023
Date:

Page 3 of 3 ends

David
Shepherd
D
igitally signed by David Shepherd
Date: 2023.12.13 14:45:04 -08’00’
DocuSign Envelope ID: D7F10E18-C768-4604-A18F-642A65244179 chemicals, and is available at http :ljwww.calepa.ca.gov/sitecleanup/corteselist/ . Check the appropriate box and if applicable, provide the necessary information:

The development project and any alternatives proposed in this application:

Dis/are NOT contained on the lists compiled pursuant to Government Code Section 65962.5.

Dis/are contained on the lists compiled pursuant to Government Code Section 65962.5.

If yes, provide Regulatory Identification Number: ______ Date of List: _____ _ Authorization
Applicant Signature1:

Property Owner
Signature2:

Date:
1i:::•d ?~~ ~
L 6A410AF1C696464 ... Date: 12/20/2023

Page 3 of 3 ends

1050 East Main Street
Project Description
The Applicant is proposing 132 market rate Town Homes on the approximately 6.6 gross acre vacant site located at 1050-1058 East Main Street in the City of El Cajon. Currently the vacant site has a General Plan designation of General Commercial and is zoned Commercial General with Mixed Use Overlay Zone which does permit residential use. The Applicant is applying for a Site Development Plan Permit and Tentative Subdivision Map to allow for the 132 Market Rate condo units.

There are two different Town Home product types being proposed on the site. The first is a Back- to-Back product type arranged in four, six and eight plex building types. Two-to-three-bedroom unit types are provided in the Back-to-Back product type ranging from 1398 to 1849 livable square feet. The second condo product type is a Rear Loaded Townhome arranged in four, five and six plex building types. Two to four bedrooms are provided in this product type with livable square footage ranging from 1206 to 1782 square feet. All units of both product types provide for either a two-car tandem or a two-car standard garage.

Vehicular access into the Community is from East Main Street via the proposed Private Drive ‘A’ gated entrance. The project proposes 24’ foot wide Private Drives and Private Drive Aisles throughout the Community to access the market rate condos. Outdoor amenities include open turf areas, children’s playground with 2-5yr and 5-12yr old play features, picnic tables, barbeque island and ping pong table. Both Active and Passive Common Open Space areas total 27,400 square feet with an additional 10,459 Private Open Space areas for the residents.

The parking requirements for the site (274 spaces) are all satisfied on-site with 264-two car garages and 29 open stalls (293 spaces).

Project Assistance Center
Planning Group

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 address of any person serving as trustee or beneficiary or trustor of the trust.

______________________________ _______________________________

Lennar Homes of California, LLC
1645 Via Esprillo, #150 San Diego, CA 92127
DocuSign Envelope ID: 1D480F8A-C552-4329-BBFC-A3E7D7171419

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.

xx
David W. Shepherd
DocuSign Envelope ID: 1D480F8A-C552-4329-BBFC-A3E7D7171419 5/24/2024

Project Assistance Center
Planning Group

DISCLOSURE STATEMENT

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.

______________________________ _______________________________

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.

______________________________ _______________________________

1) ABSOLUTE TRUST, DATED 2/28/2005; 2) BMWP TRUST, DATED 11/14/1987 5) LAWRENCE LOW FAMILY TRUST, DATED 11/7/1995
3) THE HOPE 2019 TRUST, DATED 9/17/2019; 4)JAMES F. SAMUEL TRUST, DATED 4/3/1997 6)THE ESTATE OF EILEEN LOW
N/A
1) Harumi Janet Low-Trustee 5660 Boulder Canyon Dr, Castro Valley, CA 94552; 2) William Sew Chun Low-Trustee PO BOX 2202, El Cajon, CA 92021 5)Yvonne Eileen Low-Trustee, 18655 W. Bernardo Dr, #325, San Diego, CA 92127 3) Sharon Hoberman-Turstee 270 N El Camino Real, F191, Encinitas, CA 92024; 4) Madeline Chin-Jew-Turst, 270 N El Camino Real, F191, Encinitas, CA 92024; 6) Vonessa Low Yu-Administrator, 140 Rose Arch, Irvine, CA 92620

If yes, please indicate person(s), dates, and amounts of such transactions or gifts.

___________________________________________________________________

__________________________________________________________________

____________________________________ _______________________________ Signature of applicant / date Print or type name of applicant

NOTE: Attach appropriate names on additional pages as necessary.

XX
David Shepherd
Digitally signed by David Shepherd
Date: 2023.12.20 18:04:09 -08'00'
David Shepherd

LENNAR '
Lennar 1050 E. Main Street Request for Administrative Relief

ARCHITECTURE
Issue - Code:

Proposed structures exceed ECMC section 17.135.0?0(B) 35-foot maximum height limit for structures within 100 feet of adjacent single-family zoning districts. A portion of the Mobile Home Park along the westerly property line is zoned residential, single-family, 6,000 square feet, or "RS-6" and includes residential buildings within 100 feet.

Lennar Request:

To meet the height requirement in sections 17.135.0?0(B), Structure edges within 100 feet of adjacent single-family zoning districts (RS-6) have been adjusted to have hipped roofs that reduce building height and soften the building edge. We believe the revised height of the structures will not negatively impact the appearance of the project or burden the adjacent uses. See carriage Townhome sheets A3.0, A3.1 and A3.2 for heights. Please note that the actual building height is 35'. However, due to Northwest portion of the site needing to be raised approximately 8' and the code requiring the measurement be from the original base height, the current design requires approval of a variance to this code section. From the perspective of the overall site design, this height variance will be unnoticeable both for the adjacent properties and the remainder of the proposed community. If the site is not raised, due to natural flow conditions, the design would need to include both a storm drain pump and a sewer pump to ensure storm water and sewer flow leave the site safely. A Storm Drain pump would not be feasible to propose on the site as it would need to pump the 100-year event.

Issue - Code:

Thirty percent (30%) upper story transparency must be provided for Main Street facing building facades and 20% upper story transparency for all other elevations pursuant to ECMC section 17.135.120(E).

Lennar Request:

Additional glazing has been added to all residential units however, not all elevations are able to meet the requirement in section 17.135.120(E). We are asking for administrative relief due to the nature of the product type and the need to maintain functionality/ livability of the units. Areas that are not able to meet the 30% transparency are limited in the amount of glazing we can add due items such as bed walls, cabinetry, furnishing, bathrooms that require privacy, etc. We do not believe the reduction of glazing will have any negative impact on the project appearance or burden any of the adjacent uses LENNAR .
based on our residential product type. In addition (2) alternative schemes have been added to the buildings fronting Main Street to add visual interest to the project.

Issue - Code:

Building facades fronting " .. . a public street (primary and secondary), public right-of-way, or private drive ... " must provide a minimum of two of the activation features consistent with ECMC section 17.135.120(G)(2) and table 17.135.120.

Lennar Request:

Activation features occurring at units along private drives and private drive aisles consist of a combination of small porches of varying sizes and second level balconies .

However, some porches do not meet the 6'x6' requirement in ECMC section

17.135.120(G)(1 )(C) due to site limitations and the dense nature of the project. We do not believe the smaller entry features will negatively impact the project appearance or burden any adjacent uses.

SITE PLAN DESIGN
Issue - Code:

Sec 17 .185.170 does not allow off-site parking to be part of the total site qualifying parking count.

Lennar Request:

At total of 15 parallel parking spaces are proposed along the E. Main Street frontage that are directly fronting the proposed Buildings #2, #3, #18 and #19. The dimensions of these spaces are 35' feet in length x 8' feet in width for the end spaces and 22' feet in length x 8' feet in width for the internal spaces. By including these parking spaces as part of the total parking count, the proposed project can meet the total required parking.

This is consistent with the City of El Cajon Sustainability Initiative City Action T-7 to "Encourage Development in Mixed-Use Residential Overlay Areas" and to "Allow for parking reductions, or deviations from development standards, for developments in Mix Use Residential Overlay Areas. This will allow for greater pedestrian activity within the site and foster community activity along Main Street with the homes fronting the parking locations. We do not believe this will negatively impact the project appearance or burden any adjacent uses.

LENNAR '
Issue - Code:

Section 17.185.180_requires drive aisle width to be 22'.

Lennar Request:

Administrative Relief is requested to allow the Private Drives and private drive aisles to be reduced down to 16' or 20' respectively rather than 22' when fronting 4 or more homes. The Private Drive aisles are envisioned to be multipurposed and proposed as shared-use motor courts for both pedestrians and slow-speed, non-through way vehicles. The addition of sidewalks will enhance overall pedestrian safety for the entire site.

David W. Shepherd
Lennar Homes
Alisa Vialpando
Hunsaker and Associates
Chris Texter
KTGY Architecture

MAIN STREET
~,Q
SCALE : 1": 30'-0"
LAND~AP E DESIGN CONCEPT
THE LANDSCAPE STRATEGY FOR 1050 MAIN STREET SUPPORTS A

COMMUNITY ATMOSPHERE W'ITH SHARED OUTDOOR AMENITY

SPACES ANO DISPERSED RECREATION AREAS AMONGST A VIBRANT , DURABLE, ANO DROUGHT TOLERANT LANDSCAPE AESTHETIC .

RECREATION AREAS 01S PERSEO AROUND THE COMMUNITY INCLUDE A CHILDREN'S PLAYGROUND. TURF AREAS , SHARED COURTYARD
SPACES. AND A CENTRAL RECREATION AREA. A COMBINATION OF ACCENT TREES. SHADE TREES , AND PLANTS WITH A VARIETY OF COLOR AND TEXTURE CREATE AN INVITING. GARDENESOUE
ATMOSPHERE.

SHEET INDEX
Sheet Number Sheet Title
1 LANDSCAPE CONCEPT PLAN
2 LANDSCAPE SITE PLAN
3 FENCE AND WALL PLAN
4 CONSTRUCTION DETAILS

LINETYPE LEGEND
- - - - UMIT OF\t\ORK
--1-- DAYLIGHTLINE
-- - - -- PROPERTY LINE
PREPARED BY:
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SHEET TITLE:

LANDSCAPE CONCEPT PLAN
L-1.1
DESIGN REVIEW SITE PLAN FOR:
1050 E MAIN ST
City Of El Cajon, California
SHEET
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~!':.~9~1.~;ES 1050 E. MAIN ST. OF
eo--..c: S..IJloSG,C,,-1ri
UMYJNG~ -~- CITY OF El CAJON, CALIFORNIA 9
R:\ 1764\ &Pln\lO!IO ( t,joln S!reel SOP SM 05.o,,,g[}J~n-07-2 02~:12:56 1m1~
Arehitecture + Pl.inning
17911 Von Karman Ave,
Suite 200
lrvine,CA926 14
949.851.2133
ldgy,com
LENNAR .

LEFT ELEVATION
1050 MAIN
El CAJON, CA • 202J-0083
:~ -1~

CONCEPTUAL DESIGN
MAY23, 2024

MATERIAL LEGEND

1. ASPHALT COMPOSITE ROOF

2. STUCCO

3. FOAM TRIM

4. VINYL WINDOWS

5. LIGHT FIXTURE

6. SECTIONAL GARAGE

7. METAL RAILING

8. DECORATIVE KICKER

9. DECORATIVE POT SHELF

10. BOARD AND BATTEN SIDING

11. HORIZONTALSIDING

12. COMPOSITE TRIM

REAR ELEVATION
~ ~I

FRONT ELEVATION

CARRIAGE TOWNHOMES- ELEVATIONS
BUILDING TYPE B •6 PLEX A3.1
- 510
- 500
- 490
- 480
- 470
- 460 -
- 450
I!)
'-t-
+

PROPERTY BOUNDARY
PROP. BUILDING
_______ I_

7.5' I - --- -- ---

18.5'
PROP. BLDG. #8
FF: 466.85
PAD: 466.10
EXIST. smucTURE ~ - - - - - - - - -ko;.1JQN_lll!!Lb - • ____ ______ I 1n
---- !}_~,-- I 1' f ... ·-:'l -------- I I
- f)(/Sf. CHAI~ LINK ~I 465.0TW
PROP. 6' PROJECT/RETAINING
WALL
510 -
500 -
490 -
480 -
--- -4-m--
FENCE : 459..:_0~G_
----------------------- -------------------------- 460 - EXIST. PAD EL. =458.80
450 -

SECT ION 'A-A'
SCALE: 1n=10' HORIZ/VERT
- 510
- 500
- 490
- 480
- 470
- 460
- 450
'S;j-
'<:t-
+

PROPERTY BOUNDARY
EXIST. STRUCTURE~ __
PROP. BUILDING~
_ !_ _
6' I - - - - --
17'
1 '-¾-r ,r - M>t:;1

WALL/FENCE
PROP. BLOG. #6
FF: 465.50
PAO: 464.75
,----- -----1~ i -------r---------GUARo,,L -~~l~~~
I
I
I
I
-----1-pROP. SIDEWALK
EXIST.

FENCE
_______ L __ ________ _
EXIST. PAD EL.=458.35
PROP. 6' PROJECT/RETAINING
WALL
--- ----- ,-~---~ -----___:-_-_-_-:_
"-- EXIST. PAO EL.=460.0
SECT! ON 'B-B'
SCALE: 1 "=10 ' HORIZ/VERT
, 510 ----------- ------------ - ------------.------------------- ---- - 510 - - 500 --- - --- --- --------- --- - .--- - ---:r- - - --- , ~- - - ·::,....::::.-, + - ~o -- ------ - --------- ----- ---- - ~-- ---- - -----------------------

PROPERTY BOUNDARY
16'
PROP. BUILDING
20'
PROP. BLDG. #
FF: 464.15
PAD: 463.40
- 480 ----- -- ---- - -------- - - --- __ J ___ ______ ____ r -----; ---- I EXIST. STRUCTURE\
466 .0TW ---------------,
500 -
490 -
480 -
r I I 1 '-ll'-,,I<~ _ ___ L _______________ ~ -- ~ - ---- - - - - - - I EXIST. CHAIN LINK FENCE ~ (
- 470 --•--- - --------- 470 -
I ON PROPERTY LINE ~
: I I I I I 460.0FG I
- 460
EXIST. PAD EL.=459.44
- 450
SECTION 'c-c'
SCALE: 1 n = 10' HORIZ/VERT
- PROP. 6' ;;oJEcV-~ExisT .-PA;EL.=4:o.;~o

RETAINING WALL
450 -
U
NIT #2 UNIT #1
UNIT #6 UNIT #5UNIT #7UNIT #8UNIT #9UNIT #10UNIT #11UNIT #13 UNIT #12 UNIT #109 UNIT #110
UNIT #16
UNIT #17
UNIT #15
UNIT #18
UNIT #14
UNIT #19
UNIT #22
UNIT #23
UNIT #21
UNIT #24
UNIT #20
UNIT #25
UNIT #123 UNIT #124
UNIT #122 UNIT #125
UNIT #121 UNIT #126
UNIT #120 UNIT #119
UNIT #28
UNIT #29
UNIT #27
UNIT #30
UNIT #26
UNIT #31
UNIT #34
UNIT #35
UNIT #33
UNIT #36
UNIT #32
UNIT #37
UNIT #76
UNIT #77
UNIT #75
UNIT #78
UNIT #74
UNIT #79
UNIT #82
UNIT #83
UNIT #81
UNIT #84
UNIT #80
UNIT #85
UNIT #88
UNIT #89
UNIT #87
UNIT #90
UNIT #86
UNIT #91
UNIT #94
UNIT #95
UNIT #93
UNIT #96
UNIT #92
UNIT #97
UNIT #98UNIT #99UNIT #100UNIT #102 UNIT #101
UNIT #115 UNIT #116
UNIT #114 UNIT #117
UNIT #113 UNIT #118
UNIT #43
UNIT #42
UNIT #41 UNIT #40
UNIT #38
UNIT #55
UNIT #54
UNIT #53UNIT #52
UNIT #51 UNIT #50
UNIT #61
UNIT #60
UNIT #59UNIT #58
UNIT #57 UNIT #56
UNIT #67
UNIT #66
UNIT #65UNIT #64
UNIT #63 UNIT #62
UNIT #132
UNIT #131
U
NIT #103UNIT #106
AC
AC
AC
AC AC
AC
AC
AC
AC AC

AC AC AC AC AC AC AC AC AC AC AC AC
AC AC
ACAC

ACACACACACACACACACACACAC
ACACAC
AC

AC AC AC

AC AC AC AC

AC AC AC AC AC AC AC AC

AC AC AC AC
ACAC
ACAC
ACACAC

ACACACACACAC

AC AC ACACACAC

ACACACACACAC

AC AC AC
ACAC
ACAC

AC AC AC AC
AC
AC
UNIT
#4UNIT #3
UNIT #104UNIT #105
U
NIT #112 UNIT #111
UNIT #128
UNIT #127
UNIT
#45 UNIT #44
UNIT #46 UNIT #47
UNIT #48
UNIT #49
U
NIT #130UNIT #129
U
NIT #39
UNIT #69
UNIT #68
UNIT #71 UNIT #70
UNIT #73
UNIT #72
AC
AC
AC
AC
U
NIT #107UNIT #108
E. MAIN STREET

PROJECT

BOUNDARY

PROJECT

BOUNDARY

PROJECT

BOUNDARY
BLDG
#8
BLDG
#13BLDG
#12
BLDG
#1
0 BLDG
#11
BLDG
#9
BLDG
#7
BLDG
#14
BLDG
#22
BLDG
#6
BLDG
#15
BLDG
#21
BLDG
#23
BLDG
#5 BLDG
#16
BLDG
#20
BLDG
#17
BLDG
#1
BLDG
#4
BLDG
#3
BLDG
#2
BLDG
#19
BLDG
#18
PVT. DRIVE "B"
PVT. DRIVE "G"
PVT. DR. AISLE "P"
PVT. DR. AISLE "O"
PVT.

