Agenda — Lemon Grove City Council, October 20, 2026 (part 1 of 2)

City of Lemon Grove
City Council Regular Meeting Agenda
Tuesday, October 20, 2026 at 6:00 p.m.

Lemon Grove Academy Middle School – Roberto Alvarez Auditorium 3121 School Lane, Lemon Grove, CA 91945
City Council
Alysson Snow, Mayor
Jessyka Heredia, Mayor Pro-Tem
Jennifer Mendoza, Councilmember
Yadira Altamirano, Councilmember
Seth Smith, Councilmember
A complete agenda packet is available for review on the City’s website.

TELEPHONIC / REMOTE MEETING NOTICE (Gov. Code §54953; SB 707) This meeting will be conducted in person and via telephonic and electronic (Zoom) means only.

The public may remotely participate in the meeting to make public comment by computer, by phone or by smart device.

Please log on or call in as early as possible to address any technical issues that may occur and ensure you do not miss the time to speak on the desired item.

To join via Zoom teleconferencing means, please click the link below. Your device must have audio capability to participate.
https://us02web.zoom.us/j/87646474143?pwd=kv1xf6I1Y9mjBwEEj3DrNTuFcWNbKr.1 Webinar ID: 876 4647 4143| Passcode: 829309| To Participate by Phone: +1 929 205 6099 The City Council also sits as the Lemon Grove Housing Authority, Lemon Grove Sanitation District Board, Lemon Grove Roadway Lighting District Board, and Lemon Grove Successor Agency.

Call to Order / Roll Call
Pledge of Allegiance
Changes to the Agenda
Presentations
• Congratulations to Chief Koch on His Retirement from Heartland Fire & Rescue Public Comment
Written public comments submitted electronically to [email protected] will not be read aloud during the meeting. However, they will be provided to the City Council and retained as part of the official meeting record.

Pursuant to Lemon Grove Municipal Code Section 2.14.150, speakers providing live public comment are allotted up to three (3) minutes, unless otherwise directed by the Mayor.

October 20, 2026 City Council Regular Meeting – Agenda Page | 2 Consent Calendar
(Note: The items listed on the Consent Calendar will be enacted in one motion unless removed from the Consent Calendar by Council, staff, or the public.)

1.A

1.B

1.C

1.D

1.E

1.F
Waive the Full Text Reading of All Ordinances on the Agenda Reference: Kristen Steinke, City Attorney
Recommendation: Waive the full text reading of all ordinances included in this agenda. Ordinances shall be introduced and adopted by title only.

City of Lemon Grove Payment Demands
Reference: Shanta Wilson, Finance Director
Recommendation: Ratify demands covering September 18, 2026 to October 1, 2026.

Approval of City Council Meeting Minutes
Reference: Shanta Wilson, Acting City Clerk
Recommendation: To approve the minutes of the Lemon Grove City Council meetings held on July 21, 2026 (Regular Meeting) and October 6, 2026 (Regular Meeting).

Side Letters of Agreement with American Federation of State, County and Municipal Employees Local 127 Bargaining Units and Employee Salary Adjustments (Continued from the September 15, 2026 City Council Meeting)
Reference: Tony Winney, City Manager and Roberto Hidalgo, Human Resources Manager
Recommendation: Adopt a Resolution approving the Side Letters of Agreement between the City and Local 127, American Federation of State, County and Municipal Employees AFL-CIO, Supervisory Bargaining Unit and General Bargaining Unit, approving one-time salary increases for non-represented, nonmanagement employees, and approving the revised FY 2026-27 Salary Plan, which incorporates these changes.

Approval of Change Order No. 4 for the Fiscal Year 2022-2024 Street Rehabilitation Project (No. 2025-05)
Reference: Izzy Murguia, Public Works Director
Recommendation: Adopt a Resolution to approve an appropriation in the amount of $490,698.59 from the American Rescue Plan Act (ARPA) Fund 28 Fund Balance and authorize the City Manager or designee to approve Change Order No. 4 to the contract with Eagle Paving Company (No. 2025-05) in the amount of $653,049.39 for additional street improvements.

Award of Agreement to Ascent Environmental, Inc. for CEQA Peer Review of the Initial Study/Mitigated Negative Declaration for the San Miguel Place Project
Reference: Bill Chopyk, Special Projects Administrator
Recommendation: Adopt a Resolution to award an agreement to Ascent Environmental, Inc. for California Environmental Quality Act (CEQA) Peer October 20, 2026 City Council Regular Meeting – Agenda Page | 3

1.G
Review of the Initial Study/Mitigated Negative Declaration for the San Miguel Place project in the amount not-to-exceed $37,215.00 and authorize the City Manager or designee to execute any necessary documents.

Written Councilmember Reports of Meetings, Events, and Activities Attended at City Expense
Reference: Shanta Wilson, Acting City Clerk
Recommendation: Receive and file the written report of meetings, events, and activities attended at City expense submitted by Councilmember Altamirano for the period of September 14, 2026 through October 5, 2026.

Public Hearing

2. Public Hearing: Ordinance Adopting the Downtown Specific Plan including Amendments to the Lemon Grove General Plan, General Plan Map, Lemon Grove Municipal Code Title 17 ZONING, and Zoning Map
Reference: Bill Chopyk, Special Projects Administrator
Recommendation: Introduce for its first reading an Ordinance adopting the Downtown Specific Plan including amendments to the Lemon Grove General Plan, General Plan Map, Lemon Grove Municipal Code Title 17 ZONING, and Zoning Map.

3. Public Hearing: Authorize the Fiscal Year 2027-2028 Community Development Block Grant (CDBG) Program Application
Reference: Izzy Murguia, Public Works Director
Recommendation: Hold a public hearing, receive public comment and adopt a Resolution authorizing the submittal of an application for the Fiscal Year 2027- 28 Community Development Block Grant (CDBG) Program Application.

Reports to Council – None.

City Council Reports on Meetings Attended at the Expense of the City (GC 53232.3 (d)) (53232.3. (d) states that members of a legislative body shall provide brief reports on meetings attended at the expense of the local agency at the next regular meeting of the legislative body.) City Manager’s Report
Closed Session – None.

Adjournment
How to Participate Remotely
In accordance with Government Code Section 54953, as amended by Senate Bill 707 (Durazo), this meeting is conducted in person and by telephonic and electronic means. Members of the public may participate remotely to provide public comment by computer, phone, or smart device. Please log on or call in as early as possible to avoid technical issues and to ensure you do not miss the opportunity to speak on your item of interest. Your device must have audio capability to participate.

October 20, 2026 City Council Regular Meeting – Agenda Page | 4 Meeting Access
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AFFIDAVIT OF NOTIFICATION AND POSTING

STATE OF CALIFORNIA )

COUNTY OF SAN DIEGO ) SS

CITY OF LEMON GROVE )
I, Shanta Wilson, Acting City Clerk of the City of Lemon Grove, hereby declare under penalty of perjury that a copy of the above Agenda of the Regular Meeting of the City Council of the City of Lemon Grove, California, was delivered and notice by email not less than 72 hours, on or before the hour of 6:00 p.m. on October 16, 2026 to the members of the governing agency, and caused the agenda to be posted on the City’s website at www.lemongrove.ca.gov and at Lemon Grove City Hall, 3232 Main Street, Lemon Grove, CA 91945.
/s/: Shanta Wilson
Shanta Wilson, Acting City Clerk
In compliance with the Americans with Disabilities Act (ADA), the City of Lemon Grove will provide special accommodations for persons who require assistance to access, attend and/or participate in meetings of the City Council. Please contact the City Clerk 72 hours prior to the meeting to enable the City to make arrangements to ensure accessibility to this meeting. Every reasonable effort will be made to meet your request. If you require such assistance, please contact the Acting City Clerk at (619) 825-3801 or email [email protected]. A full agenda is available for public review at City Hall.

Waive Reading of Ordinances
October 20, 2026
Page | 1

CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 1.A
Meeting Date: October 20, 2026
Submitted to: Honorable Mayor and Members of the City Council Department: City Manager’s Office
Staff Contact: Kristen Steinke, City Attorney
Item Title: Waive the Full Text Reading of All Ordinances on the Agenda
Summary: Waive the full text reading of all ordinances included in this agenda.

Ordinances shall be introduced and adopted by title only.

Environmental Review:

Not subject to review Negative Declaration
Categorical Exemption, Section Mitigated Negative Declaration Fiscal Impact: None.

Council Options:
• Approve Staff recommendation.
• Approve Staff recommendation with modifications.
• Deny Staff recommendation and provide direction, as needed.

Payment Demands
October 20, 2026
Page | 1

CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 1.B
Meeting Date: October 20, 2026
Submitted to: Honorable Mayor and Members of the City Council Department: Finance Department
Staff Contact: Shanta Wilson, Finance Director
Item Title: City of Lemon Grove Payment Demands
Recommended Action: Ratify demands covering September 18, 2026 to October 1, 2026.

Environmental Review:

Not subject to review Negative Declaration
Categorical Exemption, Section Mitigated Negative Declaration Fiscal Impact: None.

Public Notification: None.
2026/27 City Council Work Plan/Strategic Focus Area(s):
☐ Public Streets, Storm Drains & Sidewalks ☐ Public Safety & Homelessness ☐ Revenue, Budget & Economic Development ☐ Community Life Brief Description: N/A
Council Options:
• Approve Staff recommendation.
• Approve Staff recommendation with modifications.
• Deny Staff recommendation and provide direction, as needed.

Attachments:

Attachment A – Payment Demands
City of Lemon Grove Demands Summary
Approved as Submitted:

Shanta Wilson, Finance Director
For Council Meeting: 10/20/26 ACH/Wire/AP Checks 9/18-10/1/26 292,332.93 Payroll 9/18-10/1/26 192,619.81
Total Demands 484,952.74
Vendor No Vendor Name Check Date
Check No Invoice No Description Reference Check Amount
ACH 229 SDG&E 09/21/2026
10-Aug Services from 6/23-7/22/26 10,425.90
Total for this ACH Check for Vendor 229: 10,425.90
ACH 229 SDG&E 09/21/2026
Aug-26 Services from 6/23-7/24/26 13,774.97
Total for this ACH Check for Vendor 229: 13,774.97
ACH 104 Employment Development Department 10/01/2026
State Income Tax 13,037.86
Total for this ACH Check for Vendor 104: 13,037.86
ACH 281 US Treasury 10/01/2026
Medicare Employer Portion 3,908.02
FICA Employee Portion 656.37
Federal Income Tax 29,694.89
FICA Employer Portion 656.37
Medicare Employee Portion 3,908.02
Total for this ACH Check for Vendor 281: 38,823.67
ACH 104 Employment Development Department 10/01/2026
State Income Tax 1.64
Total for this ACH Check for Vendor 104: 1.64
ACH 281 US Treasury 10/01/2026
Medicare Employee Portion 16.38
Medicare Employer Portion 16.38
Total for this ACH Check for Vendor 281: 32.76
ACH Wells Fargo
10/01BANKCARD DEPOSIT 10/01/2026 114.02
Total for this ACH Check for Wells Fargo: 114.02

ACH AFLAC
AFLAC COLUMBUS ACHPMT 260918 09/21/2026 992.48
Total for this ACH Check for AFLAC: 992.48
ACH CalPERS
CALPERS 1900 2474431178 100000018443925 09/25/2026 10,578.94 Total for this ACH Check for CalPERS: 10,578.94
ACH Cox Communications
COX COMM SAN PURCHASE 092126 fYA3HDkXhA6RTAB 09/21/2026 28.27 COX COMM SAN PURCHASE 092126 PRmUqUhngZTLFIg 09/21/2026 80.44 COX COMM SAN PURCHASE 092126 RRBEYoRpE9HeToA 09/21/2026 340.13 COX COMM SAN PURCHASE 092126 spuqH2kRx6qC1z8 09/21/2026 1,374.29 COX COMM SAN PURCHASE 092126 Xi0b1Gm9wPa3ofo 09/21/2026 150.26 COX COMM SAN PURCHASE 092126 xjmCj4TPoitadQP 09/21/2026 491.31 Total for this ACH Check for Cox: 2,464.70

ACH EDD
EMPLOYMENT DEVEL EDD EFTPMT 092226 09/23/2026 14,262.73 Total for this ACH Check for EDD: 14,262.73
ACH Helix Water District
HELIX WATER DIST UTILITY 260930 10/01/2026 18.90
Total for this ACH Check for Helix Water District: 18.90

ATTACHMENT A
Vendor No Vendor Name Check Date
Check No Invoice No Description Reference Check Amount
ACH Home Depot
HOME DEPOT COMM ONLINE PMT 260929 09/30/2026 5,414.54
Total for this ACH Check for Home Depot: 5,414.54

ACH IRS
IRS USATAXPYMT 092326 09/23/2026 39,150.43
Total for this ACH Check for IRS: 39,150.43
ACH Pitney Bowes
PITNEY BOWES POSTAGE 092326 09/24/2026 500.00
PITNEY BOWES POSTAGE 092426 09/25/2026 500.00
Total for this ACH Check for Pitney Bowes: 1,000.00

ACH SDG&E
SD GAS & ELEC PAID SDGE1 002438864265 09/22/2026 122.67 SD GAS & ELEC PAID SDGE1 003568860625 09/22/2026 1,804.49 SD GAS & ELEC PAID SDGE1 003938654573 09/22/2026 280.67 SD GAS & ELEC PAID SDGE1 004154920380 09/22/2026 2,637.16 SD GAS & ELEC PAID SDGE1 009807857511 09/22/2026 372.53 SD GAS & ELEC PAID SDGE1 210000639734 09/22/2026 239.82 Total for this ACH Check for SDG&E: 5,457.34
ACH U.S. Bank
U.S. BANK PAYMENT 260929 09/30/2026 16,387.31
Total for this ACH Check for U.S. Bank: 16,387.31
ACH WageWorks
WAGEWORKS FSA RECEIVABLE 260918 INV9423808 09/18/2026 20.00 WAGEWORKS FSA RECEIVABLE 260921 INV9427513 09/21/2026 580.00 WAGEWORKS FSA RECEIVABLE 260924 INV9440303 09/24/2026 70.00 WAGEWORKS FSA RECEIVABLE 260928 INV9459026 09/28/2026 375.00 WAGEWORKS FSA RECEIVABLE 260929 INV9461329 09/29/2026 135.00 WAGEWORKS FSA RECEIVABLE 260929 INV9463029 09/29/2026 13.76 WAGEWORKS RECEIVABLE 260923 INV9356485 09/23/2026 169.00 Total for this ACH Check for WageWorks: 1,362.76
ACH Athens Insurance
ATHENS INSURANCE SERVICE, INC., Request 58 09/18/2026 3,799.33 Total for this ACH Check for Athens Insurance: 3,799.33 22670 1 A.Aaron Lock & Key 09/24/2026
40185 Entry Locks & Keys 473.67
Total for Check Number 22670: 473.67
22671 124 Grainger Inc 09/24/2026
9020245693 PVC Pipes 30.20
Total for Check Number 22671: 30.20
22672 126 Grossmont Union High School District 09/24/2026 54751 Business Cards & Security Envelopes 276.57
AR022016 Print Job #54741: 250 ct. Business Cards- J. Faaborg 25.50 AR022116 Buses for Summer Camp Field Trips 7/1, 7/8, 7/15, 7/22 & 7/29/26 4,616.04 Total for Check Number 22672: 4,918.11
22673 153 Knott's Pest Control, Inc. 09/24/2026
181720 Monthly Gopher Control @ Treganza Park 60.00
181721 Monthly Bait Station Maintenance @ Sheriff Station 110.00 Total for Check Number 22673: 170.00
22674 1621 RXR Plumbing, Inc. 09/24/2026
896 Copper Pipe Leak @ Sheriff's Department 875.00
Total for Check Number 22674: 875.00
22675 17 Anita Fire Hose Company Etc 09/24/2026
56684 Fire Extinguishers & Supplies 56.83
Total for Check Number 22675: 56.83
Vendor No Vendor Name Check Date
Check No Invoice No Description Reference Check Amount
22676 1714 Life-Assist, Inc. 09/24/2026
2171161 EMS Supplies 245.77
2189372 EMS Supplies 996.24
Total for Check Number 22676: 1,242.01
22677 1796 Sunbelt Rentals, Inc. 09/24/2026
188002054-0001 Walk Behind Brush Cutter Rental on 8/17/26 132.27 188052166-0001 Water Trailer Rental from 8/18-8/19/26 646.30 188052578-0001 Hand Held Fitting Press Cord Rental on 8/19/26 236.63 188369292-0001 Stump Grinder Rental on 8/25/26 135.06
188482677-0001 Concrete Mixer Rental on 8/27/26 129.22
Total for Check Number 22677: 1,279.48
22678 19 A-Pot Rentals, Inc. 09/24/2026
G8912 Monthly Portable Restroom Rental & Service 8/8-9/7/26 1,301.74 G9176 Monthly Portable Restroom Rental & Service 8/28-8/31/26 135.94 Total for Check Number 22678: 1,437.68
22679 1939 MCD Sales & Marketing LLC 09/24/2026
25007 Tire Repair for Backhoe & Vehicle #42 175.00
Total for Check Number 22679: 175.00
22680 1954 Amazon Capital Services, Inc. 09/24/2026
14QF-TNNK-K1LX Supplies for Fall Camp 2026 430.81
16N4-VR4P-1RMC All Natural Flea Spray 45.04
Total for Check Number 22680: 475.85
22681 1997 Burke, Williams & Sorensen, LLP 09/24/2026
8/1-8/31/26 Bill #375942: Client Matter 8250.0001- General 8/1-8/31/26 16,062.00 8/1-8/31/26 Bill #375966: Client Matter 8250.0002- Code Enf 8/1-8/31/26 900.00 8/1-8/31/26 Bill #375966: Client Matter 8250.0001- General 8/1-8/31/26 7,090.00 8/1-8/31/26 Bill #375966: Client Matter 8250.0015- Barg. 8/1-8/31/26 2,750.00 8/1-8/31/26 Bill #375967: Client Matter 8250.0011.004- Lit 8/1-8/31/26 3,074.41 8/1-8/31/26 Bill #375966: Client Matter 8250.0013- Lit 8/1-8/31/26 250.00 8/1-8/31/26 Bill #375966: Client Matter 8250.0016- Planning 8/1-8/31/26 975.00 Total for Check Number 22681: 31,101.41
22682 2206 BrightView Landscape Services, Inc. 09/24/2026 9880552 Temp Irrigation Controllers Installation @ LG Park 2,321.24 9880553 Irrigation Mainline Repair @ Skate Park 348.42
9885895 Valve & Controller Replacement @ Veterans Park 745.66 9915510 Drip Irrigation Installation @ Treganza Park 853.04 Total for Check Number 22682: 4,268.36
22683 2242 Clark, Jacquelyn 09/24/2026
Mtg6.22.26JC Planning Commission Special Meeting 6/22/26 50.00 Total for Check Number 22683: 50.00
22684 2273 San Diego County Sheriff's Dept. 09/24/2026
Jan-23 Byrne JAG 21- Bike Patrol Program 10/1-12/31/22 1,831.04 Total for Check Number 22684: 1,831.04
22685 2330 Clark Manson, Minola 09/24/2026
Mtg6.22.26MC Planning Commission Special Meeting 6/22/26 50.00 Total for Check Number 22685: 50.00
22686 2368 MB Oliver Inc. 09/24/2026
874142 Monthly Pest Control Services 249.32
Total for Check Number 22686: 249.32
22687 2387 AFSCME DC 36 09/24/2026
9/17/26 Contribution Pay Period 9/2-9/15/26: Check Date 9/17/26 480.25 Total for Check Number 22687: 480.25
Vendor No Vendor Name Check Date
Check No Invoice No Description Reference Check Amount
22688 2401 Vestis 09/24/2026
5220700552 PW Uniforms & Mats as of 7/8/26 210.99
5220700553 Mats @ City Hall as of 7/8/26 38.80
5220700554 Mats @ Rec Center as of 7/8/26 31.60
5220703830 Mats @ Rec Center as of 7/15/26 31.60
5220703831 Mat @ Community Center as of 7/15/26 6.00
5220706663 PW Uniforms & Mats as of 7/22/26 210.87
5220706664 Mats @ City Hall as of 7/22/26 38.80
5220706665 Mats @ Rec Center as of 7/22/26 31.60
5220706666 Mat @ Community Center as of 7/22/26 6.00
5220709500 PW Uniforms & Mats as of 7/29/26 210.87
Total for Check Number 22688: 817.13
22689 2435 Bearce, Brianna 09/24/2026
Mtg6.22.26BB Planning Commission Special Meeting 6/22/26 50.00 Total for Check Number 22689: 50.00
22690 2467 B & B Auto Repair Inc 09/24/2026
19797 Serpentine Belt & Tensioner Replacement for Vehicle #22 277.75 Total for Check Number 22690: 277.75
22691 2495 Badger Meter, Inc. 09/24/2026
1834508 15000 Smartcover Systems 536.00
Total for Check Number 22691: 536.00
22692 251 The East County Californian 09/24/2026
00166397 Ad #00166397- Notice PH Downtown Specific Plan Update 178.50 00166398 Ad #00166398- Notice Adoption Ord. for Tenant Rights 220.50 00166786 Ad #00166786- Ord. No.475- Post Publication 157.50 Total for Check Number 22692: 556.50
22693 2529 EquipmentShare.com Inc 09/24/2026
SAN74703190000 Skeleton Grapple Bucket Rental 8/28-8/29/26 187.32 Total for Check Number 22693: 187.32
22694 2541 Goldfarb & Lipman LLP 09/24/2026
498046 Tenant Protection Ordinance Reviews & Drafts 3,576.70 Total for Check Number 22694: 3,576.70
22695 2547 Western Audio Visual 09/24/2026
24168 City Council Chamber AV Upgrade 17,569.84
Total for Check Number 22695: 17,569.84
22696 2561 Trueskil 09/24/2026
26-0081 Concrete Flat Work at Lemon Grove Park 31,800.00 Total for Check Number 22696: 31,800.00
22697 2562 Morrissey, Jennifer 09/24/2026
Mtg6.22.26JM Planning Commission Special Meeting 6/22/26 50.00 Total for Check Number 22697: 50.00
22698 2563 Chavez, Michelle R. 09/24/2026
Refund #61009 Facility Rental Deposit Refund @ H. Lee Courtyard 9/19/26 200.00 Total for Check Number 22698: 200.00
22700 332 State of California- Department of Justice 09/24/2026 065562 Fingerprint Apps- July 2026 64.00
Total for Check Number 22700: 64.00
22701 410 AutoZone, Inc. 09/24/2026
05656778061 New Door Handle for Vehicle #22 26.37
05656782103 DEF Fluid for New Skid Steer 63.26
05656793762 Equipment Maintenance Tools & Battery for Dump Trailer 321.56 Total for Check Number 22701: 411.19
22702 50 Canon Financial Services Inc 09/24/2026
43842378 Contract Insurance & Property Tax Charges- September 2026 711.86 Total for Check Number 22702: 711.86
Vendor No Vendor Name Check Date
Check No Invoice No Description Reference Check Amount
22703 573 T-Man Traffic Supply 09/24/2026
18205 Qty. 6- No Ped Crossing Signs 489.06
Total for Check Number 22703: 489.06
22704 67 Colonial Life 09/24/2026
38516800709463 Colonial Optional Insurance- August 2026 359.80 38516800806465 Colonial Optional Insurance- July 2026 359.80 Total for Check Number 22704: 719.60
22705 740 California State Disbursement Unit 09/24/2026 Garnishment 681.92
Total for Check Number 22705: 681.92
22706 80 County of San Diego- RCS 09/24/2026
26CTOFLGN10 Radios- April 2026 2,135.00
27CTOFLGN01 Radios- July 2026 2,368.00
Total for Check Number 22706: 4,503.00
22707 848 Bob Murray & Associates 09/24/2026
11643 Executive Search/Recruitment 1,000.00
Total for Check Number 22707: 1,000.00
22708 91 Dell Awards 09/24/2026
229297 City Manager Name Plate- T. Winney 13.05
Total for Check Number 22708: 13.05
22709 949 Franchise Tax Board 09/24/2026
Garnishment 344.37
Total for Check Number 22709: 344.37
22710 2387 AFSCME DC 36 09/24/2026
9/17/26PC PEOPLE Contribution Pay Period 9/2-9/15/26: Check Date 9/17/26 8.34 Total for Check Number 22710: 8.34
22711 2401 Vestis 09/24/2026
5220709501 Mats @ City Hall as of 7/29/26 38.80
5220709502 Mats @ Rec Center as of 7/29/26 31.60
5220709503 Mat @ Community Center as of 7/29/26 6.00
5220712312 PW Uniforms & Mats as of 8/5/26 213.11
5220712313 Mats @ City Hall as of 8/5/26 31.39
5220712314 Mats @ Rec Center as of 8/5/26 31.60
5220712315 Mat @ Community Center as of 8/5/26 6.00
5220715156 Mats @ City Hall as of 8/12/26 31.39
5220715158 Mat @ Community Center as of 8/12/26 6.00
5220717986 PW Uniforms & Mats as of 8/19/26 208.59
Total for Check Number 22711: 604.48
22712 2401 Vestis 09/24/2026
5220717987 Mats @ City Hall as of 8/19/26 31.39
5220717988 Mats @ Rec Center as of 8/19/26 31.60
5220717989 Mat @ Community Center as of 8/19/26 6.00
5220720818 PW Uniforms & Mats as of 8/26/26 204.05
5220720819 Mats @ City Hall as of 8/26/26 31.39
5220720820 Mats @ Rec Center as of 8/26/26 31.60
5220720821 Mat @ Community Center as of 8/26/26 6.00
5220723651 PW Uniforms & Mats as of 9/2/26 208.16
5220723652 Mats @ City Hall as of 9/2/26 31.39
5220723653 Mats @ Rec Center as of 9/2/26 31.60
Total for Check Number 22712: 613.18
22713 2401 Vestis 09/24/2026
5220723654 Mat @ Community Center as of 9/2/26 6.00
5220726518 PW Uniforms & Mats as of 9/9/26 208.16
5220726519 Mats @ City Hall as of 9/9/26 31.39
5220726520 Mats @ Rec Center as of 9/9/26 31.60
5220726521 Mat @ Community Center as of 9/9/26 6.00
Total for Check Number 22713: 283.15
Report Total: 292,332.93
Approval of Council Meeting Minutes
October 20, 2026
Page | 1

CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 1.C
Meeting Date:

Submitted to:

Department:

Staff Contact:

Item Title:

October 20, 2026
Honorable Mayor and Members of the City Council
City Manager’s Office
Shanta Wilson, Acting City Clerk
Approval of City Council Meeting Minutes
Recommended Action: To approve the minutes of the Lemon Grove City Council meeting held on July 21, 2026 (Regular Meeting) and October 6, 2026 (Regular Meeting).

Environmental Review:

Not subject to review Negative Declaration
Categorical Exemption, Section Mitigated Negative Declaration Fiscal Impact: None.

Public Notification: None.

Attachment
Attachment A: July 21, 2026 Draft City Council Meeting Minutes Attachment B: October 6, 2026 Draft City Council Meeting Minutes

ATTACHMENT B

MINUTES OF THE REGULAR MEETING (DRAFT)

OF THE LEMON GROVE CITY COUNCIL
LEMON GROVE LIBRARY – COMMUNITY ROOM
3001 SCHOOL LANE, LEMON GROVE, CA 91945
TUESDAY, OCTOBER 6, 2026 AT 6:00 P.M.

Call to Order
Mayor Alysson Snow convened the Regular City Council meeting to order at 6:00 p.m. held in person and via Zoom (Telephonic / Electronic Means).

Roll Call

Present: Mayor Alysson Snow, Mayor Pro Tem Jessyka Heredia, Councilmember Seth Smith, Councilmember Jennifer Mendoza, Councilmember Yadira Altamirano.

Absent: None
Staff Present
City Manager Tony Winney, Deputy City Attorney Gena Burns, City Clerk Joel G. Pablo, Public Works Director Izzy Murguia, Management Analyst Christian Olivas, Community Services Specialist Monica Gonzalez, Heartland Fire and Rescue Fire Chief Bent Koch; and San Diego County Sheriff’s Office Sergeant Price.

Pledge of Allegiance
The Assembly recited the Pledge of Allegiance.

Changes to the Agenda
City Clerk Pablo stated there were no changes to the agenda.

Presentations
Certificates of Recognition: Lemon Grove School District Student Artists (Mount Vernon Elementary)
• Mayor Snow and the City Council recognized student artists from Mount Vernon Elementary School who were joined by Alyssa Navapanich, Art Teacher with the AMPS Program • Certificates of Recognition were presented to the following student artists: Junior Montes A., Lucia H., Daniel R., Daniel C., Aivah C., Eliza Rivera, Ari S., Emma R., Demarian A., Marlette L., Aubry’Ann M. and Yaretzi L.
• Mayor Snow thanked the students, their families and the members of the Lemon Grove Arts Collective in attendance.

Fire Prevention Week
• Mayor Snow read a proclamation declaring October 4 through 10, 2026 as Fire Prevention Week in the City of Lemon Grove
• Fire Chief Koch thanked the City Council for the proclamation and for its continued support of fire safety.

October 6, 2026 Regular City Council Meeting – Minutes (DRAFT) Page | 2 Public Comment
Mayor Snow opened the public comment period.

In Person: John L. Wood
Cynthia Jurado
Chelsea Gastelum
Jody Norak
Mat Kostrinsky, American Federation of State, County and Municipal Employees (AFSCME) Local 127
Richard Hammett
Via Zoom: Becky Rapp
Madison
Truth
Yasmin Mendoza
Bob
Ilka
Written: Truth
At the direction of Mayor Snow, Truth was provided one (1) additional minute for a total of four (4) minutes as the speaker’s comment had been ended at a prior meeting.

Mayor Snow apologized that due to technical issues the remarks of a Zoom speaker that included derogatory language could not be stopped in time and noted that meetings are anticipated to return to a fully equipped facility within approximately one month.

Mayor Snow closed the public comment period.

Councilmember Mendoza also asked members of the public to observe civility during public comment, noting that children had been present in the room earlier in the meeting and that adults should set an example.

Consent Calendar
Mayor Snow opened the public comment period.

In Person: None
Via Zoom: Truth
Written: None
Mayor Snow closed the public comment period.

Action: Moved by Councilmember Smith, second by Mayor Pro Tem Heredia to approve Consent Calendar Item Nos. 1.A through 1.G.

The motion passed by the following vote, to wit:

AYES: Smith, Altamirano, Mendoza, Heredia, Snow
NOES: None
ABSENT: None
October 6, 2026 Regular City Council Meeting – Minutes (DRAFT) Page | 3

1.A Waive the Full Text Reading of All Ordinances on the Agenda Action: Waived the full text reading of all ordinances included in this agenda. Ordinances shall be introduced and adopted by title only.

1.B City of Lemon Grove Payment Demands
Action: Ratified demands covering September 4, 2026 to September 17, 2026.

1.C Approval of City Council Meeting Minutes
Action: Approved the minutes of the following City Council meetings: August 18, 2026 (Regular Meeting) and September 15, 2026 (Regular Meeting).

1.D Note and File Planning Commission Minutes
Action: Noted and filed the approved Planning Commission meeting minutes for the following meetings: Special Meeting of the Planning Commission of Tuesday, May 26, 2026; Special Joint Meeting of the City Council and Planning Commission (Downtown Specific Plan Update Workshop) of Monday, June 22, 2026; and Regular Meeting of the Planning Commission of Monday, July 27, 2026.

1.E Award of a Purchase Order to R&S Overhead Doors of San Diego, Inc. for the Replacement of Exit and Interior Doors at the Community Center Action: Adopted Resolution No. 2026 – 4221 awarding a Purchase Order in the amount of $39,442 to R&S Overhead Doors of San Diego, Inc. for the replacement of exit and interior doors at the Community Center.

1.F Authorization to Submit a Grant Application to the Department of Justice for the Justice Assistance Grant
Action: Adopted Resolution No. 2026 – 4223 authorizing the submittal of a grant application to the Department of Justice (DOJ) for the Edward Byrne Memorial Justice Assistance Grant (JAG) for Fiscal Year (FY) 2026 and directing the City Manager or designee to execute any grant related documents.

1.G Continuation of Emergency Procurement Actions for Emergency Storm Drain Repairs Near 3281 College Place – Update 10 (4/5th Vote Required) Action: Adopted Resolution No. 2026 – 4224 by the required four-fifths vote for the continuance of emergency repairs to the storm drain system near 3281 College Place.

Public Hearing – None
Reports to Council

2. City’s 50th Anniversary Celebration
Mayor Snow introduced the item by title. City Manager Winney presented the staff report.

Mayor Snow opened the public comment period.

In Person: Chelsea Gastelum
John L. Wood
October 6, 2026 Regular City Council Meeting – Minutes (DRAFT) Page | 4 Via Zoom: Truth
Written: None
Mayor Snow closed the public comment period.

Round 1: Councilmembers directed questions/comments to staff.

Round 2: Councilmembers directed questions/comments to staff.

Council Comments:

Mayor Snow: Supported involving community members and the Lemon Grove Historical Society recognizing the anniversary of the Lemon Grove Incident and combining the celebration with a community parade on a route that avoids the trolley crossing.

Councilmember Smith: Supported including community members on the ad hoc committee and a parade route that is not interrupted by the trolley; noted the historical significance of the Lemon Grove Incident; and weighed appointing members now against waiting until after the election while not wanting to compress staff’s planning time.

Councilmember Altamirano: Suggested closing Main Street for a celebration featuring local restaurants, vendors, a beer garden and a pet area; supported appointing Mayor Snow and Mayor Pro Tem Heredia to the ad hoc committee; volunteered to assist with the celebration as a community member as she will not be seeking reelection; and suggested participation by the historical society, seniors, floats, lowriders, horses, escaramuzas and mariachis.