DR. AISLE "N"
PVT. DR. AISLE "M"
PVT. DRIVE "E"
PVT. DR. AISLE "H"
PVT. DR. AISLE "I"
PVT. DR. AISLE "J"
PVT. DR. AISLE "K"
PVT. DR. AISLE "L"
PVT. DRIVE "A"
PVT. DRIVE "R"
PVT. DRIVE "Q"
PVT. DRIVE "D"
PVT. DRIVE "C"
PVT. DRIVE "F"

CITY OF EL CAJON, CALIFORNIA

TENTATIVE SUBDIVISION MAP/SITE DEVELOPMENT PLAN PERMIT
1050 E. MAIN ST.

PREPARED BY: NO. REVISIONS DATE BY

HUNSAKER
& ASSOCIATES

KEY MAP

GENERAL NOTES

DESIGN NOTES

LEGAL DESCRIPTION

EASEMENTS
LEGEND

APPLICANT

BENCHMARK

EARTHWORK/GRADING QUANTITIES

OPEN SPACE

SHEET INDEX
SHEET 2 - STREET SECTIONS /DETAILS
SHEET 1
- TITLE SHEET
SHEET 3 - TYPICAL DRIVEWAY DETAILS
SHEET 4 - EXISTING SITE CONDITIONS
SHEET 5 - SITE PLAN
SHEET 7 - OPEN SPACE
SHEET 8 - ACCESSIBLE ROUTE
SHEET 9 - BOUNDARIES & ENCUMBRANCES
L D
A OISA S.VIALPAN
C 47945
LIVIC
F
TA

OE ILACF
TS
REGIS
NRO
AI
INEER
O

TERED PROFESSI NAL ENG

CIVIL ENGINEERBASIS OF BEARING
BLDG
#2
FF=100.75
P=100.00
SITE
N
M
OWNER

TOPOGRAPHY SOURCE

VICINITY MAP
67 SHEET 6 - OFFSITE STORM DRAIN

PARKING SUMMARY

CITY OF EL CAJON, CALIFORNIA
1050 E. MAIN ST.

SHEET
9 OF

XXXX-XXXX

TENTATIVE SUBDIVISION MAP/

SITE DEVELOPMENT PLAN PERMIT
1 CONDOMINIUM NOTE
USE P
ARKING
STANDARD # OF UNITS REQUIRED PROVIDED

ATTACHED
RESIDENTIAL 2 spaces per unit 132 264 264

SUPPLEMENTAL
PARKING .25 spaces per unit 132 33 18

LOADING
SPACES 1 space per 25 units 132 6 6

SUPPLEMENTAL

PARKING
.25 spaces per
tandem parking unit 14 4 4

OFFSITE
PARALLEL N/A N/A N/A 15
TOTAL 132 307 307

BROADWAY
. MADISON AVE.

E. MAIN ST.
w la! > c' 4 V, 4
4 w z ::J $= 0
0 en z c- ::J G z ~
4 4 0 :,a ~ :,a
~
ui 4
OJ z

NOT TO SCALE

PROJECT BOUNDARY

EXISTING TOPO CONTOUR

BU I LD I NG MIMBER

FINISH FLOOR ELEVATION

PAD ELEVATION
SLOPE (2: 1 MAX)

DAYLIGHT LI NE

PERCENT OF GRADE
ST. ELEVATION
8"• PVC PRIVATE SEWER MAIN W/ MANHOLE
•UNLESS SHOWN OTHERWISE ON PLAN

SEWER INVERT ELEVATION
4"• PRIVATE PVC WATER MAIN
• UNLESS SHOWN OTHERWISE ON PLAN
8" PUBLIC PVC WATER MAIN
(HELIX WATER DISTRICT)

WATER METER

BACKFLOW PREVENTER

FI RE HYDRANT

PR I VA TE HDPE STORM DRA IN
RETA IN/NG WALL•
c' en
c-en
er
C:
z
--------
-~~ _ _., __ ... __
2%
350.4
0 ..
343.4
IE
----'tl'l-1----
-w----
D
D
l>Cf
----=-o ------~---
•PER CITY OF EL CAJON STANDARD DRAWINGS

TOP OF WALL ELEVATION/ FINISH GRADE
ST. LIGHT

PEDESTRIAN LIGHT

EASEMENT LI NE

TRANSFORMER

DRAINAGE SWALE PATH

BROW DITCH

ACCESSIBLE UNIT
TW/FG
CUT:

FILL:

IMPORT:
lg 1=:J ~ 1----~
8 Ir===~ 1-,---~
I ~~
1~
I JI :.·.~~
I
I
•
~,f!t

* ii
I ,..,
I ]
I
J
= •
-157.6
•
,.,,,_,
-·
.,,,,, .

APPROX. 1,784 C. Y.

APPROX. 26,870 C. Y.

APPROX. 25,086 C. Y.
.
-• ..
__ L

GRAD I NG QUANT I TI ES SHOWN ARE RAW QUANTITIES ONLY AND DO

NOT /NCLWE THE EFFECT OF REMEDIAL GRADING SHOWN IN THE
PRELIMINARY SOILS REPORT.
,)
- _ _,
,f(J/.-1
..... .
•
'4tU
• APN 489- .3©-47
#1.6
, ..
, 6/.4
Ir I ,
~fJ I
I
' -1 -
. , •
,, •
-- ---,f(J/.5
. -· - .
#1.J .

EES

NOT TO SCALE
sn: SHEET 7
THE BASIS OF BEARINGS FOR TH IS SURVEY IS CCS 83, ZONE 6, EPOCH 1991.35 GRID BEARING BETWEEN STATION "161WCCS5" AND STATION "161WCCS4" PER RECORD OF SURVEY NO. 17601, BOTH HAVING A CALIFORNIA COORDINATE VALUE OF FIRST ORDER ACCURACY. I.E.

NORTH 89'36'55" WEST. QUOTED BEARINGS FROM REFERENCE MAPS OR DEEDS MAY OR MAY NOT BE IN TERMS OF SAID SYSTEM.

VERTICAL BASED ON COUNTY OF SAN DIEGO SURVEY CONTROL NETWORK POINT 161WCCS5 PER RECORD OF SURVEY 17601. ELEV.449.50'

VERTICAL RELIEF SHOWN HEREON WAS PRODUCED BY FIELD METHODS

COMB I NED WI TH AERIAL PHOTOGRAPHY BY PHOTO GEODETIC
CORPORATION FLOWN ON OCTOBER 07, 2023.
7 '61.8
•
'
\ .• ~ ·. •
,,.,,
41il5
•
,._,,
•
'' · '-
,._,,
APN 489-130-43
'858
•
NJJ.9
I I I I I r-
'6.];2 E
ASPH !
~
CONCL ""\... _
j\;j)

14.,,-;;----:
•
,.., --l--ll H:r ----
•
11~ I
0 ·n,

THIS IS A MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECTION 4125 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT. THE MAXIMUM
MJMBER OF RESIDENTIAL UNITS 132.

HUNSAKER l!t ASSOCIATES, SAN DIEGO, INC
9707 WAPLES STREET
SAN DIEGO, CA 92121
(858) 558-4500
ALISA S. VIALPANDO R.C.E. 47945
SEE SHEET 9
SEE SHEET 9
DATE

1. 2.

3. 4.

5. 6 .

7. 8.

9. GROSS SITE AREA: 6.61 AC
NET LOT AREA: 6.39 AC (EXCLUDES E. MAIN STREET EASEMENT AREA) TOTAL NUMBER OF EXISTING LOTS: 2
TOTAL NUMBER OF PROPOSED LOTS: 1
TOTAL NUMBER OF UNI TS: 132 (ATTACHED UNI TS)
ASSESSOR PARCEL MIMBER: 489-130-19
EXISTING ZONING CLASS/FICATION:C-G GENERAL COMMERCIAL/MU MIXED USE OVERLAY PROPOSED ZONING CLASSIFICATION: C-G GENERAL COMMERCIAL/MU MIXED USE OVERLAY PROPOSED DENSITY: 19.97 DU/AC GROSS (132 DU's/6.61 GROSS ACRES)

20.66 DU/AC NET (132 DU's/6.39 NET ACRES)

10. TOPOGRAPHIC CONTOUR INTERVAL: 1 FOOT

11. MAX I MUM SLOPE GRAD I ENT: 2: 1

12. BUILDING COVERAGE: 102,251 SF/36. 7%

13. LANDSCAPE COVERAGE: 90,998 SF/32. 7%

14. STREETS/PARKING COVERAGE: 85,099 SF/30.6%

1. ALL STREET DESIGN SHALL CONFORM TO THE CITY OF EL CAJON DESIGN STANDARDS AS REQUIRED BY THE Cl TY ENGINEER.

2. EASEMENTS SHALL BE PROVIDED, REMOVED OR RELOCATED AS REQUIRED BY THE CITY ENGINEER.

3. ALL PROPOSED UT IL I TI ES SHALL BE UNDERGROUNDED AND EASEMENTS PROV I OED.

4. GEOTECHNICAL INVESTIGATION PREPARED BY: GEOCON INC. (AUG. 29, 2022)

5. THE DEVELOPER SHALL INSTALL STREET LIGHTS PER THE CITY OF EL CAJON ENGINEERING DEPARTMENT.

6. THE PROPOSED SEWER SHALL BE INSTALLED PER CITY OF EL CAJON STANDARDS.

7. THE PROPOSED WATER SHALL BE INSTALLED PER HELIX WATER DISTRICT .

B. FINISH GRADES ARE APPROXIMATE AND SUBJECT TO CHANGE IN FINAL DESIGN.

9. MODEL UNITS MAY BE BUILT PRIOR TO FINAL MAP WITH APPROVAL FROM THE CITY ENGINEER

AND PLANNING DIRECTOR,

10. ALL FUTURE DRIVEWAYS AND GEOMETRIC DESIGN SHALL BE DESIGNED IN COMPLIANCE WITH THE Cl TY OF EL CAJON ENGINEERS DESIGN STANDARDS.

11. THE PRESENT OR FUTURE OWNER/DEVELOPER SHALL INDEMNIFY AND SAVE CITY OF EL CAJON, ITS

OFFICERS, AGENTS, AND EMPLOYEES HARMLESS FROM ANY AND ALL LIABILITIES, CLAIMS

ARISING FROM ANY FLOODING THAT OCCURS ON THIS SITE AND FLOODING THAT MAYBE DISCHARGED FROM THIS SITE INTO ADJACENT PROPERTIES.

12. ADA COMPLIANT SIDEWALKS AND PATHWAYS ARE PROVIDED THROUGHOUT THE SITE WHERE APPROPRIATE.

THE HOPE TRUST
270 N EL CAMINO REAL
F/91
ENCINITAS, CA 92024
OWNER

LENNAR HOMES
16465 VIA ESPRILLO
SUITE 150
SAN DIEGO, CA 92127
(858) 618-4919

ALEX PL/SHNER

S A N DIEGO,
PIANNING 9707 Waples Street
ENGINEERING San Diego, Ca 92121
I N C.

SURVEYING PH(858)558-4500 · FX(858)558-1414
DATE
DATE
1 I st SUBMITTAL 12/20/2023
2 2nd SUBMITTAL 04/03/2024
3 3rd SUBMITTAL 05/23/2024
4 4th SUBMITTAL 06/12/2024
5 6
7 8
9 H&A
H&A
H&A
H&A
R:\ 1764\&Pln\ 1050 E Main Street SDP Sht 01.dwg[]Jul-03-2024: 11 :20

EXISTING EAST MAIN STREET

PORTION OF PROPOSED PRIVATE DRIVE 'F' PROPOSED PRIVATE DRIVE 'G'

PROPOSED PRIVATE DRIVE 'B'PROPOSED PRIVATE DRIVE 'A'

PROPOSED PRIVATE DRIVE 'E'

PORTION OF PROPOSED PRIVATE DRIVE 'C'
'H' & 'M'

PROPOSED PRIVATE DRIVE AISLES

PROPOSED PRIVATE DRIVE AISLES 'K', 'P', 'I', 'J', 'N', & 'O'

PROPOSED PRIVATE DRIVE AISLE 'L' PROPOSED PRIVATE DRIVE 'Q' PROPOSED PRIVATE DRIVE 'R'

PORTION OF PROPOSED PRIVATE DRIVE 'C'
(BETWEEN PVT. DR. 'B' TO PVT. DR. 'E')

PORTION OF PROPOSED PRIVATE DRIVE 'D' PORTION OF PROPOSED PRIVATE DRIVE 'D' (PORTION NORTH OF PVT. DR. 'E' AND SOUTH OF PVT. DR. 'B' ) (PORTION BETWEEN PVT. DR. 'E' AND PVT. DR. 'B' )

PORTION OF PROPOSED PRIVATE DRIVE 'F'
(EAST OF PVT. DR. 'D' ) (WEST OF PVT. DR. 'D' ) (WEST OF PVT. DR. 'C' )

PROPOSED PRIVATE DRIVE 'G'
(EAST OF PVT. DR. 'C' )
(PORTION NORTH OF PVT. DR. 'E' AND SOUTH OF PVT. DR. 'B' ) 2 STREET SECTIONS / DETAILS

CITY OF EL CAJON, CALIFORNIA
1050 E. MAIN ST.

SHEET
2 9
OF

XXXX-XXXX

TENTATIVE SUBDIVISION MAP/

SITE DEVELOPMENT PLAN PERMIT

PREPARE
D BY:

HUNSAKER
& ASSOCIATES
R/W
I
I
2%
-
EXIST. 4-" CONCRITE
SIDEWALK (TYP.)
EXIST. 6" C. F. CONG. CURB
& GUTTER TYPE "A-6"
(TYP.)
VARIES(1 %-10%)(TYP.

NORTH
, .

WEST
f
F/C
5' 4'
DRWY. SDWI
2%
- -"
38'
2%
-
20'
PUBLIC

UTILITY EASEMENT
10' <i. 1 o·

TRAVEL TRAVEL

LANE LANE
I
~ ...?!L_
i: :::;·::···
' D. 'G-4' 4" MO ROLLED CURB (TYP) PROP, AC PAVEMENT
· AND BASE
6'
Is· PVT.

ISEWER
MAIN*
8'
76'
<i.

I
EXIST. 2" A. C.

OVER 6" A.B.

EAST
f
F/C
5'
SDWK.
2%
-'. --
8" PUB.

WATER
MAIN*

9.5'

NOT TO SCALE
4" PVT.

WATER
MAIN
38'
2%
-
SOUTH
4" PVT.

WATER
MAIN
R/W
I
I
WEST
r
F/C
5'
30' 76' (VARIABLE) w EST - EA
8' 15'-38' (VAR.) t 15'-38' (VAR.) 5' 4-'
PKWY
.,
PKWY ,DW~ 24'

PUBLIC UTILITY EASEMENT
1,--PROP .
. /.I MEDIAN WITH
..l!L_ 2% .- ·+-:~:L. BoJ; 2~
-,. ·I ..
4-" MOD. •................ '
'G-2' CURB & GUTTER (TYP.) I B" PVT.
\___ SEWER
24'
PUBLIC

UTILITY EASEMENT
12' <i. 12'
B" PUB. ,--j~
WATER
MAIN
10'
,
MAIN
11'
*ONLY ON PORTION OF PVT. DRIVE 'A'

NOT TO SCALE
EAST
r
F/C
5'

PERMEABLE
PAVERS
SDWK. TRAVEL TRAVEL DRWY.
2%
- '
B" PUB.

WATER
MAIN*

9.5'
i; :::::::

LANE LANE
I
2% 2%
- -
::::·: :i
' PROP. AC PAVEMENT

AND BASE
8" PVT.

SEWER
MAIN*
8' 6'
VARIES(/ %-1 O%)(TYP,)
-', .. ,,. .. ··,
4-· M OD. 'G-4'
ROLLED CURB (TYP.)
ST
NORTH
F/C

18.5'
PARKING*
24'
PUBLIC

UTILITY EASEMENT
12·
TRAVEL
LANE
f 12·
TRAVEL
LANE
SOUTH
F/C
5'
DRWY.
1e~-,-,I
-[·--·/· .. ,.;, .. ,,
WEST
1·
F/C
5'
DRWY.
24'
PUBLIC

UTILITY EASEMENT
12· <i. 12·

TRAVEL TRAVEL

LANE LANE
I
EAST
1·
F/C
5'
SDWK.
2%
-
3'
n 2%
-
2%
-
_ VVARIES(1%-10%)(TYP.) VARIES(1%-10%)(TYP.~ 2% 2% 2%
- - -
4" MOD
'G-1' CURB
4" PVT.

WATER
MAIN
WEST
PROP. AC PAVEMENT

AND BASE
9' 6.5'
8" PVT.

SEWER
MAIN
8'
*ONLY ON PORTION OF PVT. DRIVE 'B'

NOT TO SCALE
20' EAST
PUBLIC
f f UTILITY EASEMENT

F/C F/C
5' 10' f 10' 4' 5'
SOW!<. TRAVEL TRAVEL DWK DRWY.

LANE LANE
C .•
4" MOD. 'G-4'

ROLLED CURB
8" PUB.

WATER
MAIN
2% VARIES(1%-10%)(TYP.)
4" PVT.

WATER
MAIN
8" PUB.

WATER
MAIN*

9.5'
ROP. AC PAVEMENT

AND BASE
-,,. ...
4" MOD. 'G-4'
ROLLED CURB (TYP.)
8" PVT.

SEWER
MAJN*
36" PVT.
8' 6'
STORM
DRAIN*
,.,,,
,.
' 4' __,; 4" MOD 'GROLLED · CURB (TYP) PROP. AC PAVEMENT · AND BASE
36" PVT.

STORM
DRAIN*
6' 2'
8" PVT.