Councilmember Mendoza: Recognized Community Services Specialist Gonzalez for her work on City events; requested a family friendly celebration; noted that St. John of the Cross Church will celebrate its 100th anniversary next year and that its Broadway parking lot could serve as a parade staging area; and suggested a celebration at the end of the parade at a school field, the Civic Center or Treganza Park in coordination with the Lemon Grove School District.

Mayor Pro Tem Heredia: Supported partnering with the community parade and holding a celebration at its conclusion; requested that Native American culture and local tribes be included; recognized Community Services Specialist Gonzalez; and supported appointing Mayor Snow and herself to the ad hoc committee for now with the option to revisit membership once the new City Council is seated.

At the invitation of Mayor Snow, Jody Norak described the planned community parade, proposed for Saturday, July 3, 2027 beginning at St. John of the Cross Church, proceeding along Broadway, turning onto Lemon Grove Avenue before the trolley tracks, continuing to Lincoln Street and ending at Lemon Grove Middle School with a family friendly theme celebrating the history of Lemon Grove.

Mayor Snow asked Community Services Specialist Gonzalez whether a July 3 date would work for staff and Ms. Gonzalez indicated that a Saturday date would work.

October 6, 2026 Regular City Council Meeting – Minutes (DRAFT) Page | 5 Action: Moved by Councilmember Altamirano, second by Mayor Snow to establish a City Council Ad Hoc Committee for the City’s 50th Anniversary Celebration consisting of Mayor Snow and Mayor Pro Tem Heredia, to work with community members and staff in planning the celebration.

The motion passed by the following vote, to wit:

AYES: Altamirano, Mendoza, Smith, Heredia, Snow
NOES: None
ABSENT: None
City Council Reports on Meetings Attended at the Expense of the City Councilmember Smith
• September 17, 2026: Attended the Metropolitan Transit System (MTS) Board of Directors meeting as alternate.
• Stated that he would email his remaining activities to the City Clerk.

Councilmember Altamirano
• Stated that she would provide her report to the City Clerk.

Councilmember Mendoza
• September 17, 2026: Attended the MTS Board of Directors meeting including the Comprehensive Operational Analysis update with Councilmember Smith. • September 18, 2026: Attended the San Diego Association of Governments (SANDAG) Transportation Committee meeting.
• September 19, 2026: Attended the Lemon Grove Food Distribution. • September 19 and 20, 2026: Attended the St. John of the Cross Annual Lemon Festival. • September 2026: Attended the Los Angeles – San Diego – San Luis Obispo (LOSSAN) Rail Corridor Agency Board meeting.

Mayor Pro Tem Heredia
• September 16, 2026: Attended the East County Economic Development Council (ECEDC) meeting at Grossmont College with City Manager Winney as guest speaker. • September 16, 2026: Attended the Helix Water District meeting via Zoom. • September 18, 2026: Attended the Lemon Grove Forward Club paint and sip fundraiser at the American Legion.
• September 21, 2026: Ride along with the Public Works Department with Councilmember Altamirano.
• September 23 through 25, 2026: Attended the League of California Cities Annual Conference and Expo with City Manager Winney.
• September 26, 2026: Attended the Lions Club Salsa and Salsa fundraiser with Councilmember Altamirano.
• September 29, 2026: Attended the Hispanic Heritage celebration at the Early Childhood Education Center.
• October 1, 2026: Attended the Metro Wastewater Joint Powers Authority (JPA) meeting. • October 6, 2026: Attended the Helix Water District Special Finance and Administration Committee meeting.

October 6, 2026 Regular City Council Meeting – Minutes (DRAFT) Page | 6 Mayor Snow
• September 16, 2026: Attended the East County Economic Development Council meeting. • September 17, 2026: Attended the Lemon Grove Farmers Market. • September 18 and 19, 2026: Participated in the Lemon Grove Food Distribution. • September 20, 2026: Attended the St. John of the Cross Fall Festival serving as a judge. • September 23 through 25, 2026: Attended the League of California Cities Annual Conference and Expo.
• September 25, 2026: Attended the SANDAG Board of Directors meeting regarding SR125 and I-15. • September 30, 2026: Had a meeting with Humberto Guerrero regarding a local building issue.
• October 1, 2026: Attended the Lemon Grove Farmers Market and Lemon Grove Historical Society presentation on archiving family records. • October 3, 2026: Attended the Community repair event at the Lemon Grove Library Community Room with Revitalize Broadway and community partners.

Mayor Snow also announced that she will serve as President of the League of California Cities San Diego County Division in the coming year and that Carlsbad Councilmember Teresa Acosta will serve as President of the League of California Cities and noted that the California Hispanic Chamber of Commerce is accepting applications to its revolving loan fund for Hispanic owned businesses.

City Manager’s Report
City Manager Winney reported on the following:
• Coffee with a Cop: October 7, 2026 from 9:00 a.m. to 10:00 a.m. at the Starbucks on Massachusetts Avenue with Sergeant Price and Lieutenant Fox of the San Diego County Sheriff’s Office.
• Heartland Fire Annual Pancake Breakfast: October 24, 2026 from 8:00 a.m. to 11:00 a.m. at Fire Station 10.
• Madera Street Improvement Project: Public Works Director Murguia reported that the first public open house was held on October 5, 2026 at San Altos Elementary School where approximately 40 residents provided input on traffic calming concepts. A project survey is available on the City’s website, staff will host a table at the Boo or Treat event on October 30, 2026 and a third and final open house will be held at San Altos Elementary School in late November with the date to be determined. Feedback received will be incorporated into the conceptual design.
• Zest Newsletter: The October edition was released this week and includes a link to the Madera Street survey. Residents may sign up to be notified of each monthly edition or view it on the City’s website.

Mayor Snow commended staff for the outreach and community turnout at the Madera Street open house and thanked Chelsea Gastelum for assisting with AARP survey outreach.

Closed Session
Mayor Snow opened the public comment period.

In Person: Mat Kostrinsky, AFSCME Local 127
Via Zoom: Truth
Written: Mat Kostrinsky, AFSCME Local 127
October 6, 2026 Regular City Council Meeting – Minutes (DRAFT) Page | 7 Mayor Snow closed the public comment period.

Deputy City Attorney Burns read the Council into Closed Session. The Council recessed to Closed Session at 7:55 p.m.
a. Conference with Labor Negotiator (Govt. Code § 54957.6): Agency Representative: Tony Winney, City Manager, and Gena Burns, Burke, Williams & Sorensen, LLP; Employee Organization(s): AFSCME Local 127.
b. Conference with Legal Counsel – Anticipated Litigation (Government Code §54956.9(d)(4)): 1 case.
c. Conference with Legal Counsel – Anticipated Litigation (Government Code §54956.9(d)(2)): 1 case.

Mayor Snow reconvened the meeting to open session at 8:29 p.m. with all Councilmembers present.

Deputy City Attorney Burns reported out from Closed Session and had no reportable action.

Adjournment
Mayor Snow adjourned the regular meeting at 8:30 p.m. and announced that the next regularly scheduled City Council meeting will be held on Tuesday, October 20, 2026 at 6:00 p.m. ___________________________________
Shanta Wilson, Acting City Clerk
City of Lemon Grove
Approved by the City Council on October XX, 2026
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CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 1.D
Meeting Date: October 20, 2026
Submitted to: Honorable Mayor and Members of the City Council Department: Finance
Staff Contact: Shanta Wilson, Finance Director
Title: Bargaining Unit and Salary Increase
Recommended Action: Adopt a Resolution (Attachment A) approving the Side Letters of Agreement (Attachment B) between the City and Local 127, American Federation of State, County and Municipal Employees AFL-CIO General Bargaining Unit, and approving one-time salary increases for non-represented, non-management employees, and approving the revised FY 2026-27 Salary Plan (Attachment C), which incorporates these changes.

Summary:

AFSCME Local 127 and the City are seeking amendment to Article 42.B, entitled General Wage Increase for the General bargaining unit. AFSCME Local 127 and the City have also reached agreement on a one-time 3% wage increase for the General bargaining unit. In addition, a 2% wage increase is proposed for the City’s non-represented, non-managerial employees.

Discussion:

The City Council held several closed-session meetings to consider a request from AFSCME Local 127 for a one-time wage increase through a Side Letter of Agreement amending the existing Memorandum of Understanding between the City and the General Bargaining Unit. Following negotiations, the City and AFSCME reached an agreement, which is being presented for City Council consideration and would be effective retroactively to July 1, 2026. The proposed Side Letter of Agreement with the General bargaining unit provides a one-time 3% wage increase for employees represented by retroactive to July 1, 2026. In recognition of ongoing inflationary pressures and increased cost-of-living expenses, staff also recommend a one-time 2% wage increase for nonrepresented, non-management employees retroactive to July 1, 2026.

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Environmental Review:

Not subject to review Negative Declaration
Categorical Exemption, Section Mitigated Negative Declaration Fiscal Impact:

The fiscal impact of these compensation adjustments for FY 2026-27 is projected to be approximately $60,138. The City of Lemon Grove's General Fund is projected to end the fiscal year with an operating surplus of $266,971.00, which is sufficient to absorb the additional personnel costs associated with these salary adjustments during the FY 2026-27 budget year.

Staff Recommendation:

Adopt a resolution (Attachment A) approving the Side Letters of Agreement (Attachment B) between the City and Local 127, American Federation of State, County and Municipal Employees AFL-CIO General Bargaining Unit, approving one-time salary increases for non-presented, non-management employees and approving the revised FY 2026-2027 Salary Plan (Attachment C), which incorporates these changes.

Attachments:

Attachment A – Resolution
Attachment B – Side Letter of Agreement
Attachment C – Salary Plan FY26-27
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Attachment A
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LEMON GROVE,

CALIFORNIA, APPROVING THE SIDE LETTER OF AGREEMENT AND
APPROVING THE REVISED SALARY PLAN FY26-27
WHEREAS, the City of Lemon Grove has reached a Side Letter of Agreement with Local 127, American Federation of State, County and Municipal Employees-General Bargaining Unit changing Article 60 entitled Bereavement leave and a one-time 3% wage increase effective retroactively to July 1, 2026; and
WHEREAS, in addition to the wage increase provided through the Side Letter Agreement, the City desires to grant a one-time 2% wage increase to non-represented, non-management employees, effective retroactively to July 1, 2026; and WHEREAS, the revised FY 2026-27 Salary Plan has been updated to reflect the salary adjustments approved herein and identifies the applicable ranges for each position; and
WHEREAS, the City projects an operating surplus of approximately $266,971 in the General Fund, which is sufficient to absorb the additional personnel costs associated with these salary adjustments during Fiscal Year 2026-27.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Lemon Grove, California, hereby approves the Side Letter Of Agreement providing a onetime 3% wage increase for employees represented by Local 127, American Federation of State, County and Municipal Employees (AFSCME), effective retroactively to July 1, 2026; approves a one-time 2% wage increase for non-represented, non-management employees, effective retroactively to July 1, 2026; and approves the revised FY 2026-27 Salary Plan reflecting these compensation adjustments.

PASSED AND ADOPTED on ______, 2026, the City Council of the City of Lemon Grove, California, adopted Resolution No. _______, passed by the following vote:

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Attachment A
AYES:

NOES:

ABSENT:

SIDE LETTER OF AGREEMENT

BETWEEN

THE CITY OF LEMON GROVE
AND
THE LOCAL 127, AMERICAN FEDERATION OF STATE, COUNTY AND MUNICIPAL

EMPLOYEES, AFL-CIO GENERAL BARGAINING UNIT
The City of Lemon Grove Local 127, American Federation of State, County and Municipal Employees, AFL-CIO Union amend Article 42 of the Memorandum of Understanding Between the City and the Union General Bargaining Unit, which expires on June 30, 2027 , as set forth below:

Section 1. The following Subsection 4 will be added to Article 42.B, entitled General Wage Increase:

4. Effective retroactively to July 1, 2026, employees of the General bargaining unit represented by the Union shall receive a three percent (3%) general wage increase.

Section 3. No Other Changes. Except as expressly amended herein, all terms of the MOU remain in full force and effect.

The City and the Union agree that this Side Letter Agreement will be presented to the Lemon Grove City Council for its determination prior to implementation and shall not be effective until or unless the Lemon Grove City Council renders its approval.

FOR THE CITY: FOR THE UNION:
________________________________ _______________________________ Gena B. Burns, Esq. Mathew Kostrinsky, Chief Negotiator City of Lemon Grove AFSCME District Council 36
Date: _____________________________ Date: October 10, 2026_____________ October 12, 2026
Salary Plan
FY 2026-27
Effective 07/1/26 - 3% COLA (9/15/26 COLA Adjustment - 2% Non-Management and 3% AFSCME General Unit)

ACCOUNT CLERK

A B C D E F G H I J K
ANNUAL 41,652.00 43,729.92 45,920.16 48,222.72 50,637.60 53,164.80 55,823.04 58,612.32 61,551.36 64,621.44 67,860.00 MONTHLY 3,471.00 3,644.16 3,826.68 4,018.56 4,219.80 4,430.40 4,651.92 4,884.36 5,129.28 5,385.12 5,655.00 BI-WEEKLY 1,602.00 1,681.92 1,766.16 1,854.72 1,947.60 2,044.80 2,147.04 2,254.32 2,367.36 2,485.44 2,610.00 HOURLY 22.25 23.36 24.53 25.76 27.05 28.40 29.82 31.31 32.88 34.52 36.25

ACCOUNTING ANALYST

A B C D E F G H I J K
ANNUAL 66,175.20 69,488.64 72,970.56 76,620.96 80,458.56 84,483.36 88,714.08 93,150.72 97,812.00 102,697.92 107,827.20 MONTHLY 5,514.60 5,790.72 6,080.88 6,385.08 6,704.88 7,040.28 7,392.84 7,762.56 8,151.00 8,558.16 8,985.60 BI-WEEKLY 2,545.20 2,672.64 2,806.56 2,946.96 3,094.56 3,249.36 3,412.08 3,582.72 3,762.00 3,949.92 4,147.20 HOURLY 35.35 37.12 38.98 40.93 42.98 45.13 47.39 49.76 52.25 54.86 57.60

ADMINISTRATIVE ASSISTANT

A B C D E F G H I J K
ANNUAL 44,478.72 46,706.40 49,046.40 51,498.72 54,082.08 56,777.76 59,623.20 62,599.68 65,725.92 69,020.64 72,465.12 MONTHLY 3,706.56 3,892.20 4,087.20 4,291.56 4,506.84 4,731.48 4,968.60 5,216.64 5,477.16 5,751.72 6,038.76 BI-WEEKLY 1,710.72 1,796.40 1,886.40 1,980.72 2,080.08 2,183.76 2,293.20 2,407.68 2,527.92 2,654.64 2,787.12 HOURLY 23.76 24.95 26.20 27.51 28.89 30.33 31.85 33.44 35.11 36.87 38.71

ADMINISTRATIVE ANALYST

A B C D E F G H I J K
ANNUAL 56,702.88 59,529.60 62,506.08 65,632.32 68,908.32 72,352.80 75,965.76 79,765.92 83,753.28 87,946.56 92,345.76 MONTHLY 4,725.24 4,960.80 5,208.84 5,469.36 5,742.36 6,029.40 6,330.48 6,647.16 6,979.44 7,328.88 7,695.48 BI-WEEKLY 2,180.88 2,289.60 2,404.08 2,524.32 2,650.32 2,782.80 2,921.76 3,067.92 3,221.28 3,382.56 3,551.76 HOURLY 30.29 31.80 33.39 35.06 36.81 38.65 40.58 42.61 44.74 46.98 49.33

ADMINISTRATIVE OFFICE COORDINATOR

A B C D E F G H I J K
ANNUAL 42,700.32 44,834.40 47,080.80 49,439.52 51,910.56 54,512.64 57,245.76 60,109.92 63,123.84 66,287.52 69,600.96 MONTHLY 3,558.36 3,736.20 3,923.40 4,119.96 4,325.88 4,542.72 4,770.48 5,009.16 5,260.32 5,523.96 5,800.08 BI-WEEKLY 1,642.32 1,724.40 1,810.80 1,901.52 1,996.56 2,096.64 2,201.76 2,311.92 2,427.84 2,549.52 2,676.96 HOURLY 22.81 23.95 25.15 26.41 27.73 29.12 30.58 32.11 33.72 35.41 37.18

ADMINISTRATIVE SERVICES A B C D E F G H I J K

DIRECTOR
ANNUAL 115,539.84 121,324.32 127,389.60 133,754.40 140,437.44 147,457.44 154,833.12 162,583.20 170,707.68 179,244.00 188,210.88 MONTHLY 9,628.32 10,110.36 10,615.80 11,146.20 11,703.12 12,288.12 12,902.76 13,548.60 14,225.64 14,937.00 15,684.24 BI-WEEKLY 4,443.84 4,666.32 4,899.60 5,144.40 5,401.44 5,671.44 5,955.12 6,253.20 6,565.68 6,894.00 7,238.88 HOURLY 61.72 64.81 68.05 71.45 75.02 78.77 82.71 86.85 91.19 95.75 100.54

ASSISTANT CITY MANAGER

A B C D E F G H I J K
ANNUAL 127,090.08 133,436.16 140,100.48 147,101.76 154,458.72 162,190.08 170,295.84 178,813.44 187,761.60 197,159.04 207,024.48 MONTHLY 10,590.84 11,119.68 11,675.04 12,258.48 12,871.56 13,515.84 14,191.32 14,901.12 15,646.80 16,429.92 17,252.04 BI-WEEKLY 4,888.08 5,132.16 5,388.48 5,657.76 5,940.72 6,238.08 6,549.84 6,877.44 7,221.60 7,583.04 7,962.48 HOURLY 67.89 71.28 74.84 78.58 82.51 86.64 90.97 95.52 100.30 105.32 110.59

ASSISTANT ENGINEER

A B C D E F G H I J K
ANNUAL 69,956.64 73,457.28 77,126.40 80,982.72 85,026.24 89,275.68 93,731.04 98,411.04 103,334.40 108,501.12 113,929.92 MONTHLY 5,829.72 6,121.44 6,427.20 6,748.56 7,085.52 7,439.64 7,810.92 8,200.92 8,611.20 9,041.76 9,494.16 BI-WEEKLY 2,690.64 2,825.28 2,966.40 3,114.72 3,270.24 3,433.68 3,605.04 3,785.04 3,974.40 4,173.12 4,381.92 HOURLY 37.37 39.24 41.20 43.26 45.42 47.69 50.07 52.57 55.20 57.96 60.86

ASSISTANT PLANNER

A B C D E F G H I J K
ANNUAL 67,092.48 70,443.36 73,962.72 77,669.28 81,544.32 85,625.28 89,912.16 94,404.96 99,122.40 104,083.20 109,287.36 MONTHLY 5,591.04 5,870.28 6,163.56 6,472.44 6,795.36 7,135.44 7,492.68 7,867.08 8,260.20 8,673.60 9,107.28 BI-WEEKLY 2,580.48 2,709.36 2,844.72 2,987.28 3,136.32 3,293.28 3,458.16 3,630.96 3,812.40 4,003.20 4,203.36 HOURLY 35.84 37.63 39.51 41.49 43.56 45.74 48.03 50.43 52.95 55.60 58.38

ASSOCIATE ACCOUNTANT

A B C D E F G H I J K
ANNUAL 57,601.44 60,484.32 63,516.96 66,699.36 70,031.52 73,532.16 77,201.28 81,057.60 85,119.84 89,369.28 93,843.36 MONTHLY 4,800.12 5,040.36 5,293.08 5,558.28 5,835.96 6,127.68 6,433.44 6,754.80 7,093.32 7,447.44 7,820.28 BI-WEEKLY 2,215.44 2,326.32 2,442.96 2,565.36 2,693.52 2,828.16 2,969.28 3,117.60 3,273.84 3,437.28 3,609.36 HOURLY 30.77 32.31 33.93 35.63 37.41 39.28 41.24 43.30 45.47 47.74 50.13

ASSOCIATE CIVIL ENGINEER

A B C D E F G H I J K
ANNUAL 78,867.36 82,817.28 86,954.40 91,297.44 95,865.12 100,657.44 105,693.12 110,972.16 116,513.28 122,335.20 128,456.64 MONTHLY 6,572.28 6,901.44 7,246.20 7,608.12 7,988.76 8,388.12 8,807.76 9,247.68 9,709.44 10,194.60 10,704.72 BI-WEEKLY 3,033.36 3,185.28 3,344.40 3,511.44 3,687.12 3,871.44 4,065.12 4,268.16 4,481.28 4,705.20 4,940.64 HOURLY 42.13 44.24 46.45 48.77 51.21 53.77 56.46 59.28 62.24 65.35 68.62

ASSOCIATE PLANNER

A B C D E F G H I J K
ANNUAL 68,496.48 71,922.24 75,516.48 79,297.92 83,266.56 87,422.40 91,802.88 96,389.28 101,200.32 106,254.72 111,571.20 MONTHLY 5,708.04 5,993.52 6,293.04 6,608.16 6,938.88 7,285.20 7,650.24 8,032.44 8,433.36 8,854.56 9,297.60 BI-WEEKLY 2,634.48 2,766.24 2,904.48 3,049.92 3,202.56 3,362.40 3,530.88 3,707.28 3,892.32 4,086.72 4,291.20 HOURLY 36.59 38.42 40.34 42.36 44.48 46.70 49.04 51.49 54.06 56.76 59.60 BATTALION CHIEF 76.5 SHIFT

A B C D E F G H I Y
ANNUAL 134,906.20 141,658.40 148,741.32 156,182.52 163,982.00 172,194.88 180,793.60 189,833.28 199,313.92 209,290.64 MONTHLY 11,242.18 11,804.87 12,395.11 13,015.21 13,665.17 14,349.57 15,066.13 15,819.44 16,609.49 17,440.89 BI-WEEKLY (106 hrs) 5,188.70 5,448.40 5,720.82 6,007.02 6,307.00 6,622.88 6,953.60 7,301.28 7,665.92 8,049.64 HOURLY (2,756 hrs/yr) 48.95 51.40 53.97 56.67 59.50 62.48 65.60 68.88 72.32 75.94 MONTHLY (56 hrs/wk. RATE) 12,196.71 12,807.17 13,447.53 14,120.28 14,825.42 15,567.93 16,345.33 17,162.60 18,019.73 (53 regular + 3 sch'd OT)

BATTALION CHIEF (ADMIN)

A B C D E F G H I
141,635.52 148,711.68 156,143.52 163,949.76 172,149.12 180,760.32 189,802.08 199,293.12 209,252.16 11,802.96 12,392.64 13,011.96 13,662.48 14,345.76 15,063.36 15,816.84 16,607.76 17,437.68 5,447.52 5,719.68 6,005.52 6,305.76 6,621.12 6,952.32 7,300.08 7,665.12 8,048.16

75.66 79.44 83.41 87.58 91.96 96.56 101.39 106.46 111.78

CITY CLERK

A B C D E F G H I J K
ANNUAL 100,451.52 105,468.48 110,747.52 116,288.64 122,110.56 128,213.28 134,615.52 141,354.72 148,430.88 155,844.00 163,631.52 MONTHLY 8,370.96 8,789.04 9,228.96 9,690.72 10,175.88 10,684.44 11,217.96 11,779.56 12,369.24 12,987.00 13,635.96 BI-WEEKLY 3,863.52 4,056.48 4,259.52 4,472.64 4,696.56 4,931.28 5,177.52 5,436.72 5,708.88 5,994.00 6,293.52 HOURLY 53.66 56.34 59.16 62.12 65.23 68.49 71.91 75.51 79.29 83.25 87.41

CITY MANAGER
CONTRACT 215,000.00
17,916.67
8,269.23
114.85

CODE ENFORCEMENT OFFICER

A B C D E F G
HOURLY 24.13 25.33 26.60 27.93 29.33 30.07 30.83

CODE ENFORCEMENT OFFICER/

WATER QUALITY INSPECTOR

A B C D E F G H I J K
ANNUAL 57,844.80 60,746.40 63,779.04 66,961.44 70,312.32 73,831.68 77,519.52 81,394.56 85,456.80 89,724.96 94,217.76 MONTHLY 4,820.40 5,062.20 5,314.92 5,580.12 5,859.36 6,152.64 6,459.96 6,782.88 7,121.40 7,477.08 7,851.48 BI-WEEKLY 2,224.80 2,336.40 2,453.04 2,575.44 2,704.32 2,839.68 2,981.52 3,130.56 3,286.80 3,450.96 3,623.76 HOURLY 30.90 32.45 34.07 35.77 37.56 39.44 41.41 43.48 45.65 47.93 50.33

COMMUNICATIONS

SPECIALIST

A B C D E F G H I J K
ANNUAL 48,222.72 50,637.60 53,164.80 55,823.04 58,612.32 61,551.36 64,621.44 67,860.00 71,248.32 74,805.12 78,549.12 MONTHLY 4,018.56 4,219.80 4,430.40 4,651.92 4,884.36 5,129.28 5,385.12 5,655.00 5,937.36 6,233.76 6,545.76 BI-WEEKLY 1,854.72 1,947.60 2,044.80 2,147.04 2,254.32 2,367.36 2,485.44 2,610.00 2,740.32 2,877.12 3,021.12 HOURLY 25.76 27.05 28.40 29.82 31.31 32.88 34.52 36.25 38.06 39.96 41.96

COMMUNITY DEVELOPMENT

DIRECTOR

A B C D E F G H I J K
ANNUAL 115,539.84 121,324.32 127,389.60 133,754.40 140,437.44 147,457.44 154,833.12 162,583.20 170,707.68 179,244.00 188,210.88 MONTHLY 9,628.32 10,110.36 10,615.80 11,146.20 11,703.12 12,288.12 12,902.76 13,548.60 14,225.64 14,937.00 15,684.24 BI-WEEKLY 4,443.84 4,666.32 4,899.60 5,144.40 5,401.44 5,671.44 5,955.12 6,253.20 6,565.68 6,894.00 7,238.88 HOURLY 61.72 64.81 68.05 71.45 75.02 78.77 82.71 86.85 91.19 95.75 100.54

COMMUNITY DEVELOPMENT

MANAGER

A B C D E F G H I J K
ANNUAL 104,832.00 110,073.60 115,577.28 121,361.76 127,427.04 133,791.84 140,474.88 147,494.88 154,870.56 162,620.64 170,745.12 MONTHLY 8,736.00 9,172.80 9,631.44 10,113.48 10,618.92 11,149.32 11,706.24 12,291.24 12,905.88 13,551.72 14,228.76 BI-WEEKLY 4,032.00 4,233.60 4,445.28 4,667.76 4,901.04 5,145.84 5,402.88 5,672.88 5,956.56 6,254.64 6,567.12 HOURLY 56.00 58.80 61.74 64.83 68.07 71.47 75.04 78.79 82.73 86.87 91.21

COMMUNITY SERVICES

ASSISTANT

A B C D E F G H I J K
ANNUAL 36,167.04 37,982.88 39,873.60 41,876.64 43,973.28 46,163.52 48,466.08 50,880.96 53,426.88 56,103.84 58,911.84 MONTHLY 3,013.92 3,165.24 3,322.80 3,489.72 3,664.44 3,846.96 4,038.84 4,240.08 4,452.24 4,675.32 4,909.32 BI-WEEKLY 1,391.04 1,460.88 1,533.60 1,610.64 1,691.28 1,775.52 1,864.08 1,956.96 2,054.88 2,157.84 2,265.84 HOURLY 19.32 20.29 21.30 22.37 23.49 24.66 25.89 27.18 28.54 29.97 31.47

COMMUNITY SERVICES LEADER I

A B C D E F G
HOURLY XX 17.33 18.2 19.11 20.07 21.07 22.12

COMMUNITY SERVICES LEADER II

A B C D E F G
HOURLY 17.88 18.77 19.71 20.70 21.74 22.83 23.97

COMMUNITY SERVICES

SPECIALIST

A B C D E F G H I J K
ANNUAL 43,374.24 45,545.76 47,829.60 50,225.76 52,734.24 55,373.76 58,144.32 61,045.92 64,097.28 67,298.40 70,668.00 MONTHLY 3,614.52 3,795.48 3,985.80 4,185.48 4,394.52 4,614.48 4,845.36 5,087.16 5,341.44 5,608.20 5,889.00 BI-WEEKLY 1,668.24 1,751.76 1,839.60 1,931.76 2,028.24 2,129.76 2,236.32 2,347.92 2,465.28 2,588.40 2,718.00 HOURLY 23.17 24.33 25.55 26.83 28.17 29.58 31.06 32.61 34.24 35.95 37.75

COMMUNITY SERVICES

SUPERINTENDENT

A B C D E F G H I J K
ANNUAL 86,673.60 91,016.64 95,565.60 100,339.20 105,356.16 110,616.48 116,138.88 121,942.08 128,044.80 134,447.04 141,167.52 MONTHLY 7,222.80 7,584.72 7,963.80 8,361.60 8,779.68 9,218.04 9,678.24 10,161.84 10,670.40 11,203.92 11,763.96 BI-WEEKLY 3,333.60 3,500.64 3,675.60 3,859.20 4,052.16 4,254.48 4,466.88 4,690.08 4,924.80 5,171.04 5,429.52 HOURLY 46.30 48.62 51.05 53.60 56.28 59.09 62.04 65.14 68.40 71.82 75.41

COUNCIL MEMBER
7/1-12/14 12/15-6/30
MONTHLY 803.00 950.00

CREW LEADER (SANITATION)

A B C D E F G H I J K
ANNUAL 50,412.96 52,940.16 55,579.68 58,350.24 61,270.56 64,340.64 67,560.48 70,930.08 74,468.16 78,193.44 82,105.92 MONTHLY 4,201.08 4,411.68 4,631.64 4,862.52 5,105.88 5,361.72 5,630.04 5,910.84 6,205.68 6,516.12 6,842.16 BI-WEEKLY 1,938.96 2,036.16 2,137.68 2,244.24 2,356.56 2,474.64 2,598.48 2,728.08 2,864.16 3,007.44 3,157.92 HOURLY 26.93 28.28 29.69 31.17 32.73 34.37 36.09 37.89 39.78 41.77 43.86

CREW LEADER (STREETS)

A B C D E F G H I J K
ANNUAL 51,929.28 54,531.36 57,264.48 60,128.64 63,142.56 66,306.24 69,619.68 73,101.60 76,752.00 80,589.60 84,614.40 MONTHLY 4,327.44 4,544.28 4,772.04 5,010.72 5,261.88 5,525.52 5,801.64 6,091.80 6,396.00 6,715.80 7,051.20 BI-WEEKLY 1,997.28 2,097.36 2,202.48 2,312.64 2,428.56 2,550.24 2,677.68 2,811.60 2,952.00 3,099.60 3,254.40 HOURLY 27.74 29.13 30.59 32.12 33.73 35.42 37.19 39.05 41.00 43.05 45.20

DEVELOPMENT SERVICES

DIRECTOR

DEVELOPMENT SERVICES

TECHNICIAN II

DEPUTY CITY CLERK

A B C D E F G H I J K
ANNUAL 53,801.28 56,496.96 59,323.68 62,281.44 65,388.96 68,664.96 72,090.72 75,703.68 79,485.12 83,453.76 87,628.32 MONTHLY 4,483.44 4,708.08 4,943.64 5,190.12 5,449.08 5,722.08 6,007.56 6,308.64 6,623.76 6,954.48 7,302.36 BI-WEEKLY 2,069.28 2,172.96 2,281.68 2,395.44 2,514.96 2,640.96 2,772.72 2,911.68 3,057.12 3,209.76 3,370.32 HOURLY 28.74 30.18 31.69 33.27 34.93 36.68 38.51 40.44 42.46 44.58 46.81

ENGINEERING INSPECTOR

A B C D E F G H I J K
ANNUAL 63,704.16 66,886.56 70,237.44 73,756.80 77,444.64 81,319.68 85,381.92 89,650.08 94,124.16 98,822.88 103,764.96 MONTHLY 5,308.68 5,573.88 5,853.12 6,146.40 6,453.72 6,776.64 7,115.16 7,470.84 7,843.68 8,235.24 8,647.08 BI-WEEKLY 2,450.16 2,572.56 2,701.44 2,836.80 2,978.64 3,127.68 3,283.92 3,448.08 3,620.16 3,800.88 3,990.96 HOURLY 34.03 35.73 37.52 39.40 41.37 43.44 45.61 47.89 50.28 52.79 55.43

ENGINEERING TECH III

A B C D E F G H I J K
ANNUAL 58,275.36 61,195.68 64,247.04 67,466.88 70,836.48 74,374.56 78,099.84 82,012.32 86,112.00 90,417.60 94,947.84 MONTHLY 4,856.28 5,099.64 5,353.92 5,622.24 5,903.04 6,197.88 6,508.32 6,834.36 7,176.00 7,534.80 7,912.32 BI-WEEKLY 2,241.36 2,353.68 2,471.04 2,594.88 2,724.48 2,860.56 3,003.84 3,154.32 3,312.00 3,477.60 3,651.84 HOURLY 31.13 32.69 34.32 36.04 37.84 39.73 41.72 43.81 46.00 48.30 50.72

EXECUTIVE ASSISTANT

A B C D E F G H I J K
ANNUAL 51,386.40 53,951.04 56,646.72 59,473.44 62,449.92 65,576.16 68,852.16 72,296.64 75,909.60 79,709.76 83,697.12 MONTHLY 4,282.20 4,495.92 4,720.56 4,956.12 5,204.16 5,464.68 5,737.68 6,024.72 6,325.80 6,642.48 6,974.76 BI-WEEKLY 1,976.40 2,075.04 2,178.72 2,287.44 2,401.92 2,522.16 2,648.16 2,780.64 2,919.60 3,065.76 3,219.12 HOURLY 27.45 28.82 30.26 31.77 33.36 35.03 36.78 38.62 40.55 42.58 44.71