SEWER
MAIN•
8'
'
. . ,1. ..
8" PUB.

WATER
MAIN*

9.5'
4" PVT.

WATER
MAIN
*UTILITY SIZING & PUBLIC/PRIVATE STATUS VARIES. PLEASE SEE DEXTER WILSON REPORT FOR FULL DITA/LS.

NORTH
F/C
5'
DRW.

VARIES(1 %-10%)(TYP.)
4" MOD. 'G-4'

ROLLED CURB
4" PVT. 8" PUB.

WATER WATER

MAIN MAIN

NOT TO SCALE
24'
PUBLIC

UTILITY EASEMENT
12' (j_ 12'

TRAVEL TRAVEL

LANE LANE
2%
-
8" PVT.

SEWER
MAIN
2%
-
SOUTH

18.5'
PARKING*
2%
-
PROP. AC PAVEMENT

AND BASE
36" PVT.

STORM
DRAIN
F/C
4" MOD
'G-1' CURB
*UTILITY SIZING & PUBLIC/PRIVATE STATUS VARIES. PLEASE SEE DEXTER 1LSON REPORT FOR FULL DITA/LS. *UTILITY SIZING & PUBLIC/PRIVATE STATUS VARIES. PLEASE SEE DEXTER WILSON REPORT FOR FULL DITA/LS. *UTILITY SIZING & PUBLIC/PRIVATE STATUS VARIES. PLEASE SEE DEXTER WILSON REPORT FOR FULL DITA/LS. 17' 8' 2' 6'

NOT TO SCALE

NORTH SOUTH NORTH
F/C 16' F/C F/C 24'
5' 4' 8' £ 8' 4' 5' 5' 12' £ 12'
DRWY. TRAVEL TRAVEL DWK DRWY. DRWY. TRAVEL TRAVEL
BLDG. LANE LANE BLDG. LANE LANE
BLDG.
2% 2%
- -
2%
--,. ·., .. 2%
-
2%
-
2%
--,.. ,,. .,, 4" MOD. 'G-4'

ROLLED CURB
4" MOD. 'G-4·'- -~
ROLLED CURB (TYP.) PROP. AC PAVEMENT VARIES(/ %-1 O%)(TYP.) 4" PVT.

BLDG.

NORTH
f
F/C
5' 10'
6" PVT.

SEWER
MAIN
20'
f
SDWK. TRAVEL
4" PVT.

WATER
MAIN
LANE
8'

AND BASE
I
8'

NOT TO SCALE
4" PVT.

WATER
MAIN
SOUTH
f
F C
10' 4' 5'
TRAVEL DWK DRWY. BLDG. LANE
2% VARIES(/ %-1 O%)(TYP.)
--
6" PVT.

SEWER
MAIN
4" MOD. 'G-4'
ROLLED CURB (TYP.)

NOT TO SCALE
BLDG.

O" MODIFIED CURB
WATER
MAIN
WEST
F/C
5•
DRWY.
-
12·
TRAVEL
LANE
2%
-
6" PVT.

SEWER
MAIN
24'
f
2'

NOT TO SCALE
8' 8'

NOT TO SCALE
12'
TRAVEL
LANE
2%
-
8'
EAST
F/C
5'
DRWY.
4" PVT.

WATER
MAIN

NOT TO SCALE NOT TO SCALE

SOUTH NORTH SOUTH NORTH SOUTH
F/C F/C 20' F/C F/C 24' F/C
5' 5' 4' 10' f 10' 5' 5' 12' £ 12' 5'
DRWY. DRWY. DWK TRAVEL TRAVEL DRWY. DRWY. TRAVEL TRAVEL DRWY.

LANE LANE LANE LANE
BLDG. BLDG. BLDG. BLDG. BLDG.

VARIES(1 %-10%)(TYP.) 2% VARIES(1%-10%)(TYP.)
2% 2% VARIES(1%-10%)(TYP.)
~ -- - - -.. ,
o• MODIFIED CURB 4" MOO. 'G-4' O" MODIFIED CURB 4" MOD. 'G-4' O" MODIFIED CURB 8" PVT. ROLLED CURB 8" PVT. ROLLED CURB 8" PVT.

SEWER 4" PVT. SEWER 8" PUB. 4" PVT. SEWER

MAIN WATER MAIN WATER WATER MAIN
MAIN MAIN* MAIN
I
8' 8' 2' 6' 8'
*ONLY ON PORTION OF PRIVATE DRIVE 'G'

NOT TO SCALE NOT TO SCALE

WEST EAST WEST EAST
F/C 16' F/C F/C 16' F/C ,,
5' 4' 8' 8' 8' 8' 4' 5' ,,
BLDG. DRWY. DWK TRAVEL TRAVEL TRAVEL TRAVEL DWK DRWY. BLDG. BLDG. LANE LANE LANE LANE VARIES(/ %-10%)(TYP.) 2%
-
2%
-
2%
-
VARIES(/%-10%)
O" MODIFIED CURB 0" MODIFIED CURB 4" MOD. 'G-2'

CURB & GUTTER
4" MOD. 'G-2'

CURB & GUTTER
O" MODIFIED CURB
4" PVT. rtrr,
SEWER 4' ,-"--,,-~-I
MAIN

NOT TO SCALE
4" PVT.

WATER
MAIN
4" PVT.

WATER
MAIN
6' 4'

NOT TO SCALE
4" PVT.

SEWER
MAIN
*ONLY ON PORTION OF PVT. DRIVE 'E'

NOT TO SCALE
NORTH
F/C
5' 4'
DRW. DWK
BLDG.
-,,..,,, .... •.·
4" MOD. 'G-4'

ROLLED CURB
8" PUB.

WATER
MAJN•
2'
SOUTH
20' F/C
10' £ 10' 5'
TRAVEL TRAVEL DRW.

LANE LANE
2%
-
4-" PVT.

WATER
MAIN
6' 8'
8" PVT.

SEWER
MAIN
BLDG.
o• MODIFIED CURB
*ONLY ON PORTION OF PRIVATE DRIVE 'G'

NOT TO SCALE

SAN DIEC(), INC
PLANNING 'l/07 Waples Street
ENGINEERING San Diego, Ca 92121
SURVEYING PH(858)558-4500· FX(858)558·1414
R:\ 1764\&Pln\ 1050 E Main Street SOP Sht 02.dwg[]Jul-03-2024: 11 :23 - 460
- 450
- 470
- 480
- 490
460 -
4 50 -
470 -
480 -
490 -
- 500 500 -

SECTION 'A-A'
- 510 510 -
- 460
- 450
- 470
- 480
- 490
460 -
450 -
470 -
480 -
490 -
- 500

SECTION 'B-B'
490 -
- 510 510 -
500 -
- 460
-
450
- 470
- 480
- 490
460 -
450
-
470 -
480 -
490 -
- 500 500 -

SECTION 'C-C'
3 TYPICAL DRIVEWAY/DETAILS

CITY OF EL CAJON, CALIFORNIA
1050 E. MAIN ST.

SHEET
9 OF

XXXX-XXXX

TENTATIVE SUBDIVISION MAP/

SITE DEVELOPMENT PLAN PERMIT
PREPARED BY:

HUNSAKER
& ASSOCIATES
8-PLEX/BACK TO BACK TYPICAL DRIVEWAY DETAIL
6-PLEX/ROW TOWNHOME TYPICAL DRIV

EWAY DETAIL
4" MOD. 'G-2' CURB & GUTTER 4" MOD. 'G-4' ROLLED CURB

TYPICAL PARKING DETAIL

TYPICAL PARALLEL PARKING DETAIL
0" MOD. CURB4" MOD. 'G-1' CURB
~
I
+

PROPERTY BOUNDARY
PROP. BUILDING

7.5'
Di/ST. STRUCTURE-.....,_
_________ '\..._________ ---
1 I
------------------------------ ~ ------
1 1'
I
I
EXIST. CHAIN LINK
FENCE I _____________________________ -1-j 459.0FG
---------\ ------- - ----
'--EXIST. PAD EL.=458.80 I

18.5'
465.0TW
• -'I,; -I 1-
PROP. 6' PROJECT /RETNNING
WALL
SCALE: 1 "= 1 O' HORIZ/VERT
+
PROPER7Y BOUNDARY PROP. BUILDING
PROP. BLDG. #B
FF: 466.85
PAD: 466.10
6' 17' PROP. BLDG. #6
FF: 465.50
EXIST. STRUCTURE\ I PAD: 464.75
---------- i---------------------- ~-- 1·-ft ------------------- ------------------------------- : 465.0TW~ I siDiw~0<
: EXIST. CHAIN ~INK ITltffl, 'l!i_,;l!, isi,-ll;;j]j, r~w;,ii"iii~~=::::::============== FENCE l I PROP. 6' PROJECT 'RITAINING I 459.0FG ,,
::_--::_-_:: ::_-_:: ::_{_:: ::_-_:: ::_-_:: ::_-_:: :._-_:: :_-_:: :_- -=--..::L--- - ------ 11/~L~ - - - - - - - - - -~---,._- ~ ~--= =---= =---= =---= ::-_-:: ::-_-: ::-_ \ - '-- EXIST. PAD EL.=460.0
'-- EXIST. PAD EL.=458.35 I
---------------------------------------- ~ --------------------------------------------------- SCALE: 1 "= 1 O' HORIZ/V[RT
a ...
+
PROPER7Y BOUNDARY PROP. BUILDING PROP. BLDG. #4
16' 20'
Di/ST. S~RUCTURE~----------i I
FF: 464.15
PAD: 463.40
--------------------------------------- , ---------------- - -- ---------------- ----------------I I l'ir 466.0TW : EXIST. CHAIN LINK FENCE PROP. 6• PROJECT/RITAJNING
i ON PR!PER7Y Lll NE 460.0FG ~fFi"'ilil!r:'fl:'iii:!!ll,n"r,~'iii-~,.~========= - - - - - - - - - - - - .::.-=-:-1.-=-:-.::.= .::.= .::.= .::.=== == =-_J ___ ------ - -- - - - - - - - - - - - - - - -""\---~ - - - - - - - - - - -- - - - - - - \___ I '-- Di/ST. PAD EL. =460.70
EXIST. PAD EL. =459.44 I
SCALE: 1 "= 1 O' HORIZ/VERT
2% '
i~
2%
~i c:i
6"
~
in
'
<x:i
-

8.5'
~
2%
I
I
I
I
I
I
I 3.5%
' I
I
I
I
I 4.6%
I I
I ,J
I
I
I I
I I
I 6.4%
I ~
ir

3.1%
I
I
I
I
7 I
I I
4 %
Lil
2%
L nl
I 4.6%
I
I
I
I
I
I
I 6.4%
1'-6"

NOT TO SCALE
in
<x:i
-

NOT TO SCALE
--------- ---------
[_ .::J
L=J _J----i
7 ~ NO RISERS I
r 11 Plr

NO RISERST
~ ~ ~ ~
7 I
I
I
I
• p I
CJI ~ I • I -lg 7
5j
- - _,J - - 7
I
I
I
I
I
,J
I
I
I
/SER~
K 1 ~ /SER ILi
I~ - I
7 ~I
'
In _J
'

8.5'
SCALE: 1" = 10'
J/B"R
2" WEAKENED

PLANE JOINT
t
6"
35'
2·-0·
8"
RISE-R
10"
' . ... .,

NOT TO SCALE
f
22'
f

NOT TO SCALE
2% 2%
~i
2% 2%
~i
35'
J
Ir---------------~
'
l 7
I I
I I
RISERS
L

NO RISERS
LL 5
I
2% 2% I
L J

2.9%
~i

6.5%
~ I
TI
RIBBON
GUTTER
r
I
I
5 2-6' RIS; RS
-.J
7 -.J
~
-7" RISER 7 I
I
~i
I C
I
I
L
I I
L _______ _J
~ ~ 2% 2%
L ____________________________ _
6"
1"R
• ...
• ., -
L 11·
•

NOT TO SCALE
SAN DIECiO. INC.

PLANNING CJ707 Waples Street
ENGINEERING San Diego, Ca 92121
'
L_ __
----2.• WEAKENED

PLANE JOINT
SURVEYING PH(858)S58-4500 · FX(858)558-1414
1 1%
SCALE: 1" - 10'
.....
0 "' &! &! t.J
(.) ::, ::,~
~(.) (.) ...,
6"
l"R '-..
4•
·~·-<I . I.
~
~ ..
. .

L 5• L ,. :,,

NOT TO SCALE
2" WEAKE NED

NT PLANE JOI
R:\ 1764\&Pln\ 1050 E Main Street SOP Sht 03.dwg[]Jul-03-2024: 11 :23 E. MAIN STREET

PROJECT

BOUNDARY

PROJECT

BOUNDARY

PROJECT

BOUNDARY
4 EXISTING CONDITIONS

CITY OF EL CAJON, CALIFORNIA
1050 E. MAIN ST.

SHEET
9 OF

XXXX-XXXX

TENTATIVE SUBDIVISION MAP/

SITE DEVELOPMENT PLAN PERMIT
PREPARED BY:

HUNSAKER
& ASSOCIATES
+
EXIST. BUILDING
EXIST. BUILDING
EXIST. BUILDING
I µ
EXIST. BUILDING
I
---=~--' I ___ J
EXIST. BUILDING
EXIST. BUILDING
EXIST.

BUILDING
--~ /Sc. __

45. .8
:r:

0..
(/)
<:

45. .8
45~4 ~
• BUILDING
EXIST.

BUILDING
EXIST.

BUILDING
45?':7 ~ d.58.0
EXIST. PARKlliQ. LOT x
--..
457.6
X
EXIST.
.. · BUILDING
458.4
X
-<>
457.4
X
X
:r:

0..
(/)
<:
459.2
X
EXIST.
7 G
EX/Sr/NG !'!IJ§~g~· P
TO BE RE!ifA ED
• I t
----~ - ---..,.,,- - -

59.4 X
458.68 459.3
X 459.7
= = = =
b<<:oG 460. 3
X --"
=
458.6
X
460.3
X
460.5
X
460.2
X
460.5
X
461.6
EX 8" A\/f;B
SEWER'r.l'A/1
PEfrfJWG 84
X
.s.
/
46 460.6
X
460.8
X
461.2
X
460.8
X
LDT ·11
460.6
X
461.6
X
462.3
s
-EX. 8" ACP
IN
PER IMlLl)WG
~ f',. 4!!!
--
X
460.6
X
X
461.4
X
461.3
X
461.3
X
+
462.4
X
462.7
X
+
461.5 MAIN ST
X
461.4
X
MAP
461.8
X
HV 5
,6,.
461.38
462.4
X
I
I
I
I
I
I
I
I
I
I 462.3
I X
35 5 I
I
I
I
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I 462.4
I X
I
I
I
I
I
I
I
462.8
I
X
I
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I
I
462.8 I
X
I
I
I
I
R0~739
I
I
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I
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-.- - 452.641£
E>:: MH
462.5 ASPH
X
461.6
X
462.4
X
462.4
X
463.2
X
463.3
X
463.5
X
461.7
X
462.4
X
+
462.1
X
461.8
X
461.9
X
+ 462.4

LDT 'ID
X
462.3
X
462.8
X
~--
( 462.4
X
ASPH
463.5
X
463.4
- X
461.3
X
462.4
X
462.7
X
464.1
&
462.3
X
463.5
X
EXIST.

BUILDING
CA
EXIST

BUILDING
DENSE
TREES
463.2
X
DENSE
TREES
-
I
CONC
EXIST. \
462. 1 BUILDING /
X /
--..._ / ........ __ ,.,,,.
464.1
X
+
463.5
X
ROS 2 '1 90
463.5
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463.4
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463.7
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463.6
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EXIST.

BUILDING
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TREES I I:

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EXIST.

BUILDING
£XIS-Tc] _: X I\ . 4,4.2
BEJG$~ I .. I . -~-_-_-1--~~x ~------
•
•
'
--"'65 465.4
463.5 -~
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EXIST.