FACILITIES SUPERVISOR

A B C D E F G H I J K
ANNUAL 54,793.44 57,526.56 60,409.44 63,423.36 66,587.04 69,919.20 73,419.84 77,088.96 80,945.28 84,988.80 89,238.24 MONTHLY 4,566.12 4,793.88 5,034.12 5,285.28 5,548.92 5,826.60 6,118.32 6,424.08 6,745.44 7,082.40 7,436.52 BI-WEEKLY 2,107.44 2,212.56 2,323.44 2,439.36 2,561.04 2,689.20 2,823.84 2,964.96 3,113.28 3,268.80 3,432.24 HOURLY 29.27 30.73 32.27 33.88 35.57 37.35 39.22 41.18 43.24 45.40 47.67

FACILITY TECHNICIAN I

A B C D E F G H I J K
ANNUAL 40,266.72 42,288.48 44,403.84 46,631.52 48,971.52 51,423.84 53,988.48 56,684.16 59,510.88 62,487.36 65,613.60 MONTHLY 3,355.56 3,524.04 3,700.32 3,885.96 4,080.96 4,285.32 4,499.04 4,723.68 4,959.24 5,207.28 5,467.80 BI-WEEKLY 1,548.72 1,626.48 1,707.84 1,793.52 1,883.52 1,977.84 2,076.48 2,180.16 2,288.88 2,403.36 2,523.60 HOURLY 21.51 22.59 23.72 24.91 26.16 27.47 28.84 30.28 31.79 33.38 35.05

FACILITY TECHNICIAN II

A B C D E F G H I J K
ANNUAL 43,243.20 45,414.72 47,679.84 50,057.28 52,565.76 55,186.56 57,938.40 60,840.00 63,891.36 67,092.48 70,443.36 MONTHLY 3,603.60 3,784.56 3,973.32 4,171.44 4,380.48 4,598.88 4,828.20 5,070.00 5,324.28 5,591.04 5,870.28 BI-WEEKLY 1,663.20 1,746.72 1,833.84 1,925.28 2,021.76 2,122.56 2,228.40 2,340.00 2,457.36 2,580.48 2,709.36 HOURLY 23.10 24.26 25.47 26.74 28.08 29.48 30.95 32.50 34.13 35.84 37.63

FINANCE DIRECTOR

FINANCE MANAGER

FIRE CAPTAIN

A B C D E F G H I
ANNUAL 103,735.84 108,917.12 114,374.00 120,106.48 126,114.56 132,425.80 139,040.20 145,985.32 153,288.72 MONTHLY 8,644.65 9,076.43 9,531.17 10,008.87 10,509.55 11,035.48 11,586.68 12,165.44 12,774.06 BI-WEEKLY (106 hrs) 3,989.84 4,189.12 4,399.00 4,619.48 4,850.56 5,093.30 5,347.70 5,614.82 5,895.72 HOURLY (2,756 hrs/yr) 37.64 39.52 41.50 43.58 45.76 48.05 50.45 52.97 55.62 MONTHLY (56 hrs/wk. RATE) 9,378.63 9,847.07 10,340.42 10,858.68 11,401.87 11,972.46 12,570.46 13,198.36 13,858.65 (53 regular + 3 sch'd OT)

FIRE DIVISION CHIEF

A B C D E F G H I J K
ANNUAL 144,967.68 152,212.32 159,831.36 167,824.80 176,211.36 185,028.48 194,276.16 203,991.84 214,194.24 224,902.08 236,152.80 MONTHLY 12,080.64 12,684.36 13,319.28 13,985.40 14,684.28 15,419.04 16,189.68 16,999.32 17,849.52 18,741.84 19,679.40 BI-WEEKLY 5,575.68 5,854.32 6,147.36 6,454.80 6,777.36 7,116.48 7,472.16 7,845.84 8,238.24 8,650.08 9,082.80 HOURLY 77.44 81.31 85.38 89.65 94.13 98.84 103.78 108.97 114.42 120.14 126.15

FIRE ENGINEER

A B C D E F G H I
ANNUAL 90,203.88 94,723.72 99,464.04 104,424.84 109,633.68 115,118.12 120,878.16 126,913.80 133,252.60 MONTHLY 7,516.99 7,893.64 8,288.67 8,702.07 9,136.14 9,593.18 10,073.18 10,576.15 11,104.38 BI-WEEKLY (106 hrs) 3,469.38 3,643.22 3,825.54 4,016.34 4,216.68 4,427.62 4,649.16 4,881.30 5,125.10 HOURLY (2,756 hrs/yr) 32.73 34.37 36.09 37.89 39.78 41.77 43.86 46.05 48.35 MONTHLY (56 hrs/wk. RATE) 8,155.23 8,563.86 8,992.43 9,440.93 9,911.85 10,407.69 10,928.45 11,474.13 12,047.21 (53 regular + 3 sch'd OT)

FIREFIGHTER/PARAMEDIC

A B C D E F G H I
ANNUAL 83,947.76 88,136.88 92,546.48 97,176.56 102,027.12 107,125.72 112,472.36 118,094.60 123,992.44 MONTHLY 6,995.65 7,344.74 7,712.21 8,098.05 8,502.26 8,927.14 9,372.70 9,841.22 10,332.70 BI-WEEKLY (106 hrs) 3,228.76 3,389.88 3,559.48 3,737.56 3,924.12 4,120.22 4,325.86 4,542.10 4,768.94 HOURLY (2,756 hrs/yr) 30.46 31.98 33.58 35.26 37.02 38.87 40.81 42.85 44.99 MONTHLY (56 hrs/wk. RATE) 7,589.62 7,968.35 8,367.02 8,785.62 9,224.15 9,685.11 10,168.49 10,676.79 11,210.01 (53 regular + 3 sch'd OT)

FIRE INSPECTOR

FIRE PREVENTION/

PUBLIC EDUCATION SPECIALIST

A B C D E F G
HOURLY 24.25 25.45 26.74 28.07 29.50 30.24 30.99

HUMAN RESOURCES MANAGER

LICENSE CLERK

A B C D E F G H I J K
ANNUAL 37,851.84 39,761.28 41,745.60 43,842.24 46,032.48 48,335.04 50,749.92 53,295.84 55,954.08 58,743.36 61,682.40 MONTHLY 3,154.32 3,313.44 3,478.80 3,653.52 3,836.04 4,027.92 4,229.16 4,441.32 4,662.84 4,895.28 5,140.20 BI-WEEKLY 1,455.84 1,529.28 1,605.60 1,686.24 1,770.48 1,859.04 1,951.92 2,049.84 2,152.08 2,259.36 2,372.40 HOURLY 20.22 21.24 22.30 23.42 24.59 25.82 27.11 28.47 29.89 31.38 32.95

MAINTENANCE SERVICE WORKER

A B C D E F G
HOURLY XX 17.33 18.2 19.11 20.07 21.07 22.12

MANAGEMENT ANALYST

A B C D E F G H I J K
ANNUAL 67,635.36 71,023.68 74,580.48 78,305.76 82,218.24 86,336.64 90,660.96 95,191.20 99,946.08 104,944.32 110,185.92 MONTHLY 5,636.28 5,918.64 6,215.04 6,525.48 6,851.52 7,194.72 7,555.08 7,932.60 8,328.84 8,745.36 9,182.16 BI-WEEKLY 2,601.36 2,731.68 2,868.48 3,011.76 3,162.24 3,320.64 3,486.96 3,661.20 3,844.08 4,036.32 4,237.92 HOURLY 36.13 37.94 39.84 41.83 43.92 46.12 48.43 50.85 53.39 56.06 58.86 MAYOR
7/1-12/14 12/15-6/30
MONTHLY 1,405.25 1,662.50

OFFICE AIDE

A B C D E F G
HOURLY XX 17.33 18.2 19.11 20.07 21.07 22.12

OFFICE SPECIALIST I

A B C D E F G H I J K
ANNUAL 34,444.80 36,167.04 37,982.88 39,873.60 41,876.64 43,973.28 46,163.52 48,466.08 50,880.96 53,426.88 56,103.84 MONTHLY 2,870.40 3,013.92 3,165.24 3,322.80 3,489.72 3,664.44 3,846.96 4,038.84 4,240.08 4,452.24 4,675.32 BI-WEEKLY 1,324.80 1,391.04 1,460.88 1,533.60 1,610.64 1,691.28 1,775.52 1,864.08 1,956.96 2,054.88 2,157.84 HOURLY 18.40 19.32 20.29 21.30 22.37 23.49 24.66 25.89 27.18 28.54 29.97

OFFICE SPECIALIST II

PARK RANGER

A B C D E F G
HOURLY 17.49 18.36 19.28 20.25 21.25 21.78 22.34

PRINCIPAL PLANNER

PUBLIC WORKS DIRECTOR

PUBLIC WORKS OPERATIONS &

ADMISTRATION MANAGER

A B C D E F G H I J K
ANNUAL 105,056.64 110,316.96 115,839.36 121,623.84 127,707.84 134,091.36 140,793.12 147,831.84 155,226.24 162,995.04 171,138.24 MONTHLY 8,754.72 9,193.08 9,653.28 10,135.32 10,642.32 11,174.28 11,732.76 12,319.32 12,935.52 13,582.92 14,261.52 BI-WEEKLY 4,040.64 4,242.96 4,455.36 4,677.84 4,911.84 5,157.36 5,415.12 5,685.84 5,970.24 6,269.04 6,582.24 HOURLY 56.12 58.93 61.88 64.97 68.22 71.63 75.21 78.97 82.92 87.07 91.42

PUBLIC WORKS SECRETARY

A B C D E F G H I J K
ANNUAL 37,851.84 39,742.56 41,726.88 43,804.80 45,995.04 48,297.60 50,712.48 53,239.68 55,897.92 58,687.20 61,626.24 MONTHLY 3,154.32 3,311.88 3,477.24 3,650.40 3,832.92 4,024.80 4,226.04 4,436.64 4,658.16 4,890.60 5,135.52 BI-WEEKLY 1,455.84 1,528.56 1,604.88 1,684.80 1,769.04 1,857.60 1,950.48 2,047.68 2,149.92 2,257.20 2,370.24 HOURLY 20.22 21.23 22.29 23.40 24.57 25.80 27.09 28.44 29.86 31.35 32.92

PUBLIC WORKS

SUPERINTENDENT

RECREATION LEADER I

A B C D E F G
HOURLY XX 17.33 18.2 19.11 20.07 21.07 22.12

RECREATION LEADER II

A B C D E F G
HOURLY 17.88 18.77 19.71 20.70 21.74 22.83 23.97

REVENUE COMPLIANCE OFFICER

A B C D E F G
HOURLY 24.13 25.33 26.60 27.93 29.33 30.07 30.83

SANITATION SUPERVISOR

A B C D E F G H I J K
ANNUAL 62,992.80 66,137.76 69,451.20 72,933.12 76,583.52 80,421.12 84,445.92 88,676.64 93,113.28 97,774.56 102,660.48 MONTHLY 5,249.40 5,511.48 5,787.60 6,077.76 6,381.96 6,701.76 7,037.16 7,389.72 7,759.44 8,147.88 8,555.04 BI-WEEKLY 2,422.80 2,543.76 2,671.20 2,805.12 2,945.52 3,093.12 3,247.92 3,410.64 3,581.28 3,760.56 3,948.48 HOURLY 33.65 35.33 37.10 38.96 40.91 42.96 45.11 47.37 49.74 52.23 54.84 SR. MANAGEMENT ANALYST A B C D E F G H I J K
ANNUAL 80,346.24 84,371.04 88,583.04 93,019.68 97,662.24 102,548.16 107,677.44 113,068.80 118,722.24 124,656.48 130,890.24 MONTHLY 6,695.52 7,030.92 7,381.92 7,751.64 8,138.52 8,545.68 8,973.12 9,422.40 9,893.52 10,388.04 10,907.52 BI-WEEKLY 3,090.24 3,245.04 3,407.04 3,577.68 3,756.24 3,944.16 4,141.44 4,348.80 4,566.24 4,794.48 5,034.24 HOURLY 42.92 45.07 47.32 49.69 52.17 54.78 57.52 60.40 63.42 66.59 69.92

SENIOR PLANNER

A B C D E F G H I J K
ANNUAL 83,697.12 87,890.40 92,289.60 96,913.44 101,761.92 106,853.76 112,188.96 117,804.96 123,701.76 129,879.36 136,375.20 MONTHLY 6,974.76 7,324.20 7,690.80 8,076.12 8,480.16 8,904.48 9,349.08 9,817.08 10,308.48 10,823.28 11,364.60 BI-WEEKLY 3,219.12 3,380.40 3,549.60 3,727.44 3,913.92 4,109.76 4,314.96 4,530.96 4,757.76 4,995.36 5,245.20 HOURLY 44.71 46.95 49.30 51.77 54.36 57.08 59.93 62.93 66.08 69.38 72.85

STREET SUPERVISOR

STREET TECHNICIAN I

STREET TECHNICIAN II

TECHNICIAN I

TECHNICIAN II

CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 1.E
Meeting Date: October 20, 2026
Submitted to: Honorable Mayor and Members of the City Council Department: Public Works Department
Staff Contact: Izzy Murguia, Public Works Director; [email protected] Item Title: Approval of Change Order No. 4 for the Fiscal Year 2022- 2024 Street Rehabilitation Project (No. 2025-05)
Recommended Action: Adopt a Resolution (Attachment A) to approve an appropriation in the amount of $490,698.59 from the American Rescue Plan Act (ARPA) Fund 28 Fund Balance and authorize the City Manager or designee to approve Change Order No. 4 to the contract with Eagle Paving Company (No. 2025-05) in the amount of $653,049.39 for additional street improvements.

Summary: On November 19, 2024, the City Council awarded Contract No. 2025-05 to Eagle Paving Company, by Resolution No. 2024-4065, in the amount of $3,684,526 for the Fiscal Year 2022-24 Street Rehabilitation Project. Since award, the City has approved three (3) change orders totaling $465,288.18. Staff recommends approval of Change Order No. 4 in an amount of $653,049.39 for additional street improvements on Skyline Drive between Alton Drive and Palm Street. If approved, the total contract amount will increase to $4,802,863.57.

Discussion: On November 19, 2024, the City Council awarded Contract No. 2025-05 to Eagle Paving Company, by Resolution No. 2024-4065, in the amount of $3,684,526 for the Fiscal Year 2022-24 Street Rehabilitation Project. The project included improvements to 61 street segments, including 27 segments rated 25 or below on the Pavement Condition Index (PCI), totaling 957,354 square feet of slurry seal and 2,026,862 square feet of mill and overlay.

On December 22, 2025, the City approved Change Order No. 1 in the amount of $160,184.18 for sinkhole repair, additional work on ADA curb ramps, and the removal and replacement of additional sidewalk panels. On April 21, 2026, the City Council approved Change Order No. 2, by Resolution No. 2026-4162, in the amount of $55,104 for additional street repairs on Mt. Vernon Street between Ravenwood Drive and Skyline Drive and roadway subgrade repairs on Buena Vista Avenue. On September 1, 2026, the City Council approved Change Order No. 3, by Resolution No. 2026-4215, in the amount of $250,000 for street improvements on Mt. Vernon Street between 69th Street and Massachusetts Ave.

Eagle Paving Change Order No. 4
October 20, 2026
Page | 2
Section 3.24.040(C)(5) of the Municipal Code authorizes the City Manager to approve change orders up to the contingency amount established at the time the contract is awarded. The contingency for the Street Rehabilitation Project is $195,000. Because the total value of approved and proposed change orders exceeds that amount, City Council approval is required for Change Order No. 4.

Staff recommends Change Order No. 4 to complete additional street improvements on Skyline Drive between Alton Drive and Palm Street. This segment of Mt. Vernon Street is classified as a Class II collector and has an average PCI of 17. Skyline Drive is recommended for improvement because it is the worst-rated Class I/II collector in the City and ranks among the highest in citizen complaints. Over the past six years, the City has worked to improve Skyline Drive/Kempf Street from Broadway to the south city limits, and the recommended segment would address a significant portion of that corridor. The proposed scope of work includes a minimum 3-inch mill and overlay, replacement of vehicle detection, ADA ramp improvements, flatwork, and striping.

Staff completed a reconciliation of the City's American Rescue Plan Act (ARPA) funds back to Fiscal Year 2022-23, which shows an available balance of $490,698.59. This balance resulted from expenditures on completed projects coming in below budgeted amounts over the past three years. Because the FY 2022-24 Street Rehabilitation Project is active and the contract with Eagle Paving Company remains in effect, this project can serve as the vehicle to encumber and expend the remaining $490,698.59 in ARPA funds.

Environmental Review:

Not subject to review Negative Declaration
Categorical Exemption, Section Mitigated Negative Declaration 2026/27 City Council Work Plan/Strategic Focus Area(s):
☒ Public Streets, Storm Drains & Sidewalks ☐ Public Safety & Homelessness ☐ Revenue & Economic Development &
Budget
☐ Community Life
Brief Description: The work to be completed from this change order will improve mobility for drivers, pedestrians, and cyclists by improving deteriorating road conditions.

Fiscal Impact: Remaining funds in the amount of $490,698.59 are available in the ARPA (Fund 28) fund balance. An appropriation in the amount of $490,698.59 is sought to the FY 2026-27 ARPA (Fund 28) infrastructure expenditure account 28-00-00-5990.

Sufficient funding is available in the FY 2026-27 Measure T (Fund 37) budget line item “Street Pavement (0-50 PCI)” (37-00-00-ST01) to fund the remaining costs of the proposed change order.

Public Notification: None.

Eagle Paving Change Order No. 4
October 20, 2026
Page | 3
City Council Options:

1. Approve staff's recommendation.

2. Approve staff's recommendation with modifications, such as directing the improvement Skyline Drive between Alton Drive and Mt. Vernon or another street.

3. Do not approve the expenditure, which would require the City to return the unspent ARPA funds to the U.S. Department of Treasury.

Staff Recommendation: Adopt a Resolution (Attachment A) to approve an appropriation in the amount of $490,698.59 from the American Rescue Plan Act (ARPA) Fund 28 Fund Balance and authorize the City Manager to approve Change Order No. 4 to the contract with Eagle Paving Company (No. 2025-05) in the amount of $653,049.39 for additional street improvements.

Attachments:

Attachment A – Resolution
Attachment B – Change Order No. 4
Eagle Paving Change Order No. 4
October 20, 2026
Page | 4

ATTACHMENT A
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LEMON GROVE, CALIFORNIA, APPROVING CHANGE ORDER
NO. 4 WITH EAGLE PAVING COMPANY
WHEREAS, on November 19, 2024, the City Council approved a contract (No. 2025-05) with Eagle Paving Company for the Fiscal Year (FY) 2022-24 Street Rehabilitation Project (Project); and
WHEREAS, the City Manager can approve change orders equal to the contingency amount set for this project equaling $195,000, in accordance with Section

3.24.040 (C)(5) of the Municipal Code; and
WHEREAS, on December 22, 2025, the City approved Change Order No. 1 in the amount of $160,184.18 for sinkhole repairs, additional sidewalk panel replacements, and enhanced ADA curb ramp work; and
WHEREAS, on April 21, 2026, the City Council approved Change Order No. 2 in the amount of $55,104 for additional road repairs; and
WHEREAS, on September 1, 2026, the City Council approved Change Order No. 3 in the amount of $250,000 for street improvements on Mt. Vernon Street (between 69th street and Massachusetts Ave); and
WHEREAS, Change Order No. 4 is recommended to provide for additional street improvements to Skyline Drive (between Alton Drive and Palm Street) in the amount of $653,049.39; and
WHEREAS, Change Order No. 4 increases the contract’s total amount from $4,149,814.18 to $4,802,863.57; and
WHEREAS, funds are available to approve Change Order No. 4 by appropriating $490.698.59 or any remaining funds from the American Plan Act (Fund 28) Fund Balance to the FY 2026-27 ARPA (Fund 28) infrastructure expenditure account 28-00- 00-5990; and
WHEREAS, staff recommends the City Council approve Change Order No. 4.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Lemon Grove, California, hereby:

1. Approves an appropriation of $490,698.59 from the ARPA Fund 28 Fund Balance to the FY 2026-27 ARPA (Fund 28) infrastructure expenditure account 28-00-00- 5990.

Eagle Paving Change Order No. 4
October 20, 2026
Page | 5

2. Approves Change Order No. 4 in the amount of $653,049.39 to the contract (No. 2025-05) with Eagle Paving Company increasing the contract’s total amount from $4,149,814 to $4,802,863.57.

3. Authorizes the City Manager or designee to execute all contract documents.

PASSED AND ADOPTED on October 20, 2026, the City Council of the City of Lemon Grove, California, adopted Resolution No. 2026-_______, passed by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________
Alysson Snow, Mayor
Attest:
_________________________
Shanta Wilson, Acting City Clerk
Approved as to Form:
_________________________
Kristen Steinke, City Attorney
Date: Contractor: Eagle Paving Company
Owner: Project: FY 2022-24 Street Rehabilitation
Project Manager: Contract No.: 2025-05
Description of Change:

Line Item No: 1 Description:

Add 1 lump sum $653,049.39
Total Change:

Line Item No: Description:

Add lump sum
Total Change:

Line Item No:

Add lump sum
Total Change:

Line Item No:

Deduct
Total Change:

Line Item No:

Deduct
Total Change:

Line Item No:

Deduct
Total Change:

Contract Adjustment - Because of this change order, the following adjustments are:

Original Contract:

Previous Change Orders:

This Change Order:

New Contract Cost:

Recommended by:

Izzy Murguia, Public Works Director
Accepted by:

Eagle Paving Company
Approved by:

Tony Winney, City Manager
$653,049.39
$4,802,863.57
$3,684,526.00
$465,288.18
Change Order No. 4
City of Lemon Grove
3232 Main Street
Lemon Grove, CA 91945
10/20/2026
City of Lemon Grove
Izzy Murguia
Skyline Drive (Alton Drive to Palm Street)
$653,049.39

ADDENDUMS ACK
N/A
DATE: ESTIMATOR:

TO: ESTIMATOR EMAIL:

OFFICE:

PROJECT: 22-24 Street Maintenance EMAIL:

ADDRESS: City of Lemon Grove ATTN:

ITEM # QTY UNIT UNIT $ SUBTOTAL
1 153824 SF $3.50 $ 538,384.00
2 1 LS $32,982.00 $ 32,982.00
3 1 LS $50,818.50 $ 50,818.50
4 12 EA $690.00 $ 8,280.00
5 12 EA $690.00 $ 8,280.00
6 1 LS $1,500.00 $ 1,500.00
7 2% % $640,244.50 $ 12,804.89
$ 653,049.39
ITEM # QTY UNIT UNIT $ SUBTOTAL
1 1 EA $2,250.00 $ 2,250.00
2 1 EA $650.00 $ 650.00
3 1 EA $850.00 $ 850.00
4 1 EA $1,250.00 $ 1,250.00
5 1 EA $2,850.00 $ 2,850.00
NOTE: MOBILIZATIONS BASED UP TO THE SAID AMOUNT OF MOBILIZATIONS BELOW, ADDITIONAL MOB'S WILL BE CHARGED AFTER THE SAID AMOUNT NOTE: UNFORSEEN PETROMAT GRINDS / CONTAMINATED LOADS WILL ADD $750/LOAD (TICKETS PROVIDED) NOTE: ADD NIGHTS/WEEKENDS + PLANT OPENING + OVERTIME = $18,250.00 PER EACH Price Based Up To 1 Move On 12/2/2026
Replace SB Loops (Turn 4EA, Straight 4EA, Bike 2 EA, Adv 2EA) Bond Increase to Contract 2%
• Payment due upon completion.
• Progress billing required per phase.
• Past-due invoices are subject to interest & collection fees. • By signing this proposal/contract, I/we accept Eagle Paving terms & conditions.

Eagle Paving LLC
14284 Danielson Street Poway CA 92064
Office: 858-486-6400 / Fax: 858-486-6402
CSLB # 944939 DIR # 2000001462
**ADDITIONAL MOVE ON'S ARE $ 15,250.00 EACH**
***BID BASED ON PREVAILING WAGE RATES***
Price Good Until
TERMS: NET-CASH INTEREST AT 1 ½ % PER MONTH (18% PER ANNUM) CHARGED ON ALL PAST DUE ACCOUNTS, PLUS COLLECTION COSTS. IF BID QUOTE IS ACCEPTED, IT WILL REQUIRE TO BE ATTACHED AS AN EXHIBIT TO SUBCONTRACTOR AGREEMENT ACCEPTANCE. YOU ARE HEREBY AUTHORIZED TO FURNISH ALL MATERIALS AND LABOR REQUIRED TO COMPLETE THE WORK MENTIONED IN THE ABOVE PROPOSAL, FOR WHICH __________________ AGREE TO PAY THE AMOUNT MENTIONED IN SAID PROPOSAL, AND ACCORDING TO THE TERMS THEREOF. ACCEPTED: __________________________________DATE:______20________.

Adjust Water Valve
Adjust Gas Valve
Adjust Survey Monument
Reconstruct Survey Monument
(PRICE BASED ON ALL BID ITEM #'S)
Replace NB Loops (Turn 4EA, Straight 4EA, Bike 2 EA, Adv 2EA) BMP's
TOTAL COST:

ALTERNATE OPTIONS
Adjust Manhole
***BID QUOTE***
10/8/2026
City of Lemon Grove

STEPHEN HOUSTON
[email protected]
[email protected]
Izzy Murguia

DESCRIPTION
I PROPOSE TO FURNISH ALL MATERIALS AND PERFORM ALL LABOR NECESSARY TO COMPLETE THE FOLLOWING:

SKYLINE - PALM TO ALTON
Cold Mill and Repave Asphalt Concrete 3" Thick
Traffic CTRL
Replace Striping in Kind w/ Upgrade X Walks (2 Intersections) Award of CEQA Review Contract
Ascent Environmental, Inc.

October 20, 2026
P a g e | 1

CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 1.F
Meeting Date: October 20, 2026
Submitted to: Honorable Mayor and Members of the City Council Department: Community Development Department
Staff Contact: Bill Chopyk, Special Projects Admin.; [email protected] Item Title: Award of Agreement to Ascent Environmental, Inc. for CEQA Peer Review of the Initial Study/Mitigated Negative Declaration for the San Miguel Place project
Recommended Action: Adopt a Resolution (Attachment A) to award an agreement to Ascent Environmental, Inc. for California Environmental Quality Act (CEQA) Peer Review of the Initial Study/Mitigated Negative Declaration for the San Miguel Place project in the amount not-to-exceed $37,215.00 and authorize the City Manager or designee to execute any necessary documents.

Summary: A Request for Qualifications (RFQ) for CEQA environmental review services was issued on November 14, 2025. Five proposals were received from the following environmental consulting firms:

1. Ascent Environmental, Inc.

2. Chambers Group

3. ECORP Consulting, Inc.

4. Kimley-Horn

5. Ultra Systems
The criteria used to evaluate and rank the five proposals include: 1.) Responsiveness to the RFQ, 2.) Relevant Experience, and 3.) Fee Schedule. Ascent Environmental, Inc. ranked the highest based on the criteria because Ascent is a local full-service CEQA environmental consultant without sub-consultants providing a wide-range of CEQA experience to similar cities, and has reasonable fees.

Discussion: A planning permit application for the San Miguel Place project was submitted on February 25, 2025. The applicant, San Miguel Place LLC, is requesting approval of a planned development permit, tentative map and zone change for the development of a 28 lot subdivision to include 25 single-family homes, one commercial pad, a private street and an open space lot with a public park. The San Miguel Place project may have significant environmental impacts. Thus, Ascent Environmental, Inc. is needed to conduct peer review of the project environmental reports to ensure compliance with CEQA.

Award of CEQA Review Contract
Ascent Environmental, Inc.

October 20, 2026
P a g e | 2
Environmental Review:

Not subject to review Negative Declaration
Categorical Exemption, Section 15301 Mitigated Negative Declaration Fiscal Impact: There would be no impact to the general fund. The applicant will reimburse the City for all costs incurred for CEQA review under this contract, as well as all other City costs for the review of the San Miguel Place project.

Public Notification: None.

Staff Recommendation: Adopt a Resolution (Attachment A) to award an agreement to Ascent Environmental, Inc. for CEQA Peer Review of the Initial Study/Mitigated Negative Declaration for the San Miguel Place project in the amount not-to-exceed $37,215.00 and authorize the City Manager or designee to execute any necessary documents.

City Council Options:

1. Approve staff’s recommendation.

2. Provide alternate direction, such as awarding to another firm or re-bidding services.

NOTE: Providing alternate direction may delay the environmental review and processing of the San Miguel Place project application.

Attachments:

Attachment A – Resolution
Attachment B – Agreement with Ascent Environmental, Inc.

Award of CEQA Review Contract
Ascent Environmental, Inc.

October 20, 2026
P a g e | 3

ATTACHMENT A
RESOLUTION 2026-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LEMON GROVE, CALIFORNIA AWARDING AN AGREEMENT
TO ASCENT ENVIRONMENTAL, INC. FOR CEQA PEER

REVIEW SERVICES FOR THE SAN MIGUEL PLACE PROJECT
IN AN AMOUNT NOT TO EXCEED $37,215
WHEREAS, a planning permit application for the San Miguel Place project was submitted on February 25, 2025. The applicant, San Miguel Place LLC, is requesting approval of a planned development permit, tentative map and zone change for the development of a 28 lot subdivision to include 25 single-family homes, one commercial pad, a private street and an open space lot with a public park; and WHEREAS, a Request for Qualifications (RFQ) for California Environmental Quality Act (CEQA) environmental review services was issued on November 14, 2025. Five (5) proposals were received. Ascent Environmental, Inc. was selected as the top firm best meeting the evaluation criteria in the RFQ; and
WHEREAS, the San Miguel Place project may have significant environmental impacts. Thus, the services of Ascent Environmental, Inc. is needed to conduct peer review of the project environmental reports to ensure compliance with CEQA; and WHEREAS, the cost for CEQA environmental services by Ascent Environmental, Inc. will be reimbursed in full by the San Miguel Place project applicant.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Lemon Grove, California, hereby:

1. Approves an agreement with Ascent Environmental, Inc. for CEQA Peer Review of the Initial Study/Mitigated Negative Declaration for the San Miguel Place project in the amount not-to-exceed $37,215.00.

2. Authorizes the City Manager or designee to execute all Agreement documents.

PASSED AND ADOPTED on October 20, 2026, the City Council of the City of Lemon Grove, California, adopted Resolution No. 2026-_______, passed by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Award of CEQA Review Contract
Ascent Environmental, Inc.

October 20, 2026
P a g e | 4
__________________________
Alysson Snow, Mayor
Attest:
_________________________
Shanta Wilson, Acting City Clerk
Approved as to Form:
_________________________
Kristen Steinke, City Attorney

ATTACHMENT B

(a)
(b)

CITY: CONSULTANT:

CITY OF LEMON GROVE, a
municipal corporation
ASCENT ENVIRONMENTAL, INC.

By:

Tony Winney, City Manager
By:

Signature
ATTEST:

By:

Sjhanta Wilson
Acting City Clerk
Name
Title
APPROVED AS TO FORM:

Burke, Williams & Sorensen, LLP
By:

Kristen Steinke
City Attorney
Name
Title

SCOPE OF SERVICES
I. The following Scope of Services describes the anticipated activities that will be conducted by team to conduct a peer review of the San Miguel Place project IS/MND.

Task 1: Peer Review of Applicant-Prepared Draft IS/MND and Technical Studies
technical studies. As the lead agency under CEQA, the City must be able to stand behind these studies and make independent findings that are consistent with the results. The IS/MND and related studies must be technically sound, follow appropriate methodologies, and adequately substantiate their conclusions with facts and evidence.

Consultant -related
technical studies listed above on behalf of the City to furnish the necessary level of technical expertise as an extension of City staff. Consultant will advise the City on whether the documents contain any flaws, omissions, errors, and/or generally substandard CEQA practices related to methodologies, analyses, and substantiation of conclusions. Consultant will also conduct a cursory review of modeling appendices for consistency with the technical study conclusions and Initial Study sections (if provided).

However, this scope does not include detailed review or investigations into the modeling software or outputs (should this level of effort be desired, we would welcome a discussion on the fee and schedule implications and any augments that may be necessary). Where discrepancies in the analyses are found, Consultant will raise those issues early in the process and offer solutions for the applicant and its team to resolve the issues.

Consultant will document comments and critiques through comment features in MS Word or Adobe Acrobat. Any required revisions will be completed by the applicant and resubmitted. Consultant will participate in one meeting with the City (and if desired, the Following any revisions that may be necessary, Consultant will conduct one backcheck review of the Screencheck Draft IS/MND to determine whether comments have been adequately addressed. Consultant will assume that all documentation and data will be adequate and internally consistent and that all comments will be adequately addressed/resolved in the Screencheck Draft IS/MND. Consultant assumes no further review of the Draft IS/MND will be necessary following the backcheck review of the Screencheck Draft.

In addition, on behalf of the City, Consultant will prepare a Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration and will file it with the County Clerk. Consultant will post the public draft IS/MND and NOI to the State Clearinghouse CEQANet (https://ceqanet.opr.ca.gov/) site along with the Notice of Completion (NOC). scope assumes that the applicant will reimburse the County Clerk filing fee.

Deliverables
Attendance at one
Clearinghouse (CEQANet)
Task 2: AB 52 Consultation Support
This Scope of Services assumes that City staff will initiate consultation with applicable tribes, as required for the environmental document per AB 52 (Statutes of 2014).

Consultant will assist the City with revisions to the notification letter templates prepared by ASM, attend one virtual Tribal meeting, collaborate on approach to Tribal communications, and provide guidance on mitigation measures, as needed.