BUILDING
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(/)
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vi
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463.6
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t;X ST. I
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BUILDING
"(/ST., PI KING[ LOT
466.3
X
SeAb
ASPH
30 .4
EX/SI,_ W!QtJQ.... LJ!I
466.7
X
90 E
C
-----0------= --- '1'"5" ----- iar- --
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X ':)-----
- _ ~ft-£_ 46;3
,--,.... - -DENSE - - - ::::i'f__
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--~~-_::::,.,,_~~--~~--==-----=~-----~=--:::__
462.5
X
E
I .5
nn=#
460.5
-------- - - ------- - -- _::::::::::
,• ' . ,...... .:::-1 ,·

DENSE TREES D
. ' 'TREES
461.3
X
CA
D CONC
I. I .. ·I D
X
E
D 'D D
-0-<
V
ROS 10308
-4SJ.4
X
CA E
[
. R
SAN DIEGO, INC.
~ )?j
r!.
"' -<Jlll7 Waples Street "<
~~~- i PH(BSB)S58-4500 · FX(858)558·1414 O
._ ___________________________________________________________________________________________ .,1, ____________ .... _________________________ ,L, ___ .... ,.

I
I r
PM 153 78
CR 90 13

PLANNING

ENO NEERING

SURVEYING
R:\ 1764\&Pln\1050 E Main Street SDP Sht 04.dwg[]Jul-03-2024:11 :24 P=463.40
FF=464.15
RL BA 5PLEX
BLDG 18
B2B BB 6PLEX
BLDG 16
B2B BB 6PLEX
BLDG 17
B2B BB 6PLEX
BLDG 15
B2B BB 6PLEX
BLDG 14
P=465.75
FF=466.50
RL BB 6PLEX
BLDG 12
P=466.10
FF=466.85
RL BB 6PLEX
BLDG 8
P=463.40
FF=464.15
RL BA 5PLEX
BLDG 3
B2B BB 6PLEX
BLDG 5
B2B BB 6PLEX
BLDG 4
B2B BB 6PLEX
BLDG 6
B2B BB 6PLEX
BLDG 7
P=465.75
FF=466.50
RL BB 6PLEX
BLDG 11
B2B BC 8PLEX
BLDG 21
B2B BC 8PLEX
BLDG 23
P=462.20
FF=462.95
RL BA 4PLEX
BLDG 2
P=461.95
FF=462.70
B2B BA 4PLEX
BLDG 20 P=463.10
FF=463.85
P=461.85
FF=462.60
P=463.75
FF=464.50
P=463.25
FF=464.00
P=464.50
FF=465.25
P=464.00
FF=464.75
P=465.25
FF=466.00
P=464.75
FF=465.50
P=466.10
FF=466.85
P=465.60
FF=466.35
P=466.10
FF=466.85
P=465.60
FF=466.35
P=465.25
FF=466.0
P=464.75
FF=465.50
P=464.50
FF=465.25
P=464.00
FF=464.75
P=463.75
FF=464.50
P=463.25
FF=464.00
P=464.05
FF=464.80
P=463.55
FF=464.30
P=463.55
FF=464.30
P=464.05
FF=464.80
PVT. DRIVE "B"
PVT. DRIVE "G"
PVT. DR. AISLE "P"
PVT. DR. AISLE "O"
PVT. DR. AISLE "N"
PVT. DR. AISLE "M"
PVT. DRIVE "E"
PVT. DR. AISLE "H"
PVT. DR. AISLE "I"
PVT. DR. AISLE "J"
PVT. DR. AISLE "K"
PVT. DR. AISLE "L"
E. MAIN STREET

PROJECT

BOUNDARY

PROJECT

BOUNDARY

PROJECT

BOUNDARY
PVT. DRIVE "A"
PVT. DRIVE "R"
M
M
M
S-01
S-10
S-18
S-28
S-11
S-13
S-14
S-16
UNIT #2UNIT #1
UNIT #6 UNIT #5UNIT #7 UNIT #8 UNIT #9 UNIT #10 UNIT #11 UNIT #13 UNIT #12 UNIT #109 UNIT #110
UNIT #16
UNIT #17
UNIT #15
UNIT #18
UNIT #14
UNIT #19
UNIT #22
UNIT #23
UNIT #21
UNIT #24
UNIT #20
UNIT #25
UNIT #123UNIT #124
UNIT #122UNIT #125
UNIT #121UNIT #126
UNIT #120UNIT #119
UNIT #28
UNIT #29
UNIT #27
UNIT #30
UNIT #26
UNIT #31
UNIT #34
UNIT #35
UNIT #33
UNIT #36
UNIT #32
UNIT #37
UNIT #76
UNIT #77
UNIT #75
UNIT #78
UNIT #74
UNIT #79
UNIT #82
UNIT #83
UNIT #81
UNIT #84
UNIT #80
UNIT #85
UNIT #88
UNIT #89
UNIT #87
UNIT #90
UNIT #86
UNIT #91
UNIT #94
UNIT #95
UNIT #93
UNIT #96
UNIT #92
UNIT #97
UNIT #98 UNIT #99 UNIT #100 UNIT #102 UNIT #101
UNIT #115UNIT #116
UNIT #114UNIT #117
UNIT #113UNIT #118
UNIT #43
UNIT #42
UNIT #41 UNIT #40
UNIT #38
UNIT #55
UNIT #54
UNIT #53UNIT #52
UNIT #51 UNIT #50
UNIT #61
UNIT #60
UNIT #59UNIT #58
UNIT #57 UNIT #56
UNIT #67
UNIT #66
UNIT #65UNIT #64
UNIT #63 UNIT #62
UNIT #132
UNIT #131
UNIT #103 UNIT #106
S-17
H-03
H-04
P-37 P-43P-29 P-36 BUS
STOP
ACAC
ACAC
ACAC
ACAC
AC AC

AC AC AC AC AC AC AC AC AC AC AC AC
AC AC
ACAC

ACACACACACACACACACACACAC
ACACAC
AC

AC AC AC

ACACACAC

ACACACACACACACAC

ACACACAC
ACAC
ACAC
ACACAC

ACACACACACAC

AC AC ACACACAC

ACACACACACAC

AC AC AC
ACAC
ACAC

ACACACAC
AC
AC
P=463.20
FF=463.95
UNIT #4
B2B BA 4PLEX
BLDG 1
UNIT #3
UNIT #104UNIT #105
P=462.30
FF=463.05
RL BA 4PLEX
BLDG 19
P=463.55
FF=464.30
UNIT #112UNIT #111P=464.05
FF=464.80
P=464.50
FF=465.25
RL BB 6PLEX
BLDG 22
UNIT #128
UNIT #127
UNIT #45 UNIT #44
UNIT #46
P=465.75
FF=466.50
RL BB 6PLEX
BLDG 9
UNIT #47
UNIT #48
UNIT #49
P=465.75
FF=466.50
RL BB 6PLEX
BLDG 10
UNIT #130UNIT #129
UNIT #39
P=466.10
FF=466.85
RL BB 6PLEX
BLDG 13
UNIT #69
UNIT #68
UNIT #71 UNIT #70
UNIT #73
UNIT #72
AC
AC
AC
AC
UNIT #107 UNIT #108
PVT. DRIVE "Q"
PVT. DRIVE "D"
PVT. DRIVE "C"
PVT. DRIVE "F"
BB
CC
AA
5 SITE PLAN

CITY OF EL CAJON, CALIFORNIA
1050 E. MAIN ST.

SHEET
9 OF

XXXX-XXXX

TENTATIVE SUBDIVISION MAP/

SITE DEVELOPMENT PLAN PERMIT
PREPARED BY:

HUNSAKER
& ASSOCIATES
I ----
X
I
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I 45,:8
+
I
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I
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PROPOSED BROW

DITCH OR OTHER

DRAJNAGE DEVICE
463.4
X
463.6
X
463.5
X
463.7
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PVT. DR. AISLE "N"
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PVT. DRIVE "E"
PVT. DR. AISLE "H"
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UNIT #22
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UNIT #24
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UNIT #34
UNIT #35
UNIT #33
UNIT #36
UNIT #32
UNIT #37
UNIT #76
UNIT #77
UNIT #75
UNIT #78
UNIT #74
UNIT #79
UNIT #82
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UNIT #81
UNIT #84
UNIT #80
UNIT #85
UNIT #88
UNIT #89
UNIT #87
UNIT #90
UNIT #86
UNIT #91
UNIT #94
UNIT #95
UNIT #93
UNIT #96
UNIT #92
UNIT #97
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UNIT #113 UNIT #118
UNIT #43
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UNIT #38
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UNIT #60
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LEGEND

ACTIVE COMMON OP

EN SPACE

PASSIVE COMMO

N OPEN SPACE

OPEN SPACE TOTALS
REQUIRED:

COMMON & PRIVATE OS: 225 SF PER UNIT
TOTAL (132 UNITS): 29,700 SF
MIN. ACTIVE REC OS: 36 SF PER UNIT
TOTAL (132 UNITS): 4,752 SF
PROVIDED:

ACTIVE REC OS: 11,500 SF
COMMON OS: 15,100 SF
PRIVATE OS (DECKS/PATIOS): 10,382 SF
TOTAL: 36,982 SF

CARRIAGE TOWNS
PLAN 1: 67 SF
PLAN 2: 63 SF
PLAN 3: 92 SF

REAR LOADED
PLAN 1: 68 SF
PLAN 2: 73 SF
PLAN 3: 72 SF
PLAN 4: 73 SF
PLAN 5: 110 SF
PLAN 6: 83 SF
PLAN 6B/6C: 69 SF
7 COMMON OPEN SPACE

CITY OF EL CAJON, CALIFORNIA
1050 E. MAIN ST.

SHEET
9 OF

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PVT. DRIVE "E"
PVT. DR. AISLE "H"
PVT. DR. AISLE "I"
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PVT. DR. AISLE "L"
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1050 E. MAIN ST.

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SAN DIECiO. INC.

PLANNING CJ707 Waples Street
ENGINEERING San Diego, Ca 92121
SURVEYING PH(858)S58-4500 · FX(858)558-1414
L------------------------------------------------------------------------------------------------.L------------...IL----------~R~:\~1;76~4~\=&~Pl~n\~1~05:0~E~M:a:in~s:t,:e:et~S~D:P~S:h~t ~0~8.:dw~g~[JW,Ju~l-~0~3=-~20~2:4:~1~1:~27~ ~
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9 BOUNDARIES AND ENCUMBRANCES

CITY OF EL CAJON, CALIFORNIA
1050 E. MAIN ST.

SHEET
9 OF

XXXX-XXXX

TENTATIVE SUBDIVISION MAP/

SITE DEVELOPMENT PLAN PERMIT
PREPARED BY:

HUNSAKER
& ASSOCIATES

1. TA.

2. 5.

6. 7.

8. 9.

10. 11.

TITLE REFERENCE

THIS SURVEY IS BASED ON A PRELIMINARY REPORT ISSUED BY FIRST AMERICAN TITLE COMPANY AS ORDER NUMBER NHSC-6871680 (MA) DATED OCTOBER 6, 2023.

LEGAL DESCRIPTION
RfAL PROPERTY IN THE CITY OF EL CAJON, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

LOTS 10 AND 11 IN BLOCK 1, SUBDIVISION OF THE "S" TRACT, EL CAJON RANCHO, IN THE CITY OF EL CAJON, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA. ACCORDING TO MAP THEREOF NO. 292, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 14, 1883.

EXCEPTING FROM SAID LOT 10, THE EASTERLY 90 FEET THEREOF.

APN: 489-130-19-00

TITLE EXCEPTIONS
GENERAL AND SPECIAL TAXES AND ASSESSMENTS FOR THE FISCAL YEAR 2023-2024.

FIRST INSTALLMENT: $15,794.84, OPEN
PENALTY: $0.00
SECOND INSTALLMENT: $15,794.84, OPEN
PENALTY: $0.00
TAX RATE AREA: 03189
A. P. NO.: 489-130-19-00

INTENTIONALLY DELETED
THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO CHAPTER 3.5 COMMENCING WITH SECTION 75 OF THE CALIFORNIA REVENUE AND TAXATION CODE.

AN EASEMENT FOR STATE HIGHWAY AND INCIDENTAL PURPOSES, RECORDED MAY 22, 1929 IN BOOK 1622 OF DEEDS, PAGE 457.

IN FAVOR OF: THE STATE OF CALIFORNIA
AFFECTS: THE SOUTHERLY 17 FEET OF LOTS 10 AND 11
SAID DOCUMENT FURTHER RECITES:
"THE GRANTOR FURTHER UNDERSTANDS THAT THE PRESENT INTENTION OF THE GRANTEE IS TO

CONSTRUCT AND MAINTAIN A PUBLIC HIGHWAY ON THE LANDS HEREBY CONVEYED IN FEE AND

THE GRANTOR, FOR HIMSELF, HIS SUCCESSORS AND ASSIGNS, HEREBY WAIVES ANY CLAIMS

FOR ANY AND ALL DAMAGES TO GRANTOR'S REMAINING PROPERTY CONTIGUOUS TO THE

PROPERTY HEREBY CONVEYED BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF SAID HIGHWAY."
AN EASEMENT FOR PUBLIC ROAD AND INCIDENTAL PURPOSES, RECORDED APRIL 5, 1933 AS BOOK 205, PAGE 205 OF OFFICIAL RECORDS.

IN FAVOR OF: THE STATE OF CALIFORNIA
AFFECTS: AS DESCRIBED THEREIN
SAID DOCUMENT FURTHER RECITES:
"THE GRANTOR FURTHER UNDERSTANDS THAT THE PRESENT INTENTION OF THE GRANTEE IS TO

CONSTRUCT AND MAINTAIN A PUBLIC HIGHWAY ON THE LANDS HEREBY CONVEYED IN FEE AND

THE GRANTOR, FOR HIMSELF, HIS SUCCESSORS AND ASSIGNS, HEREBY WAIVES ANY CLAIMS

FOR ANY AND ALL DAMAGES TO GRANTOR'S REMAINING PROPERTY CONTIGUOUS TO THE

PROPERTY HEREBY CONVEYED BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF SAID HIGHWAY .•
THE EFFECT OF A MAP PURPORTING TO SHOW THE LAND AND OTHER PROPERTY, FILED 1739 AND 2190 OF RECORD OF SURVEYS.

INTENTIONALLY DELETED

RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE LAND LYING WITHIN ANY ROAD, STREET, ALLEY OR HIGHWAY.
42'

12. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS.

13. RIGHTS OF PARTIES IN POSSESSION.

PRIOR TO THE ISSUANCE OF ANY POLICY OF TITLE INSURANCE, THE COMPANY WILL REQUIRE:

14. WITH RESPECT TO THE TRUST REFERRED TO IN THE VESTING:
a. A CERTIFICATION PURSUANT TO SECTION 18100.5 OF THE CALIFORNIA PROBATE CODE IN A FORM SATISFACTORY TO THE COMPANY.
b. COPIES OF THOSE EXCERPTS FROM THE ORIGINAL TRUST DOCUMENTS AND AMENDMENTS

THERETO WHICH DESIGNATE THE TRUSTEE AND CONFER UPON THE TRUSTEE THE POWER TO ACT IN THE PENDING TRANSACT/ON.
b. OTHER REQUIREMENTS WHICH THE COMPANY MAY IMPOSE FOLLOWING ITS REVIEW OF THE MATERIAL REQUIRED HEREIN AND OTHER INFORMATION WHICH THE COMPANY MAY REQUIRE.

15. INTENTIONALLY DELETED

16. INTENTIONALLY DELETED

BASIS OF BEARINGS
THE BASIS OF BEARINGS FOR THIS SURVEY IS CCS BJ, ZONE 6, EPOCH 1991.35 GRID BEARING BETWEEN STATION "161WCCS5" AND STATION "161WCCS4" PER RECORD OF SURVEY NO. 17601, BOTH HAVING A CALIFORNIA COORDINATE VALUE OF FIRST ORDER ACCURACY. I.E. NORTH 89"36'55" WEST. QUOTED BEARINGS FROM REFERENCE MAPS OR DEEDS MAY OR MAY NOT BE IN TERMS OF SAID SYSTEM.

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LOT 9

EAST MAIN STREET
100 0 10_0 ____ 200
SCALE 1 "= 1 00'
SAN DIECiO. INC.

PLANNING CJ707 Waples Street
ENGINEERING San Diego, Ca 92121
SURVEYING PH(858)S58-4500 · FX(858)558-1414
300
R:\ 1764\&Pln\ 1050 E Main Street SOP Sht 09.dwg[]Jul-03-2024: 11 :27 0 15 30 60
1" = 30'-0"SCALE :

PREPARED BY:

City Of El Cajon, California
SHEET
OF
SHEET TITLE:
4 PLOT DATE: 05/21/2024
1 LANDSCAPE DESIGN CONCEPT
THE LANDSCAPE STRATEGY FOR 1050 MAIN STREET SUPPORTS A

COMMUNITY ATMOSPHERE WITH SHARED OUTDOOR AMENITY

SPACES AND DISPERSED RECREATION AREAS AMONGST A VIBRANT, DURABLE, AND DROUGHT TOLERANT LANDSCAPE AESTHETIC.

RECREATION AREAS DISPERSED AROUND THE COMMUNITY INCLUDE

A CHILDREN'S PLAYGROUND, TURF AREAS, SHARED COURTYARD
SPACES, AND A CENTRAL RECREATION AREA. A COMBINATION OF

ACCENT TREES, SHADE TREES, AND PLANTS WITH A VARIETY OF

COLOR AND TEXTURE CREATE AN INVITING, GARDENESQUE
ATMOSPHERE.

SHEET INDEX
Sheet NumberSheet Title
1LANDSCAPE CONCEPT PLAN
2LANDSCAPE SITE PLAN
3FENCE AND WALL PLAN
4CONSTRUCTION DETAILS
0 15 30 60
1" = 30'-0"SCALE :

COURTYARD

WITH LOUNGESEATING

COVERED

PICNIC AREA

CHILDREN'S

PLAYGROUND

TURF AREA WITH

SEATING

ENTRY COURT WITH

ENHANCED PAVING

MAIN STREET
BLDG 1
BLDG 2
BLDG 4 BLDG 5 BLDG 6 BLDG 7 BLDG 8
BLDG 9
BLDG 10
BLDG 11
BLDG 12
BLDG 13
BLDG 14BLDG 15BLDG 16BLDG 17
BLDG 18
BLDG 19
BLDG 20
BLDG 21
BLDG 22
BLDG 23
BLDG 3

LINETYPE LEGEND

LIMIT OF WORK
||DAYLIGHT LINE

PROPERTY LINE
'
I -)
--
'
. "
----
•

SCHMIDT
DESIGN
GROUP
·310 lbsccra,1s St., Suite G, San Diego, C/\ :mos
619.:::3Gl462
LIC. CA 2138 [ N\I 2"'9 I AZ 34"139
SCHMIDTDESIGN.COM

LANDSCAPE CONCEPT PLAN
L-1.1
DESIGN REVIEW SITE PLAN FOR:
1050 E MAIN ST
S
S
S
S
S
S

S S S S S S S
S
S
S
SS
S
S
S
S
S S
S

SSS SSSS SSSS
S
SSS
S
SSS
SSSSSS

SSS SSSS S SS SSS
S S
S
S
S S
S
S
S
S S
S
S S
S
S
SS
S
SSS
S
S
SS
S
S
S
SSSS
S

S S S S S S
SSSSSS
SSS
S
S
S
SSS
SSSSSS
S
S S
S
S
S S S
S
S
S
S S
S
S
S
SSS

X X X X X

X X X X X
X X
X X X

X X X X X

X X X X
X
XXXXX
XXXXX
XXXXX
XXXXX
XXXXX
X
XXXX
XX
XXX
XXXXX
1 3
6 8A
8B 8C
8D
8F
8G
9 11
13 21
8F
8F
20 8D
8C
12A
14A
14A
4 3
19 7
4 4
4 4
1 6 6
1 1
1 8F
12A
12A
18 21
25 1
8C
5 10
10 10
12B
12B
14A
14B
14B
24 15A
15A
15B
15B
15C
16 22
22 22
22 15C
16 15C
15C
23 12B
21 2
8E
12C12C
3 2
2 17
TYP.

TYP.

PA
PA
PAPAPA
PA
PA
PA
PA
PA PA
PAPA
PA
PA
PA
TYP.

TYP.

PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
TYP.

TYP.

TYP. TYP.

TYP.

TYP.TYP.

TYP.

PA
TYP.

TYP.

TYP.TYP.

TYP.

TYP.
4 TYP.

SYMBOLDESCRIPTION
PEDESTRIAN CONCRETE PAVING. COLOR:

NATURAL GREY. FINISH: MEDIUM BROOM
VEHICULAR CONCRETE PAVING. COLOR:

NATURAL GREY. FINISH: MEDIUM BROOM
VEHICULAR PAVERS. CONCRETE PAVERS
OVER AGGREGATE BASE. PATTERN:

HERRINGBONE, COLOR: NEUTRAL BUFF, TYP.

VEHICULAR AC PAVING, TYP. PER CIVIL.

PEDESTRIAN DECOMPOSED GRANITE
PAVING: NATRACIL STABILIZED DG PAVING.

COLOR: NEUTRAL BUFF, TYP.

OPEN TURF AREA. NATURAL TURF GRASS.

SOD, TYP.

CHILDRENS PLAYGROUND WITH 2-5YR AND
5-12 YR OLD PLAY FEATURES AND RESILIENT
SURFACING.

FIXED PICNIC TABLE, TYP.

FIXED PICNIC TABLE WITH COMPANION
SEATING, TYP.

FIXED CIRCULAR TABLE AND CHAIRS, TYP.

ADIRONDACK CHAIRS, TYP.

FIXED BENCH SEATING, TYP.

LOUNGE SEATING, TYP.

PING PONG TABLE.

BARBEQUE ISLAND

CONCRETE MOW CURB

OVERHEAD SHADE STRUCTURE
COMMUNITY WALL, 6FT HT SPLIT FACE
BLOCK. TYP.

PERIMETER RETAINING WALL, PER CIVIL
PLANS.

LANDSCAPE GARDEN WALL
TUBULAR STEEL FENCE, 4 FT TYP.

VINYL PRIVACY FENCE, 6 FT HT. TYP.

VINYL PRIVACY FENCE, 42" HT TYP.
42" HT PEDESTRIAN GATE, TYP.
4 FT HT PEDESTRIAN GATE, TYP.
6 FT HT PEDESTRIAN GATE, TYP.
6 FT HT VEHICULAR GATE, TYP.

DECORATIVE PATIO RAILING
TRUNCATED DOMES PER CIVIL PLANS, TYP.

ACCESSIBLE PARKING PER CIVIL PLANS,
TYP.

ELECTRICAL TRANSFORMER PER CIVIL
PLANS, TYP.

SITE LIGHTING PER CIVIL PLANS, TYP.

FIRE HYDRANT PER CIVIL PLANS TYP.

BIKE RACK

BUS SHELTER RELOCATED

EXISTING CONCRETE SIDEWALK TO REMAIN

PLANTING AREA
1 2
3 4
5 6
7 8A
8B
8C
8D
8E
8F
8G
9 10
11 12A
12B
12C
13 14A
14B
15A
15B
15C
16 17
18 19
20 21
22 23
24 25
30 CONSTRUCTION LEGENDPA
1 2
3 4
5 6
7 8A
8B
8C
8D
8E
8F
8G
9 10
11 12A
12B
12C
13 14A

EXISTING TREES (TO BE REMOVED)

WASHINGTONIA ROBUSTA / MEXICAN FAN PALM
SHADE TREES (24" BOX)

ACACIA STENOPHYLLA / SHOESTRING ACACIA

CERCIDIUM X 'DESERT MUSEUM' / DESERT MUSEUM PALO VERDE

QUERCUS AGRIFOLIA / COAST LIVE OAK

TIPUANA TIPU / TIPU TREE

ULMUS PARVIFOLIA / LACEBARK ELM
ACCENT TREES (24" BOX)

ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE

CASSIA LEPTOPHYLLA / GOLD MEDALLION TREE

CERCIS CANADENSIS / EASTERN REDBUD

LAGERSTROEMIA INDICA / CRAPE MYRTLE

RHUS LANCEA / AFRICAN SUMAC
STREET TREES (24" BOX)

CASSIA LEPTOPHYLLA / GOLD MEDALLION TREE

JACARANDA MIMOSIFOLIA / JACARANDA

KOELREUTERIA BIPINNATA / CHINESE FLAME TREE

LAGERSTROEMIA INDICA / CRAPE MYRTLE

TRISTANIA CONFERTA / BRISBANE BOX

ENHANCED LANDCAPE AREAS
(25% 5 GAL, 75% 1 GAL)
AGAVE SPP. / AGAVE SPECIES
ALOE SPP. / ALOE SPECIES

BACCHARIS PILULARIS / COYOTE BRUSH

CALLISTEMON X 'LITTLE JOHN' / DWARF BOTTLEBRUSH

CISTUS X PURPUREUS / ORCHID ROCKROSE

DIANELLA TASMANICA / FLAX LILY

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

GALVEZIA SPECIOSA / ISLAND SNAPDRAGON
LANTANA SPP. / LANTANA SPECIES

LOMANDRA LONGIFOLIA / MAT RUSH

MUHLENBERGIA DUBIA / PINE MUHLY
PENSTEMON SPP. / PENSTEMON SPP.

PHORMIUM TENAX / NEW ZEALAND FLAX
PITTOSPORUM SPP. / PITTOSPORUM SPECIES

RHAMNUS CALIFORNICA / CALIFORNIA COFFEEBERRY

RHAPHIOLEPIS UMBELLATA / YEDDA HAWTHORN

SESLERIA AUTUMNALIS / AUTUMN MOOR GRASS

TEUCRIUM CHAMAEDRYS / GERMANDER

VERBENA LILACINA / LILAC VERBENA

WESTRINGIA FRUTICOSA / COAST ROSEMARY

STREETSCAPE PLANTING
(40% 5 GAL, 30% 1 GAL, 30% FLATS)
AGAVE SPP. / AGAVE SPECIES
ALOE SPP. / ALOE

BACCHARIS PILULARIS / COYOTE BRUSH

DIANELLA TASMANICA / FLAX LILY

DIETES GRANDIFLORA / FORTNIGHT LILY

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

FICUS PUMILA / CREEPING FIG
LANTANA SPP. / LANTANA SPECIES

LEYMUS CONDENSATUS / GIANT WILD RYE

LOMANDRA LONGIFOLIA / MAT RUSH

PHORMIUM TENAX / NEW ZEALAND FLAX
PODOCARPUS ELONGATUS / ICEE BLUE® YELLOW WOOD

RHAMNUS CALIFORNICA / CALIFORNIA COFFEEBERRY

RHAPHIOLEPIS UMBELLATA / YEDDA HAWTHORN

ROSMARINUS OFFICINALIS / ROSEMARY

SALVIA X 'POZO BLUE' / POZO BLUE SAGE

SESLERIA AUTUMNALIS / AUTUMN MOOR GRASS

VERBENA LILACINA / LILAC VERBENA

WESTRINGIA FRUTICOSA / COAST ROSEMARY

PERIMETER SCREENING

COPROSMA REPENS / MIRROR PLANT

LIGUSTRUM JAPONICUM / JAPANESE PRIVET

PITTOSPORUM CRASSIFOLIUM / KARO PITTOSPORUM

PITTOSPORUM TENUIFOLIUM / TAWHIWHI
PODOCARPUS ELONGATUS 'MONMAL' / ICEE BLUE® YELLOW WOOD

TURF AREAS

TURF SOD BANDERA / BANDERA HYBRID BERMUDA SOD

CONCEPT PLANT SCHEDULE
PRIVACY FENCE, VINYL, 6 FT HT
TUBE STEEL FENCE, 4 FT HT
COMMUNITY WALL, SPLIT FACE BLOCK, 6 FT HT
PRIVACY FENCE, VINYL, 42" HT

X X X X
PERIMETER WALL, SPLIT FACE BLOCK, 6 FT HT

DECORATIVE RAILING ON GARDEN WALL

STORM DRAIN LINE

SANITARY SEWER LINE

WATER LINE

FIRE SERVICE WATER LINE
S
W
F
0 15 30 60
1" = 30'-0"SCALE :

PREPARED BY:

City Of El Cajon, California
SHEET
OF
SHEET TITLE:
4 PLOT DATE: 05/21/2024
2 MAIN STREET
0 15 30 60
1" = 30'-0"SCALE :

WALL AND FENCE LEGENDPROPOSED UTILITIES LEGEND

LINETYPE LEGEND
BLDG 1
BLDG 2
BLDG 4 BLDG 5 BLDG 6 BLDG 7 BLDG 8
BLDG 9
BLDG 10
BLDG 11
BLDG 12
BLDG 13BLDG 14BLDG 15BLDG 16BLDG 17
BLDG 18
BLDG 19
BLDG 20

LIMIT OF WORK
BLDG 21
||
BLDG 22

DAYLIGHT LINE
BLDG 23

PROPERTY LINE
BLDG 3

LANDSCAPE NOTES

1. LANDSCAPE AND IRRIGATION SHALL COMPLY WITH EL
CAJON MUNICIPAL CODE CHAPTER 17.195

2. GENERAL LANDSCAPE AREAS TO BE SERVED BY DRIP,
BUBBLER, AND SIMILAR LOW VOLUME IRRIGATION. TURF
AREAS TO BE SERVED BY LOW VOLUME SPRAY IRRIGATION.

IRRIGATION SYSTEM SHALL BE A PERMANENT

UNDERGROUND SYSTEM WITH AUTOMATIC IRRIGATION

CONTROLLER AND WEATHER SENSOR AS REQUIRED BY
SECTION 17.195.040(A)
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SCHMIDT
DESIGN
GROUP
·310 lbsccra,1s St., Suite G, San Diego, C/\ :mos
619.:::3Gl462
LIC. CA 2138 [ N\I 2"'9 I AZ 34"139
SCHMIDTDESIGN.COM
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L-1.2
DESIGN REVIEW SITE PLAN FOR:
1050 E MAIN ST
S
S
S
S
S
S

S S S S S S S
SS
SS
S
SS
S
S
S
S S

SSS SSSS SSSS
SS
S
S
S
SSS
SSSSSS

SSS SSSS S SS SSS
S
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S
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S
S S S
S
S
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SS
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S S S S S S
SSSSSS
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SS
S
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X X X X X

X X X X X
XXXXX
XXXXX
XXXXX
XXXXX
XXXXX
XXXXX
XXXXX
XXX
XX
PRIVACY FENCE, VINYL, 6 FT HT
TUBE STEEL FENCE, 4 FT HT
COMMUNITY WALL, SPLIT FACE BLOCK, 6 FT HT
PRIVACY FENCE, VINYL, 42" HT

X X X X

STORM DRAIN LINE

SANITARY SEWER LINE

WATER LINE

FIRE SERVICE WATER LINE
S
W
F

DECORATIVE RAILING ON GARDEN WALL
0 15 30 60
1" = 30'-0"SCALE :

PREPARED BY:

City Of El Cajon, California
SHEET
OF
SHEET TITLE:
4 PLOT DATE: 05/21/2024

MAIN STREET
0 15 30 60
1" = 30'-0"SCALE :
3 LIMIT OF WORK
||DAYLIGHT LINE

PROPERTY LINE

LINETYPE LEGEND

WALL AND FENCE LEGEND

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SCHMIDT
DESIGN
GROUP
·310 lbsccra,1s St., Suite G, San Diego, C/\ :mos
619.:::3Gl4G2
LIC. CA 2138 [ N\I 2"'9 I AZ 34"139
SCHMIDTDESIGN.COM

WALL AND FENCE PLAN
L-1.3
DESIGN REVIEW SITE PLAN FOR:
1050 E MAIN ST
PREPARED BY:

City Of El Cajon, California
SHEET
OF
SHEET TITLE:
4 PLOT DATE: 05/21/2024
4 ELEVATION
3 FINISH GRADE / ADJACENT SURFACE
(SEE CONSTRUCTION PLANS)
4 1
2 LEGEND:
2 1
3 DECORATIVE CAP BLOCK, 4" TH.
2 3
4 6'-0"
1 8" x 8" x16" LIGHTWEIGHT CMU BLOCK, FULLY GROUTED

COMPACTED SUBGRADE, PER GEOTECH REPORT
5 1
6 CONCRETE FOOTING (MIN F'c=2500 PSI)
4" CAP
MIN.
24"
30"

SQUARE COLUMN (MASONRY UNIT)
8" X 8" X 16" BLOCK FULLY GROUTED, f'm = 1500 PSI
5 5
6 2

ELEVATION
COLUMN
4 COMMUNITY WALL

COLUMN PLAN
6 WALL SECTION
NOTE:

A. ALL WALL SEGMENTS ARE TO BE TERMINATED WITH COLUMNS.

B. CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR APPROVAL BY
LANDSCAPE ARCHITECT.

C. MIN. 3" CLR FROM REINFORCEMENTS TO FACE OF CONCRETE.

D. SEE CIVIL RETAINING WALL PLANS FOR ADDITIONAL
INFORMATION MOUNTING WALL ATOP RETAINING WALLS.
6'-0"
12"
5'-8"
12" MIN.

REBAR7
7 7
PLAN
7 7
1VINYL FENCE AND GATE - DOUBLE-SIDED PICTURE FRAME
VINYL POST CAP .1
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RAIL. STEEL CHANNEL
INSERT (BOTTOM ONLY).
2 1" X 6" TONGUE & GROOVE
VINYL VERTICAL BOARDS.
4 GALVANIZED STEEL POST -

3.5" DIA.
6 ELEVATION
LEGEND:

CONCRETE FOOTING.7
3 1" X 4" VINYL POST WRAP.5

NATIVE SUBGRADE, COMPACTED
TO 90% RELATIVE COMPACTION
PER GEOTECH REPORT.
8 PANEL SECTIONSECTION AT POST
NOTES:

A. INSTALL PER MANUFACTURER'S
RECOMMENDATIONS (PMR).

B. INSTALL GATE TO MATCH FENCING,
LOCATIONS PER PLAN.

C. CONTRACTOR TO SUBMIT SHOP

DRAWINGS OF FENCING, GATE AND

GATE HARDWARE, FOR APPROVAL
BY LANDSCAPE ARCHITECT.

D. SEE CIVIL RETAINING WALL PLANS

FOR ADDITIONAL INFORMATION ON

MOUNTING FENCE ATOP RETAINING
WALLS. (PTS. NO. - 690906)
CONCRETE BLOCK WALL. SEE

CIVIL WALL PLANS FOR
ADDITIONAL INFORMATION.
9 FINISH GRADE.10
1-1/2" X 5-1/2" BOTTOM VINYL
RAIL. STEEL CHANNEL INSERT
(BOTTOM ONLY).

FASTENING HARDWARE PER
MANUFACTURER.
11 GATE ELEVATION

GRAVITY SELF-LATCHING
FINGER LATCH.
11 8' O.C.

PMR
30"-36"

PER PLAN
PMR
5 4
7 3
2 1
5 1
6 7
2 1
4 7
3 888
11 3
8 5
7 2

SPLIT FACE CMU BLOCK WALLVINYL FENCEPICNIC TABLE TUBE STEEL FENCEBENCH SEATING 6 4
5 1
2 3

FOOTING SECTION
1 3
3'-0" MIN.
2 4"O.C.
8'-0" MAX.
54 TYPICAL ELEVATION
3" MIN.
1 COMPACTED NATIVE SUBGRADE

CONCRETE FOOTING
3/4" SQ. 16 GA. STEEL TUBE PICKETS
SPACED 4" O.C. (TYP.) BETWEEN TOP AND

BOTTOM RAILS
2" SQ. 14 GA. STEEL TUBE TOP AND
BOTTOM RAIL. FLAT CAP WELDED TO TOP
ON ALL EXPOSED ENDS.
2" SQ. 11 GA. STEEL TUBE POST

FINISH GRADE / ADJACENT SURFACE
LEGEND:

TUBULAR STEEL FENCE
2" MIN.
4" MAX.
6 HEIGHT

PER PLAN
2 NOTES:

A. ALL METAL AND METAL FASTENERS TO
BE GALVANIZED INSIDE AND OUT.

B. ALL EXPOSED METAL TO BE PAINTED
WITH 2 COATS OF RUST RESISTANT
PRIMER, AND 2 COATS FINAL COLOR.

C. GRIND ALL WELDS SMOOTH PRIOR TO
PAINTING.

D. EPOXY SEAL ALL WELDED JOINTS.

E. CONTRACTOR TO PROVIDE SHOP

DRAWINGS OF GATE WITH STRIKE AND
LOCKING HARDWARE.

F. ALL POST LOCATIONS ARE TO BE

APPROVED BY LANDSCAPE ARCHITECT
PRIOR TO INSTALLATION.

G. CONTRACTOR TO SUBMIT SHOP

DRAWINGS FOR APPROVAL BY
LANDSCAPE ARCHITECT.
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737 c, Rosecrans St.. Suite G, San Diego, CA 9210,S
619Z:J6.146L
LIC. CA 21331 NV 219 j AZ 3'1139
SCHMIDTDESIGN.COM

LANDSCAPE CONSTRUCTION DETAILS
L-2.0
DESIGN REVIEW SITE PLAN FOR:
1050 E MAIN ST
A1.0 REAR LOADED - COVER SHEET
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
NTS

ARCHITECTURE
A1.0COVER SHEET
A1.1 STREET SCENE
A2.0BUILDING PLAN A - 4 PLEX
A2.1BUILDING PLAN B - 5 PLEX
A2.2 BUILDING PLAN C - 6 PLEX
A3.0EXTERIOR ELEVATIONS - BUILDING A
A3.1EXTERIOR ELEVATIONS - BUILDING A - ALT
A3.2EXTERIOR ELEVATIONS - BUILDING B
A3.3EXTERIOR ELEVATIONS - BUILDING B - ALT
A3.4EXTERIOR ELEVATIONS - BUILDING C
A4.0BUILDING A - GLAZING/ OFFSET EXHIBITS
A4.1 BUILDING B - GLAZING/ OFFSET EXHIBITS
A4.2 BUILDING C - GLAZING/ OFFSET EXHIBITS
A5.0FLOOR PLAN - PLAN 1
A5.1FLOOR PLAN - PLAN 2
A5.2FLOOR PLAN - PLAN 3
A5.3FLOOR PLAN - PLAN 4
A5.4FLOOR PLAN - PLAN 5
A5.5FLOOR PLAN - PLAN 6
A5.6FLOOR PLAN - PLAN 6B AND 6C
A6.0COLOR AND MATERIALS

SHEET INDEX
JUNE 12, 2024

REAR LOADED TOWNHOMES
LENNAR®

EL CAJON, CA

LENNAR HOMES
..

II
A1.1 MAIN STREET - STREET SCENE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
NTS
JUNE 12, 2024
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84'-6"
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84'-6"
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SECOND FLOOR

THIRD FLOOR
2'-0"2'-0"
3'-7"
2'-6"
2'-6"
2'-6"2'-6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
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105'-8"
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38'-0"2'-0" 2'-0"
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Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
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PLAN 1
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104'-6"
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PLAN 1
51'-0"
PLAN 4
104'-6"
104'-6"
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51'-0"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
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REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
±36'-0"

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 4 816A3.0 REAR LOADED - ELEVATIONS
BUILDING TYPE A - 4 PLEX

MATERIAL LEGEND

1. ASPHALT COMPOSITE ROOF

2. STUCCO

3. FOAM TRIM

4. VINYL WINDOWS

5. LIGHT FIXTURE

6. SECTIONAL GARAGE

7. METAL RAILING

8. DECORATIVE KICKER

9. DECORATIVE POT SHELF

10. BOARD AND BATTEN SIDING

11. HORIZONTAL SIDING

12. COMPOSITE TRIM

13. METAL AWNING

HATCH INDICATES NOISE

MITIGATION MEASURES

AT MAIN STREET FACING
BUILDINGS 2,3,18 & 19.

JUNE 12, 2024
-:0

I
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11 11 11 11 11 11
11 11 11 11
7 13 5 3 12 8 11 10 9 1 2 4
LENNAR"

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
±36'-0"

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 4 816A3.1 REAR LOADED - ELEVATIONS
BUILDING TYPE A - 4 PLEX ALT

MATERIAL LEGEND

1. ASPHALT COMPOSITE ROOF

2. STUCCO

3. FOAM TRIM

4. VINYL WINDOWS

5. LIGHT FIXTURE

6. SECTIONAL GARAGE

7. METAL RAILING

8. DECORATIVE KICKER

9. DECORATIVE POT SHELF

10. BOARD AND BATTEN SIDING

11. HORIZONTAL SIDING

12. COMPOSITE TRIM

13. METAL AWNING

HATCH INDICATES NOISE

MITIGATION MEASURES

AT MAIN STREET FACING
BUILDINGS 2,3,18 & 19.

JUNE 12, 2024
''"

I
11 6
13 5 1 7 8 12 10 9 3 2 4
Im I 1 mm
LENNAR"

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
±36'-0"

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 4 816A3.2 REAR LOADED - ELEVATIONS
BUILDING TYPE A - 5 PLEX

MATERIAL LEGEND

1. ASPHALT COMPOSITE ROOF

2. STUCCO

3. FOAM TRIM

4. VINYL WINDOWS

5. LIGHT FIXTURE

6. SECTIONAL GARAGE

7. METAL RAILING

8. DECORATIVE KICKER

9. DECORATIVE POT SHELF

10. BOARD AND BATTEN SIDING

11. HORIZONTAL SIDING

12. COMPOSITE TRIM

13. METAL AWNING

HATCH INDICATES NOISE

MITIGATION MEASURES

AT MAIN STREET FACING
BUILDINGS 2,3,18 & 19.

JUNE 12, 2024

I
6 q) ~ ~
11 11 I I 11 I I 11 11 11 11
I I I I 11 11
13 7 11 1 8 5 12 10 3 9 2 4
II I I ml Iii
LENNAR"

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
±36'-0"

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 4 816A3.3 REAR LOADED - ELEVATIONS
BUILDING TYPE A - 5 PLEX ALT

MATERIAL LEGEND

1. ASPHALT COMPOSITE ROOF

2. STUCCO

3. FOAM TRIM

4. VINYL WINDOWS

5. LIGHT FIXTURE

6. SECTIONAL GARAGE

7. METAL RAILING

8. DECORATIVE KICKER

9. DECORATIVE POT SHELF

10. BOARD AND BATTEN SIDING

11. HORIZONTAL SIDING

12. COMPOSITE TRIM

13. METAL AWNING

HATCH INDICATES NOISE

MITIGATION MEASURES

AT MAIN STREET FACING
BUILDINGS 2,3,18 & 19.

JUNE 12, 2024

•
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11 11 11 11
11 11 11 11
13 1 7 8 12 10 5 12 11 3 9 2 4
LENNAR"

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
±36'-7"
±32'-7"

TO EAVE

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 4 816A3.4 REAR LOADED - ELEVATIONS
BUILDING TYPE B - 6 PLEX

MATERIAL LEGEND

1. ASPHALT COMPOSITE ROOF

2. STUCCO

3. FOAM TRIM

4. VINYL WINDOWS

5. LIGHT FIXTURE

6. SECTIONAL GARAGE

7. METAL RAILING

8. DECORATIVE KICKER

9. DECORATIVE POT SHELF

10. BOARD AND BATTEN SIDING

11. HORIZONTAL SIDING

12. COMPOSITE TRIM
JUNE 12, 2024

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6 1 7 10 5 8 4 12 11 9 2 3

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
20% Required
13% Provided
20% Required
14% Provided
20% Required
5% Provided
20% Required
23% Provided
20% Required
16% Provided
20% Required
0% Provided
30% Required
23% Provided
30% Required
31% Provided
25% Required
25% Provided
20% Required
13% Provided
20% Required
14% Provided
20% Required
5% Provided
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset: 20%
2'0" Offset: 72% 2'0" Offset: 31%
2'0" Offset: 31%
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A4.0 REAR LOADED - GLAZING / OFFSETS
BUILDING TYPE A - 4 PLEX LENNAR®

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
20% Required
23% Provided
20% Required
15% Provided
20% Required
0% Provided
30% Required
24% Provided
30% Required
31% Provided
25% Required
27% Provided
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
13% Provided
20% Required
14% Provided
20% Required
5% Provided
20% Required
13% Provided
20% Required
14% Provided
20% Required
5% Provided
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset: 23%
2'0" Offset: 78% 2'0" Offset: 31%
2'0" Offset: 31%
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 4 816A4.1 REAR LOADED - GLAZING / OFFSETS
BUILDING TYPE A - 5 PLEX
JUNE 12, 2024
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FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
20% Required
2% Provided
20% Required
20% Provided
20% Required
25% Provided
20% Required
0% Provided
20% Required
17% Provided
20% Required
21% Provided
20% Required
10% Provided
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
17% Provided
20% Required
29% Provided
20% Required
18% Provided
20% Required
22% Provided
20% Required
0% Provided
LEVEL 3
LEVEL 2
LEVEL 1
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset: 45%
2'0" Offset: 59% 2'0" Offset: 33%
2'0" Offset: 25%
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 4 816A4.2 REAR LOADED - GLAZING / OFFSETS
BUILDING TYPE B - 6 PLEX
JUNE 12, 2024
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LENNAR"
PLAN 1 NET S.F.
1ST FLOOR99 SQ. FT.
2ND FLOOR546 SQ. FT.
3RD FLOOR562 SQ. FT.

TOTAL LIVING1206 SQ. FT.

DECK68 SQ. FT.

GARAGE496 SQ. FT.

FIRST FLOOR SECOND FLOOR THIRD FLOOR
21'-0"
2 CAR GARAGE
20'-0" x 20'-5"
90CLG.

FOYER
90CLG.

KITCHEN
90CLG.

DECK
7'-7" x 6'-1"
90CLG.

LIVING
11'-7" x 15'-7"
90CLG.

BATH 2
90CLG.

W.I.C
90CLG.

PDR
90CLG.

LAU
90CLG.
27'-2"
30'-10"
21'-0"
30'-10"
MASTER
BATH
90CLG.

MASTER BEDROOM
14'-2" x 12'-9"
90CLG.

BEDROOM 2
10'-5" x 9'-10"
90CLG.

STOR.
12'-1" x 6'-5"
21'-0"
DN
17R
UP
17R
UP
17R
DN
17R
COATS
PANTRY
T R
3'-8"
DINING
9'-6" x 9'-0"
90CLG.
30'-10"
10'-0" x 20'-0" CLR.
10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 2 48A5.0 REAR LOADED - FLOOR PLANS
PLAN 1
JUNE 12, 2024
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FIRST FLOOR SECOND FLOOR THIRD FLOOR
22'-6"
27'-2"
24'-6"
27'-2"
24'-6"
27'-2"
PLAN 2 NET S.F.
1ST FLOOR128 SQ. FT.
2ND FLOOR511 SQ. FT.
3RD FLOOR644 SQ. FT.

TOTAL LIVING1284 SQ. FT.

DECK73 SQ. FT.

GARAGE496 SQ. FT.
2 CAR GARAGE
21'-9" x 20'-0"
90CLG.

KITCHEN
90CLG.

DECK
6'-0" x 11'-11"
90CLG.

GREAT ROOM
12'-6" x 13'-10"
90CLG.

BATH 2
90CLG.

W.I.C
90CLG.

MASTER BATH
90CLG.

PDR
90CLG.

LAU
90CLG.

FOYER
90CLG.

MASTER BEDROOM
14'-9" x 12'-0"
90CLG.

BEDROOM 2