Deliverables
Notification
e virtual meeting
Task 3: Peer Review of Final IS/MND
Because responses to comments are not required for an IS/MND, Consultant has not included scope or budget to peer review formal written responses to comments on the Draft IS/MND. For the Final IS/MND, Consultant would review any public comments received and any edits incorporated into the Final IS/MND in response to public comments. Should responses to comments be provided by the applicant, Consultant can review these responses on behalf of the City for an additional negotiated fee. Consultant would also peer review the Mitigation Monitoring and Reporting Program (MMRP) in accordance with CEQA Guidelines Section 15063, ensure appropriate monitoring steps/procedures are identified, and provide a basis for monitoring such measures during and upon project implementation.

Similar to the Draft IS/MND, Consultant will document comments and critiques through comment features in MS Word or Adobe Acrobat. Any required revisions will be completed by the applicant and resubmitted. Following any revisions that may be necessary, Consultant will conduct one backcheck review of the Screencheck Final IS/MND to determine whether comments have been adequately addressed. Consultant assumes that all documentation and data will be adequate and internally consistent after the revised submittal and that all comments will be adequately addressed/resolved in the Screencheck Final IS/MND. We assume no further review of the Final IS/MND will be necessary following the backcheck review of the Screencheck Final.

Deliverables
Review of the Final IS/MND, Screencheck Final IS/MND, and technical studies to be provided electronically MS Word or Adobe PDF.

Task 4: Notice of Determination
Following MND adoption, Consultant will prepare the Notice of Determination (NOD) for the MND and submit it electronically to the City for signature. Consultant will arrange for posting at the State Clearinghouse and the County Clerk within 5 days of adoption of the MND. It is assumed that the applicant will remit the required California Department of Fish and Wildlife fee.

Deliverables
Notice of electronic submittal (PDF)
Task 5: Project Coordination and Meetings
This task is related to management of the project contract, schedule, and budget; coordination with City staff and project applicant team; and attendance at team meetings and public hearings. The following specific services will be provided as part of this task:

Attend meetings/calls with City staff and project team as needed Consultant assumes up to 8 meetings, one hour each.

Coordinate with City staff and others as-needed through the duration of the project. staff will prepare for and attend up to two public hearings for the project with the Planning Commission and City Council.

Deliverables
Monthly progress reports documenting work performed during the prior month and the work expected to be completed in the next month, with invoices included.

II. All work product is subject to review and acceptance by City, and must be revised by the Consultant without additional charge to City until found satisfactory and accepted by City.

III. Consultant will utilize the following personnel to accomplish the services:

A. Eric Ruby
B. Kathie Washington
C. Michele Mattei
Task # Task Name TOTAL

ASSUMPTIONS Assumptions that explain the basis of the proposed price are enclosed and are an integral part of this proposed scope for work for services.

II. Estimated Timeline
The schedule below identifies the estimated time duration for each of the project milestones.

TASK DURATION FROM

RECEIPT OF

DOCUMENTS
Peer Review of Applicant-Prepared Draft IS/MND and Technical Studies Ascent reviews/provides comments on Admin Draft IS/MND and technical studies
4 weeks
Ascent second review/provides comments on Screencheck Draft IS/MND and technical studies
1 week
Peer Review of Final IS/MND
Ascent reviews/provides comments on Admin Final IS/MND 2 weeks Ascent second review/provides comments on Screencheck Final IS/MND
1 week

Waive Reading of Ordinances
October 20, 2026
Page | 1

CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 1.G
Meeting Date:

Submitted to:

Department:

Prepared by:

Item Title:

October 20, 2026
Honorable Mayor and Members of the City Council
Mayor and Councilmembers
Shanta Wilson, Acting City Clerk
Written Councilmember Reports of Meetings, Events, and
Activities Attended at City Expense
Summary: Receive and file the written report of meetings, events, and activities attended at City expense submitted by Councilmember Altamirano for the period of September 14, 2026 through October 5, 2026.

Background: At the Tuesday, October 6, 2026 City Council meeting, Councilmember Altamirano stated for the record that she would submit a written version of her report of meetings, events and activities attended to the City Clerk. To memorialize that report for the record, the written report submitted by Councilmember Altamirano is presented to the City Council for receipt and filing. The report covers activities occurring between September 14, 2026 and October 5, 2026 and is included as Attachment A.

Environmental Review:

Not subject to review Negative Declaration
Categorical Exemption, Section Mitigated Negative Declaration Fiscal Impact: None.

Public Notification: None.
2026/27 City Council Work Plan/Strategic Focus Area(s):
☐ Public Streets, Storm Drains & Sidewalks ☐ Public Safety & Homelessness ☐ Revenue & Economic Development ☒ Community Life
Brief Description: Supports transparency and the public record regarding meetings, events, and activities attended at City expense.

City Council Options:

1. Receive and file staff’s recommendation.

2. Receive and file the written reports with modifications, as appropriate.

3. Provide alternate direction to staff.

4. Continue the item to a future meeting.

Waive Reading of Ordinances
October 20, 2026
Page | 1
Staff Recommendation:

Receive and file the written report of meetings, events, and activities attended at City expense submitted by Councilmember Altamirano for the period of September 14, 2026 through October 5, 2026.

Attachments:

Attachment A – Written Councilmember Reports
Meetings Attended
Councilmember Altamirano
• September 14, 2026: Downtown Specific Plan Council Briefing • September 15, 2026: Chamber of Commerce Meeting
• September 16, 2026: East County Economic Development Council (ECEDC) Meeting
• September 19, 2026: Public Works Ride Along
• September 26, 2026: Lions Club Fundraiser, Salsa y Salsa • October 5, 2026: Meeting with City Manager
Introduce an Ordinance Adopting the Downtown Specific Plan October 20, 2026
P a g e | 1

CITY OF LEMON GROVE

CITY COUNCIL

STAFF REPORT
Item No. 2.

Meeting Date: October 20, 2026
Submitted to: Honorable Mayor and Members of the City Council Department: Community Development Department
Staff Contact: Bill Chopyk, Special Projects Administrator [email protected]
Item Title: Ordinance Adopting the Downtown Specific Plan Including Amendments to the Lemon Grove General Plan, General Plan Map, Lemon Grove Municipal Code Title 17 ZONING, and
Zoning Map in Reliance upon the Certified Mitigated
Negative Declaration (ND18-01)
Recommended Action:
1) Conduct the Public Hearing;
2) Receive Public Comment; and
3) Introduce for its first reading an Ordinance (Attachment A) adopting the Downtown Specific Plan including amendments to the Lemon Grove General Plan, General Plan Map, Lemon Grove Municipal Code Title 17 ZONING, and Zoning Map in Reliance upon the Certified Mitigated Negative Declaration (ND18-01).

Summary:

This item is a request to introduce an ordinance adopting the October 2026 Downtown Specific Plan (DSP) that would replace the 2005 Downtown Village Specific Plan (DVSP).

The DSP would serve as a regulatory document that defines and regulates land use, development standards, circulation and growth within Downtown Lemon Grove. The DSP expands Special Treatment Area (STA) 1 “Downtown Village” from 58 acres to 219 acres and rescinds STA III “Regional Commercial”.

Background:

The existing Downtown Village Specific Plan (DVSP) was adopted by the Lemon Grove City Council in 2005. The goal of the existing DVSP was to implement the 1996 General Introduce an Ordinance Adopting the Downtown Specific Plan October 20, 2026
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Plan’s vision for the Downtown Village: to create a mix of retail, offices, condominiums and apartments supported by a variety of transportation options.

In 2017 the City of Lemon Grove received a $175,000 SANDAG Smart Growth Incentive Program (SGIP) grant with the City providing an additional $50,000 in local matching funds to update the 2005 DVSP and expand the specific plan area from 59 acres to 219 acres. The City contracted with RICK Engineering using SGIP grant funds that resulted in the preparation of the 2018 Downtown Specific Plan (DSP).

On April 17, 2018 the City Council introduced Ordinance No. 449 approving the March 2018 DSP (General Plan Amendment GPA-180-0001) and certifying the Mitigated Negative Declaration (ND18-01) authorizing a comprehensive amendment to the DVSP and Expansion of the Specific Plan Area from 59 acres to 219 acres. On May 1, 2018 the City Council denied the DSP on second reading of the Ordinance.

In 2023, the City filed a SANDAG planning grant application under the Housing Acceleration Program Cycle 2 (HAP 2) that awarded $300,000 in grant funds with a $33,500 (10%) in-kind match for a total project cost of $333,500 to update the 2018 DSP.

The HAP2 planning grant was awarded in 2025.

A joint City Council/Planning Commission workshop was held on June 22, 2026. Minutes from the joint workshop are attached (Attachment B). On September 28, 2026 the Planning Commission held a public hearing on the DSP. Minutes from the Planning Commission hearing are attached (Attachment C). The Planning Commission adopted Resolution No. 2026-07 (Attachment D) recommending City Council approval of the DSP with eleven modifications.

Adoption of the DSP would require amending the Lemon Grove Municipal Code (LGMC) Title 17 “ZONING”, the General Plan Map (Attachment E) and the Zoning Map (Attachment F).

Plan Updates:

The October 2026 Final Draft Downtown Specific Plan (Attachment G) was updated to reflect public comments, staff review, Planning Commission modifications and corrections identified following public review. The Memorandum dated October 14, 2026 2026 from RICK Planning + Design (Attachment H) outlines the plan changes made from the September 2026 Draft DSP.

Discussion:

The current Downtown Specific Plan was adopted more than 20 years ago. Since then, Lemon Grove has experienced new housing needs, changing economic conditions, increased investment in transit, and new State laws that affect how cities plan for growth.

Updating the plan allows the City to:
• Create a clear vision for downtown's future
• Encourage investment and revitalization
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• Improve walkability and safety
• Support local businesses
• Plan for housing near transit
• Enhance parks, plazas, and public gathering spaces
• Coordinate future infrastructure improvements
• Position the City to compete for state and federal grants Rather than allowing growth to occur project by project, the Specific Plan helps ensure that future development follows a community-supported vision.

Overview of the 2026 Downtown Specific Plan:

City staff prepared the Draft DSP (Sept. 2026) in partnership with the consulting firm RICK Engineering. This effort builds upon the 2018 DSP, which expanded the original 2005 Downtown Village Specific Plan from approximately 58 acres to approximately 219 acres. The expanded planning area encompasses properties along Broadway between Massachusetts Avenue and Washington Street and extends from SR-94 south to Central Avenue. While the 2018 Draft DSP was never adopted by the City Council, it was developed through extensive community engagement and technical analysis.

The current effort revisits the 2018 DSP to evaluate which elements remain relevant today and identify opportunities to refine the Plan based on current community priorities, market conditions, mobility investments, and changes in State planning and housing legislation. A copy of the full plan can be found in Attachment D.

Public Outreach:

Community engagement was a key component of the DSP update process. Through significant public workshops, stakeholder meetings, surveys, and outreach events, the City gathered input from residents, business owners, property owners, developers, and other interested parties to help shape the future of Downtown Lemon Grove. The following is a summary of public outreach events which were held.

Date Public Outreach Event
May 8, 2026 Project Website Launched
May 13, 2026 Community Survey Opened
May 14, 2026 Farmers Market Pop-Up Event
May 21, 2026 Community Workshop #1
May 30, 2026 Lemon Grove Little League Pop-Up Event
June 10, 2026 Developer and Property Owner Roundtable
June 22, 2026 City Council/Planning Commission Workshop June 30, 2026 Broadway Business Walk/Outreach
July 15, 2026 Revitalize Broadway Presentation
July 20, 2026 Community Survey Closed
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Sept. 9, 2026 Community Workshop #2
Sept. 11, 2026 Draft Downtown Specific Plan Published and Comment Survey Form Posted on Website
Sept. 28, 2026 Planning Commission Public Hearing
Integration of Community Feedback
The 2026 DSP has been updated to respond to community input received by the City in the following areas:

1. More restaurants, cafés and local shops:

The DSP would prohibit new car washes, liquor stores, smoke shops and self-storage uses.

Tattoo parlors would only be allowed in the Transit Mixed-Use zone with a Minor Use Permit (MUP). Drive-thru restaurants would only be permitted in the Broadway MixedUse and Innovation zones west of Buena Vista Avenue. Auto repair uses would be permitted with a MUP in the Innovation, Broadway Mixed-Use, and Transit Mixed-Use zones. More flexible uses, such as live/work units and artist’s studios are proposed.

2. Outdoor dining, plazas and gathering spaces:

Outdoor dining would be permitted by-right, except in the Downtown Residential and Civic zones. Narrowing Broadway in the Village would create more space for plazas and gathering areas.

3. Trees, shade and better lighting:

Updated landscaping requirements and lighting standards are proposed. Additional public comments on the proposed street tree and planting standards suggest the use of native cross-pollinator species such as Western Redbud trees for Broadway, Desert Willow, and California Mesquite trees in other areas. For shrubs and groundcover, native cross-pollinator species are recommended.

4. Cleaner streets and maintained properties:

The DSP proposes beautification and property improvement programs. Public art would be required in the Arts & Entertainment Overlay.

5. Safer crossings and better sidewalks:

Improved crossings and pedestrian oriented design are proposed in the DSP.

6. Events, markets and things to do:

Live performances, music and entertainment would be permitted by-right. Amplified music past 10 PM would require a MUP.

7. Fewer vacant storefronts:

Adaptive reuse policy in the DSP would allow change of use in existing buildings without requiring additional parking. Refined development standards reduce the ground floor commercial requirement to 50-60% of street frontage, and transparent storefront glazing.

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8. Keep Lemon Grove’s small-town feel:

Proposed building height limits are slightly higher, but comparable to the DVSP that allows 3-5 story buildings. Stepbacks would reduce the apparent wall height on the street frontage. A building stepback is a horizontal offset or recession where the upper stories of a building are set back further from the street or property line than the lower levels to create a better visual scale.

Additional public comments on the proposed stepbacks suggest lowering the stepback requirement above the second floor in the Village, instead of stepping back above the fourth floor. Ground floor ceiling heights in the Village on Broadway range from 8-feet to 13-feet. The DSP recommends a minimum 15-foot ground floor ceiling height in the Village Commercial zone. A 13-foot minimum ceiling height, as recommended by the Planning Commission, would be more consistent with the scale of buildings in the Village facing Broadway.

Nonconforming Uses
Drive-thrus, car washes, liquor stores, smoke shops, tattoo parlors and self-storage uses as listed as prohibited uses would make these existing uses nonconforming in the DSP.

Nonconforming uses are allowed to continue in perpetuity. However, if the use is discontinued for a 12-month period, the nonconforming use cannot be re-established. The 12-month period would expire unless a business license application is submitted prior to the 12-month expiration date.

Community Benefits of the DSP:
• A downtown that is more vibrant, attractive, and economically successful while improving quality of life throughout Lemon Grove.
• A more walkable downtown with safer sidewalks, improved crossings, bicycle connections, landscaping, and public spaces.
• Additional residents living downtown would help support the restaurants, cafés, neighborhood retail, and services that many residents have said they would like to see.
• The plan encourages a variety of housing options near transit, helping young adults, working families, and seniors find homes that meet their needs while reducing pressure to build in established neighborhoods. • Future improvements would include plazas, gathering spaces, public art, landscaping, outdoor dining, and streetscape enhancements that create places where people can meet, relax, and enjoy community events. • New investment can increase property values, attract businesses, create jobs, and generate additional local revenue to help fund City services and infrastructure improvements.

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• Focusing growth near existing roads, utilities, and the San Diego Trolley helps make more efficient use of public infrastructure while supporting regional sustainability goals.
• Clear land use standards (Table 4-1) provide certainty in making zoning determinations for businesses and development proposals. • Objective Design Standards would replace current Design Guidelines creating enforceable building form requirements for development projects. This would be particularly useful if a denser development is proposed under Senate Bill 79.

State Housing Requirements:

The DSP would help further the city’s obligation to allow for the production of housing in the Regional Housing Needs Allocation (RHNA). RHNA is a California state-mandated process that requires local cities and counties to plan for their fair share of housing growth across all income levels every eight years. RHNA requirements for Lemon Grove in the 6th Cycle (2021-2029) Housing Element are shown below.

Approximately 358 dwelling units have been built toward the 1,359 RHNA goal (26%) as of September 2026, with 1,001 units remaining to be built.

The DSP would change the zoning to increase housing capacity in the DSP area by 1,079 dwelling units in the future. It is important to note that over half of the RHNA (705 units) is targeted for above moderate-income housing category stressing the need for more market rate housing in the City.

Findings:

Pursuant to LGMC 17.28.090 B. a specific plan or specific plan amendment may be adopted if the proposed plan or amendment is consistent with the general plan, in accordance with California Government Code Section 65450, as amended.

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The 2026 DSP is consistent with the following General Plan Community Development Element Policies, including:
• Policy 1.2 “Promote a lively, pedestrian-friendly downtown village with a mix of shops, offices, condominiums, apartments and public facilities served by a variety of transportation options.”
• Policy 2.2 “Focus new apartment and condominium development in the downtown village, next to the Massachusetts Avenue trolley station and in other emerging multiple-family areas while stabilizing the established neighborhoods.” • Policy 2.3 “Require that new condominium and apartment development provides quality housing opportunities that uplift the visual quality of the surrounding area.”
• Policy 4.4 “Attract economic growth and increase property values by investing in public improvements throughout the City.”
• Policy 5.4 “Create and maintain attractive public areas that contribute to a scenic community.”
Pursuant to LGMC Section 17.28.020 B. an amendment to the Zoning Ordinance may be granted if the following findings are made:

1. That the proposed amendment is consistent with the general plan, in accordance with California Government Code, Section 65860, as amended; and

2. That the public health, safety, and general welfare benefit from the adoption of the proposed amendment.

The proposed LGMC amendments contained in the attached ordinance (Attachment A) are shown in strikethrough/underline format to specify the exact language changes to the municipal code.

Environmental Review:

Not subject to review Negative Declaration
Statutory Exemption, Section 65583(c) Mitigated Negative Declaration On April 17, 2018 the City Council certified the Mitigated Negative Declaration (ND 18- 01) for the 2018 DSP expanding the specific plan area from 59 acres to 219 acres. The 2026 DSP does not change the boundary, density or distribution of land uses, and relies on ND 81-01 as the appropriate environmental document pursuant to the California Environmental Quality Act.

Fiscal Impact:

The cost of preparing the 2026 DSP is paid by a SANDAG planning grant under the Housing Acceleration Program Cycle 2 (HAP 2) that awarded $300,000 in grant funds Introduce an Ordinance Adopting the Downtown Specific Plan October 20, 2026
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with a $33,500 (10%) in-kind match for a total project cost of $333,500. There is no impact on the current budget. However, the $33,500 in-kind match includes City staff time, website coordination and meeting facilities.

Public Notification:

All property owners within the DSP area and property owners within a 500-foot radius around the DSP area were mailed public hearing notices on September 29, 2026, at least 20 days prior this public hearing, in accordance with LGMC 17.28.020 F. A Notice of Public Hearing was published the San Diego Union Tribune on September 26, 2026. The Public Hearing Notice was also posted on the City’s website. City staff will provide the City Council with any comments received on the Draft DSP.

Staff Recommendation:

Introduce for its first reading an Ordinance (Attachment A) adopting the Downtown Specific Plan including amendments to the Lemon Grove General Plan, General Plan Map, Lemon Grove Municipal Code Title 17 ZONING, and Zoning Map in Reliance upon the Certified Mitigated Negative Declaration (ND18-01).

Attachments:

Attachment A – Draft City Council Ordinance
Attachment B – Joint City Council/Planning Commission Workshop Minutes 6/22/2026 Attachment C – Planning Commission Minutes 9/28/2026
Attachment D – Planning Commission Resolution 2026-07
Attachment E – Amended General Plan Map
Attachment F – Amended Zoning Map
Attachment G – Downtown Specific Plan, October 2026
Attachment H – RICK Planning + Design Memorandum, Oct. 14, 2026 Introduce an ordinance adopting the Downtown Specific Plan P a g e | 1
Attachment A
ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LEMON GROVE,

CALIFORNIA, ADOPTING THE LEMON GROVE DOWNTOWN SPECIFIC

PLAN, INCLUDING AMENDMENTS TO THE LEMON GROVE GENERAL PLAN AND GENERAL PLAN MAP, AND AMENDMENTS TO TITLE 17 (ZONING) OF

THE LEMON GROVE MUNICIPAL CODE AND THE ZONING MAP IN
RELIANCE UPON THE 2018 CERTIFIED MITIGATED NEGATIVE
DECLARATION (ND18-01)
WHEREAS, the existing Downtown Village Specific Plan (DVSP) was adopted by the Lemon Grove City Council in 2005. The goal of the DVSP is to implement the 1996 General Plan’s vision for the Downtown Village: to create a lively mix of retail, offices, condominiums and apartments supported by a variety of transportation options; and WHEREAS, in 2017 the City of Lemon Grove received a $175,000 SANDAG Smart Growth Incentive Program (SGIP) grant with the City providing an additional $50,000 in local matching funds to update the 2005 DVSP and expand the specific plan area from 59 acres to 219 acres. The City contracted with RICK Engineering using SGIP grant funds that resulted in the preparation of the 2018 Downtown Specific Plan (DSP); and
WHEREAS, on April 17, 2018 the City Council introduced Ordinance No. 479 approving the March 2018 DSP (General Plan Amendment GPA-180-0001) and certifying the Mitigated Negative Declaration (ND18-01) authorizing a comprehensive amendment to the DVSP and Expansion of the Specific Plan Area from 59 acres to 219 acres. On May 1, 2018 the City Council denied the DSP on second reading of the Ordinance; and WHEREAS, in 2023, the City filed a SANDAG planning grant application under the Housing Acceleration Program Cycle 2 (HAP 2) that awarded $300,000 in grant funds with a $33,500 (10%) in-kind match for a total project cost of $333,500 to update the 2018 DSP. The HAP2 planning grant was awarded in 2025; and WHEREAS, the City of Lemon Grove prepared the DSP (October 2026) with the assistance of RICK Engineering. This effort builds upon the 2018 DSP, which expanded the original 2005 DVSP from approximately 58 acres to approximately 219 acres; and Introduce an ordinance adopting the Downtown Specific Plan P a g e | 2
WHEREAS, extensive public outreach was conducted from May to September 2026 and the provisions of the DSP were adjusted to respond to public input; and WHEREAS, the Planning Commission held a public hearing on September 28, 2026 and adopted Resolution No. 2026-07 recommending City Council approval of the DSP with eleven modifications.

WHEREAS, the City Council received a staff report and a copy of the DSP (October 2026) and deliberated on the issues surrounding Downtown Lemon Grove; and WHEREAS, the DSP is established through the authority granted to the City by California Government Code Sections 65450 through 65457, as a means of systematically implementing the General Plan. The DSP, through text and diagrams, identifies the following:

1. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan.

2. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

3. Standards and criteria by which development will proceed and standards for the conservation, development and utilization of natural resources, where applicable.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs 1. 2. and 3. above; and
WHEREAS, Mitigated Negative Declaration (ND18-01) certified by the Lemon Grove City Council on April 17, 2018 is the appropriate environmental review document for the DSP under the California Environmental Quality Act; and WHEREAS, the City Council makes the following findings in the affirmative pursuant to Lemon Grove Municipal Code (LGMC) Section 17.28.090 B. as follows:

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The Draft DSP (September 2026) is consistent with the following General Plan Community Development Element Policies, including:
• Policy 1.2 “Promote a lively, pedestrian-friendly downtown village with a mix of shops, offices, condominiums, apartments and public facilities served by a variety of transportation options.”
• Policy 2.2 “Focus new apartment and condominium development in the downtown village, next to the Massachusetts Avenue trolley station and in other emerging multiple-family areas while stabilizing the established neighborhoods.” • Policy 2.3 “Require that new condominium and apartment development provides quality housing opportunities that uplift the visual quality of the surrounding area.”
• Policy 4.4 “Attract economic growth and increase property values by investing in public improvements throughout the City.”
• Policy 5.4 “Create and maintain attractive public areas that contribute to a scenic community.”
WHEREAS, the City Council further finds that the proposed Zoning Ordinance Amendment to implement the DSP is consistent with the general plan, in accordance with California Government Code, Section 65860, as amended, and that the public health, safety, and general welfare benefit from the adoption of the proposed amendment, in accordance with LGMC Section 17.28.020 B; and
WHEREAS, the City Council adopts the amended updated General Plan Land Use Map and Zoning Map incorporating the boundaries and zoning districts of the Downtown Specific Plan.

NOW, THEREFORE, the City Council of the City of Lemon Grove, California, does ordain as follows:

Section 1. The foregoing recitals are true and correct.

Section 2. Existing Title 17 [ZONING] of the Lemon Grove Municipal Code is hereby amended to read as follows as shown in the strikethrough/underlined changes:

Title 17 ZONING
Chapter 17.16 ZONING DISTRICTS
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Section 17.16.100 Light Industrial (LI) zone.

B. 10. Moving and Storage Facilities. Uses engaged in the moving of household or office furniture, appliances, and equipment from one location to another, including the temporary indoor storage of those same items.

Chapter 17.20 SPECIAL OVERLAY DISTRICTS
Section 17.20.010 Special treatment area (STA) overlays.

D. Special Treatment Area I, Downtown Specific Plan Village. The downtown village contains the traditional downtown commercial district located around the intersection of Broadway and Lemon Grove Avenue. Properties within special treatment area I (STA I) shall be governed by the requirements and regulations of the Downtown Specific Plan adopted by the City Council on October 20, 2026. zoning categories currently in place until such time as the city prepares and adopts a specific plan for the area. The specific plan shall incorporate the elements set forth in the city's general plan.

1. Minimum Area Required for Development. No subdivision of land shall be permitted which causes fragmentation of land ownership prior to development pursuant to the proposed specific plan. The smallest unit of land to be developed shall be an individual lot of record as of the effective date of this title. No parcel shall be subdivided for the purpose of developing portions of it independently, unless a development and phasing plan, consistent with the proposed specific plan, is prepared and approved for the entire STA.

2. Properties located within special treatment area I (STA I) are subject to the requirements of the city of Lemon Grove downtown village specific plan.

F. Special Treatment Area III, Regional Commercial, STA III was rescinded with the adoption of the Downtown Specific Plan adopted by the City Council on October 20, 2026.

The regional commercial STA is planned for continued redevelopment with large retail stores. Uses within this STA shall serve both local residents and attract shoppers from adjacent communities. Until new land use regulations are developed to implement the regional commercial policies of the general plan, land use will be governed by the regulations of the zoning categories currently in place as well as requirements in subsections (F)(1) through (5) of this section.

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1. Planned Development Permit Required. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section 17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity of the size of proposed structures.

2. Minimum Area for Development. No subdivision of land shall be permitted which causes fragmentation of land ownership, prior to development, pursuant to the adoption of the proposed regional commercial land use regulations. The smallest unit of land to be developed shall be an individual lot of record as of the effective date of the ordinance codified in this title. No parcel shall be subdivided for the purpose of developing portions of it independently, unless a development and phasing plan, determined by the city to be consistent with the proposed regional commercial land use, is prepared and approved for the entire parcel.

3. Incentives for Large Lot Development. It is the city's intent that this area shall be developed with large lot retail uses on parcels of land comprising at least one city block or having a minimum area of three acres. In order to encourage such development, the city will cooperate with developers and will consider providing development incentives including, but not limited to, the following:
a. Expedited processing of land use and development permits; b. The closing of public streets within proposed developments; c. Flexible application of sign regulations.

4. Use of Existing Developed Properties.
a. The use, and change of use, of existing developed properties shall be governed by the regulations of the current underlying zoning. Except as otherwise stated in subsection (F)(4)(b) of this section, modifications to existing buildings, other improvements and overall site development shall be governed by the non-conforming use regulations set forth in Section

17.24.090 of this title.

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b. Within the area bounded by Vista Avenue, North Avenue, the western boundary of the lots abutting West Street and the alley to the north of the properties that abut the north side of Broadway, the maintenance, establishment, and expansion of uses consistent with either the requirements of the general commercial (GC) zone or the heavy commercial (HC) will be permitted to occur, until large lot retail uses are established consistent with the goals of the general plan.

Section 3. The City Council finds and determines that the Mitigated Negative Declaration (ND18-01) certified by the Lemon Grove City Council on April 17, 2018 is the appropriate environmental review document for the DSP under the California Environmental Quality Act.

Section 4. The following findings are made pursuant to Lemon Grove Municipal Code (LGMC) Section 17.28.090 B. as follows:

The Draft DSP (September 2026) is consistent with the following General Plan Community Development Element Policies, including:
• Policy 1.2 “Promote a lively, pedestrian-friendly downtown village with a mix of shops, offices, condominiums, apartments and public facilities served by a variety of transportation options.”
• Policy 2.2 “Focus new apartment and condominium development in the downtown village, next to the Massachusetts Avenue trolley station and in other emerging multiple-family areas while stabilizing the established neighborhoods.” • Policy 2.3 “Require that new condominium and apartment development provides quality housing opportunities that uplift the visual quality of the surrounding area.”
• Policy 4.4 “Attract economic growth and increase property values by investing in public improvements throughout the City.”
• Policy 5.4 “Create and maintain attractive public areas that contribute to a scenic community.”
• The City Council further finds that the proposed Zoning Ordinance Amendment to implement the DSP is consistent with the general plan, in accordance with California Government Code, Section 65860, as amended, and that the public Introduce an ordinance adopting the Downtown Specific Plan P a g e | 7
health, safety, and general welfare benefit from the adoption of the proposed amendment, in accordance with LGMC Section 17.28.020 B.

Section 5. If any section, sentence, clause or phrase of this Ordinance is determined to be invalid, illegal or unconstitutional by a decision or order of any court or agency of competent jurisdiction, then such decision or order will not affect the validity and enforceability of the remaining portions of this Ordinance. The City Council declares that it would have passed and adopted the Ordinance, and each section, sentence, clause or phrase thereof, regardless of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.

Section 6. This Ordinance shall be effective thirty (30) days following its adoption. Within fifteen (15) days following its adoption, the City Clerk shall certify to the passage of this Ordinance and cause the same to be published, or the title thereof, as a summary as required by state law in a newspaper of general circulation designated for legal notices publication in the City of Lemon Grove.

INTRODUCED at a regular meeting of the City Council of the City of Lemon Grove, California, on October 20, 2026.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Lemon Grove, California, on October 20, 2026, passed by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________
Alysson Snow, Mayor
Attest:
_____________________________
Shanta Wilson, Acting City Clerk
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Approved as to Form:
_____________________________
Kristen Steinke, City Attorney

MINUTES OF THE SPECIAL JOINT MEETING

OF THE LEMON GROVE CITY COUNCIL AND PLANNING COMMISSION

DOWNTOWN SPECIFIC PLAN UPDATE WORKSHOP

LEMON GROVE COMMUNITY CENTER
3146 SCHOOL LANE, LEMON GROVE, CA 91945
MONDAY, JUNE 22, 2026 AT 6:00 P.M.

Call to Order
Mayor Pro Tern Jessyka Heredia convened the Special Joint Meeting of the City Council and Planning Commission to order at 6:00 p.m.

Roll Call - City Council

Present: Mayor Pro Tern Jessyka Heredia, Councilmember Seth Smith, Councilmember Jennifer Mendoza, Councilmember Yadira Altamirano.

Absent: Mayor Alysson Snow
Roll Call - Planning Commission
Mayor Pro Tern Heredia recognized Acting Chair Jacquelyn Clark to call the Planning Commission to order and conduct its portion of the joint study session.

Present: Acting Chair Jacquelyn Clark, Commissioner Minola Clark Manson, Commissioner Brianna Bearce, Commissioner Jennifer Morrissey.

Absent: Commissioner David Eckler.

Staff and Consultant Team Present
Interim City Manager Tony Winney, City Clerk Joel G. Pablo, Community Development Manager Michael Fellows, City Attorney Kristen Steinke and Special Projects Administrator Bill Chopyk.

Rick Engineering (Consultants): Brooke Peterson, Principal in Charge; Sydney Rankmoore, Project Manager; and Juan Alberto Bonilla.

Pledge of Allegiance
Commissioner Bearce led the Pledge of Allegiance.
tudy Session Item

1. Downtown Specific Plan Update Workshop
Mayor Pro Tern Heredia stated that this was a study session and that no formal action would be taken by either the City Council or the Planning Commission this evening. The purpose of the item was to receive a presentation, share feedback and provide direction to staff and the consultant team.

Interim City Manager Winney introduced the item and provided background on the existing 2005 Downtown Specific Plan and the 2018 draft update, which did not pass on second reading June 22,2026 City Council & Planning commission Special Meeting - Minutes Pagel2 before the City Council. Brooke Peterson, Principalwith Rick Engineering, presented an overview of: the 2018 draft plan's vision, goals, planning areas, and development standards; the community engagement conducted to date, including mailers, pop-up events, an online community survey (open through July 19,2026), a community workshop, and a developer/property owner roundtable; proposed revisions and areas of focus for the 2026 update, including simplifiing the regulatory framework, creating objective design standards, and aligning with curent state and local law; and how Senate Bill 79 relates to the Downtown Specific Plan, given its narrower quarter-mile transit-station scope.

City Council and Planning Commission members provided questions, comments and direction to staff and the consultant team throughout the presentation.