11'-0" x 10'-0"
90CLG.PANT.

SLOPED
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UP
17R
DN
17R
UP
17R
DN
17R
W.I.C
90CLG.

LINEN
COATS
T
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2'-0"
24'-6"

STORAGE
10'-0" x 20'-0" CLR.10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 2 48A5.1 REAR LOADED - FLOOR PLANS
PLAN 2
JUNE 12, 2024
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0 FIRST FLOOR THIRD FLOOR
16'-7"
47'-0"
29'-2"
23'-11"
29'-2"
23'-11"
PLAN 3 NET S.F.
1ST FLOOR112 SQ. FT.
2ND FLOOR545 SQ. FT.
3RD FLOOR672 SQ. FT.

TOTAL LIVING1329 SQ. FT.

DECK72 SQ. FT.

GARAGE606 SQ. FT.
2 CAR TANDEM GARAGE
10'-2" x 46'-3"
90CLG.

KITCHEN
90CLG.

DECK
12'-10" x 6'-0"
90CLG.

GREAT ROOM
14'-11" x 13-8"
90CLG.

BATH 2
90CLG.

W.I.C
90CLG.MASTER
BATH
90CLG.

PDR
90CLG.

LAU
90CLG.

SECOND FLOOR
FOYER
90CLG.

MASTER BEDROOM
14'-0" x 14'-4"
90CLG.

BEDROOM 2
11'-9" x 10'-6"
90CLG.

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90CLG.

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14'-7"
UP
17R
DN
17R
2'-0"
10'-0" x 20'-0" CLR. 10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 2 48A5.2 REAR LOADED - FLOOR PLANS
PLAN 3
JUNE 12, 2024
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1ST FLOOR169 SQ. FT.
2ND FLOOR678 SQ. FT.
3RD FLOOR690 SQ. FT.

TOTAL LIVING1537 SQ. FT.

DECK73 SQ. FT.

GARAGE520 SQ. FT.

FIRST FLOOR SECOND FLOOR THIRD FLOOR
14'-5"
47'-0"
29'-2"
26'-11 1/16"
29'-2"
26'-11"
2 CAR TANDEM GARAGE
10'-2" x 40'-0"
90CLG.

KITCHEN
90CLG.

DECK
6'-0" x 13'-4"
9 0
CLG.

GREAT ROOM
22'-5" x 13'-8"
90CLG.

BATH 2
90CLG.

W.I.C
90CLG.

MASTER BATH
90CLG.

PDR
90CLG.

LAU
90CLG.

LIN
90CLG.

FOYER
90CLG.

BEDROOM 3
10'-6" x 10'-0"
90CLG.

BEDROOM 2
10'-0" x 10'-6"
90CLG.

MASTER BEDROOM
12'-0" x 11'-8"
90CLG.

DN
17R
UP
17R
PANTRY
T
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UP
17R
DN
17R
COATS
2'-0"2'-0"
10'-0" x 20'-0" CLR.10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 2 48A5.3 REAR LOADED - FLOOR PLANS
PLAN 4
JUNE 12, 2024
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Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 2 48A5.4 REAR LOADED - FLOOR PLANS
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JUNE 12, 2024
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Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 2 48A5.5 REAR LOADED - FLOOR PLANS
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2ND FLOOR708 SQ. FT.
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Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
0 2 48A5.6 REAR LOADED - FLOOR PLANS
PLAN 6B AND 6C
JUNE 12, 2024
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Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 11, 2024
JUNE 12, 2024
STUCCO 1
SW 7757 HIGH REFLECTIVE WHITE

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A1.0 CARRIAGE TOWNHOMES - COVER SHEET
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
NTS

ARCHITECTURE
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A2.0BUILDING PLAN A - 4 PLEX
A2.1 BUILDING PLAN B - 5 PLEX
A2.2BUILDING PLAN C - 8 PLEX
A3.0BUILDING A - EXTERIOR ELEVATIONS
A3.1BUILDING B - EXTERIOR ELEVATIONS
A3.2BUILDING C - EXTERIOR ELEVATIONS
A4.0BUILDING A - GLAZING/ OFFSET EXHIBITS
A4.1 BUILDING B - GLAZING/ OFFSET EXHIBITS
A4.2BUILDING C - GLAZING/ OFFSET EXHIBITS
A5.0FLOOR PLAN - PLAN 1
A5.1FLOOR PLAN - PLAN 2
A5.2FLOOR PLAN - PLAN 3
A5.3FLOOR PLAN - PLAN 3X
A6.0COLOR AND MATERIALS

SHEET INDEX
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EL CAJON, CA

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PLAN 3X
55'-0"

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PLAN 3PLAN 3
PLAN 3PLAN 3
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54'-5"
2'-0"2'-0"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A2.0 CARRIAGE TOWNHOMES - BUILDING PLANS
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2'-3"2'-3"2'-3"2'-3"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
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2'-3"2'-3"2'-3"2'-3"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
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±30'-6"

TO EAVE

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A3.0 CARRIAGE TOWNHOMES - ELEVATIONS
BUILDING TYPE A - 4 PLEX

MATERIAL LEGEND

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±37'-1"
±30'-6"

TO EAVE

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A3.1 CARRIAGE TOWNHOMES - ELEVATIONS
BUILDING TYPE B - 6 PLEX

MATERIAL LEGEND

1. ASPHALT COMPOSITE ROOF

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±37'-1"
±30'-6"

TO EAVE

ROOF PLAN
116" = 1'-0" SCALE
PITCH: 3:12
EAVE: 12"
RAKE: 6"
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A3.2 CARRIAGE TOWNHOMES - ELEVATIONS
BUILDING TYPE C - 8 PLEX

MATERIAL LEGEND

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20% Required
20% Provided
20% Required
0% Provided
2'0" Offset: 42%
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset: 42%
20% Required
16% Provided
20% Required
39% Provided
20% Required
8% Provided
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
16% Provided
20% Required
20% Provided
20% Required
0% Provided
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
16% Provided
20% Required
39% Provided
20% Required
8% Provided
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset: 44%
2'0" Offset: 44%
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A4.0 CARRIAGE TOWNHOMES - GLAZING/ OFFSETS
BUILDING TYPE A - 4 PLEX LENNAR"

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
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20% Required
16% Provided
20% Required
23% Provided
20% Required
0% Provided
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset: 26%
20% Required
16% Provided
20% Required
39% Provided
20% Required
8% Provided
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
16% Provided
20% Required
39% Provided
20% Required
8% Provided
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
16% Provided
20% Required
23% Provided
20% Required
0% Provided
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset: 44%
2'0" Offset: 44%
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A4.1 CARRIAGE TOWNHOMES - GLAZING/ OFFSETS
BUILDING TYPE B - 6 PLEX LENNAR"

FRONT ELEVATION LEFT ELEVATION

REAR ELEVATION RIGHT ELEVATION
9'-1" 9'-1" 9'-1"
2'0" Offset 38%
20% Required
16% Provided
20% Required
26% Provided
20% Required
3% Provided
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
16% Provided
20% Required
39% Provided
20% Required
8% Provided
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
16% Provided
20% Required
39% Provided
20% Required
8% Provided
LEVEL 3
LEVEL 2
LEVEL 1
20% Required
15% Provided
20% Required
30% Provided
20% Required
1% Provided
LEVEL 3
LEVEL 2
LEVEL 1
2'0" Offset 38%
2'0" Offset: 44%
2'0" Offset: 44%
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 4 816A4.2 CARRIAGE TOWNHOMES - GLAZING/ OFFSETS
BUILDING TYPE C - 8 PLEX
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2ND FLOOR641 SQ. FT.
3RD FLOOR613 SQ. FT.

TOTAL LIVING1398 SQ. FT.

DECK67 SQ. FT.

GARAGE524 SQ. FT.

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10'-6" x 6'-0"
90CLG.

KITCHEN
90CLG.

DINING
11'-6" x 10'-7"
90CLG.

BATH 2
90CLG.

MASTER
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90CLG.

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14'-1" x 12'-0"
90CLG.

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11'-0" x 11'-4"
90CLG.

LAUNDRY
90CLG.

WIC 1
90CLG.

WIC 2
90CLG.

FIRST FLOOR SECOND FLOOR THIRD FLOOR
25'-1 1/2"
DN
17RUP
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28'-4 1/2"
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26'-0"
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27'-4 1/2"
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27'-4 1/2"1'-0"
1'-0"
PANTRY
10'-0" x 20'-0" CLR.
10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 2 48A5.0 CARRIAGE TOWNHOMES - FLOOR PLANS
PLAN 1
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1ST FLOOR165 SQ. FT.
2ND FLOOR753 SQ. FT.
3RD FLOOR765 SQ. FT.

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DECK63 SQ. FT.

GARAGE504 SQ. FT.

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25'-1 1/2"
UP
17R
30'-0"
28'-4 1/2"
2'-3"
30'-0"
28'-4 1/2"
27'-4 1/2"
30'-0"
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90CLG.

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90CLG.

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10'-0" x 6'-0"
90CLG.

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90CLG.

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19'-0" x 16'-10"
90CLG.

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13'-9" x 11'-4"
90CLG.

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90CLG.

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90CLG.

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15'-0" x 13'-6"
90CLG.

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11'-10" x 11'-0"
90CLG.

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90CLG.

WIC
90CLG.

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17R
DN
17R
DN
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PANTRY
10'-0" x 20'-0" CLR.
10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 2 48A5.1 CARRIAGE TOWNHOMES - FLOOR PLANS
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2ND FLOOR729 SQ. FT.
3RD FLOOR767 SQ. FT.

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GARAGE488 SQ. FT.

FIRST FLOOR

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25'-1 1/2"
UP
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27'-5"
2'-3 1/2"
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2'-3"
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14'-0" x 12'-0"
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WIC 1
90CLG.

WIC 2
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17R
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33'-6"
27'-5"
2'-3 1/2"
36'-9 1/2"
3'-3 1/2" 33'-6"
25'-1 1/2"
36'-9 1/2"
3'-3 1/2"
PANTRY
MASTER
BATH
90CLG.
10'-0" x 20'-0" CLR.
10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 2 48A5.2 CARRIAGE TOWNHOMES - FLOOR PLANS
PLAN 3
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1ST FLOOR318 SQ. FT.
2ND FLOOR722 SQ. FT.
3RD FLOOR767 SQ. FT.

TOTAL LIVING1807 SQ. FT.

DECK92 SQ. FT.

GARAGE486 SQ. FT.

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25'-1 1/2"
UP
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34'-6 1/2"
27'-5"
2'-3 1/2"
GARAGE
20'-0" x 24'-4"
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2'-3"
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90CLG.

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6'-0" x 16'-0"
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16'-0" x 15'-3"
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11'-8" x 11'-3"
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11'-0" x 11'-6"
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14'-0" x 12'-0"
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WIC 1
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17R
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33'-6"
27'-5"
2'-3 1/2"
36'-9 1/2"
3'-3 1/2" 33'-6"
25'-1 1/2"
36'-9 1/2"
3'-3 1/2"
PANTRY
MASTER
BATH
90CLG.
10'-0" x 20'-0" CLR.
10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 2 48A5.3 CARRAIGE TOWNHOMES - FLOOR PLANS
PLAN 3X
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1ST FLOOR353 SQ. FT.
2ND FLOOR754 SQ. FT.
3RD FLOOR790 SQ. FT.

TOTAL LIVING1897 SQ. FT.

DECK92 SQ. FT.

GARAGE488 SQ. FT.

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WIC 1
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17R
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33'-6"
36'-9 1/2"
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27'-1 1/2"
36'-9 1/2"
3'-3 1/2"
PANTRY
MASTER
BATH
90CLG.
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25'-1 1/2"
UP
17R
34'-6 1/2"
27'-5"
2'-3 1/2"
GARAGE
20'-0" x 24'-4"
90CLG.

T R
BATH 3
90CLG.

BEDROOM
10'-1" x 11'-2"
90CLG.

FOYER
7'-5" X 13'-5"
90CLG.

EQUIPPED TO

ACCOMODATE EV

CHARGING
36'-9 1/2"
2'-3"
10'-0" x 20'-0" CLR.
10'-0" x 20'-0" CLR.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
0 2 48A5.4 CARRAIGE TOWNHOMES - FLOOR PLANS
PLAN 3Y
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SCHEME 1
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SCHEME 3
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
1050 MAIN
EL CAJON, CA # 2023-0083

CONCEPTUAL DESIGN
JUNE 12, 2024
STUCCO 1 STUCCO 2
SW 7757 HIGH REFLECTIVE WHITE SW 7647 CRUSHED ICE

BOARD & BATTEN SIDNG HORIZONTAL SIDING
SW 7757 HIGH REFLECTIVE WHITE SW 7033 BRAINSTORM BRONZE LENNAR®
STUCCO 3
SW 7505 MANOR HOUSE

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ENTRY DOOR
SW 9185 MAREA BAJA

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WEATHERED WOOD

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SW 7757 HIGH REFLECTIVE WHITE
STUCCO 1
SW 7757 HIGH REFLECTIVE WHITE

BOARD & BATTEN SIDNG
SW 7757 HIGH REFLECTIVE WHITE
STUCCO 2
SW 7643 PUSSYWILLOW

HORIZONTAL SIDING
SW 6207 RETREAT
STUCCO 2
SW 7051 ANALYTICAL GRAY

HORIZONTAL SIDING
SW 7052 GRAY AREA
STUCCO 3
SW 6180 OAKMOSS

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STUCCO 3
SW 9141 WATERLOO

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City of El Cajon

Project Assistance Center

ENVIRONMENTAL CHECKLIST

Environmental Checklist Subsequent Environmental Review for Program Environmental Impact Reports: City of El Cajon Housing Element Rezone Program SCH# 2016031030

CEQA guidelines 15168 specify that subsequent activities under the scope of a Program Environmental Impact Report (EIR) may be found to be within the scope of the program EIR and no new environmental document is required if the project would not have any new effects not examined in the EIR and no new mitigation measures are required . The checklist provides an evaluation of the site and activity to determine whether the environmental effects were covered in the previously certified EIR. The previously certified EIR is incorporated into this determination by reference. The certified Final EIR is on f ile with the Community Development Department at 200 Civic Center Way El Cajon, CA 92020.

Date: July 11, 2023
Project Title: Lennar Townhomes
Project Number: SDP-2023-0009 and TSM-2023-0013
Project Location: 1050 East Main Street
Project Applicant: David Shepherd, Lennar Homes
Project
Description:

Demolition of existing vacant commercial buildings and site improvements and construction of 132 condominium townhomes, drive aisles, surface parking, landscaping, and recreational amenities. Off-site improvements include extension of water, sewer and storm drain lines and street improvements along Main Street . The project site is currently zoned General Commercial ( C-G) with a Mixed Use Overlay Zone designation pursuant to El Cajon Municipal Code chapte r 17.135. Within the mixed -use overlay zone, residential mixed -use and residential -only communities with a density of up to 40 dwelling units per acre are permitted by right. The project proposes a net density of 20.66 dwelling units per acre and would therefore fall within the scope of environmental impacts analyzed with the Final Program Environmental Impact Report for the City of El Cajon Housing Element Rezone Program.

Does the project differ in any way from the previously approved project?

The proposed residential project would not result in additional impacts to those analyzed in the City’s Final Program EIR for the City of El Cajon’s Housing Element Rezone Program. The proposed project aligns with the planned land use for the subject site as outlined in the Final Program EIR, and no new impacts have been identified. The project would comply with the mitigation framework, and all required mitigation measures would be included as conditions of approval.

Would the project have any new effects not analyzed under the Program EIR?

No additional impacts have been identified. The project will comply with all applicable mitigation measures, which have been incorporated as conditions of approval.

X NONE
Aesthetics Agriculture & Forestry
Resources
Air Quality
Biological
Resources
Cultural Resources Geology & Soils
Greenhouse Gas
Emissions
Hazards & Hazardous
Materials
Hydrology & Water Quality
Land Use &
Planning
Mineral Resources Noise
Population &
Housing
Public Services Recreation
Transportation
& Traffic
Tribal Cultural Resources Utilities/Service Systems

Have all mitigation measures been satisfied?
Mitigation Compliance
Mitigation Measures Description of project compliance Compliance MM-AQ-1 Coordinate on
Regional Air Quality
Standards(RAQS)
SDAPCD updated the RAQs (2022 RAQs)
which would include the revised
housing forecasts of the Housing
Element Rezone Program. The
proposed project development of 132
residential units would be consistent
with information used to develop the
RAQs.

Yes X
No
MM-AQ-2 Air Quality Impact
Analysis projects
with greater than
260 residential
dwelling units.

Only 132 units are proposed. An Air
Quality, Greenhouse Gas Emissions and
Energy Technical Memorandum was,
however, prepared for the project by
Dudek in December 2023 which found
that the project would not exceed
SDAPCD’s significance thresholds for
any air quality pollutant and thus no
new impacts would occur and no
previously identified significant impacts
would substantially increase in severity.

Yes X
No
MM-AQ-3a Natural gas fueled
stoves and fireplaces
The project is an all-electric
development.

Yes X
No
MM-AQ-4a Air quality buffers from
Peak Energy Plant on
identified parcels
Parcel number 489-130-190 is not
included in the list of identified parcels.

Yes X
No
MM-AQ-4b Air quality buffers from
gas pumps on
identified parcels
Parcel number 489-130-190 is not
included in the list of identified parcels.

Yes X
No
MM-AQ-5 Require MERV13
ventilation systems on
identified parcels
within 500 feet of
Interstates and State
Routes
Parcel number 489-130-190 is not
included in the list of identified parcels.

The site is greater than 500 feet from
Interstate 8 and State Routes 67 and
125.

Yes X
No
MM-BIO-1 Development of vacant
property requires site-
A Biological Resources Memorandum
was prepared by Dudek Environmental
on December 13, 2023, which included
Yes X
No

Mitigation Measures Description of project compliance Compliance specific biological
resource surveys
a reconnaissance-level biological survey
of the property. The memorandum
concludes that MM-BIO-1 is satisfied as
there are no rare or high-quality
vegetation communities at the project
site and not special status species with
high or moderate potential to occur.

MM-BIO-2 Construction outside bird
nesting season or pre-
construction survey
The Biological Resources Memorandum
prepared by Dudek Environmental
notes the presence of Mexican Fan
Palms and Brazilian Peppertrees and
thus there is a potential for nesting
birds to occur at the project site. A
condition of approval for the project
would require a pre-construction
biological survey in accordance with
MM-BIO-2. The pre-construction survey
would determine the presence of active
bird nests if vegetation clearing is
proposed during the typical bird
breeding season of February 1–
September 1 (as early as January 1 for
some raptors).

Yes X
No
MM-BIO-3 Avoid, minimize, and
compensate for
impacts to sensitive
vegetation
communities
There are no rare or high-quality
vegetation communities at the site
requiring mitigation as the site consists
of disturbed habitat and developed
land.

Yes X
No

MM-BIO-4 Survey for potential
impacts to
jurisdictional waters
and wetlands
There are no wetlands or other waters
at the project site.

Yes X
No
MM-CUL-1 Evaluation of historical
resources
1050 East Main Street is not included in
the City’s Historic Preservation
Inventory. Nonetheless, a Historic Built
Environment Assessment prepared by
South Environmental on November 29,
2023 is included to assess for historical
resource impacts pursuant to CEQA
Guidelines section 15064.5. The
Assessment, which included an
“intensive-level pedestrian survey”,
found that the existing commercial
building constructed circa 1949 was
ineligible under all federal, state, and
local historic designation criteria due to
a lack of significant historical
associations and architectural merit.

The Assessment thus concludes that
the structure is not a historical
resource under CEQA.

Yes X
No
MM-CUL-2 Potential for
archeological
resources on
previously developed
areas
A Phase I Cultural Resources Inventory
was conducted for the entire project
area by Dudek in January 2024. The
SCIC records search and the pedestrian
survey did not identify any
archaeological resources within the
project area. However the Cultural
Resources Inventory indicates that
there is moderate sensitivity for
identifying intact subsurface cultural
resources deposits due to the presence
of historic-age structures within the
project area. A condition of approval
requiring archeological and native
American monitoring during grading
and/or excavation into native soils
more than three feet in depth is
included in accordance with MM-CUL-

2. Yes X
No

MM-CUL-3 Potential for
archeological
resources on
undeveloped areas
A Phase I Cultural Resources Inventory
was conducted for the entire project
area by Dudek in January 2024. The
SCIC records search and the pedestrian
survey did not identify any
archaeological resources within the
project area. A Native American
Heritage Commission (NAHC) Sacred
Lands File search was requested, and
results were positive, but it did not
provide details on what the resource(s)
are or where they are located in
relation to the project area. A
condition of approval requiring
archeological and native American
monitoring during grading and/or
excavation into native soils more than
three feet in depth is included in
accordance with MM-CUL-3 and the
Phase 1 Cultural Resources Inventory.

Yes X
No
MM-CUL-4 Evaluation of potential
paleontological
resources where
grading results in
excavation of over
1,000 cubic yards in
Fletcher Parkway
Corridor
The site is not within the Fletcher
Parkway Corridor and, according to the
Geotechnical Study prepared by
GEOCON Incorporated, dated August
29, 2022, is not underlain by the
Mission Valley formation, which has a
high potential for paleontological
resources. The geologic units
encountered on the property include
undocumented fill, older alluvium, and
the Friars Formation. The Eocene-age
Friars Formation was encountered
beneath the property underlying the
older alluvium between 28 and 38 feet
below existing grade. Friars Formation
has a high potential for paleontological
resources, however impacts are not
anticipated due to project grading
design that includes substantial import
fill and formation depth.

Yes X
No
MM-HAZ-1 Environmental Site
Assessments (ESA)
with appropriate
A Phase I Environmental Site
Assessment and Limited Soil Sampling
Report prepared by GEOCON
Yes X
No

remediation for
potential hazardous
materials
Incorporated on August 17, 2022
revealed no evidence of recognized
environmental conditions and
determined that further environmental
investigation was unwarranted.

MM-HYD-1 Potential for
cumulative flooding
Project review by City
Engineer
A Drainage Study prepared by
Hunsaker & Associates dated May 23,
2024 determined that peak flows from
the project site are decreased with
project implementation. Improvements
to the City storm drain system in North
Mollison Avenue are proposed
including a new 60-inch manhole at the
point of connection to the storm drain
system and upsizing of the adjacent
pipe segment to 36 inches in diameter.

Yes X
No
MM-NOS-1 Potential for exposure
to noise
A Noise Technical Memorandum was
prepared for the project by Dudek on
May 24, 2024. The Noise Technical
Memorandum found that potential
exposures to noise levels exceeding
General Plan and Municipal Code
standards along East Main Street
would be reduced to acceptable levels
at exterior spaces with a 42 inch high,
6-millimeter (0.236 inch) thick , sheet
of Plexiglas (acrylic) on the interior-
facing side of the balcony railings with
one inch maximum bottom gap.

Interior spaces along East Main Street
would be reduced to acceptable levels
of 45 dBA CNEL or less with
single-glazed (or better) windows and
exterior walls with two layers of
5/8” gypsum wallboard attached to 2”
by 4” wood studs featuring 24” on-
center spacing, fiberglass
batt fill in the stud cavities, and at least
one layer of 5/8” interior-facing
gypsum wallboard. A condition of
approval is incorporated requiring that
balconies and exterior walls employ
Yes X
No

construction meeting the specifications
of the Noise Technical Memorandum
along East Main Street facing units in
accordance with MM-NOS-1.

MM-NOS-2 Noise attenuation for
HVAC
Regulatory Compliance with ECMC

17.115.130(H) is required by project
condition in accordance with MM-NOS-
2 and the Municipal Code. The Noise
Technical Memorandum prepared for
the project by Dudek on May 24, 2024
indicates that the portions of the
property surrounded by the six (6) foot
tall vinyl fence yield predicted HVAC
noise levels of approximately 48 dBA
Leq at adjacent properties in
compliance with nighttime noise limits
for residentially zoned properties.

Yes X
No
MM-NOS-3 Pile driving or blasting
requires a noise and
vibration analysis
Pile driving and blasting were
considered as part of the Noise
Technical Memorandum. No vibration-
sensitive facilities exist within 200 feet
of the project, and pile driving would
not be employed in project
construction.

Yes X
No
MM-NOS-4 Sensitive receptors in
vibration areas
Screening Map
The project site is not within the areas
identified on the screening map.

Yes X
No
MM-NOS-5 Construction noise
plan with 112 feet of a
noise-sensitive
receptor
A Construction Noise Control Plan is
required in accordance with MM-NOS-
5 prior to building permit issuance.

Yes X
No
MM-PS-1 Adequate Fire Flow A Helix Fire Flow analysis is provided for the property in the Water System
Analysis for the 1050 E. Main Street
Project in the Helix Water District
prepared by Dexter Wilson
Engineering, Inc on December 12,
2023. The analysis and its contents
were reviewed and approved by
applicable departments.

Yes X
No
MM-TR-1 Circulation
Improvements – East
Road widening required prior to the
combined development of 2,666
Yes X

Madison between
Magnolia & Ballantyne
residential units, in the Downtown and
Parkway Plaza/Arnele Avenue housing
areas. With the proposed project, a
total of 178 units would be developed
since Program EIR adoption.

No
MM-TR-2 Circulation
Improvements – East
Madison between N.
2nd & E. Main
Road widening required prior to the
development of 361 residential units,
in the East Main Street housing area.

The site is not within East Main Street
housing area.

Yes X
No
MM-TR-3 Circulation
Improvements –
Greenfield Drive
between Olive Hills &
E. Main
Road widening required prior to the
development of 496 residential units,
in the East Main Street housing area.

Site not within East Main Street
housing area.

Yes X
No
MM-TR-4 Circulation
Improvements – West
Lexington between
Van Houten and
Magnolia
Road widening required prior to the
development of
882 residential units, in the Downtown
housing area. With the proposed
project, a total of 178 units would be
developed since Program EIR adoption.

Yes X
No
MM-TR-5 Circulation
Improvements – East
Lexington between
Magnolia and Avocado
Road widening required prior to the
generation of 9,069 daily trips, or
development of 1,512 residential units,
in the Downtown housing area. With
the proposed project, a total of 178
units would be developed since
Program EIR adoption and an
estimated 2,391 average daily trips
generated.

Yes X
No
MM-TR-6 Circulation
Improvements –
Chambers between W.

Cypress and W. Main
Road widening required prior to the
generation of 4,232 daily trips, or
development of 705 residential units,
in the Downtown housing area. With
the proposed project, a total of 178
units would be developed since
Program EIR adoption.

Yes X
No
MM-TR-7 Circulation
Improvements – SR67
SB Ramps/Fletcher
Parkway
Improvements required prior to the
development of 1,458 residential units,
in the Parkway Plaza/Arnele Avenue
housing area. Site not within Parkway
Plaza/Arnele Avenue housing area. All
Yes X
No

traffic impacts identified as significant
and unavoidable in PEIR.

MM-TR-8 Circulation
Improvements – I8 WB
Ramps/West Main
Street
Improvements for intersection capacity
required prior to the development of a
combined 235 residential units, in the
Downtown and Parkway Plaza/Arnele
Avenue housing areas. With the
proposed project, a total of 178 units
would be developed since Program EIR
adoption.

Yes X
No
MM-TR-9 Circulation
Improvements – I8 EB
Ramps/West Main
Street
Improvements for intersection capacity
required prior to the development of a
combined 337 residential units, in the
Downtown and Parkway Plaza/Arnele
Avenue housing areas. With the
proposed project, a total of 178 units
would be developed since Program EIR
adoption.

Yes X
No
MM-TR-10 Circulation
Improvements – I8 EB
Ramps/Greenfield
Drive
Improvements for intersection capacity
required prior development of 248
residential units, in the East Main
Street housing areas. Site not within
East Main Street housing area All traffic
impacts identified as significant and
unavoidable in PEIR.

Yes X
No
MM-TR-17 Coordination with
Caltrans for I8 ramp
improvements
City coordination efforts will
commence and continue upon
realization of the thresholds in MM-TR-
7 through MM-TR-10. All traffic
impacts identified as significant and
unavoidable in PEIR.

Yes X
No

Determination:

X The Project is a subsequent activity within the scope of the program EIR. The project would not result in any new environmental effects. The project has complied with all applicable mitigation measures and no new mitigation measures are required.

The Project would have effects not examined in the program EIR or new mitigation measures would be required. An Initial Study Must be prepared.

Date
Place completed checklist in the project file.
200 Civic Center Way I El Cajon I California I 92020 I 619-441-1742 Main I 619-441-1743 Fax Environmental Checklist Page 11
City Council
Agenda Report
Agenda Item 101.

DATE: 08/13/2024
TO: Honorable Mayor and City Councilmembers
FROM: Noah Alvey, Deputy Director of Community Development SUBJECT: Cajon View Five-lot Subdivision
RECOMMENDATION:

That the City Council:

Conducts the public hearing;1.

MOVES to adopt the next Resolution, in order, ADOPTING the Mitigated Negative Declaration; and

2. MOVES to adopt the next Resolutions, in order, APPROVING SP-2023-0003 and TSM-2022-0008, subject to conditions.

3. PROJECT DESCRIPTION:

The project proposes Tentative Subdivision Map (“TSM”) No. 2023-0003 for a five-lot residential subdivision, intended for single-family development, at the northwest corner of Cajon View Drive—a private easement road—and Avocado Avenue. Access to individual lots is achieved via a private driveway from Cajon View Drive and Specific Plan (“SP”) No. 2023-0003 is proposed to allow for alternative access other than from a public street. A Mitigated Negative Declaration (“MND”) was prepared for the project. Please note that the housing product is not part of this proposal. Future housing units will be ministerially approved through the building permit process.

BACKGROUND:

General Plan: Low Low Density Residential (LLR)
Specific Plan: N/A
Zone: Residential, Single-family, 14,000 square foot, Hillside Overlay (RS-14-H)
Other City Plan(s): N/A
Regional and State
Plan(s):

N/A
Notable State Law(s): Subdivision Map Act
Applicant: Salim Chagan; [email protected]; 619-328-7876 .!!!!_ Valley of opportunity