Council and Commission provided general direction to:
. Prioritize walkability, including street tree canopy, pedestrian promenades, and provisions for outdoor dining.
. Reevaluate the mixed-use commercial requirement, including consideration of density incentives in exchange for below-market-rate commercial leasing to help fill vacant commercial space.
. Update landscaping, lighting, and signage standards, including a street tree/planting palette, to be consistent with current City codes and to support a more cohesive, less commercial-looking downtown.
. Pair the plan with stronger code enforcement policy and funding to support cleanliness and safety goals.
. Reconsider maximum building heights (as compared to the 2018 dralt's seven-story maximum) and ensure adequate transitions and buffers for adjacent single-family neighborhoods.
. Address parking availability and impacts as density and building intensity increase. . Consider a public art program and a designated entertainment/music or wine garden district.
. Improve City communication and public outreach ahead of future workshops, including presenting to local service groups and providing the Planning Commission the same advance briefings the City Council receives'
. Prioritize infrastructure funding (streets, storm drains, and public safety capacity) alongside new development.
. Explore a downtown gateway or monument sign concept.
. Consider phased or incremental implementation rather than full buildout at once. . Proceed with the broader Downtown Specific Plan Update while aligning with Senate Bill79 within its quarter-mile transit-station radius.

No formal action was taken on this item. Staff indicated that the project team will continue community engagement through the summer, return for comprehensive engagement with the City Council, Planning Commission, and community in September 2026, and anticipates returning to the City Council in November 2026 for consideration of adoption of the 2026 Downtown Specific Plan Update.

Iune 22,2026 City council & Planning commission special Meeting - Minutes Page | 3 Public Comment
Mayor Pro Tem Heredia opened the public comment period' In Person: Chelsea Gastelum Jerry Jones
Brenda Hammond JeremY Ogul
Joe Smith Don Owen
Richard Hammett
Mayor Pro Tem Heredia closed the public comment period.

Following public comment, Councilmember Altamirano suggested that staff consider a textmessage alert system to notify the community once the online survey link is functioning, similar to aleJs previously used to encourage community input. Staff indicated it would follow up on the suggestion.

Commissioner Clark Manson asked whether outreach materials are available in languages other than English. Staff responded that flyers and social media materials are being produced in Spanish, that all workshop materials and a Spanish-language station were provided at the community workshop, and that the project website can be translated into additional languages.

Adiournment
E-*ing *.pl.ted the business before the City Council and Planning Commission and with the .on.urr"n.. of the Planning Commission, Mayor Pro Tem Heredia adjourned the SpecialJoint at approximately 8:03 p.m
Clerk
Grove

ATTACHMENT C

MINUTES (DRAFT)

CITY OF LEMON GROVE
PLANNING COMMISSION – REGULAR MEETING
MONDAY, SEPTEMBER 28, 2026 AT 6:00 P.M.

LEMON GROVE LIBRARY – COMMUNITY ROOM
3001 SCHOOL LANE, LEMON GROVE, CA 91945
Call to Order
Chair Jacquelyn Clark convened the Regular Planning Commission meeting to order at 6:01 p.m.

Roll Call

Present: Chair Jacquelyn Clark, Vice Chair Brianna Bearce, Commissioner Minola Clark Manson, Commissioner Jennifer Morrissey

Absent: Commissioner David Eckler
Staff Present
Community Development Manager Michael Fellows, Special Projects Administrator Bill Chopyk, Deputy City Attorney Tim Campen, and Planning Commission Clerk Joel G. Pablo and Brooke Peterson of Rick Engineering, the City’s consultant for the Downtown Specific Plan.

Pledge of Allegiance
The Assembly recited the Pledge of Allegiance.

Changes to the Agenda
Planning Commission Clerk Pablo stated there are no changes to the agenda.

Presentation – None
Public Comment
Chair Clark opened the public comment period.

In Person: Chelsea Gastelum
Chair Clark closed the public comment period.

Consent Calendar

1. Approval of Minutes for the Planning Commission Meetings of May 26, June 22, and July 27, 2026
Action: Moved by Commissioner Clark Manson, seconded by Vice Chair Bearce to approve the minutes of the following meetings: (a) Special Meeting of the Planning Commission of Tuesday, May 26, 2026; (b) Special Joint Meeting of the City Council and Planning Commission (Downtown Specific Plan Update Workshop) of Monday, June 22, 2026; and (c) Regular Meeting of the Planning Commission of Monday, July 27, 2026.

The motion passed by the following vote, to wit:

AYES: Morrissey, Clark Manson, Bearce, Clark
NOES: None
ABSENT: Eckler
September 28, 2026 Regular Planning Commission Meeting Page 2 Public Hearing

2. Recommending to City Council Adoption of the Downtown Specific Plan including Amendments to the Lemon Grove General Plan, General Plan Map, Lemon Grove Municipal Code Title 17 ZONING, and Zoning Map
Chair Clark introduced the item by title and opened the public hearing at 6:07 p.m.

Planning Commission Clerk Pablo stated that all notices as required by law have been given and all documents and corresponding exhibits have been provided.

Planning Commission Clerk Pablo read a correction to the staff report into the record under Public Notification, striking the date September 26, 2026 and inserting September 3, 2026 so that it reads: “A Notice of Public Hearing was published in the East County Californian on September 3, 2026, for the Planning Commission public hearing.” Deputy City Attorney Campen requested that Commissioners disclose any potential, perceived, or actual conflicts of interest. No conflicts were disclosed.

Special Projects Administrator Bill Chopyk presented the staff report.

Chair Clark opened the public comment period.

In Person: Calvin Manson
Maxwell Gergen
Jerry Jones
Cynthia Jurado
Jim Elliott
Judd Carson
Chelsea Gastelum
Jeremy Ogul
Mike Habib, Coldwell Banker Realty
Joe Smith
Written: Chelsea Gastelum
Dr. Marianna Vinson, Superintendent of the Lemon Grove School District Anonymous
Chair Clark closed the public comment period.

Staff responded to questions raised during public comment regarding SB 79, the treatment of existing heavy commercial uses and nonconforming uses, funding for plan implementation and native plants. Staff clarified that drive through restaurants, car washes, liquor stores, tattoo parlors and smoke shops would be prohibited uses and that data centers are classified as a medium industrial use and would be prohibited throughout the Downtown.

Deputy City Attorney Campen explained that the Commission may recommend adoption, recommend adoption with modifications or recommend against adoption and that any recommended modification must be approved by the affirmative vote of a majority of the Commission. Campen further explained that the resolution would be revised to incorporate any September 28, 2026 Regular Planning Commission Meeting Page 3 modifications approved by the Commission and would be reviewed by the Chair, the Deputy City Attorney and City Staff prior to execution of said document.

Chair Clark called a recess at 9:00 p.m.

Chair Clark reconvened the meeting at 9:11 p.m. with Commissioner Morrissey, Commissioner Clark Manson, Vice Chair Bearce and Chair Clark present.

Deputy City Attorney Campen noted that the meeting had continued past 9:00 p.m. and that the Commission must vote on whether to continue the meeting.

Action: Moved by Commissioner Morrissey, seconded by Vice Chair Bearce to continue the meeting to no later than 10:00 p.m.

The motion passed by the following vote, to wit:

AYES: Morrissey, Clark Manson, Bearce, Clark
NOES: None
ABSENT: Eckler
Staff stated that it will review the conclusions of the existing traffic study regarding Golden Avenue and School Lane and report on any implications to the City Council as part of its consideration of the proposed changes to Broadway.

Action: Moved by Vice Chair Bearce, seconded by Commissioner Clark Manson to close the public hearing.

The motion passed by the following vote, to wit:

AYES: Morrissey, Clark Manson, Bearce, Clark
NOES: None
ABSENT: Eckler
Chair Clark closed the public hearing at 9:47 p.m.

Action: Moved by Chair Clark, seconded by Commissioner Clark Manson to adopt Resolution No. 2026 - 07 recommending City Council approval of the Downtown Specific Plan including amendments to the Lemon Grove General Plan, General Plan Map, Lemon Grove Municipal Code Title 17 ZONING, and Zoning Map, with the following modifications:

1. Add an implementation action requiring a more thorough evaluation of historic resources within the plan area.

2. Require native, drought tolerant, and pollinator plants.

3. Revise Footnote No. 2 regarding the minimum commercial ground floor requirement to require Planning Commission approval rather than Community Development Manager approval.

4. Reduce the ground floor height requirement from 15 feet to 13 feet.

5. Revise the stepback requirement within the Village Commercial district to apply at the third floor rather than the fifth floor.

6. Reduce the maximum building height within the Village Commercial district from 75 feet to 55 feet.

September 28, 2026 Regular Planning Commission Meeting Page 4

7. Revise Section 7.4 to require that the final design of wayfinding and gateway improvements be reviewed by the Planning Commission.

8. Request that the City Council consider dark sky standards when reviewing the lighting guidelines in the Downtown Specific Plan.

9. Require that landscaping follow the plant palette established by the City.

10. Increase the minimum landscape area requirement from 5 percent to 8 percent of the project site.

11. Increase the minimum points required under the Appendix B sustainability standards from 10 points to 15 points.

The motion passed by the following vote, to wit:

AYES: Morrissey, Clark Manson, Bearce, Clark
NOES: None
ABSENT: Eckler
Business from the Community Development Manager
Chair Clark congratulated Community Development Manager Michael Fellows on the recent birth of his child.

Business from the Planning Commission Attorney – None
Planning Commission Oral Reports on Meeting Attended at the Expense of the City – None Adjournment
Chair Clark adjourned the meeting at 9:51 p.m. and stated that the next regular Planning Commission meeting is scheduled for Monday, October 26, 2026 at 6:00 p.m. __________________________________
Joel G. Pablo, Planning Commission Clerk
Planning Commission Resolution No. 2026-07
Downtown Specific Plan, General Plan Amendment,
and Zoning Code/Map Amendments
Page | 1
RESOLUTION NO. 2026 07

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LEMON

GROVE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT

THE LEMON GROVE DOWNTOWN SPECIFIC PLAN, INCLUDING

AMENDMENTS TO THE LEMON GROVE GENERAL PLAN AND GENERAL
PLAN MAP, AND AMENDMENTS TO TITLE 17 (ZONING) OF THE LEMON

GROVE MUNICIPAL CODE AND THE ZONING MAP
WHEREAS, the existing Downtown Village Specific Plan (DVSP) was adopted by the Lemon Grove City Council in 2005. The goal of the DVSP is to implement the 1996 condominiums and apartments supported by a variety of transportation options; and WHEREAS, in 2017 the City of Lemon Grove received a $175,000 SANDAG Smart Growth Incentive Program (SGIP) grant with the City providing an additional $50,000 in local matching funds to update the 2005 DVSP and expand the specific plan area from 59 acres to 219 acres. The City contracted with RICK Engineering using SGIP grant funds that resulted in the preparation of the 2018 Downtown Specific Plan (DSP); and
WHEREAS, on April 17, 2018 the City Council introduced Ordinance No. 479 approving the March 2018 DSP (General Plan Amendment GPA-180-0001) and certifying the Mitigated Negative Declaration (ND18-01) authorizing a comprehensive amendment to the DVSP and Expansion of the Specific Plan Area from 59 acres to 219 acres. On May 1, 2018 the City Council denied the DSP on second reading of the Ordinance; and WHEREAS, in 2023, the City filed a SANDAG planning grant application under the Housing Acceleration Program Cycle 2 (HAP 2) that awarded $300,000 in grant funds with a $33,500 (10%) in-kind match for a total project cost of $333,500 to update the 2018 DSP. The HAP2 planning grant was awarded in 2025; and WHEREAS, the City of Lemon Grove prepared the Draft DSP (September 2026) with the assistance of RICK Engineering. This effort builds upon the 2018 DSP, which expanded the original 2005 DVSP from approximately 58 acres to approximately 219 acres; and
Planning Commission Resolution No. 2026-07
Downtown Specific Plan, General Plan Amendment,
and Zoning Code/Map Amendments
Page | 2
WHEREAS, extensive public outreach was conducted from May to September 2026 and the provisions of the DSP were adjusted to respond to public input; and WHEREAS, the Planning Commission received a staff report and a copy of the Draft DSP (September 2026) and deliberated on the issues surrounding Downtown Lemon Grove; and
WHEREAS, the DSP is established through the authority granted to the City by California Government Code Sections 65450 through 65457, as a means of systematically implementing the General Plan. The DSP, through text and diagrams, identifies the following:

1. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan.

3. Standards and criteria by which development will proceed and standards for the conservation, development and utilization of natural resources, where applicable.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs 1. 2. and 3. above; and
WHEREAS, Mitigated Negative Declaration (ND18-01) certified by the Lemon Grove City Council on April 17, 2018 is the appropriate environmental review document for the DSP under the California Environmental Quality Act; and WHEREAS, the Planning Commission makes the following findings in the affirmative pursuant to Lemon Grove Municipal Code (LGMC) Section 17.28.090 B. as follows:

Planning Commission Resolution No. 2026-07
Downtown Specific Plan, General Plan Amendment,
and Zoning Code/Map Amendments
Page | 3
The Draft DSP (September 2026) is consistent with the following General Plan Community Development Element Policies, including:
-friendly downtown village with a mix of
shops, offices, condominiums, apartments and public facilities served by a variety village, next to the Massachusetts Avenue trolley station and in other emerging multiplequality housing opportunities that uplift the visual quality of the surrounding Pol
WHEREAS, the Planning Commission further finds that the proposed Zoning Ordinance Amendment to implement the DSP is consistent with the general plan, in accordance with California Government Code, Section 65860, as amended, and that the public health, safety, and general welfare benefit from the adoption of the proposed amendment, in accordance with LGMC Section 17.28.020 B.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Lemon Grove, California, hereby recommends City Council approval of the Downtown Specific Plan with the following modifications:

1. Add an implementation action requiring a more thorough evaluation of historic resources within the plan area.

2. Require native, drought tolerant, and pollinator plants.

3. Revise Footnote No. 2 regarding the minimum commercial ground floor requirement to require Planning Commission approval rather than Community Development Manager approval.

4. Reduce the ground floor height requirement from 15 feet to 13 feet.

Planning Commission Resolution No. 2026-07
Downtown Specific Plan, General Plan Amendment,
and Zoning Code/Map Amendments
Page | 4

5. Revise the stepback requirement within the Village Commercial district to apply at the third floor rather than the fifth floor.

6. Reduce the maximum building height within the Village Commercial district from 75 feet to 55 feet.

7. Revise Section 7.4 to require that the final design of wayfinding and gateway improvements be reviewed by the Planning Commission.

8. Request that the City Council consider dark sky standards when reviewing the lighting guidelines in the Downtown Specific Plan.

9. Require that landscaping follow the plant palette established by the City.

10.Increase the minimum landscape area requirement from 5 percent to 8 percent of the project site.

11. Increase the minimum points required under the Appendix B sustainability standards from 10 points to 15 points.

The Planning Commission further recommends City Council adoption of the following proposed amendments, shown in strikethrough/underline format, to the Lemon Grove Municipal Code:

Title 17 ZONING
Chapter 17.16 ZONING DISTRICTS
Section 17.16.100 Light Industrial (LI) zone.

Chapter 17.20 SPECIAL OVERLAY DISTRICTS
Section 17.20.010 Special treatment area (STA) overlays.

D. Special Treatment Area I, Downtown Specific Plan Village. The downtown village contains the traditional downtown commercial district located around the intersection of Broadway and Lemon Grove Avenue. Properties within special treatment area I (STA I) shall be governed by the requirements and regulations of the Downtown Specific Plan Planning Commission Resolution No. 2026-07
Downtown Specific Plan, General Plan Amendment,
and Zoning Code/Map Amendments
Page | 5
adopted by the City Council on October 20, 2026. zoning categories currently in place until such time as the city prepares and adopts a specific plan for the area. The specific plan shall incorporate the elements set forth in the city's general plan.

2. Properties located within special treatment area I (STA I) are subject to the requirements of the city of Lemon Grove downtown village specific plan.

F. Special Treatment Area III, Regional Commercial, STA III was rescinded with the adoption of the Downtown Specific Plan adopted by the City Council on October 20, 2026.

2. Minimum Area for Development. No subdivision of land shall be permitted which causes fragmentation of land ownership, prior to development, pursuant to the adoption of the proposed regional commercial land use regulations. The smallest unit of land to be developed shall be an individual lot of record as of the effective date of the ordinance Planning Commission Resolution No. 2026-07
Downtown Specific Plan, General Plan Amendment,
and Zoning Code/Map Amendments
Page | 6
codified in this title. No parcel shall be subdivided for the purpose of developing portions of it independently, unless a development and phasing plan, determined by the city to be consistent with the proposed regional commercial land use, is prepared and approved for the entire parcel.

17.24.090 of this title.
b. Within the area bounded by Vista Avenue, North Avenue, the western boundary of the lots abutting West Street and the alley to the north of the properties that abut the north side of Broadway, the maintenance, establishment, and expansion of uses consistent with either the requirements of the general commercial (GC) zone or the heavy commercial (HC) will be permitted to occur, until large lot retail uses are established consistent with the goals of the general plan.

Planning Commission Resolution No. 2026-07
Downtown Specific Plan, General Plan Amendment,
and Zoning Code/Map Amendments
Page | 7
PASSED AND ADOPTED on September 28, 2026, the Planning Commission of the City of Lemon Grove, California, adopted Resolution No. 2026 07, passed by the following vote:

AYES: MORRISSEY, CLARK MANSON, BEARCE, CLARK
NOES: NONE
ABSENT: ECKLER
ABSTAIN: NONE
__________________________
Jacquelyn Clark, Chair
Attest:
______________________________
Joel G. Pablo, City Clerk
Approved as to Form:
_____________________________
Timothy Campen, Deputy City Attorney

94 125

LINCOLN

ANGELUS
ZEMCO

CALVOCADO
69TH

MACARTHUR

MONTANA
NORTH

CENTRAL

BROADWAY
BONITA

MASSACHUSETTS

GLENCOE GLENCOE

SAN MIGUEL

FEDERAL

PACIFIC

DAYTONA

LANSING
BERRY

BURNELL

MT VERNON MT VERNON
CANTON

WESTVIEW
SIEGLE
DAIN

DAVIDSON

GOLD LAKE

LINCOLN
CRANE

DAVENTRY
TWEED

SARAWAK
ELDORA
WAS
HIN
G
TO
N

COSTADA
AVALON

BLOSSOM
M
C
K
NIG
H
T
DREXEL

SAN PASQUAL
CORONA
RAMON

HIBISCUS
CITRUS

ROOSEVELT
HUGHES
ALTON

SKYLINE

ENGLEWOO
D
DAYTON

ELKHORN
ILDICA

C YPRESS
KEMPF

NEW JERSEY
CORONA
DARRYL

CAMERON

CABERNET
OLIVE

BUENA VISTA

SWEETWATER

LONGDALE

LEMON GROVE
PALM

PRI M E RA

ENSENADA
NIDA
BRYAN

LARWOOD
D
E
BC O
MADERA
DUPONT
ROY
GOLDEN

EL PRADO

BAKERSFIELD

FAIRHAVEN
ELROY
BARTON

ROSEMARY
C
Y
PRESS
BERYL

WATWOOD
TANG
E
L
O
S

GLENCOE
ADAMS

S ONOMA

LEMONWOOD

DI FOSS
CASA

BAKERSFIELD
TAFT
GRANGE
CHURCH
ACACIA

MADISON

JEFFERSON

CUYAMACA
CAM
D
E
LA
S
PA
L
M
AS

EDGERTON

NICHALS
DENNIS
BE
RRYLAN
D

LEMON GROVE

EL PRADO
GOLDEN

CITRONELLA

CRESTLINE
MULDER
GLEBE

BALDWIN
MAIN
ME
R
C
U
RY

DARTMOOR

ARCADIA

BLOSSOM HILL
LOMA

BROADWAY
D
R
E
W
COLFAX
VISTA
HARDY

LA CORTA
LAWTON

SAN ALTOS
NOBLE
0 0.25 0.5 0.75
Miles F
City of Lemon Grove General Plan

LAND USE MAP

CITY OF

SAN DIEGO

CITY OF

LA MESA

COUNTY OF

SAN DIEGO

CITY OF

SAN DIEGO

CITY OF
Legend SAN DIEGO
Land Uses
Low Density Residential
Low/Medium Density Residential
Medium Density Residential
Medium/High Density Residential
Mixed Use
Retail Commercial
General Business
Public/Institutional
Parks/Recreation
Industrial
Transportation
Downtown Specific Plan Land Uses
Downtown Residential
Transit Mixed Use
Broadway Mixed Use
Neighborhood Commercial
Village Commercial
Innovation
Civic
City Boundary
Special Treatment Area (STA)
Highway/Freeway
Trolley
STA II
STA VI

STA VII
STA IV
STA V

STA VIII
STA I, Downtown Specific Plan
* STA Per LGMC Section 17.20.010
Adopted by the Lemon Grove
City Council on: ________________
94 125

LINCOLN

ANGELUS
ZEMCO

CALVOCADO
69TH

MACARTHUR

MONTANA
NORTH

CENTRAL

BROADWAY
BONITA

MASSACHUSETTS

GLENCOE GLENCOE

SAN MIGUEL

FEDERAL

PACIFIC

DAYTONA

LANSING
BERRY

BURNELL

MT VERNON MT VERNON
CANTON

WESTVIEW
SIEGLE
DAIN

DAVIDSON

GOLD LAKE

LINCOLN
CRANE

DAVENTRY
TWEED

SARAWAK
ELDORA
WAS
HIN
G
TO
N

COSTADA
AVALON

BLOSSOM
M
C
K
NIG
H
T
DREXEL

SAN PASQUAL
CORONA
RAMON

HIBISCUS
CITRUS

ROOSEVELT
HUGHES
ALTON

SKYLINE

ENGLEWOO
D
DAYTON

ELKHORN
ILDICA

C YPRESS
KEMPF

NEW JERSEY
CORONA
DARRYL

CAMERON

CABERNET
OLIVE

BUENA VISTA

SWEETWATER

LONGDALE

LEMON GROVE
PALM

PRI M E RA

ENSENADA
NIDA
BRYAN

LARWOOD
D
E
BC O
MADERA
DUPONT
ROY
GOLDEN

EL PRADO

BAKERSFIELD

FAIRHAVEN
ELROY
BARTON

ROSEMARY
C
Y
PRESS
BERYL

WATWOOD
TANG
E
L
O
S

GLENCOE
ADAMS

S ONOMA

LEMONWOOD

DI FOSS
CASA

BAKERSFIELD
TAFT
GRANGE
CHURCH
ACACIA

MADISON

JEFFERSON

CUYAMACA
CAM
D
E
LA
S
PA
L
M
AS

EDGERTON

NICHALS
DENNIS
BE
RRYLAN
D

LEMON GROVE

EL PRADO
GOLDEN

CITRONELLA

CRESTLINE
MULDER
GLEBE

BALDWIN
MAIN
ME
R
C
U
RY

DARTMOOR

ARCADIA

BLOSSOM HILL
LOMA

BROADWAY
D
R
E
W
COLFAX
VISTA
HARDY

LA CORTA
LAWTON

SAN ALTOS
NOBLE
0 0.25 0.5 0.75
Miles F
City of Lemon Grove

ZONING MAP

CITY OF

SAN DIEGO

CITY OF

LA MESA

COUNTY OF

SAN DIEGO

CITY OF

SAN DIEGO

CITY OF
Legend SAN DIEGO
Zoning Districts
RL - Residential Low
RLM - Residential Low/Medium
RM - Residential Medium
RMH - Residential Medium/High
RP - Residential Professional
LC - Limited Commercial
CC - Central Commercial
GC - General Commercial
HC - Heavy Commercial
LI - Light Industrial
Downtown Specific Plan Zoning Districts
DR - Downtown Residential
TMU - Transit Mixed Use
BMU - Broadway Mixed Use
NC - Neighborhood Commercial
VC - Village Commercial
IN - Innovation
CI - Civic
City Boundary
Special Treatment Area (STA)
Highway/Freeway
Trolley
STA II
STA VI

STA VII
STA IV
STA V

STA VIII
STA I, Downtown Specific Plan
* STA Per LGMC Section 17.20.010
Adopted by the Lemon Grove
City Council on: ________________
October 2026
Acknowledgements

MAYOR AND CITY COUNCIL
Mayor Alysson Snow
Mayor Pro Tem Jessyka Heredia
Councilmember Jennifer Mendoza
Councilmember Yadira Altamirano
Councilmember Seth Smith

PLANNING COMMISSION
Chair Jacquelyn Clark
Vice Chair Brianna Bearce
Minola Clark Manson
David Eckler
Jennifer Morrissey

CITY STAFF
Tony Winney, City Manager
Michael Fellow, Community Development Director
Bill Chopyk, Special Projects Administrator
Shanta Wilson, Finance Director
Izzy Murguia, Public Works Director PREPARED BY:

PREPARED FOR:

City of Lemon Grove
3232 Main Street
Lemon Grove, CA 91945
RICK Planning + Design
5620 Friars Road
San Diego, CA 92110

CONTENTS
1 INTRODUCTION

1.1 Executive Summary............................................................................ 3

1.2 Legal Authority......................................................................................4

1.3 Specific Plan Area ...............................................................................4

1.4 Purpose of the Specific Plan........................................................4

1.5 The Planning Process.......................................................................8

1.6 California Environmental Quality Act Compliance.........8

1.7 Relationship to the General Plan ...............................................9

1.8 Relationship to the Municipal Code.........................................9

1.9 Specific Plan Contents...................................................................10

1.10 Severability.............................................................................................10 2 DOWNTOWN LEMON GROVE PROFILE

2.1 Regional Context................................................................................13

2.2 Downtown Lemon Grove Profile..............................................13

2.3 Demographic Profile........................................................................13

2.4 Economic Considerations ............................................................14

2.5 Planning Context................................................................................14

2.6 Other Plans and Policies in the DSP Area..........................15 3 VISION, GOALS, OBJECTIVES & POLICIES

3.1 Overview..................................................................................................21

3.2 The Vision...............................................................................................21

3.3 Goals, Objectives, and Policies..................................................21 4 LAND USE FRAMEWORK

4.1 Overview..................................................................................................31

4.2 Land Use Framework ......................................................................31

4.3 Definitions ..............................................................................................31

4.4 Language.................................................................................................31

4.5 Zoning Districts ..................................................................................32

4.6 Overlays ..................................................................................................33

4.7 Open Space and Parks ..................................................................35

4.8 Allowable Land Use Matrix.........................................................37 5 DEVELOPMENT STANDARDS

5.1 Overview..................................................................................................41

5.2 Village Commercial Zoning District.......................................42

5.3 Transit Mixed-Use Zoning District..........................................45

5.4 Innovation Zoning District...........................................................48

5.5 Broadway Mixed-Use Zoning District...................................51

5.6 Neighborhood Commercial Zoning District.....................54

5.7 Civic Zoning District........................................................................57

5.8 Downtown Residential Zoning District................................60

5.9 Historic Overlay..................................................................................63

5.10 Arts And Entertainment Overlay.............................................63

5.11 Street Improvements.....................................................................64

5.12 Landscaping.........................................................................................65

5.13 Open Space .........................................................................................65

5.14 Sustainability........................................................................................66

5.15 Environmental Requirements...................................................66

5.16 Off-Street Parking Requirements..........................................67

5.17 Drive-Through Facilities ................................................................68 CONTENTS (CONT.)
6 OBJECTIVE DESIGN STANDARDS

6.1 Objective Design Standards Overview................................71

6.2 Site Design .............................................................................................71

6.3 Building Design...................................................................................73

6.4 Façade Articulation..........................................................................76

6.5 Building Equipment and Service Areas .............................. 77

6.6 Fences and Walls...............................................................................79

6.7 Pedestrian Circulation ...................................................................80

6.8 Outdoor Space and Amenities..................................................81

6.9 Landscaping.........................................................................................82

6.10 Parking.....................................................................................................82

6.11 Bicycle Parking...................................................................................85

6.12 Lighting....................................................................................................85

6.13 Signage....................................................................................................86

6.14 Public Art................................................................................................88 7 MOBILITY

7.1 Overview..................................................................................................91

7.2 Functional Roadway Classifications.....................................92

7.3 Bicycle Network............................................................................... 110

7.4 Wayfinding and Gateways..........................................................112

7.5 Comprehensive Sign Program................................................114

7.6 Street Trees and Planting Standards ................................. 116

7.7 Traffic Mitigation Improvements.......................................... 118

7.8 In-Lieu Improvements ................................................................. 118 8 IMPLEMENTATION & ADMINISTRATION

8.1 Overview................................................................................................121

8.2 Specific Plan Administration....................................................121

8.3 Recommended Programs and Public Improvements.....123 9 GLOSSARY

APPENDICES
Appendix A: Downtown Community Benefit Credit Schedule
Appendix B: Sustainability Standards
Appendix C: Architectural Styles
Appendix D: Allowable Land Use Matrix
Appendix E: Plant List

FIGURES
Figure 1-1: Regional Context..................................................................................5 Figure 1-2: Downtown Specific Plan Area and Context.......................6 Figure 1-3: Special Treatment Areas and Specific Plan Area........... 7 Figure 2-1: Existing Land Uses ...........................................................................16 Figure 4-1: Zoning Districts..................................................................................34 Figure 4-2: Open Space and Parks.................................................................36 Figure 5-1: Village Commercial Zoning District Rendering.............43 Figure 5-2: Transit Mixed-Use Zoning District Rendering...............46 Figure 5-3: Innovation Zoning District Rendering ................................49 Figure 5-4: Broadway Mixed-Use Zoning District Rendering .......52 Figure 5-5: Neighborhood Commercial Zoning
District Rendering......................................................................................................55 Figure 5-6: Civic Zoning District Rendering..............................................58 Figure 5-7: Downtown Residential Zoning District Rendering......61 Figure 7-1: Roadway Circulation Plan ...........................................................93 Figure 7-2: Truck Routes.......................................................................................95 Figure 7-3: Village Promenade Special Treatment
Area Cross Section...................................................................................................96 Figure 7-4: East Broadway Special Treatment Area
Cross Section...............................................................................................................98 Figure 7-5: Mixed-Use Promenade Special Treatment
Area Cross Section................................................................................................ 100 Figure 7-6: Class I Collector Cross Section ............................................102 Figure 7-7: Class II Collector Parking Cross Section....................... 104 Figure 7-8: Class II Collector Bicycle Cross Section........................ 104 Figure 7-9: Class III Collector Bicycle Cross Section....................... 106 Figure 7-10: Neighborhood Street Cross Section............................. 108 Figure 7-11: Bicycle Network............................................................................. 111 Figure 7-12: Sample Wayfinding Signs .......................................................112 Figure 7-13: Sample Gateway Signs.............................................................112 Figure 7-14: Wayfinding and Gateways Locations..............................113 TABLES
Table 2-1: DSP Area and City Racial and Ethnic
Makeup Comparison................................................................................................14 Table 2-2: Relevant State Legislation ..........................................................17 Table 4-1: Allowable Land Use Matrix.........................................................38 Table 5-1: Village Commercial Zoning District
Development Standards .......................................................................................44 Table 5-2: Transit Mixed-Use Zoning District
Development Standards .......................................................................................47 Table 5-3: Innovation Zoning District Development Standards.....50 Table 5-4: Broadway Mixed-Use Zoning District
Development Standards .......................................................................................53 Table 5-5: Neighborhood Commercial Zoning District
Development Standards .......................................................................................56 Table 5-6: Civic Zoning District Development Standards..............59 Table 5-7: Downtown Residential Zoning District
Development Standards .......................................................................................62 Table 5-8: Off-Street Parking Requirements ........................................67 Table 7-1: Village Promenade Special Treatment Area Street Design Standards ......................................................................................................97 Table 7-2: East Broadway Special Treatment Area Street
Design Standards ......................................................................................................99 Table 7-3: Mixed-Use Promenade Special Treatment Area
Street Design Standards..................................................................................... 101 Table 7-4: Class I Collector Street Design Standards ................... 103 Table 7-5: Class II Collector Street Design Standards.................. 105 Table 7-6: Class III Collector Street Design Standards..................107 Table 7-7: Neighborhood Street Design Standards ....................... 109 Table 7-8: Sign Program Standards............................................................115 Table 7-9: Street Trees....................................................................................... 116 Table 7-10: Street Tree and Planting Standards.................................117 Table 8-1: Eligible Community Benefits ..................................................125 Table 8-2: Implementation Matrix................................................................141

INTRODUCTION Chapter 1
IN THIS CHAPTER:

1.1 Executive Summary

1.2 Legal Authority

1.3 Specific Plan Area

1.4 Purpose of the Specific Plan

1.5 The Planning Process

1.6 California Environmental Quality
Act Compliance

1.7 Relationship to the General Plan

1.8 Relationship to the Municipal Code

1.9 Specific Plan Contents

1.10 Severability
2 INTRODUCTION
3 1

1.1 EXECUTIVE SUMMARY
The Downtown Specific Plan (DSP) establishes a long-term vision and regulatory framework to guide the continued evolution of Downtown Lemon Grove as a vibrant, walkable, mixed-use, and transit-oriented district. The Plan promotes reinvestment, expands housing and economic opportunities, enhances the public realm, and strengthens Downtown as the City's cultural, civic, and economic heart while preserving its unique character.

The 1996 Lemon Grove General Plan identified several Special Treatment Areas (STAs) that warranted focused planning
attention due to their unique characteristics and opportunities.

The area surrounding the intersection of Broadway and Lemon Grove Avenue was identified as the downtown commercial district and designated as STA I. As a result, in 2005, the City adopted the Downtown Village Specific Plan (DVSP) to guide the development of a vibrant, transit-oriented downtown. In 2015, the City Council expressed interest in exploring additional opportunities to support economic development, cleanliness, and public safety in downtown Lemon Grove, leading to the preparation of the 2018 Draft Downtown Specific Plan (DSP).

This DSP builds upon the planning work completed in 2018 and prior environmental analysis while incorporating targeted updates to improve clarity, usability, and implementation. The DSP also advances objective design standards and ensures consistency with current State legislation, planning practices, and City policies.

Together, these updates provide a clear and implementable framework to guide future development, investment, and
administration within Downtown Lemon Grove.

The DSP Area encompasses Downtown Lemon Grove, the
Civic Center area, surrounding commercial corridors, and neighborhoods near the city's transit stations. The City of Lemon Grove prepared the DSP in close collaboration with residents, local business, developers and landowners to capitalize on opportunities for reinvestment, housing, economic development, mobility improvements, and placemaking while reinforcing Downtown Lemon Grove as a vibrant and connected community destination.

The DSP establishes a framework of zoning districts, development standards, and zoning overlays that guide future growth and development throughout the DSP Area. The DSP promotes a mix of housing, commercial, civic, and recreational uses; enhances public spaces and mobility connections; and supports the preservation of community character and historic resources.

In addition, the DSP incorporates Objective Design Standards that establish clear and consistent requirements for site design, building form, pedestrian orientation, and streetscape character while allowing the zoning districts to regulate permitted uses, density, and development intensity.

The DSP supports a compact, mixed-use, and transit-oriented pattern of development centered around the Lemon Grove Depot Trolley Station. Through an integrated framework of land use policies, development standards, objective design standards, mobility improvements, and public realm enhancements, the DSP guides future growth and investment while helping to create a vibrant, connected, and resilient downtown for residents, businesses, and visitors.
4 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

1.2 LEGAL AUTHORITY
The Lemon Grove Downtown Specific Plan (hereinafter referred to as “DSP”) is established through the authority granted to the City by California Government Code, Sections 65450 through 65457, as a means of systematically implementing the General Plan. A specific plan, through text and diagram(s), must identify the following:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.

2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).

The primary effect of a specific plan is the establishment of a clear and detailed plan for a specific area. Within the Specific Plan area, the land use regulations and development standards established by this Specific Plan supersede conflicting provisions of the Municipal Code. Where the Specific Plan does not address a particular regulation or standard, the Municipal Code continues to apply. After adoption by the City of Lemon Grove, all public and private development projects and improvements must be consistent with the adopted Specific Plan. State Law requires that a specific plan be in conformance with a city’s general plan. This Specific Plan has been prepared in conformance with the City of Lemon Grove General Plan.

The standards, policies, and requirements of the DSP supersede the provisions of the City’s Municipal Code and General Plan within the Specific Plan Area where applicable. In the event of a conflict between this Specific Plan and the City’s Municipal Code or General Plan, the provisions of this Specific Plan shall prevail.

Where this SpecificPlan does not provide direction,the applicable provisions of the Municipal Code and General Plan shall apply.

1.3 SPECIFIC PLAN AREA
The DSP Area is located along the northern edge of the City of Lemon Grove and is generally bounded to the north by State Route 94, to the east by Washington Street, to the south by Lincoln Street, and to the west by Massachusetts Avenue as shown in Figure 1-1 (Regional Location), Figure 1-2 (Downtown Specific Plan Area and Context), and Figure 1-3 (Special Treatment Areas and Specific Plan Area). The DSP Area covers approximately 219 gross acres and falls within a walkable distance to mass transit(trolley and bus service).

1.4 PURPOSE OF THE SPECIFIC PLAN
The purpose of the DSP is to manage future development of the DSP Area. The DSP is the primary document governing land use decisions, regulating development and design, guiding improvement of the area’s physical and economic environment, and establishing the City’s goals and expectations for downtown development.

Figure 1-1: Regional Context
5 Figure 1-2: Downtown Specific Plan Area and Context
6 Figure 1-3: Special Treatment Areas and Specific Plan Area 7 8

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

1.5 THE PLANNING PROCESS
This DSP was created over several years of planning, technical analysis, and community engagement. The foundation for the current update was established through the preparation of the 2018 Draft DSP, which evaluated land use, mobility, economic development, urban design, housing, and implementation
opportunities within an expanded downtown planning area. This included extensive background research, market and infrastructure analysis, environmental review, and community engagement that helped establish a long-term vision and framework for future growth and investment in Downtown Lemon Grove.

The 2018 planning effort was informed by a comprehensive public outreach program that included community workshops, stakeholder meetings, surveys, outreach events, and public hearings. Through these activities, residents, business owners, property owners, developers, and other stakeholders provided input regarding land use, housing, mobility, economic development, urban design, public spaces, and community character. This feedback helped shape many of the core concepts and recommendations that continue to inform the current DSP update.

The current planning effort builds upon the work completed in 2018 while incorporating targeted refinements to improve clarity, usability, and implementation. The update also advances Objective Design Standards and ensures consistency with current State legislation, planning practices, and City policies. A key objective of the update is to evaluate the continued relevance of the 2018 recommendations and identify opportunities to refine the Plan based on current community priorities, market conditions, mobility investments, and changes in the regulatory environment.

Community engagement remains a central component of the update process. Phase 1 outreach conducted in 2026 included a project website, mailed study area flyers, community survey, community workshop, developer and property owner roundtable, pop-up outreach events, local business outreach, community organization presentation, and a joint Planning Commission and City Council workshop. These efforts were designed to validate previously identified issues and opportunities, gather feedback on targeted updates to the Plan, and identify emerging priorities related to housing, economic development, mobility, public spaces, development standards, and implementation strategies.

Input received through the 2026 outreach program has helped inform updates to the land use framework, development
standards, objective design standards, mobility recommendations, and implementation strategies contained in this Specific Plan.

Together, the planning and engagement efforts conducted in 2018 and 2026 provide the foundation for a clear, implementable, and community-informed framework to guide the future of Downtown Lemon Grove.

1.6 CALIFORNIA ENVIRONMENTAL QUALITY

ACT COMPLIANCE
It was determined that the implementation of this Specific Plan would have the same or fewer impacts than implementation of the General Plan policies and zoning currently in effect. Based upon a scoping of the issues and technical studies, it was determined that a “mitigated” Negative Declaration was the appropriate environmental document for this project to be in compliance with the California Environmental Quality Act. Potentially significant

INTRODUCTION
9 1
impacts mitigated to below a level of significance are included in the certified Mitigated Negative Declaration of Environmental Impact (MND). Property owners within and within 500 feet of the DSP boundary, community stakeholders, past workshop attendees, adjoining localities, tribal communities, MTS and the State Clearinghouse were notified of the availability of the Draft MND.

1.7 RELATIONSHIP TO THE GENERAL PLAN
The DSP is consistent with and implements the goals, policies, and objectives of the City of Lemon Grove General Plan. The General Plan articulates a citywide vision that embraces the City’s smalltown character and heritage while supporting economic vitality, public health and safety, housing opportunities, and a high quality of life for residents and businesses.

The DSP Area includes several Special Treatment Areas (STAs) identified in the Community Development Element of the General Plan. These areas have significant potential for new development, redevelopment, and targeted public improvements, and therefore warrant more detailed planning guidance. The General Plan envisions a mix of transit-oriented, commercial, residential, civic, and recreational uses within the DSP Area that support a vibrant and connected downtown.

Consistent with California Government Code, the DSP serves as an implementation tool for the General Plan by providing more detailed land use regulations, development standards, objective design standards, mobility improvements, and public realm strategies. The standards and policies contained in the DSP establish a comprehensive framework to guide future growth, development, and investment within Downtown Lemon Grove.

1.8 RELATIONSHIP TO THE MUNICIPAL CODE
The DSP constitutes the primary zoning provisions for the DSP Area. The DSP provides a vision and additional detail and specificity for the DSP Area such as zoning districts, circulation network, policies, standards and regulations. These Specific Plan requirements supersede the requirements of the City of Lemon Grove’s Municipal Code. If there is a conflict between the regulations provided in the City’s Municipal Code and this Specific Plan, the regulations provided in the DSP shall prevail. Where direction is not provided in the DSP, the provisions of the City’s Municipal Code shall prevail. See Section 1.2 (Legal Authority) for further clarification.
9 10

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

1.9 SPECIFIC PLAN CONTENTS
This Specific Plan contains eight chapters as follows:
1 Introduction: Provides an executive summary, summary of public outreach, legal framework and a broad overview of the plan and the process that went into creating the plan.
2 Existing Conditions: Provides information on the existing conditions within the Specific Plan area, including the regulatory, physical, demographic, and economic environment. Identifies various opportunities and constraints thatled to the creation of the planning framework.
3 Vision: Identifies overall vision, goals, objectives and policies which establish the “framework” for the land use plan, development standards, design guidelines, streetscape plan, and implementation mechanisms. 4 Land Use Plan: Establishes the land use framework, zoning districts, and development vision for Downtown Lemon Grove. 5 Development Standards: Establishes zoning district development standards, including density, intensity, building height, setbacks, parking, and open space requirements.
6 Objective Design Standards: Establishes area-wide objective standards for site design, building form, pedestrian orientation, landscaping, signage, lighting, parking design, and other development features. 7 Mobility: Provides design standards for streetscape improvements within the primary public rights-of-way. 8 Implementation and Administration: Provides a summary of recommended public improvements and programs and implementation tools and strategies.

1.10 SEVERABILITY
If any regulation, condition, program or portion thereof of this Specific Plan is held invalid or unconstitutional by any court of competent jurisdiction, that portion shall be deemed a separate, distinct and independent provision and the invalidity of that provision shall not affect the validity of the remaining portions.

DOWNTOWN LEMON

GROVE PROFILE
Chapter 2
IN THIS CHAPTER:

2.1 Regional Context

2.2 Downtown Lemon Grove Profile

2.3 Demographic Profile

2.4 Economic Considerations

2.5 Planning Context

2.6 Other Plans and Policies in the DSP Area
12 DOWNTOWN LEMON GROVE PROFILE
13 2

2.1 REGIONAL CONTEXT
Downtown Lemon Grove is centrally located within the San Diego region and is well connected to regional transportation networks.

State Route 94 and State Route 125 provide vehicular access to destinations throughout the region, while the San Diego Trolley Orange Line connects Lemon Grove to Downtown San Diego
and surrounding communities. The Lemon Grove Trolley Depot serves as an important transit hub and is supported by regional bus service. These transportation assets provide residents, employees, and visitors with convenient access to employment centers, educational institutions, commercial destinations, and recreational opportunities throughout the region.

2.2 DOWNTOWN LEMON GROVE PROFILE
Downtown Lemon Grove serves as the civic, commercial, cultural, and symbolic center of the city. The area includes a mix of civic facilities, retail and commercial uses, residential neighborhoods, parks, historic resources, and public gathering spaces. Key destinations include City Hall, Civic Center Park, the Lemon Grove Library, the Lemon Grove Trolley Depot, and the City's iconic "Big Lemon" monument.

The downtown area reflects Lemon Grove's agricultural historywhile continuing to evolve as a modern urban center. Historic buildings and landmarks remain throughout the community and provide a connection to the city's early origins. At the same time, newer mixeduse and residential developments have introduced contemporary architecture and expanded opportunities for housing and commercial activity. Downtown Lemon Grove continues to serve as a gathering place for residents, businesses, workers, and visitors.

2.3 DEMOGRAPHIC PROFILE
The City of Lemon Grove encompasses approximately four square miles and is home to a diverse population of approximately 27,686 residents.1 The Downtown Specific Plan Area (DSP Area) houses roughly 8.6 percent of the City’s population, with approximately 2,384 residents. Between 2014 and 2024, the DSP Area experienced a 34.6 percent population increase, representing a significantly faster rate of growth than the City as a whole, which experienced a population increase of approximately seven (7) percent during the same period. Since its incorporation in 1977, the City has grown from its agricultural roots into a well-established urban community supported by a mix of residential neighborhoods, commercial corridors, civic facilities, and regional transportation infrastructure.

The DSP Area contains approximately 1,045 dwelling units, representing 11.12 percent of the 9,391 dwelling units located within the City.2
The City’s diverse population contributes to the character and identity of Downtown Lemon Grove and supports a variety of local businesses, community institutions, and cultural resources.

On average, residents within the DSP Area are slightly younger than residents citywide, with a median age of 34 years compared to 37.1 years for the City as a whole. Just over half of DSP Area residents identify as Hispanic or Latino (53.5 percent), compared with 45.4 percent citywide The racial and ethnic composition of the DSP Area is summarized in Table 2-1 (DSP Area and City Racial and Ethnic Makeup Comparison).
1 U.S. Census Bureau, 2024 American Community Survey 5-Year Estimates, DP05:

ACS Demographic and Housing Estimates, City of Lemon Grove, California. 2 ACS 2024 5-year estimates: B25001
14 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Residents within the DSP Area have, on average, lower incomes than residents citywide, with a median household income of $53,338 compared to $88,009 for the City as a whole.3 Educational attainment within the DSP Area is also lower than both the City and San Diego County averages, with approximately

10.35 percent of residents aged 25 years and older holding a bachelor's degree or higher.4 Comparatively, 20.2 percent of the city’s residents aged 25 years and older hold a bachelor’s degree or higher, and for the San Diego County, increases to 43.2 percent. 3 U.S. Census Bureau, 2024 American Community Survey 5-Year Estimates, Table S1901: Income in the Past 12 Months (in 2024 Inflation-Adjusted Dollars), City of Lemon Grove, California.
4 U.S. Census Bureau, 2024 American Community Survey 5-Year Estimates, Table S1501: Educational Attainment, City of Lemon Grove, California.

Category DSP Area City of Lemon Grove
Race
White Alone 27.6% 32.7%
Black or African American Alone 16.5% 12.1%
American Indian or Alaska Native 2.4% 2.1%
Asian Alone 2.3% 10.6%
Native Hawaiian and Other
Pacific Islander Alone 0.4% 0.5%
Some Other Race Alone 28.0% 17.7%
Population of Two or More Races 22.8% 24.4%
Ethnicity
Hispanic or Latino 53.5% 45.4%
Not Hispanic or Latino 46.5% 54.6%
Table 2-1: DSP Area and City Racial and Ethnic Makeup Comparison Source: U.S. Census Bureau, 2024 American Community Survey 5-Year Estimates, B02001: Race, and B03003: Hispanic or Latino Origin, City of Lemon Grove, California.

2.4 ECONOMIC CONSIDERATIONS
Downtown Lemon Grove contains a mix of commercial, office, residential, civic, and recreational uses that contribute to the City’s economic vitality. Retail activity is concentrated primarily along Broadway and portions of Lemon Grove Avenue, while civic and community-serving uses provide important destinations for residents and visitors.

Market analyses prepared for the Downtown Specific Plan (DSP) identified residential development as an important catalyst for attracting additional retail, dining, entertainment, office, and employment opportunities. Additional housing, particularly in walkable and transit-accessible locations, can help support local businesses and increase demand for community-serving amenities.

Economic opportunities within Downtown Lemon Grove include attracting additional employment-generating uses, strengthening the city’s retail base, improving the jobs-housing balance, and creating a distinct downtown identity that supports longterm investment and economic sustainability. Investments in public spaces, infrastructure, mobility improvements, and placemaking initiatives can further enhance the attractiveness and competitiveness of Downtown Lemon Grove.

2.5 PLANNING CONTEXT
The DSP builds upon previous planning efforts, technical studies, and community discussions regarding the future of Downtown Lemon Grove. Building on the work completed in 2018, the current effort updates and refines the DSP to reflect changes in State law, City priorities, Objective Design Standards requirements, and implementation strategies.

DOWNTOWN LEMON GROVE PROFILE
15 2

2.6 OTHER PLANS AND POLICIES IN THE DSP AREA
The DSP Area is influenced by a number of local planning efforts and State regulations that affect land use, housing, mobility, parking, and development standards. The following plans and policies provide important context for the preparation and implementation of the DSP.

2.6.1 2021-2029 HOUSING ELEMENT
The Housing Element establishes the City’s strategy for accommodating existing and future housing needs across a range of income levels and identifies sites suitable for residential development. Appendix B of the Housing Element identifies 153 sites within the DSP Area that are suitable for residential and mixed-use development, with a combined capacity of
approximately 1,079 dwelling units. These opportunity sites play an important role in helping the City meet its Regional Housing Needs Allocation (RHNA) obligations and expand housing choices for current and future residents. The land use designations, development standards, and housing opportunities identified in the Specific Plan are consistent with the Housing Element’s goals, policies, and site inventory.

As of 2026, the market has produced approximately 350 dwelling units out of 1,359 dwelling units needed citywide to meet the State’s housing mandate. If the market fails to produce the housing units required by 2029, the City will be required to upzone additional parcels to accommodate the remaining unbuilt units which will then be added to the City’s next RHNA cycle housing requirements.

2.6.2 2020 CLIMATE ACTION PLAN
The 2020 Climate Action Plan (CAP) establishes a framework for reducing greenhouse gas emissions, increasing sustainability, and improving community resilience to climate change. The CAP includes strategies to reduce vehicle miles traveled, encourage transit use, improve energy efficiency, increase renewable energy use, and enhance the pedestrian environment throughout the city. Many of these strategies align with the goals of the DSP by supporting infill development, transit-oriented development, walkability, bicycle connectivity, and sustainable urban design within the DSP Area.
15 Figure 2-1: Existing Land Uses
16 DOWNTOWN LEMON GROVE PROFILE
17 2

2.6.3 STATE LEGISLATION
California adopted a number of laws aimed at increasing housing production, streamlining project approvals, and supporting transit-oriented development. These laws may influence future development with the DSP Area. Table 2-2 (Relevant State Legislation) summarizes key State legislation and its relevance to the DSP Area.

Policy Purpose Relevance to the DSP Area
California Density
Bonus Law
Allows qualifying residential and mixed-use developments to receive increased residential density, development incentives, concessions, waivers, and other regulatory relief in exchange for providing affordable housing units.

Supports additional housing opportunities within the DSP Area at a range of affordability levels.

Senate Bill 330 (SB
330) (Housing Crisis
Act)
Limits a local agency's ability to reduce residential
development capacity and establishes procedural
requirements intended to streamline housing approvals.

Preserves residential development capacity and provides greater certainty for future housing projects.

Senate Bill 35 (SB 35)
Establishes a streamlined ministerial approval process for qualifying housing developments in jurisdictions that have not met certain housing production goals.

Facilitates streamlined review of eligible residential and mixed-use projects within the DSP Area.

Assembly Bill 2011
(AB 2011)
Establishes a streamlined approval process for qualifying housing and mixed-use developments on commercially zoned properties, encouraging the redevelopment of underutilized commercial corridors with residential and mixed-use
development.

Encourages housing production and redevelopment of
underutilized commercial properties within the DSP Area.

Senate Bill 6 (SB 6)
Expands housing opportunities on underutilized commercial properties by allowing residential development on certain retail, office, and commercial sites without requiring rezoning.

Facilitates the adaptive reuse and redevelopment of
commercial sites for residential and mixed-use development in the DSP Area.

Senate Bill 79 (SB 79)
Promotes higher-density residential development near major transit facilities, including trolley stations and high-frequency transit corridors.

Encourages increased residential density and transit-oriented development near the Lemon Grove Depot.

Assembly Bill 2097
(AB 2097)
Limits the ability of local agencies to impose minimum
automobile parking requirements on most residential,
commercial, and mixed-use developments located within
one-half mile of a major transit stop.

Supports transit-oriented development and greater flexibility in parking and site design near the Lemon Grove Depot.

Table 2-2: Relevant State Legislation
18 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

PAGE INTENTIONALLY LEFT BLANK

VISION, GOALS, OBJECTIVES & POLICIES
Chapter 3
IN THIS CHAPTER:

3.1 Overview

3.2 The Vision

3.3 Goals, Objectives, and Policies
20 VISION, GOALS, OBJECTIVES & POLICIES
21 3

3.1 OVERVIEW
The DSP vision was developed in close collaboration with the Lemon Grove community. Along with the vision, this chapter identifies the goals, objectives, and policies that will guide future planning, development, and investment within the DSP Area.

These elements provide the important policy foundation for the land use framework, development standards, objective design standards, mobility strategies, and implementation actions contained throughout the DSP and support the goals of the City's General Plan.

3.3 GOALS, OBJECTIVES, AND POLICIES
The following goals for the DSP provide the foundation of the regulatory framework that is implemented through the land use plan, zoning regulations, development standards, and design criteria.

The preceding vision statement builds upon previous planning efforts. While the DSP provides the framework for achieving that vision; successful implementation will require continued collaboration among the City, residents, businesses, property owners, and other stakeholders.

3.2 THE VISION
Imagine downtown Lemon Grove as a vibrant sustainable
urban center that serves both the residents and the
region. It includes a series of neighborhoods developed to provide a balanced mix of housing options, shopping and entertainment choices, and employment opportunities.

New development, which integrates landscape, shade
trees, parks, open space, art and history, will help to create an inviting atmosphere for pedestrians to stroll through downtown’s attractive and well-lit streets. Downtown
Lemon Grove provides inviting public places that build on the unique small-town character of the city.”
If a question arises regarding the intent of any implementing policy, the corresponding goals and overall vision should be examined to determine the purpose of the action.

A GOAL is a broad statement characterizing an ideal future outcome for the City. A goal is a general expression of community values and, therefore, may be abstract in nature. Consequently, a goal is generally not quantifiable or time dependent.

AnOBJECTIVEisaspecifiedend,condition,orstatethat
is a step toward attaining a goal. It should be achievable and, when possible, measurable. An objective may
pertain to one particular aspect of a goal or it may be one of several successive steps toward goal achievement.

Consequently, there may be more than one objective
for each goal.

A POLICY is a specific statement that guides
decision-making. It indicates a commitment of
the City to a particular course of action. A policy
is based on, and helps implement, a specific
plan vision.
22 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
GOAL (1): Develop a Vibrant Downtown
OBJECTIVE (1): Create a vibrant and dynamic downtown district that is visually attractive and creates a unique regional identity for Lemon Grove.

POLICIES:

1. Establish zoning districts, that work together to establish a positive identity for downtown. Include an arts and
entertainment overlay and a historic overlay with their own unique identities and opportunities to live, work, and play in an urban environment.

2. Maintain zoning district regulations that create a mix of opportunities for residential, office, retail, entertainment, tourist, hotel, conference, employment, civic and other desired uses.

3. Implement Objective Design Standards that promote highquality architecture, pedestrian-oriented development, attractive public spaces, and consistent design throughout the DSP Area.

4. Require context appropriate architectural styles for buildings within the DSP Area.

5. Create a strong sense of identity for the downtown through landscaping and streetscape enhancements, storefront
improvements, and the establishment of a comprehensive
signage system comprised of informational, directional, monument and gateway signs that are architecturally
compatible with the character of the proposed neighborhoods.

6. Utilize gateway and wayfinding signs and lighting as a unifying element for the DSP Area through colors and/or symbols.

7. Encourage the use of art to enhance public areas and require art for new development within the arts and entertainment overlay.

8. Require ample plants and large shade trees to reduce heat and create pleasurable urban spaces.

9. Require on-site pocket parks/parkettes or dedication of public open space from new development.

10. The City shall encourage local establishment of new businesses through by-right zoning offering high-quality jobs to allow residents to work locally and avoid excessive commutes.

GOAL (2): Create a Pedestrian-Oriented Environment
OBJECTIVE (2): Foster the creation of a pedestrian-friendly environment with amenities and activities.

POLICIES:

1. Establish a land use pattern that provides a variety of pedestrianoriented uses within walking distance of the Trolley.

2. Require infill development to be redeveloped in a visually attractive and pedestrian-friendly way with higher residential densities in key locations that support downtown nonresidential uses.

3. Design and operate complete streets that enable safe, comfortable, and attractive access and travel for pedestrians, bicyclists, motorists, and transit users.

4. Include complete streets considerations in the design of all circulation improvement projects. These new design
considerations include, but are not limited to, the following:

VISION, GOALS, OBJECTIVES & POLICIES
23 3
a. Landscaping (trees, medians, key intersections and
gateways) that uses drought-resistant plant species,
whenever possible, to conserve water, but emphasizes
shade and reducing heat;
b. Minimized vehicular driveway ingress and egress points and expanded use of alleyways;
c. Expanded public transit facilities and improvements; d. Increased safety criteria such as lighting and traffic calming devices;
e. Expanded signage (including commercial signs, street signs, entry signs, directional signs);
f. Expanded street furniture, but limiting sleeping areas; g. Sidewalk widening; and
h. On and off-street parking management (e.g., metered and paid parking).

5. Support a road diet along Broadway, between Lemon Grove Avenue and Washington Street, to support pedestrian activity along the outdoor retail shopping corridor.

6. Require pedestrian-oriented, ground-floor retail and restaurant uses that reinforce and expand downtown Lemon Grove’s
unique character catering towards families and professionals.

7. Encourage outdoor dining and beer and wine establishments to create a bustling dining atmosphere that brings the city “alive after 5”.

8. Allow and encourage outdoor shopping kiosks, events, performances and live music.

9. Provide recurring visual arts, education and/or cultural events that promote audience participation, learning and the exchange of ideas and allow for street closures and booths, music and food in the Main Street Promenade and along Main Street and Broadway.

10. Identify performance standards to reduce potential noise, traffic, odor and other environmental impacts.

11. Encourage safe, comfortable and convenient pedestrian crossing options complete with enhanced landscaping, lighting, public art, and street amenities and furniture that improve walkability and pedestrian connections.

12. Prioritize land use and public realm improvements that foster a safe, active, and vibrant Downtown during daytime, evening, and weekend hours.

13. Limit uses that do not contribute to the pedestrian environment.

14. Continue to allow dog parks.

15. Provide pedestrian scale lighting within pedestrian corridors and parking areas.

GOAL (3): Develop a Thriving Transit-Oriented Development Environment
OBJECTIVE (3): Encourage a concentrated, transit-oriented downtown core around a safe and attractive transit station with opportunities for increased densities and the implementation of SANDAG smart growth development ideals.

POLICIES:

1. Confirm/set forth a mix of building types and core uses that have a direct relationship and connectivity to transit. 24 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

2. Allow for residential, retail, employment, hotel, conference, and entertainment densities to be developed near transit locations.

3. Encourage higher-density residential and mixed-use
development within walking distance of transit facilities to support transit ridership, housing production, and a vibrant downtown environment.

4. Allow maker businesses with a retail or public-facing component fronting collector and major streets, such as artisan production, incubators, fabricators, specialty food production, craft manufacturing, and creative studios.

5. Incentivize retail, restaurant, and hotel businesses to locate near the transit station.

6. Encourage the use of transit-oriented development principles for new development.

7. Implement an aggressive City program to encourage Lemon Grove commuters to utilize alternative transportation modes.

Publicize transit services including the location of transit centers and park-and-ride lots in the City newsletter and at public facilities and provide transit information at Lemon Grove City Hall for the purposes of displaying and distribution of transit maps and schedules, bike route maps and carpool promotional materials.

GOAL (4): Develop Balanced Parking Options
OBJECTIVE (4): Encourage a balanced parking supply to support the viability of commercial district businesses while minimizing impacts on adjacent neighborhoods.

POLICIES:

1. Pursue parking agreements with owners of underutilized commercial parking lots to provide public parking and explore the formation of future parking districts.

2. Provide incentives for developers and business owners that do not designate parking for a specific use.

3. Use signage to direct vehicles to appropriate and convenient parking for their specific destination or activity.

4. Create a program to fund parking from downtown
redevelopment projects that are unable to provide required parking on-site to provide additional public parking nearby.

5. Consider metered and paid parking as parking demands increase.

6. Provide options and facilities for alternative transportation modes (e.g., car chargers, ride share, loading areas, bike and scooter share, etc.).

GOAL (5): Utilize sustainable development principles for new development
OBJECTIVE (5): Create a downtown that is developed with sustainable design principles to meet the needs of the present without compromising the ability of future generations to meet their own needs.

POLICIES:

1. Support achievement benchmarks in green building such as the Leadership in Energy and Environmental Design (LEED) certification.

VISION, GOALS, OBJECTIVES & POLICIES
25 3

2. Maintain programs that encourage project designs that reduce construction debris and building materials in the landfills.

3. Encourage project designs that achieve lower operating and maintenance costs while providing a comfortable environment for the occupants.

4. Enforce low impact development standards such as green roofs, bioretention/biofiltration. Low impact development is a term used to describe a design approach to manage stormwater runoff and emphasizes conservation and use of on-site natural features to protect water quality.

5. Strive for jobs/housing balances citywide consistent with regional averages by zoning for employment centers.

6. Implement green streets and require minimum planting, tree, park and open space requirements and promote solar energy installations to reduce greenhouse gas emissions.

7. Prioritize walking and biking over vehicles with development decisions.

8. Encourage project designs that have little or no impact to water quality.

9. Maintain minimum sustainable practices for development.

10. Encourage the implementation of new sustainable technologies.

11. Promote social equity so that all groups enjoy the benefits of a healthy and prosperous community, with access to housing, transportation, jobs and commerce.

12. Provide adequate park space for new development including land and improvements.

13. Require new development to fund their fair share of street and infrastructure improvements within the downtown. Include adjacent intersection improvements based on percentage of street frontage.

14. Require new development to fund their fair share for 50-year maintenance and safety personnel and infrastructure costs in areas zoned for high densities and intensities.

15. Require new development to fund their fair share of gateway and wayfinding signage based on percentage of streetfrontage of the downtown area.

GOAL (6): Promote Economic Development
OBJECTIVE (6): Establish a long-term, sustainable and
economically viable environment for business and property owners.

POLICIES:

1. Encourage a diverse retail environment with an appropriate mix of retail, office, hotel,residential, dining, entertainment and art uses.

2. Promote retention of existing businesses and recruitment of desirable businesses.

3. Encourage and support local businesses through competitive fees,expeditedprocessingandflexibledevelopmentstandards.

4. Prioritize family and professional oriented local niche businesses through zoning and the permitting process.

5. Encourage and support family and professional oriented niche businesses unique to the region.

6. Increase the downtown population to support existing and new businesses through higher density housing, employment, entertainment, and tourist centers within walking distance of the Main Street Trolley Station.

7. Support the development of live-work units and other flexible building types that support entrepreneurship, small business formation, and adaptive reuse opportunities within downtown. 26 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

8. Encourage tenants of a live-work units to maintain an active business license with the City of Lemon Grove.

9. Encourage and support the formation of a Business
Improvement District (BID), a Property Based Improvement District (PBID) and/or a Community Facilities District (CFD) to support maintenance, improvements and activities in the downtown.

10. Develop funding or saving mechanisms, where appropriate and feasible, to implement public improvements and businessimprovement activities.

11. Continue to prioritize street and park infrastructure improvements in the downtown as a part of a five-year
downtown capital improvement program (DCIP).

12. Implement a well-coordinated maintenance program for sidewalks, streets, and landscaping.

13. Support a mix of zoning districts and land uses that contribute to a vibrant, walkable downtown and accommodate a broad range of housing, employment, shopping, recreation, education, and cultural opportunities.

14. Support new land uses consistent with the vision of the downtown that serve as regional destinations to attract tourism.

15. Encourage and support additional and improved connections to State Route 94.

16. Encourage breweries, brewpubs, wineries and distilleries to attract tourism and employment.

17. Develop and implement park programs (activities and amenities) to energize existing and proposed public parks in the downtown.

18. Encourage retail storefronts to be inviting with large windows and appropriate signage along all collector and major streets.

Land uses with pedestrian orientation providing services to downtown visitors may be a part.

19. Encourage and support designs and locations for gateways, wayfinding and district identifying signs in the downtown.

20. Allow for and encourage art and unique attractions in the downtown consistent with the vision for the downtown.

21. Require art components and a variety of retailers and supporting art services in the art district.

22. Allow for and encourage temporary uses (e.g., seating, outdoor displays, art, etc.).

23. Establish design guidelines for public infrastructure improvements within the Art and Entertainment and Historic overlays.

24. Encourage Helix Water District (HWD) to coordinate with City Staffanddevelopers toanalyzewaterpressureinthedowntown
on a project-by-project basis to determine the most cost effective options for the specific area when water pressure for fire suppression systems is found to require an individual pump booster system.

GOAL (7): Create Mobility Options
OBJECTIVE (7): Obtain a level of mobility for all modes of transportation that furthers economic development, convenience, safety and choice for residents, visitors, and the business community.
27 POLICIES:

1. Create an Integrated Transit Center in cooperation with the Metropolitan
TransitSystem (MTS).

2. Support funding opportunities with MTS for creating gradeseparated crossings for the Trolley at Central Avenue, Broadway and Lemon Grove Avenue.

3. Reduce the number of vehicle trips and congestion through better management of parking supply, public transit
improvements, complete streets, and roadway improvements.

4. Create safe pleasant walking and biking corridors with associated amenities and lighting in the downtown.

5. Plan for a roundabout at the intersections of Lemon Grove Way and Grove Street.

6. Support bike and associated motorized and non-motorized ride-share options with consideration to public safety.

7. Where feasible, provide complete streets utilizing existing street right-of-way widths.

8. Support areas for loading and unloading that reduce parking demands.

9. The City shall improve local roads according to this Specific Plan as neededto maintain efficient traffic flow.

10. The City shall periodically review transportation conditions within the DSP Area, including vehicle travel, transit accessibility, bicycle and pedestrian connectivity, and roadway operations, to evaluate the effectiveness of the circulation network and identify needed improvements. Transportation analyses for new development shall be conducted in accordance with
applicable State law, CEQA requirements, and City standards. 28 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
GOAL (8): Develop a Safe Community Atmosphere
OBJECTIVE (8): Create a safe environment established through neighborhood policing and high-quality design methods which consider defensible spaces.

POLICIES:

1. Incorporate Crime Prevention Through Environmental Design (CPTED) principles into objective design standards subject to review and approval by Community Development staff and the Sheriff’s Crime Prevention Specialist.

2. Implement CPTED strategies that address lighting, security hardware, street and building access control, visibility, and landscaping.

3. Provide pedestrian scale lighting along pedestrian and parking corridors.

4. Encourage volunteerism to maintain, improve and monitor the downtown.

5. Maintain public streets and parks and require property owners to maintain their properties in a high-quality manner.

6. Encourage coordination between community leaders, Sheriff’s Department, and the City to foster safe and healthy downtown area.