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On April 24, 2001, the El Cajon City Council approved TSM No. 490 and SP No. 480 for a nearly identical five-lot residential subdivision at the subject site. The conditions required to record the final map were not completed, and after being granted three time extensions, both the TSM and SP expired in 2006. The expired project was submitted by a different applicant and while under different ownership (Priest Development Corporation). A similar request was also processed in 1980 via TSM No. 359, which also had expired after three extensions of time.

Project Site & Constraints
The project site is approximately 2.45 acres and consists of a hill with moderate to steep slopes and multiple rock outcroppings. Due to existing topography, it would be difficult, if not impossible, to take access from the legal street frontage, which is Avocado Avenue. The southerly property line (south of Cajon View Drive) coincides with the boundary separating the City of El Cajon and the County of San Diego. Cajon View Drive is a private street, therefore it is not maintained by the City and is not improved to City standards.

Surrounding Context
The properties surrounding the project site are developed and zoned as follows:

Direction Zones Land Uses
North RS-40 Single-family dwelling
South (San Diego County) RR Single-family dwelling
East (across Avocado Avenue) O-S Single-family dwelling West RS-20 Single-family dwelling
General Plan
The project site is designated Low Low Density Residential (“LLR”) on the General Plan Land Use Map. The LLR designation is intended for residential density up to 3 dwellings per acre.

The density expected by the General Plan is consistent with the proposed subdivision; a maximum of five (5) lots can be requested based on the net acreage of the site.

Municipal Code/Zoning Code
The subject property is within the Residential, Single-family, 14,000 square foot (“RS-14”) zone, which is consistent with the LLR General Plan Land Use designation. El Cajon Municipal Code (“ECMC”) section 17.125.080 requires that any new lot created in the City have frontage on a dedicated public street that allows a minimum of 15 feet of usable access. Alternative access may be approved through a planned unit development, planned residential development, or specific plan. In this case, SP No. 2023-0003 is proposed to allow for alternative access via a private driveway off of Cajon View Drive.

The project site is within the Hillside overlay zone, which sets limits on the amount of grading and steepness of graded slopes. The TSM shows grading that complies with the overlay.

However, detailed grading and drainage plans are necessary and are proposed as conditions of the TSM approval.

Subdivision Ordinance/ Subdivision Map Act
The authority and procedures for the processing of a TSM are found in the California Subdivision Map Act, and the City of El Cajon Subdivision Ordinance (Title 16 of the El Cajon Municipal Code). The Planning Commission’s role in analyzing and making a decision regarding a proposed tentative map is described in Chapter 16.24 of the ECMC, and requires the a proposed tentative map is described in Chapter 16.24 of the ECMC, and requires the Planning Commission to forward a recommendation to the City Council regarding the subdivision and proposed improvements.

DISCUSSION
Site Design
As discussed, the site is topographically challenging since it comprises a hill with moderate to steep slopes. Given the grade difference (ranging from 20 to 40 feet) between Avocado Avenue and the site, and the grading and slope regulations of the Hillside overlay, it would be infeasible to provide access from the legal street frontage on Avocado Avenue. This necessitates alternative access to the proposed parcels via Cajon View Drive, which is permitted under a specific plan.

The proposed TSM encompasses a portion of Cajon View Drive and shows an improved and slightly widened entry to Cajon View Drive, along with a tiered biofiltration basin to capture and treat storm water runoff. The proposed 24-foot wide private road—Street “A”—extends off of Cajon View Drive along the westerly boundary of the site; it then terminates in a circle drive.

Utilities such as water and sewer are proposed to be run under the road easement.

Development of future single-family homes would likely be oriented toward the private road since it is the only means of access. Conceptual building pads are represented on the TSM, however each lot may be sold and developed independently in conformance with RS-14 and Hillside overlay zone standards.

Heartland Fire and Rescue has reviewed and approved of the road design and grades represented in the TSM. Proposed conditions of approval include rebuilding the portion of Cajon View Drive within the tentative map to City private street standards, including its maintenance.

Land Use
Generally, a five-lot single-family residential subdivision is seen as consistent with the surrounding single-family neighborhoods. Development of individual single-family dwellings is permitted by-right in the RS-14 zone, subject to ECMC development standards such as setbacks, building height, lot coverage, etc. Further, future construction of dwelling units requires approval of a building permit (consistent with California Building Code, California Fire Code, etc.) and may require refinements to grading and drainage plans, depending upon the project scope. Building and grading plans are ministerial actions processed by City staff.

It should be noted that single-family parcels may also be developed in conformance with regulations for accessory dwelling units and/or secondary primary units pursuant to State and ECMC standards. Proposed project conditions of approval require a Landscape Documentation Package (“LDP”) for each parcel, in conformance with the City’s Water Efficient Landscape Ordinance. Consistent with ECMC section 17.195.160, an LDP is also required for planting on slopes created by project grading.

Residential Lot Requirements
ECMC section 17.140.060 establishes minimum depth, width, and area requirements for new lots in the RS-14 zone. All proposed lots meet minimum lot depth requirements. However, since lot width is measured at the midpoint of the property, Lot 2 has an approximate 75-foot width. 90 feet is required by the ECMC. Since access to Lot 2 would be taken from the proposed private driveway easement and not Avocado Avenue, and since the lot width exceeds well over 100 feet where building pad would be located, staff is of the opinion that the proposed configuration can be approved by the City Council. As discussed previously, City Council configuration can be approved by the City Council. As discussed previously, City Council approved a nearly identical configuration in 2001 and a similar configuration in 1980 at this site.

Also, consistent with ECMC section 17.140.060, footnote 4, proposed parcels meet minimum area requirements due to the following: the total area of all lots (inclusive of open spaces, but not including street area) divided by the total number of lots exceeds 14,000 square feet; at least one half of the lots contain more than 14,000 square feet; and, no lots contain less than 9,000 square feet. This is known as lot averaging and the average proposed lot area is 14,548 square feet. Individual lot areas are as follows:

Lot No. Gross Lot Area (sq. ft.) Net Lot Area (sq. ft.) Lot 1 23,921 13,110
Lot 2 16,870 12,660
Lot 3 11,790 10,610
Lot 4 16,140 15,210
Lot 5 23,305 21,150
PLANNING COMMISSION RECOMMENDATION:

On July 16, 2024, the El Cajon Planning Commission ("Commission") held a public hearing for the proposed project. The project applicant spoke in favor, and after public testimony, the public hearing was closed and the Commission discussed the project. The Commission wanted to ensure that ongoing maintenance of the easement accessways were maintained, and staff indicated that proposed conditions of approval require that all easement and maintenance agreement language be reviewed and accepted by the City Attorney's office and Planning Division. Further, the Commission wanted to ensure that sewer systems would be functional, given the topography. Staff relayed that conceptual plans indicate that the lots can be adequately served by all utilities, and that more detailed grading and drainage, landscaping, and improvement plans are proposed conditions of approval. The Commission voted 5-0 to adopt Resolution Nos. 11142, 11143, & 11144 recommending City Council adoption of the Mitigated Negative Declaration and approval of TSM-2022-0008 and SP-2023-0003, subject to conditions.

FINDINGS:

Specific Plan No. 2023-0003
The proposed specific plan serves the public interest.A.

The proposed specific plan helps to avoid extensive grading of the site for driveway access to the site and further serves the public interest by eliminating the hazard of multiple driveway entries onto Avocado Avenue.

The proposed specific plan will systematically implement the City’s General Plan.B.

The proposed specific plan for alternative access makes possible the development of a topographically challenging property and will implement the General Plan Housing Element objectives to accommodate an increase in residential units and remove constraints to housing development.

Tentative Subdivision Map No. 2022-0008
Section 66474 of the Subdivision Map Act and section 16.24.113 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:

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 the General Plan goals related to housing that seek to provide a variety of residential development opportunities in the City to fulfill regional housing needs. The proposed project would result in a density consistent with the Low Low Density Residential designation of the General Plan. Further, the map is consistent with the proposed specific plan for alternative access other than from a public street.

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 five-lot residential subdivision, which is consistent with the goals and objectives of the General Plan. Furthermore, the configuration and access to the proposed parcels accounts for the topographic challenges of the site at the proposed density.

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 proposed project site was reviewed in compliance with the California Environmental Quality Act. Based on the environmental study, it was determined that proposed mitigation would reduce potential impacts to a less than significant level. Proposed project conditions of development further regulate factors related to storm water conveyance. Therefore, the proposed project design and improvements would not pose substantial environmental impacts.

The design of the subdivision or type of improvements is likely to cause serious health problems.

The design of the subdivision and type of improvements are required to incorporate storm water management improvements that will contribute to healthier streams, rivers, bays and the ocean.

Furthermore, the proposed project proposal was reviewed in compliance with the California Environmental Quality Act and it was determined that potential impacts were less than significant in regard to air quality, noise, and hazardous materials, among other factors related to public health.

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. In addition, the existing roadway easement would be improved by the proposed construction.

CALIFORNIA ENVIRONMENTAL QUALITY ACT:

In accordance with CEQA, an Initial Study and Mitigated Negative Declaration ("MND") were prepared for the project. The MND evaluated potential environmental impacts of the project and determined that impacts to biological and cultural resources and noise would be potentially significant. The potential noise impacts were due to grading and construction activities.

Proposed noise mitigation measures include utilizing equipment and trucks fitted with industry standard noise reduction devices and locating stationary noise sources (ex. temporary generators) as far as possible from receptors. Proposed mitigation further address biological resources such as Coastal Sage Scrub, Buckwheat Scrub, and nesting birds. Mitigation measures include offsite conservation of affected plant species and an assessment of nesting birds prior to site brushing or grading. Finally, mitigation measures are also proposed for Native American and cultural resource monitoring during ground disturbing activities. A related mitigation measure requires development and implementation of a Data Recovery Program for cultural resources. The mitigation measures discussed above are included in a Mitigation, Monitoring, and Reporting Program (“MMRP”) to ensure that all potential impacts were reduced to a level of less than significance. A Notice of Intent to adopt the draft MND was published on May 3, 2024, and the MND was circulated for public review and comment from May 3, 2024 through June 3, 2024. All CEQA documents, including technical studies, are on file in the Community Development Department located on the third floor of City Hall at 200 Civic Center Way.

PUBLIC NOTICE & INPUT:

A notice of application was sent to all property owners and tenants within 300 feet of the project site to solicit comments. No comments were received as a result of the notice of application.

The notice of public hearing for this project was published in the East County Californian and mailed on July 3, 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. 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. One community member called to discuss the proposal, but did not indicate concern or support for the project. Another community member provided comments via email and was concerned for noise at their residence from the proposed private driveway easement along the westerly property line—the access way would be adjacent to a planned accessory unit and the community member requested that a wall or attenuation barrier be installed.

Native American Consultation
In accordance with California Public Resources Code sections 65352.3 through 65352.4, which require local governments to conduct meaningful consultation with Native American tribes prior to adoption of a specific plan, an invitation for consultation was sent to all tribes culturally affiliated with places or lands affected by the project on December 14, 2023. The Barona Band of Mission Indians requested to be consulted during grading monitoring and data recovery program development. The Barona Band further requested that qualified archaeologist and Native American monitor be present during earth disturbing activities and to be notified of inadvertent discoveries. Requests have been incorporated as the proposed MM-CUL-1 and MM-CUL-2 mitigation measures in the MND.

RECOMMENDATION:

Staff recommends approval of the project. The proposed five-lot subdivision increases the potential for new residential development in conformance with Housing Element Goals. Future development of single-family homes would assist the City in meeting its share of regional housing needs. Further, the proposed specific plan for alternative access, road improvements and maintenance makes possible the development of a topographically challenging site.

Prepared By: Spencer Hayes, Associate Planner
Reviewed By: Anthony Shute, Director of Community Development Approved By: Graham Mitchell, City Manager
Attachments
Resolution - CEQA
Resolution - SP 2023-003
Resolution TSM 022-0008
Planning Commission Resolution No. 11142
Planning Commission Resolution No. 11143
Planning Commission Resolution No. 11144
Public Hearing Notice/Location Map
Aerial Site Image
Application and Disclosure Statement
Tentative Subdivision Map
Specific Plan Exhibit
Mitigated Negative Declaration

Page 1 of 2 ends

El Cajon City CouncilAugust 13, 2024

El Cajon City Council
August 13, 2024