LAND USE FRAMEWORK Chapter 4
IN THIS CHAPTER:

4.1 Overview

4.2 Land Use Framework

4.3 Definitions

4.4 Language

4.5 Zoning Districts

4.6 Overlays

4.7 Open Space and Parks

4.8 Allowable Land Use Matrix
30 LAND USE FRAMEWORK
31 4

4.1 OVERVIEW
The land use framework is established through zoning districts and overlays that guide development and reinvestment throughout the DSP area. Each zoning district establishes permitted land uses and development standards, while the overlays provide additional direction for specific areas. Through this framework, Downtown Lemon Grove will continue to build upon its unique small-town character through a network of inviting public spaces, active streets, and community gathering places. Enhanced streetscapes, outdoor amenities, and community events will support a lively pedestrian-oriented environment and reinforce Downtown Lemon Grove as the cultural, civic, and economic heart of the community.

The land use framework supports a balanced mix of housing, shopping, dining, entertainment, employment, civic, and transit-oriented uses.

The goal is to ensure that future development will build upon the community's unique small-town character through inviting public spaces, active streets, and vibrant gathering places that encourage people to live, work, shop, dine, and spend time downtown.

The development standards and Objective Design Standards are provided in Chapter 5 and Chapter 6, respectively, and work together with the land use framework in this Chapter to implement the vision, goals, objectives, and policies of the DSP.

4.2 LAND USE FRAMEWORK
The DSP utilizes a combination of zoning districts, development standards, and Objective Design Standards to guide future development within the DSP Area. The zoning districts establish permitted uses and development intensity, while the Objective Design Standards provide consistent requirements for site design, building form, pedestrian orientation, and streetscape character throughout Downtown Lemon Grove. Together, these regulations support a walkable, mixed-use, and transit-oriented downtown environment.

4.3 DEFINITIONS
This section provides definitions ofterms and phrases used in this Chapter and include the following:

X Mixed Use Development: A development project that blends a combination of uses that are physically and functionally integrated.

X Overlay: This is a tool that identifies special provisions in addition to those in the underlying zoning district. Regulations or incentives are attached to the overlay district to protect a specific resource or guide development within a special area.

X Street Frontage: The area between a property line and the centerline of a public street and/or alley.

X Zoning District: Includes regulations and standards that govern land use and building bulk within the DSP Area.

4.4 LANGUAGE
In interpreting this DSP, it is understood that “shall” or “must” is mandatory, and “should” and “may” are permissive.
32 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

4.5 ZONING DISTRICTS
To implement the vision of the DSP, seven Zoning Districts and two overlays have been established. The location of the Zoning Districts is depicted on Figure 4-1 (Zoning Map). Together, the Zoning Districts establish the land use framework for the DSP Area and support the vision, goals, and policies of the DSP. A brief description of each Zoning District is provided below.

4.5.1 NEIGHBORHOOD COMMERCIAL ZONING DISTRICT
The Neighborhood Commercial District accommodates
neighborhood-serving retail, restaurant, office, and service uses that support surrounding residential neighborhoods. The district provides a transition between lower-density residential areas and the more intense mixed-use portions of Downtown.

4.5.2 BROADWAY MIXED-USE ZONING DISTRICT
The Broadway Mixed-Use District is intended to support a pedestrian-oriented corridor that accommodates a mix of commercial, office, entertainment, hospitality, and residential uses. Development should strengthen Broadway as an active commercial corridor while supporting enhanced pedestrian amenities, public spaces, and transit accessibility.

4.5.3 VILLAGE COMMERCIAL ZONING DISTRICT
The Village Commercial District serves as Downtown Lemon Grove’s traditional commercial core and is intended to reinforce the City’s small-town character through a mix of retail, restaurant, office, hotel, and mixed-use development. Ground-floor
commercial uses are encouraged along primary pedestrian streets, while residential and office uses may be located above or behind commercial uses. Outdoor dining, public gathering spaces, community events, and pedestrian-oriented amenities are encouraged to support a vibrant downtown environment.

4.5.4 TRANSIT MIXED USE ZONING DISTRICT
The Transit Mixed-Use District is intended to support compact, transit-oriented development surrounding the Lemon Grove Depot Trolley Station. The district accommodates a mix of residential, retail, office, hotel, entertainment, and cultural uses that leverage access to regional transit while creating an active, pedestrian-oriented environment.

4.5.5 CIVIC ZONING DISTRICT
The Civic District accommodates public facilities, governmental services, schools, libraries, parks, recreational facilities, and other civic uses that serve residents and visitors. The district is intended to function as a community gathering area supported by public open spaces, pedestrian connections, and civic amenities.

4.5.6 INNOVATION ZONING DISTRICT
The Innovation District is intended to support employmentgenerating uses, including research and development, light industrial, manufacturing, professional offices, higher education, medical services, hospitality, and related commercial uses. The district encourages innovation, entrepreneurship, and investment while maintaining strong connections to transit and surrounding commercial areas.

4.5.7 DOWNTOWN RESIDENTIAL ZONING DISTRICT
The Downtown Residential District accommodates a variety of residential housing types, including duplexes, townhomes,

LAND USE FRAMEWORK
33 4
condominiums, apartments, and accessory dwelling units.

The district supports increased housing opportunities within Downtown while maintaining compatibility with adjacent
neighborhoods.

4.6 OVERLAYS
The overlays provide additional requirements for specific areas within the DSP Area to address unique planning objectives, resources, or site conditions. Properties located within an overlay shall comply with both the underlying zoning district regulations and the applicable overlay requirements.

4.6.1 HISTORIC OVERLAY
The Historic Overlay encompasses areas containing historic buildings, landmarks, and cultural resources that contribute to Downtown Lemon Grove’s identity and heritage. The overlay is intended to preserve and enhance these resources while encouraging sensitive reinvestment and redevelopment. New development, building improvements, public art, signage, and site features should complement the historic character of the area and celebrate the City’s history and early pioneer heritage. The overlay also establishes procedures for the review of alterations to designated historic resources.

4.6.2 ARTS AND ENTERTAINMENT OVERLAY
The Arts and Entertainment Overlay is intended to support arts, culture, entertainment, and creative placemaking within Downtown Lemon Grove. The overlay encourages the incorporation of public art, artistic displays, murals, creative signage, and other cultural features that contribute to a vibrant public realm and pedestrian environment. Art may be integrated into buildings, streetscapes, open spaces, gateways, wayfinding elements, and other publicly visible locations to help strengthen Downtown’s identity and create active gathering places for residents and visitors.

Historic, mission-style building Businesses along Broadway within the Arts and Entertainment Overlay C h u rch S tree t
G o l d en Aven u e
Lem on G rove Aven u e
B roa d way
C i tr u s S tree t
B u en a V i sta Aven u e
N or th Aven u e
P a c i fic Ave
O l i ve S tree t
C en tra l Aven u e
Wa sh i n gton S tree t
G rove stree t
Lester Aven u e
Kem p f S tree t
L i n co l n S tree t
M a ssa ch u se tts Aven u e
45 45
45 45
45 45 45 45 55 55
45 45
45 45
45 75 75 75
55 45
45 75
75 75
75 45 75
75 75
55 55
75 75 75
75 75
55 75
0 500 1,000
Feet
D own town Sp ec i fic P l a n Area
Lem on G rove C i ty B ou n d ary
M ax i m u m H e i gh t ( ft)
Zon i n g D i str i cts
N e i gh b or h ood Com m erc i a l
B roa d way M i xed U se
Tra n s i t M i xed - U se
C i v i c
V i l l a ge Com m erc i a l
I n n ova t i on
D own town R es i d en t i a l
O ver l ays
Ar ts a n d E n ter ta i n m en t
H i stor i c
#
34 Figure 4-1: Zoning Districts

LAND USE FRAMEWORK
35 4

4.7 OPEN SPACE AND PARKS
Parks and open spaces are essential components of Downtown Lemon Grove, providing opportunities for recreation, community gathering, and outdoor activity while contributing to the area’s character, identity, and walkability. Existing and proposed parks and open spaces within the DSP Area, shown on Figure 4-2 (Open Space and Parks), serve as important community destinations and help establish a connected network of public spaces throughout Downtown.

As Downtown evolves, future development should strengthen connections between parks, open spaces, and surrounding destinations through enhanced pedestrian and bicycle facilities, streetscape improvements, and wayfinding. New development is also encouraged to incorporate publicly accessible plazas, courtyards, paseos, pocket parks, outdoor dining areas, and other gathering spaces that complement the public park system and contribute to an active public realm.

The development standards in Chapter 5 (Development
Standards) establish requirements for common and private open space, public parkland dedication or equivalent improvements, and landscape design. Together, these provisions are intended to expand opportunities for recreation, social interaction, and placemaking while enhancing Downtown Lemon Grove’s identity and livability.

Treganza Heritage Park
Lemon Grove Promenade
36 Figure 4-2: Open Space and Parks

LAND USE FRAMEWORK
37 4

4.8 ALLOWABLE LAND USE MATRIX
Table 4-1 (Allowable Land Use Matrix) identifies land use groups that are a compilation of land use types having similarities which are compatible with each other and which, when grouped together; enable systematic consideration of location and other regulations.

Table 4-1 identifies these land use groups as Permitted by-right (P), Minor Use Permit (M), Conditional Use Permit (C) or Prohibited Use (X) in each of the seven zones in the Downtown Specific Plan. The list of uses in Appendix D: Allowable Land Use Matrix, cross-referenced to Table 4-1, determines whether a specific use is permitted by-right, permitted with a minor use permit, or permitted with a conditional use permit.

Table 4-1establishesthelandusecategoriesthatarepermitted(P), conditionally permitted with discretionary review by the Planning Commission and public noticing (C), conditionally permitted with discretionary review by the Community Development Manager (Manager). Appendix D provides a detailed listing of individual land uses organized by category and identifies the applicable permit requirements. Procedures and administration shall comply with Chapter 17.28 of the Municipal Code. Planned Development Permits in accordance with Section 17.28.030 of the Municipal Code shall only be required if a deviation from Specific Plan development standards or a major modification and/or demolition of a historic structure is proposed. Projects are otherwise exempt from Planned Development Permit requirements.

Accessory uses are permitted pursuant to Lemon Grove Municipal Code (LGMC) Section 17.24.060, provided the use is consistent with the purpose of the applicable Zoning District, as determined by the Manager. Temporary uses are permitted pursuant to Section

17.28.040.If a particular land use is not identified in Table 4-1 or Appendix D, the Manager shall determine whether the proposed use is substantially similar in character and intensity to a listed use and compatible with the purpose of the applicable Zoning District and issue a zoning determination. Zoning determinations may be appealed to the Planning Commission. If the Manager determines that an unlisted use is substantially similar to a listed use, the proposed use shall be subject to the same permit requirements, development standards, and other applicable provisions as the comparable listed use.

Unless the proposed land use is determined to be substantially similar to a listed use and compatible with the purpose of the applicable Zoning District, it shall be considered prohibited.

Prohibited uses are identified with an “X” in Table 4-1. All land use decisions shall be based on conformance with the vision, goals, objectives, policies, and planning areas established by this Specific Plan.

Residential development behind Lemon Grove Depot
38 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
P = Permitted Use Group
M = Minor Use Permit Use Group
*See Appendix D for individual uses
C = Conditional Use Permit Use Group
X = Use Group or Use Category Prohibited

USE GROUP
NUMBER

LAND USE GROUPS
Broadway Mixed-UseTransit MixedUseVillage CommercialNeighborhood CommercialInnovationDowntown ResidentialCivic

AREA WIDE USES
1 Area Wide Permitted Uses P P P P P P P

RESIDENTIAL USES
2 Dwelling - Single Family X X X X X X X
3 Dwelling - Two Family (Duplex) X X X X X P X
4 Dwelling - Multiple Family P P P X X P X

COMMERCIAL/OFFICE/CULTURAL USES
5 Community, Cultural & Public Benefit P P P P P X P
6 Eating Places P P P P P X X
7 Goods and Services - Shopping P P P P P X X
8 Goods and Services - Other P P P P P X X
9 Offices and Studios P P P P P X X
10 Amusement and Entertainment P P P P P X X
11 Hotel, Motel and Related Services M M M M M X X

INDUSTRIAL/MANUFACTURING USES
12 Vehicle Repair, Automotive and Allied Uses M M X X M X X 13 Heavy Equipment and Machinery X X X X X X X
14 Light Industrial M M M M P X X
15 Medium Industrial X X X X X X X
16 Heavy Industrial X X X X X X X
17 Public Utility Facilities C C C C C X C
Table 4-1: Allowable Land Use Matrix

DEVELOPMENT

STANDARDS
Chapter 5
IN THIS CHAPTER:

5.1 Overview

5.2 Village Commercial Zoning District

5.3 Transit Mixed-Use Zoning District

5.4 Innovation Zoning District

5.5 Broadway Mixed-Use Zoning
District

5.6 Neighborhood Commercial Zoning
District

5.7 Civic Zoning District

5.8 Downtown Residential Zoning
District

5.9 Historic Overlay

5.10 Arts And Entertainment Overlay

5.11 Street Improvements

5.12 Landscaping

5.13 Open Space

5.14 Sustainability

5.15 Environmental Requirements

5.16 Off-Street Parking Requirements

5.17 Drive-Through Facilities
40 DEVELOPMENT STANDARDS
41 5

5.1 OVERVIEW
This chapter sets for the development standards related to the physical form and design of development within each of the seven Zoning Districts. These development standards, together with the objective design standards set forth in Chapter 6, establish the regulations that will govern future development within the Downtown Specific Plan (DSP) Area.

The development standards shall apply to new construction and major additions (greater than 50 percent of gross floor area) only. These standards do not apply to renovations and routine maintenance of existing development. For developments
spanning multiple lots, these standards shall apply to all lots, including amenities, open space, landscaping and utilities. New development shall adhere to all other applicable local and state ordinances.

To illustrate how the development standards may be applied, the DSP includes conceptual diagrams as shown in the sections below depicting potential development patterns within these districts.

Standards not specifically addressed by the DSPshall be governed by the provisions ofthe Lemon Grove Municipal Code (Municipal Code).

Densitybonusesandotherincentivesforaffordablehousingshallbe provided in accordance with applicable State law and the Municipal Code. Additional development intensity may be permitted where authorized by State law or local regulations. New development may be required to contribute its fair share toward infrastructure, public facilities, parks, and other improvements in accordance with applicable laws, regulations, and adopted fee programs.

Development standards contained within this chapter may be modified or waived through approval of a Planned Development Permit, provided equivalent benefits are demonstrated in accordance with Section 17.28.030(D) of the Municipal Code.

Businesses within the Village Commercial Zoning District Residential development in Transit Mixed-Use Zoning District 42 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

5.2 VILLAGE COMMERCIAL ZONING DISTRICT
The Village Commercial Zoning District is envisioned as the vibrant heart of Downtown Lemon Grove, with an active, pedestrian-oriented environment where local businesses, public spaces, community events, and everyday activity come together to create a lively and welcoming downtown experience.

Development within the District should reinforce Broadway as a vibrant commercial corridor by emphasizing active ground-floor storefronts, engaging building frontages, and high-quality public spaces that encourage people to walk, linger, and connect. Restaurants, cafés, specialty retail, entertainment venues, and neighborhood-serving businesses are encouraged to create a diverse mix of destinations throughout the day and evening.

Residential, office, and lodging uses are encouraged above or behind ground-floor commercial uses to support downtown activity while maintaining an active street edge.

Development should strengthen connections between businesses, civic destinations, parks, parking facilities, and transit, creating a cohesive and accessible downtown experience.

Outdoor dining, plazas, seating areas, public art, landscaping, and flexible gathering spaces are encouraged throughout the district to support community events, outdoor activity, and the unique character of Downtown Lemon Grove. Architecture and site design should reinforce the City's small-town character while accommodating thoughtful reinvestment and new mixed-use development.

Figure 5-1 (Village Commercial Zoning District Rendering) illustrates the intended development pattern for the Village Commercial Zoning District. Additional density may be permitted in accordance with applicable State law and the provisions of this Downtown Specific Plan. Table 5-1 (Village Commercial Zoning District Development Standards) provides the development standards applicable to the Village Commercial Zoning District.

A Maximum Height: 55 ft / 75 ft*
B Maximum Front Setback: 8 ft
C Stepbacks (Floors 1-3): 0 ft
D Stepbacks (Floor 4+): 8 ft
E Ground Floor Minimum Ceiling
Height: 13 ft
F Above Ground Floor Minimum
Ceiling Height: 10 ft
*See Figure 4-1 for specific height limit locations.

DEVELOPMENT STANDARDS
43 5
Figure 5-1: Village Commercial Zoning District Rendering Rendering is for illustrative purposes only and is not intended to represent the type of development that could occur. This figure is not intended to depict specific development. 44 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table 5-1: Village Commercial Zoning District Development Standards

STANDARD REQUIREMENT
Maximum Density 60 dwelling units per acre
Maximum Floor Area Ratio (FAR)1 4.0
Minimum Lot Size 6,000 square feet
Minimum Commercial Ground Floor2 50 percent to 60 percent of ground floor street frontage Front Setback Zero to 8 ft (maximum)
Interior Side Yard Setback 0 ft
Rear Yard Setback 0 ft
Side Yard on Street Side of Corner Lot Setback 5 ft (maximum) Maximum Building Height 55 ft /75 ft
Refer to Figure 4-1 for the locations of specific height limits.

Required Parking3 See Section 5.15
Stepbacks4 Floors 1 – 3 0 ft
Floor 4+ 8 ft (from the façade below)
Minimum Ceiling Heights
Ground Floor 13 ft
Above Ground Floor 10 ft
Allowable Maximum Projections
into the Front Setback5
Cornices and Eaves 4 ft
Balconies 4 ft (10 ft minimum height clearance)
Awnings and Canopies 6 ft (8 ft minimum height clearance) Bay Windows and Projecting Windows 4 ft
Projecting Signs 3 ft (8 ft minimum vertical clearance) Preferred Architectural Styles American Mercantilea or Craftsman See Appendix C for details
1 Additional traffic analysis shall be required for development exceeding 75 percent of build out thresholds by District (Appendix E).
2 The Planning Commission may approve a reduction or waiver of the minimum groundfloor commercial requirement upon making both of the following findings: (1) the required commercial frontage is unlikely to be viable due to demonstrated site-specific conditions, market conditions or project characteristics. Relevant considerations include pedestrian activity, visibility, access, surrounding uses, nearby commercial vacancy and leasing activity, and the size and configuration of the proposed commercial space; and (2) the alternative design maintains an active, pedestrian-oriented ground floor through street-facing entrances, windows, landscaping, usable outdoor spaces or other features appropriate to the proposed use, consistent with Chapter 6.

The applicant shall provide a written justification and supporting information proportionate to the requested reduction or waiver. The Planning Commission shall consider whether a partial reduction would address the demonstrated constraints while retaining viable commercial frontage, particularly along Broadway and other priority pedestrian streets.
3 Parcels located within one-quarter mile (1/4 mile) of the Lemon Grove Depot Trolley Station shall be exempt from the minimum off-street parking requirements of this Specific Plan, consistent with applicable State law.
4 Stepbacks are measured from all street frontage property lines. 5 Similar architectural features may project up to four (4) feet into a required setback as determined by the Community Development Manager.

DEVELOPMENT STANDARDS
45 5

5.3 TRANSIT MIXED-USE ZONING DISTRICT
The Transit Mixed-Use Zoning District is intended to create a vibrant transit-oriented neighborhood centered around the Lemon Grove Trolley Station. This District is intended to accommodate a mix ofresidential, commercial, office, civic, and lodging uses that capitalize on convenient access to regional transit while fostering a walkable, compact, and mixeduse urban environment.

Development within the district should exemplify the principles of transit-oriented development by concentrating a mix of housing, employment, shopping, services, and public spaces within walking distance of transit. The District is intended to accommodate the greatest concentration of new mixed-use and residential development in Downtown Lemon Grove, reinforcing the Trolley Station as the focal point for future growth while supporting local businesses, expanding housing opportunities, and increasing transit ridership.

Ground-floor commercial uses, including neighborhood-serving retail, restaurants, cafés, services, entertainment, and other active uses, are encouraged along key pedestrian streets and public spaces to create an engaging and active street environment. Residential, office, and lodging uses are encouraged above or alongside commercial development, creating a balanced mix of uses that support activity throughout the day and evening.

Development should prioritize safe and convenient pedestrian and bicycle connections between the Trolley Station, Village Commercial District, civic destinations, parks, surrounding neighborhoods, and adjacent development.

Figure 5-2 (Transit Mixed-Use Zoning District Rendering) illustrates the intended development pattern for the Transit Mixed-Use Zoning District. Table 5-2 (TransitMixed-Use Zoning District Development Standards) provides the development standards applicable to the Transit Mixed-Use Zoning District.

A Maximum Height: 55 ft / 75 ft*
B Maximum Front Setback: 8 ft
C Stepbacks (Floors 1-4): 0 ft
D Stepbacks (Floor 5+): 8 ft
E Ground Floor Minimum Ceiling
Height: 13 ft
F Above Ground Floor Minimum
Ceiling Height: 10 ft
*See Figure 4-1 for specific height limit locations.
46 Figure 5-2: Transit Mixed-Use Zoning District Rendering Rendering is for illustrative purposes only and is not intended to represent the type of development that could occur. This figure is not intended to depict specific development.

DEVELOPMENT STANDARDS
47 5
Table 5-2: Transit Mixed-Use Zoning District Development Standards

STANDARD REQUIREMENT
Maximum Density 60 dwelling units per acre
Maximum Floor Area Ratio (FAR)1 4.0
Minimum Lot Size 6,000 square feet
Minimum Commercial Ground Floor2 50 percent to 60 percent of ground floor street frontage Front Setback Zero to 8 ft (maximum)
Interior Side Yard Setback 0 ft
Rear Yard Setback 0 ft
Side Yard on Street Side of Corner Lot Setback 5 ft (maximum) Maximum Building Height 55 ft / 75 ft
Refer to Figure 4-1 for the locations of specific height limits.

Required Parking3 See Section 5.15
Stepbacks4 Floors 1 – 4 0 ft
Floor 5+ 8 ft (from the façade below)
Minimum Ceiling Heights
Ground Floor 13 ft
Above Ground Floor 10 ft
Allowable Maximum Projections
into the Front Setback5
Cornices and Eaves 4 ft
Balconies 4 ft (10 ft minimum height clearance)
Awnings and Canopies 6 ft (8 ft minimum height clearance) Bay Windows and Projecting Windows 4 ft
Projecting Signs 3 ft (8 ft minimum vertical clearance) Preferred Architectural Styles Art Deco, Contemporary, or Historic Modern See Appendix C for details
1 Additional traffic analysis shall be required for development exceeding 75 percent of build out thresholds by District (Appendix E).
2 The Planning Commission may approve a reduction or waiver of the minimum groundfloor commercial requirement upon making both of the following findings: (1) the required commercial frontage is unlikely to be viable due to demonstrated site-specific conditions, market conditions or project characteristics. Relevant considerations include pedestrian activity, visibility, access, surrounding uses, nearby commercial vacancy and leasing activity, and the size and configuration of the proposed commercial space; and (2) the alternative design maintains an active, pedestrian-oriented ground floor through street-facing entrances, windows, landscaping, usable outdoor spaces or other features appropriate to the proposed use, consistent with Chapter 6.

5.4 INNOVATION ZONING DISTRICT
The Innovation Zoning District is intended to serve as Downtown Lemon Grove’s primary employment and innovation center, supporting economic growth, entrepreneurship, education, and investment while complementing the surrounding area. The District accommodates a broad mix of employment-generating uses, including offices, research and development, technology, healthcare, education, light industrial, manufacturing, hospitality, and supporting commercial uses in a flexible, mixed-use environment.

The District recognizes the important role that existing light industrial and employment uses play in Lemon Grove’s economy and identity. Future development should build upon these strengths by encouraging reinvestment, modernization, and high-quality design while creating opportunities to attract new businesses, support emerging industries, and expand quality employment. This approach will strengthen the District as a dynamic employment center that supports a resilient, innovative, and evolving local economy. Residential development may also be permitted within the district where authorized by applicable State law, subject to the requirements and development standards established by such law.

Development should create an attractive and connected employment district that balances economic productivity with a high-quality public realm. Supporting retail, restaurants, cafés, breweries, and neighborhood-serving services are encouraged along key streets and pedestrian routes to serve employees, residents, and visitors. Landscaping, open spaces, pedestrian amenities, and high-quality architecture should help integrate the district with the surrounding downtown while creating an inviting environment for businesses, employees, and the community. Within this District, the Broadway Commercial Project Specific Plan remains applicable to existing uses and developments to ensure they do not become non-conforming.

Figure 5-3 (Innovation Zoning District Rendering) illustrates the intended development pattern for the Innovation Zoning District. Table 5-3 (InnovationZoningDistrictDevelopment Standards)provides thedevelopment standards applicabletotheInnovationZoningDistrict.

A Maximum Height: 45 ft / 75 ft*
B Maximum Front Setback: 8 ft
C Stepbacks (Floors 1-2): 0 ft
D Stepbacks (Floor 3+): 8 ft
E Ground Floor Minimum Ceiling
Height: 13 ft
F Above Ground Floor Minimum
Ceiling Height: 10 ft
*See Figure 4-1 for specific height limit locations.

DEVELOPMENT STANDARDS
49 5
Figure 5-3: Innovation Zoning District Rendering
Rendering is for illustrative purposes only and is not intended to represent the type of development that could occur. This figure is not intended to depict specific development. 50 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table 5-3: Innovation Zoning District Development Standards

STANDARD REQUIREMENT
Maximum Floor Area Ratio (FAR)1 4.0
Minimum Lot Size 6,000 square feet
Minimum Commercial Ground Floor2 50 percent to 60 percent of ground floor street frontage Front Setback Zero to 8 ft (maximum)
Interior Side Yard Setback 0 ft
Rear Yard Setback 0 ft
Side Yard on Street Side of Corner Lot Setback 5 ft (maximum) Maximum Building Height 45 ft / 75 ft
Refer to Figure 4-1 for the locations of specific height limits.

Required Parking3 See Section 5.15
Stepbacks4 Floors 1 – 2 0 ft
Floor 3+ 8 ft (minimum from the façade below)
Minimum Ceiling Heights
Ground Floor 13 ft
Above Ground Floor 10 ft
Allowable Maximum Projections
into the Front Setback5
Cornices and Eaves 4 ft
Balconies 4 ft (10 ft minimum height clearance)
Awnings and Canopies 6 ft (8 ft minimum height clearance) Bay Windows and Projecting Windows 4 ft
Projecting Signs 3 ft (8 ft minimum vertical clearance) Preferred Architectural Styles Art Deco, Historic Modern, or Contemporary See Appendix C for details
1 Additional traffic analysis shall be required for development exceeding 75 percent of build out thresholds by District (Appendix E).
2 The Planning Commission may approve a reduction or waiver of the minimum groundfloor commercial requirement upon making both of the following findings: (1) the required commercial frontage is unlikely to be viable due to demonstrated site-specific conditions, market conditions or project characteristics. Relevant considerations include pedestrian activity, visibility, access, surrounding uses, nearby commercial vacancy and leasing activity, and the size and configuration of the proposed commercial space; and (2) the alternative design maintains an active, pedestrian-oriented ground floor through street-facing entrances, windows, landscaping, usable outdoor spaces or other features appropriate to the proposed use, consistent with Chapter 6.

NOTE: Residential development may be permitted within the Innovation Zoning District pursuant to applicable State law, notwithstanding the land use restrictions established by this Specific Plan. Such development shall comply with all applicable State law requirements and development standards.

DEVELOPMENT STANDARDS
51 5

5.5 BROADWAY MIXED-USE ZONING DISTRICT
The Broadway Mixed-Use Zoning District is intended to support the revitalization of the Broadway corridor through a mix of residential, commercial, office, and lodging uses in a walkable, mixed-use environment. Serving as a transition between the Village Commercial District and surrounding neighborhoods, the district accommodates corridor-oriented development that expands opportunities for housing and investment while reinforcing Broadway as an attractive, active, and pedestrian-oriented commercial corridor.

Development within the District should encourage a mix of locally-serving retail, restaurants, cafés, professional offices, services, lodging, and residential uses that contribute to activity throughout the day. Ground-floor commercial uses are encouraged along Broadway to support an engaging pedestrian environment, while residential and office uses located above or alongside commercial development help create a balanced and active mixed-use corridor.

The District recognizes the importance of existing businesses and commercial uses while encouraging their continued evolution through reinvestment, improved site design, and enhanced pedestrian amenities. Development should prioritize building orientation, streetscape improvements, landscaping, outdoor gathering spaces, and safe pedestrian connections that reinforce Broadway as a welcoming gateway and destination within Downtown Lemon Grove. Existing auto-oriented uses may continue to serve the community while incorporating design features that improve the pedestrian experience and contribute to the long-term vision for the corridor.

Figure 5-4 (Broadway Mixed-Use Zoning District Rendering) illustrates the intended development pattern for the Broadway Mixed-Use Zoning District. Table 5-4 (Broadway Mixed-Use Zoning District Development Standards) provides the development standards applicable to the Broadway Mixed-Use Zoning District.

A Maximum Height: 45 ft
B Maximum Front Setback: 8 ft
C Stepbacks: 0 ft
D Ground Floor Minimum Ceiling
Height: 13 ft
E Above Ground Floor Minimum
Ceiling Height: 10 ft
52 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Figure 5-4: Broadway Mixed-Use Zoning District Rendering Rendering is for illustrative purposes only and is not intended to represent the type of development that could occur. This figure is not intended to depict specific development.

DEVELOPMENT STANDARDS
53 5
Table 5-4: Broadway Mixed-Use Zoning District Development Standards

STANDARD REQUIREMENT
Maximum Density 30 dwelling units per acre
Maximum Floor Area Ratio (FAR)1 1.6
Minimum Lot Size 6,000 square feet
Minimum Commercial Ground Floor2 50 percent to 60 percent of ground floor street frontage Front Setback 8 ft (maximum)
Interior Side Yard Setback 0 ft
Rear Yard Setback 0 ft
Side Yard on Street Side of Corner Lot Setback 5 ft (maximum) Maximum Building Height 45 ft
Required Parking See Section 5.15
Stepbacks3 0 ft
Minimum Ceiling Heights
Ground Floor 13 ft
Above Ground Floor 10 ft
Allowable Maximum Projections
into the Front Setback4
Cornices and Eaves 4 ft
Balconies 4 ft (10 ft minimum height clearance)
Awnings and Canopies 6 ft (8 ft minimum height clearance) Bay Windows and Projecting Windows 4 ft
Projecting Signs 3 ft (8 ft minimum vertical clearance) Preferred Architectural Styles Art Deco
See Appendix C for details
1 Additional traffic analysis shall be required for development exceeding 75 percent of build out thresholds by District (Appendix E).
2 The Planning Commission may approve a reduction or waiver of the minimum groundfloor commercial requirement upon making both of the following findings: (1) the required commercial frontage is unlikely to be viable due to demonstrated site-specific conditions, market conditions or project characteristics. Relevant considerations include pedestrian activity, visibility, access, surrounding uses, nearby commercial vacancy and leasing activity, and the size and configuration of the proposed commercial space; and (2) the alternative design maintains an active, pedestrian-oriented ground floor through street-facing entrances, windows, landscaping, usable outdoor spaces or other features appropriate to the proposed use, consistent with Chapter 6.

The applicant shall provide a written justification and supporting information proportionate to the requested reduction or waiver. The Planning Commission shall consider whether a partial reduction would address the demonstrated constraints while retaining viable commercial frontage, particularly along Broadway and other priority pedestrian streets.
3 Stepbacks are measured from all street frontage property lines. 4 Similar architectural features may project up to four (4) feet into a required setback as determined by the Community Development Manager.
54 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

5.6 NEIGHBORHOOD COMMERCIAL ZONING DISTRICT
The Neighborhood Commercial Zoning District is intended to provide convenient goods, services, and other employment opportunities to meet the daily needs of surrounding neighborhoods while complementing the broader mix of uses within Downtown Lemon Grove. The District encourages non-residential-only uses such as neighborhood-serving retail, restaurants, professional offices, personal services, healthcare, financial institutions, and other commercial uses that support residents, employees, and local businesses.

Development within the district should reinforce a safe, walkable, and attractive commercial environment that is well integrated with adjacent neighborhoods. High-quality building design, landscaping, pedestrian amenities, and comfortable connections to surrounding residential areas are encouraged to create welcoming places that support everyday activities and neighborhood gathering. Residential development may also be permitted within the district where authorized by applicable State law, subject to the requirements and development standards established by such law.

The District recognizes the importance of existing neighborhood businesses while encouraging reinvestment and incremental improvements that enhance the appearance, functionality, and long-term vitality of these commercial areas.

Figure 5-5 (Neighborhood Commercial Zoning District Rendering) illustrates the intended development pattern for the Neighborhood Commercial Zoning District. Table 5-5 (Neighborhood Commercial Zoning District Development Standards) provides the development standards applicable to the Neighborhood Commercial Zoning District.

A Maximum Height: 45 ft
B Maximum Front Setback: 8 ft
C Stepbacks: 0 ft
D Ground Floor Minimum Ceiling
Height: 13 ft
E Above Ground Floor Minimum
Ceiling Height: 10 ft

DEVELOPMENT STANDARDS
55 5
Figure 5-5: Neighborhood Commercial Zoning District Rendering Rendering is for illustrative purposes only and is not intended to represent the type of development that could occur. This figure is not intended to depict specific development. 56 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table 5-5: Neighborhood Commercial Zoning District Development Standards

STANDARD REQUIREMENT
Maximum Floor Area Ratio (FAR)1 1.6
Minimum Lot Size 6,000 square feet
Minimum Commercial Ground Floor2 50 percent to 60 percent of ground floor street frontage Front Setback 8 ft
Interior Side Yard Setback 0 ft (minimum)
Rear Yard Setback 0 ft
Side Yard on Street Side of Corner Lot Setback 5 ft (maximum) Maximum Building Height 45 ft
Required Parking3 See Section 5.15
Stepbacks4 0 ft
Minimum Ceiling Heights
Ground Floor 13 ft
Above Ground Floor 10 ft
Allowable Maximum Projections
into the Front Setback5
Cornices and Eaves 4 ft
Balconies 4 ft (10 ft minimum height clearance)
Awnings and Canopies 6 ft (8 ft minimum height clearance) Bay Windows and Projecting Windows 4 ft
Projecting Signs 3 ft (8 ft minimum vertical clearance) Prefferred Architectural Styles Contemporary
See Appendix C for details
1 Additional traffic analysis shall be required for development exceeding 75 percent of build out thresholds by District (Appendix E).
2 The Planning Commission may approve a reduction or waiver of the minimum groundfloor commercial requirement upon making both of the following findings: (1) the required commercial frontage is unlikely to be viable due to demonstrated site-specific conditions, market conditions or project characteristics. Relevant considerations include pedestrian activity, visibility, access, surrounding uses, nearby commercial vacancy and leasing activity, and the size and configuration of the proposed commercial space; and (2) the alternative design maintains an active, pedestrian-oriented ground floor through street-facing entrances, windows, landscaping, usable outdoor spaces or other features appropriate to the proposed use, consistent with Chapter 6.

The applicant shall provide a written justification and supporting information proportionate to the requested reduction or waiver. The Planning Commission shall consider whether a partial reduction would address the demonstrated constraints while retaining viable commercial frontage, particularly along Broadway and other priority pedestrian streets.
3 Parcels located within one-quarter mile (1/4 mile) of the Lemon Grove Depot Trolley Station shall be exempt from the minimum off-street parking requirements of this Specific Plan, consistent with applicable State law.
4 Setbacks are measured from all street frontage property lines. 5 Similar architectural features may project up to four (4) feet into a required setback as determined by the Community Development Manager.

NOTE: Residential development may be permitted within the Neighborhood Commercial Zoning District pursuant to applicable State law, notwithstanding the land use restrictions established by this Specific Plan. Such development shall comply with all applicable State law requirements and development standards.

DEVELOPMENT STANDARDS
57 5

5.7 CIVIC ZONING DISTRICT
The Civic Zoning District serves as the civic heart of Downtown Lemon Grove, accommodating government offices, public facilities, parks, libraries, schools, and other civic and community-serving uses that support residents and visitors.

Development within the district should reinforce its role as a welcoming civic destination through high-quality public spaces, strong pedestrian connections, and buildings that frame parks, plazas, and streets. Civic buildings should incorporate inviting entrances, transparent frontages where appropriate, landscaping, shade trees, public art, and gathering spaces that encourage everyday activity and community interaction.

The District should support civic events, cultural programming, outdoor recreation, and public gatherings while strengthening connections to the Village Commercial District, surrounding neighborhoods, and the broader downtown. Together, these elements create a recognizable civic center where residents come together to access public services, celebrate community events, and enjoy public open spaces.

Figure 5-6 (Civic Zoning District Rendering) illustrates the intended development pattern for the Civic Zoning District. Table 5-6 (Civic Zoning District Development Standards) provides the development standards applicable to the Civic Zoning District.

A Maximum Height: 45 ft
B Maximum Front Setback: 8 ft
C Stepbacks: 0 ft
D Ground Floor Minimum Ceiling
Height: 13 ft
E Above Ground Floor Minimum
Ceiling Height: 10 ft
58 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Figure 5-6: Civic Zoning District Rendering
Rendering is for illustrative purposes only and is not intended to represent the type of development that could occur. This figure is not intended to depict specific development.

DEVELOPMENT STANDARDS
59 5
Table 5-6: Civic Zoning District Development Standards

STANDARD REQUIREMENT
Maximum Floor Area Ratio (FAR)1 1.6
Minimum Lot Size 6,000 square feet
Front Setback 8 ft (maximum)
Interior Side Yard Setback 0 ft
Rear Yard Setback 0 ft
Side Yard on Street Side of Corner Lot Setback 5 ft (maximum) Maximum Building Height 45 ft
Required Parking2 See Section 5.15
Stepbacks3 0 ft
Minimum Ceiling Heights
Ground Floor 13 ft
Above Ground Floor 10 ft
Allowable Maximum Projections
into the Front Setback4
Cornices and Eaves 4 ft
Balconies 4 ft (10 ft minimum height clearance)
Awnings and Canopies 6 ft (8 ft minimum height clearance) Bay Windows and Projecting Windows 4 ft
Projecting Signs 3 ft (8 ft minimum vertical clearance) Preferred Architectural Styles Contemporary, Historic Modern, or Mission Revival See Appendix C for details
1 Additional traffic analysis shall be required for development exceeding 75 percent of build out thresholds by District (Appendix E). 2 Parcels located within one-quarter mile (1/4 mile) of the Lemon Grove Depot Trolley Station shall be exempt from the minimum off-street parking requirements of this Specific Plan, consistent with applicable State law.
3 Stepbacks are measured from all street frontage property lines. 4 Similar architectural features may project up to four (4) feet into a required setback as determined by the Community Development Manager. 60 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

5.8 DOWNTOWN RESIDENTIAL ZONING DISTRICT
The Downtown Residential Zoning District is intended to provide a variety of housing opportunities that support the continued vitality of Downtown Lemon Grove. By accommodating residents within walking distance of shops, restaurants, parks, employment, community services, and transit, the district helps create an active, walkable downtown while expanding housing choices for people at different stages of life.

The district accommodates a range of residential building types, including duplexes, townhomes, condominiums, apartments, and accessory dwelling units. Development should create attractive, well-designed residential neighborhoods that complement adjacent development and contribute to the character of downtown through high-quality architecture, landscaping, open space, and pedestrian connections.

Compatible community-serving uses, such as places of worship, childcare facilities, public facilities, home occupations, and other neighborhood-supporting uses are encouraged where appropriate to enhance neighborhood livability. Development should strengthen connections between residential neighborhoods and the broader downtown, creating complete neighborhoods where residents can easily access the businesses, services, parks, and amenities that make Downtown Lemon Grove a vibrant place to live.

Figure 5-7 (Downtown Residential Zoning District Rendering) illustrates the intended development pattern for the Downtown Residential Zoning District. Table 5-7 (Downtown Residential Zoning District Development Standards) provides the development standards applicable to the Downtown Residential Zoning District.

A Maximum Height: 55 ft
B Maximum Front Setback: 8 ft
C Stepbacks (Floors 1-2): 0 ft
D Stepbacks (Floor 3): 10 ft
E Ground Floor Minimum Ceiling
Height: 10 ft
F Above Ground Floor Minimum
Ceiling Height: 10 ft

DEVELOPMENT STANDARDS
61 5
Figure 5-7: Downtown Residential Zoning District Rendering Rendering is for illustrative purposes only and is not intended to represent the type of development that could occur. This figure is not intended to depict specific development. 62 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table 5-7: Downtown Residential Zoning District Development Standards

STANDARD REQUIREMENT
Maximum Density 40 dwelling units per acre
Minimum Lot Size 10,000 square feet
Front Setback 0 ft
Interior Side Yard Setback 5 ft (minimum)
Rear Yard Setback 5 ft (minimum)
Side Yard on Street Side of Corner Lot Setback 10 ft (minimum) Maximum Building Height 55 ft
Required Parking1 See Section 5.15
Stepbacks2 0 ft
Minimum Ceiling Heights
Ground Floor 10 ft
Above Ground Floor 10 ft
Allowable Maximum Projections
into the Front Setback3
Cornices and Eaves 4 ft
Balconies 4 ft (10 ft minimum height clearance)
Awnings and Canopies 6 ft (8 ft minimum height clearance) Bay Windows and Projecting Windows 4 ft
Projecting Signs 3 ft (8 ft minimum vertical clearance) Preferred Architectural Styles Contemporary or Art Deco See Appendix C for details
1 Parcels locatedwithin one-quarter mile (1/4 mile) ofthe Lemon Grove DepotTrolleyStation shall be exemptfrom the minimum off-street parking requirements ofthisSpecificPlan, consistent with applicable State law.
2 Setbacks are measured from all street frontage property lines. 3 Similar architectural features may project up to four (4) feet into a required setback as determined by the Community Development Manager.

DEVELOPMENT STANDARDS
63 5

5.9 HISTORIC OVERLAY
The Historic Overlay is intended to preserve and enhance historic buildings, landmarks, and cultural resources within Downtown Lemon Grove. New development, renovations, and site improvements within the Overlay area should intentionally reinforce the historic character ofthe area and celebrate the City’s history and early pioneer heritage.

5.9.1 HISTORIC OVERLAY DEVELOPMENT STANDARDS

1. New development shall incorporate architectural elements, building materials, public art, murals, signage, or other design features thatreflectorcomplementthehistoriccharacterofthe surrounding area, including elements associated with Mission Revival and Spanish Colonial Revival architectural styles.

2. Minor alterations to historic properties, including interior alterations and additions and exterior restoration that retains the existing architectural style, roof and siding materials, window treatments, and other exterior architectural features, shall require a Zoning Clearance and review by the Lemon Grove Historical Society. Decisions of the Historical Society may be appealed to the Planning Commission.

3. Major alterations to historic properties, including exterior alterations that are inconsistent with the historic architectural style of the building, or the demolition of a historic structure, shall require a Planned Development Permit and Planning Commission approval with recommendations from the Lemon Grove Historical Society.

4. Historic properties shall include those buildings, structures, sites, and landmarks identified in the General Plan or
subsequently designated by the City.

5.10 ARTS AND ENTERTAINMENT OVERLAY
The Arts and Entertainment Overlay is intended to encourage arts-related uses, cultural activities, public art, and creative placemaking within Downtown Lemon Grove.

5.10.1 ARTS AND ENTERTAINMENT OVERLAY

DEVELOPMENT STANDARDS

1. New development and substantial building additions or exterior renovations within the Arts and Entertainment Overlay shall provide art features and/or artistic signage and displays along public street frontages or within private areas visible from the public right-of-way.

2. Art visible to the public shall be provided at a rate of:
a. Ten (10) percent of the area of the largest building face for wall art; or
b. One (1) percent of the area of the largest building face for sculptural art, calculated based on the largest side of the sculpture inscribed within a rectangle. The area of the rectangle(s) shall be equal to or greater than one (1) percent of the building face.
i. For purposes of this standard, building face area shall be calculated as the total exterior wall surface area measured from finished grade to the top of the wall, including doors and windows and excluding portions of the façade that
are recessed more than eight (8) feet from the primary
building face.
ii. Required art shall be located on the development site and shall be visible from a public street, sidewalk, or other public right-of-way. Art may be located on a building façade or within an outdoor area of the site, including plazas, courtyards, landscaped areas, and building setbacks.
64 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

3. Art In-Lieu Option: As an alternative to providing the art required by subsection 2, an applicant may pay an art in-lieu fee in an amount established by the City, subject to approval by the Community Development Manager. The art in-lieu option shall only be permitted when the Community Development Manager determines that providing the required public art is infeasible or impractical. In-lieu fees shall be used to fund public art and related improvements within the Arts and Entertainment Overlay.

4. Theatrical and artistic wall and projecting signage shall be permitted provided:
a. A minimum vertical clearance of eight (8) feet is maintained for projections; and
b. Artistic wall signage does not exceed 20 percent of the area of the building face.

5. Sculptures and other artwork that do not constitute signs under Municipal Code Section 18.12.020 are exempt from sign regulations.

6. Art Integration: Public and private art may be incorporated into surface improvements, open spaces, building facades, gateways,wayfindingsigns,benches, street amenities,displays, utility boxes, sidewalks, crosswalks, and similar improvements.

Art may include functional art, freestanding art, wall art, and surface art.

5.11 STREET IMPROVEMENTS
The following street improvement requirements shall apply to all new development and additions exceeding 50 percent of the existing gross floor area within the Downtown Specific Plan Area.

5.11.1 STREET IMPROVEMENT REQUIREMENTS

1. New development shall construct or fund its fair share of street improvements adjacent to the project frontage in accordance with the Municipal Code and the mobility improvements
identified in this Specific Plan.

2. Required street improvements may include, but are not limited to, sidewalks, curb and gutter, pedestrian amenities, street trees, lighting, bicycle facilities, transit amenities, traffic control devices, utility undergrounding, and other improvements identified in the Mobility Chapter.

3. Projects shall fund their proportionate share of intersection improvements associated with intersections located adjacent to or directly serving the project site, as determined by the City Engineer.

4. Where installation of a required improvement is not feasible at the time of development, the City may allow an in-lieu fee, improvement agreement, or other mechanism acceptable to the City to ensure future implementation of the improvement.

5. Development subject to Municipal Code street improvement requirements that is not otherwise addressed by this Specific Plan shall provide improvements in accordance with the
Municipal Code.

6. Required improvements shall be designed and constructed in a manner consistent with the streetscape, mobility, and public realm objectives of this Specific Plan.

DEVELOPMENT STANDARDS
65 5

5.12LANDSCAPING
Landscaping shall be provided throughout the DSP Area to enhance the pedestrian environment, provide shade and visual relief, support urban greening, and improve the appearance of development. The following landscaping standards shall apply to all development within the DSP Area.

5.12.1 LANDSCAPING REQUIREMENTS

1. A minimum of eight (8) percent of the project site area shall be provided as landscaped area.

2. Landscaping may be provided through a combination of ground-level landscaped areas, courtyards, plazas, planters, and rooftop landscaping.

3. Street trees shall be provided at a minimum ratio of one (1) tree per 25 linear feet of street frontage.

4. Street trees shall be a minimum 24-inch box size with a minimum trunk caliper of two (2) inches at the time of planting.

5. Proposed trees located between emergency access lanes, including public streets and alleys, and building facades shall be subject to Fire Department review and approval.

6. All landscaping shall comply with the City’s Water Efficient Landscape Ordinance and applicable provisions of the
Municipal Code.

7. New installation of synthetic grass or artificial turf shall be prohibited within the DSP Area.

5.13 OPEN SPACE
Open space is fundamental to creating a welcoming, vibrant, and livable Downtown, providing comfortable places for people to gather, relax, and enjoy outdoor activity year-round. The DSP requires open space in conjunction with new development to meet the needs of residents, businesses, and visitors. The following open space standards shall apply to all development within the DSP Area.

5.13.1 COMMON OPEN SPACE REQUIREMENTS

1. Residential development shall provide a minimum of 100 square feet of common open space per dwelling unit.

2. Non-residential development shall provide common open space equal to a minimum of five percent (5%) of the project floor area.

3. Publicly accessible plazas, courtyards, paseos, outdoor gathering spaces, and similar amenities may satisfy up to 40 percent of the required common open space requirement.

4. Outdoor dining areas, patios, and similar amenities may count toward the common open space requirement.

5.13.2 PRIVATE OPEN SPACE REQUIREMENTS

1. Residential development shall provide a minimum of 50 square feet of private open space per dwelling unit.

2. Required private open space areas shall maintain a minimum dimension of five (5) feet in any direction.

5.13.3 PUBLIC PARKLAND REQUIREMENTS

1. Residential development shall dedicate park land or pay in-lieu parkfeeinaccordancewiththeCity’sadoptedparklanddedication ordinance, fee program, or other applicable regulations.

2. In-lieu park fees shall be used for the acquisition, expansion, design, construction, or improvement of parks, publicly accessible open spaces, trails, plazas, recreational facilities, or other park-related improvements identified in this DSP or the City’s Capital Improvement Program.
66 3. Projects providing publicly accessible open space or park improvements beyond the minimum requirements established by this DSP may receive credit toward applicable in-lieu park fee requirements, subject to City approval.

4. Compliance with this section shall satisfy the DSP’s public parkland dedication requirements.

5.14 SUSTAINABILITY
Development within the Specific Plan Area shall incorporate sustainable site design, building design, and operational practices that reduce greenhouse gas emissions and support long-term resiliency, consistent with the Lemon Grove Climate Action Plan.

5.14.1 SUSTAINABILITY REQUIREMENTS

1. New development and additions exceeding 50 percent of the existing gross floor area shall achievea minimum of 10 sustainability points in accordance with Appendix B:

Sustainability Standards.

2. Sustainability points may be achieved through a combination of site design, energy efficiency, water conservation, renewable energy, transportation demand management, and other
measures identified in Appendix B.

5.15ENVIRONMENTAL REQUIREMENTS

1. Projects containing sensitive land uses located within 500 feet ofStateRoute94shall preparea HealthRisk Assessment(HRA) in accordance with the South Coast Air Quality Management District (SCAQMD) or San Diego County Air Pollution Control Distric
t (SDAPCD) guidance, as applicable.

2. Any required mitigation measures identified in the approved HRA shall be incorporated into the project design.

DEVELOPMENT STANDARDS
67 5

5.16 OFF-STREET PARKING REQUIREMENTS
Off-street parking shall be provided in accordance with the standards contained in this chapter. Where parking requirements are modified, reduced, eliminated, or preempted by applicable State law, the provisions of State law shall govern. Parking modifications otherwise permitted by the DSP or the Municipal Code may be approved in accordance with applicable City procedures. Within the Broadway MixedUse, Transit Mixed-Use, and Village Commercial zoning districts, a deficiency in the minimum off-street parking required by Table 5-8 shall not constitute a basis for denying a use within Use Groups 6, 7, or 9 when located in a building that has been occupied for at least five years.

This allowance applies only where the proposed use does not reduce the number of existing off-street parking spaces.

Table 5-8: Off-Street Parking Requirements

LAND USE ACTIVITY REQUIRED PARKING
Retail, Office, Restaurants 1 space per 500 square feet Visitor Accommodations 1 space per four units
Assembly Spaces (e.g., Theatres, Auditoriums,
Conference Rooms, Classrooms, Places of Workshop) 1.0 space per 24 seats or per 250 square feet of floor area where seats are not fixed Warehousing, Manufacturing, & Industrial 1.0 space per 1,000 square feet Studios Dwelling Unit 0.5 space per dwelling unit
One Bedroom Dwelling Unit 0.75 spaces per dwelling unit Two-Bedroom Dwelling Unit 1 space per dwelling unit
Three Bedroom + Dwelling Unit 1.25 spaces per dwelling unit Guest Parking 1 space per 5 dwelling units
Bicycle Parking
In projects with 4 or more required parking spaces, a rack or other secure device for storing and protecting bicycles from theft shall be installed. Such devices shall be provided for at least one bicycle per ten required parking spaces. Such devices shall be located so as not to interfere with pedestrian or vehicular traffic.

Mixed Use Parking Reduction Weekday operating uses like Corporate and Professional Offices allow for a 40 percent reduction for that use.

Unassigned Parking Reduction Parking spaces that are unassigned allow for a 20 percent parking reduction (if also available to the public free of cost during all times a 40 percent parking reduction is allowed instead).

Off-site Parking Reduction Designated off-site parking spaces within 500 feet of the property allow for a 1:1 ratio parking reduction.

In-Lieu Parking Fees Per Ordinance Established by City Council. 68 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

5.17 DRIVE-THROUGH FACILITIES
Drive-through facilities associated with Eating Places (Land Use Group 6) may be permitted within the Broadway MixedUse, Transit Mixed-Use, Village Commercial, Neighborhood Commercial, and Innovation zoning districts, subject to the applicable use classifications and restrictions identified in Table 4-1 (Allowable Land Use Matrix) and Appendix D. Drivethrough facilities shall comply with the following standards:

1. Drive-through facilities shall provide a minimum of six (6) vehicle stacking spaces per drive-through lane. Each stacking space shall measure a minimum of 10 feet in width and 20 feet in length.

2. Vehicle stacking spaces shall be accommodated entirely onsite and shall not obstruct public streets, sidewalks, pedestrian pathways, parking spaces, or required vehicular access.

3. Drive-through lanes and vehicle stacking areas shall not be located between a primary building and an adjacent public street.

OBJECTIVE DESIGN

STANDARDS
Chapter 6
IN THIS CHAPTER:

6.1 Objective Design Standards Overview

6.2 Site Design

6.3 Building Design

6.4 Façade Articulation

6.5 Building Equipment and Service Areas

6.6 Fences and Walls

6.7 Pedestrian Circulation

6.8 Outdoor Space and Amenities

6.9 Landscaping

6.10 Parking

6.11 Bicycle Parking

6.12 Lighting

6.13 Signage

6.14 Public Art
70 OBJECTIVE DESIGN STANDARDS
71 6

6.1 OBJECTIVE DESIGN STANDARDS

OVERVIEW
The purpose of the Objective Design Standards is to establish clear and measurable architectural and site design requirements in addition to the Development Standards set forth in Chapter 5 (Development Standards) that provide a streamlined review process for qualifying development projects within the Downtown SpecificPlan(DSP)Area.Thesestandardsareintendedtopromote high-quality development, enhance the pedestrian environment, and reinforce the desired community-specific character and identity of Downtown Lemon Grove.

The Objective Design Standards apply to multi-family residential and qualifying mixed-use projects located within the DSP Area that are eligible for streamlined or ministerial approval pursuant to applicable State housing laws. Mixed-use projects must dedicate at least two-thirds of the total building square footage to residential uses in order to qualify. These standards establish the minimum required design criteria for eligible projects seeking streamlined or ministerial approval pursuant to applicable State housing laws and regulations referencing objective design standards.

In addition to complying with these standards, all development projects within the DSP Area shall comply with the applicable provisions of this DSP, the Lemon Grove General Plan, and the Lemon Grove Municipal Code. Where this DSP is silent on a particular requirement or provision, the applicable standards of the Lemon Grove Zoning Ordinance (Title 17 of the Municipal Code) shall apply.

Quantitative development standards, including permitted heights, setbacks, stepbacks, density, floor area ratio, open space requirements, and parking requirements, are established in Chapter 5.

6.2 SITE DESIGN
Site design reinforces pedestrian-oriented development, supports compatibility between adjacent uses, and contributes to an active and cohesive public realm throughout Downtown Lemon Grove.

6.2.1 NEIGHBORHOOD COMPATIBILITY AND BUILDING

PLACEMENT

1. Projects located adjacent to single-family uses in single-family residential zones shall orient primary building entrances, patios, balconies, and landscaped areas toward public streets or internal courtyards and shall not directly face adjoining singlefamily residential lots.

2. To create a continuous street frontage, at least 75 percent of the ground-floor street-facing façade in commercial and mixed-use zoning districts shall be located no more than five (5) feet from the front property line.

3. Projects adjacent to single-family residential areas shall provide a solid masonry wall and landscaping along the shared property line within the required setback established in Chapter 5 – Development Standards. Landscaped setback areas shall maintain a minimum width of five (5) feet.

4. Within mixed-use projects, loading and service areas associated with commercial uses shall not be located along a property line shared with an existing residential use. Primary 72 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
commercial entrances and outdoor commercial activity areas shall be oriented toward a public street or an internal area of the project.

5. Mixed-use projects shall orient ground-floor commercial and residential uses toward public streets, plazas, paseos, parks, or other publicly accessible open spaces.

6. All building entrances, parking areas, private and public open space, and pedestrian facilities shall include one (1) or more of the following features in a manner that preserves and does not obstruct the view into the area:
a. Landscaping
b. Outdoor furniture
c. Enhanced pavement
d. Recessed entry
e. Decorative lighting
f. Public art

7. Mixed-use projects containing ground-floor commercial or other non-residential use shall provide site amenities on a minimum of 15 percent of the ground plane between the
building and the front or street-side property line. The site amenities shall be comprised of any of the following elements:
a. Landscape materials or raised planters
b. Walls designed to accommodate pedestrian seating (no higher than 36 inches)
c. Site furnishings, including fountains, sculptures, and other public art
d. Tables and chairs associated with ground floor use

6.2.2 TRANSIT CONNECTIONS

1. Projects adjacent to a transit station or transit stop shall provide a continuous, ADA-compliant pedestrian connection from the public sidewalk or transit stop to a primary building entrance without requiring pedestrians to travel through parking lots or drive aisles.

2. Driveways shall be located a minimum of 50 feet from a bus stop, unless otherwise approved by the City or required by existing site constraints.

6.2.3 CRIME PREVENTION THROUGH ENVIRONMENTAL
DESIGN

1. Outdoor common areas, paseos, pedestrian walkways, and building entrances shall be visible from adjacent public streets, common open spaces, building entrances, or residential unit windows.

2. Internal courtyards and common outdoor areas shall be visible from a public street, parking area, pedestrian walkway, building entrance, or residential unit window.

3. Exterior stairways shall face an internal common area, parking area, or pedestrian walkway and shall not be separated from these areas by solid walls, fences, or landscaping exceeding three (3) feet in height.

4. Gates and doors providing access from the exterior to common residential areas, including lobbies, corridors, stairways, elevators, parking garages, and shared recreational facilities, shall require a key, code, card, or other access-control device.

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6.3 BUILDING DESIGN
Building design shapes the character of Downtown Lemon Grove through building form, massing, architectural features, groundfloor design, and materials and finishes that support a walkable and visually engaging environment.

6.3.1 MASSING

1. Residential and mixed-use projects shall provide building massing breaks at intervals no greater than 30 feet along street-facing façades through varying setbacks, vertical recesses, projections, balconies, recessed entrances, or similar architectural features.

2. Required massing breaks shall have a minimum depth of three (3) feet and extend the full height of the façade.

3. For façades exceeding 30 feet in length, no more than 75 percent of the façade may occur within the same wall plane.

4. Mixed-use buildings shall distinguish ground-floor nonresidential uses from upper stories by incorporating at least three (3) of the following architectural features:
a. Changes in building plane
b. Horizontal articulation, such as string courses or belt courses c. Upper-story stepbacks
d. Awnings or canopies over ground-floor entrances or
storefronts
e. Changes in exterior materials or colors

5. Ground-floor commercial storefronts shall be organized into storefront bays ranging from 15 to 25 feet in width. Individual commercial tenant spaces may occupy multiple adjoining storefront bays. Each storefront bay shall include a primary customer entrance.

6. Mixed-use buildings shall incorporate storefront, façade, or structural bay divisions at intervals ranging from 25 to 50 feet to establish a pedestrian-scaled rhythm along the street frontage.

7. Blank walls, defined as façade segments without doors, windows, architectural articulation, public art, or landscaping, shall not exceed 30 feet in length along public streets, pedestrian walkways, paseos, plazas, or publicly accessible open spaces.

8. Building façades shall not contain more than 50 feet of continuous, repetitive façade treatment without a change in plane, material, architectural treatment, or building form.

6.3.2 UPPER-STORY MODULATION

1. Required upper-story stepbacks shall comply with Chapter 5 – Development Standards.

6.3.3 GROUND FLOOR RESIDENTIAL FEATURES

1. Ground-floor residential units adjacent to public streets shall be elevated to a minimum of two (2) feet and a maximum of three (3) feet above adjacent sidewalk grade, except where the difference between the finished floor elevation and adjacent sidewalk grade is constrained by existing site topography.

Where the existing grade at the building frontage differs from the adjacent sidewalk grade by more than three (3) feet, this requirement shall not apply.

2. A transition area with a minimum depth ofthree (3)feet shall be provided between ground-floorresidential entries and adjacent public sidewalks or streets.

3. Transition areas may include stoops, porches, landscaping, planters, low walls, railings, or similar features.
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6.3.4 GROUND FLOOR MIXED-USE FEATURES

1. Ground-floor commercial façades along public streets, plazas, paseos, or publicly accessible open spaces shall incorporate transparent windows, operable storefront systems, recessed entries, outdoor dining areas, or similar pedestrian-oriented features.

2. Ground-floor commercial storefronts shall incorporate at least two (2) of the following:
a. Recessed entries
b. Transparent storefront glazing
c. Display windows
d. Awnings or canopies
e. Architectural detailing

3. Security grilles, security bars, roll-down security doors, and opaque window coverings visible from a public street shall be prohibited.

4. Ground-floor height requirements for commercial uses shall comply with Chapter 5 – Development Standards.

5. Awnings and canopies projecting over pedestrian walkways shall maintain a minimum vertical clearance of eight (8) feet above the adjacent walking surface.

6.3.5 LIVE-WORK UNITS

1. Live-work units with frontage along a public street, paseo, plaza, park, or other publicly accessible open space shall provide a primary entrance directly accessible from the public sidewalk or pedestrian circulation system.

2. The work area of a street-facing live-work unit shall provide a minimum transparency of 50 percent between three (3) feet and eight (8) feet above adjacent grade.

3. A minimum of 40 percent, but not more than 50 percent, of the live-work unit shall be dedicated to non-residential use.

4. Street-facing live-work units shall incorporate storefront-style windows, doors, or other architectural features designed to support an active pedestrian environment.

5. Garage doors associated with live-work units shall not occupy more than 40 percent ofthe ground-floor street-facing façade.

6. Ground-floor live-work units shall provide a transition area with a minimum depth of three (3) feet between residential living areas and adjacent public sidewalks. Transition areas may include stoops, porches, landscaping, planters, low walls, railings, outdoor seating areas, or similar features.

7. Live-work units shall be initially constructed for commercial use.

Conversion to live-work use shall maintain the street-facing storefront, including the primary entrance and transparency required by this section.

8. Live-work units located along a public street shall provide direct pedestrian access to the work area from the streetfacing façade.

9. Live-work units shall not be permitted on corner lots or on properties with frontage along Broadway within the Village Commercial Zoning District.

10. Live work is only allowed in zones that permit Mixed-Use in combination with Use Group 7 and 9.

6.3.6 MATERIALS

1. Exterior building façades shall be constructed of stucco, fiber cement, masonry, architectural concrete masonry units, precast concrete, stone, wood, simulated wood siding, metal panel systems, or similar durable materials. Plywood and T1-11 siding are prohibited.
75 2. Exterior finish materials on street-facing façades shall havea matte, satin, or other non-reflective finish. Polished, mirrored, or highlyreflective finishes shall be prohibited.

3. Split-face concrete masonry units shall be limited to building bases, accent walls, and other architectural accent features and shall not comprise more than 20 percent of any street-facing façade.

4. Materials, colors, and architectural details used on street-facing façades shall continue on all building elevations visible from a public street, paseo, plaza, park, or publicly accessible open space.

5. Material transitions shall occur at inside corners, changes in building plane, or architectural features such as columns, pilasters, cornices, or other façade projections. Material changes shall not occur ona continuous flat wall plane unless incorporated into an architectural feature.

6. Buildings shall incorporatea minimum of two (2) primary exterior materials, excluding glazing, railings, and trim. Each primary material shall cover at least 20 percent of the streetfacing façade.

7. Buildings greaterthan three (3) stories shall introducea change in material, texture, or color at intervals not exceeding 20 feet along any street-facing façade.

8. For projects containing both affordable and market-rate units, exterior materials, finishes, and architectural detailing shall be consistent throughout the development so that affordable units are not visually distinguishable from market-rate units. 76 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

6.3.7 COLORS

1. Buildings shall incorporate a minimum of three (3) exterior colors, including trim.

2. Changes in exterior color shall occur only at material transitions, changes in building plane, or architectural features, such as columns, pilasters, cornices, or trim, and shall not occur randomly across a façade.

3. Accent colors shall be used to highlight architectural features, entries, storefronts, awnings, balconies, and other building elements. Accent colors shall not comprise more than 20 percent of any street-facing façade, excluding doors, window frames, awnings, and architectural trim.

4. Projects containing multiple principal buildings shall vary exterior colors and material palettes between buildings while maintaining a cohesive architectural character throughout the development.

6.4 FAÇADE ARTICULATION
Façade articulation reduces the perceived scale of buildings, enhances pedestrian interest, and contributes to varied and visually engaging streetscapes.

6.4.1 ARTICULATION

1. Residential projects with street-facing façades greater than 50 feet in length shall incorporate at least two (2) of the following:
a. Changes in material or color.
b. Cornices, canopies, or awnings.
c. Window bays or projecting windows.
d. Balconies.
e. Recessed entries, porches, or stoops.
f. Changes in building height of at least four (4) feet.

2. Mixed-use projects shall incorporate at least two (2) façade articulation features along street-facing façades, including:
a. Changes in material or color.
b. Horizontal architectural features such as cornices, belt courses, or similar detailing.
c. Vertical recesses, projections, or façade offsets.

6.4.2 WINDOWS AND TRANSPARENCY

1. Mixed-use projects with non-residential uses (retail, restaurant, office,orotheractiveuse) alongapublicstreet,plaza,paseo,park, or other publicly accessible open space shall provide transparent windows, doors, or storefront glazing comprising a minimum of 60 percent of the ground-floor façade area measured between three (3) feet and eight (8) feet above adjacent grade.

2. Ground-floor transparency shall consist of clear, non-reflective windows, doors, and storefront glazing that provide views into interior occupied spaces.

3. Ground-floor transparency areas shall not be obstructed by shelving, storage, permanent displays, mechanical equipment, or similar features exceeding four (4) feet in height.

4. Tinted, mirrored, reflective, opaque, or spandrel glass shall not count toward the required transparency.

5. Residential uses located along a public street, paseo, park, or other publicly accessible open space shall provide a minimum transparency ofthirty (30) percent along street-facing façades.

6. Residential units shall provide double-glazed windows.

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6.4.3 ROOF FORM

1. Rooflines visible from a public street, paseo, plaza, park, or publicly accessible open space shall incorporate a change in height, parapet variation, stepback, or similar architectural feature at intervals no greater than 50 feet.

2. Sloped roofs, where provided, shall utilize a consistent roof form and pitch throughout the building.

3. Decorative roof forms or false roof elements applied solely to a building façade without a corresponding roof structure behind them shall be prohibited.

4. Parapets visible from a public street, paseo, plaza, park, or publicly accessible open space shall incorporate one or more of the following:
a. Changes in parapet height
b. Cornices or projecting bands
c. Reveals, offsets, or changes in material
d. Decorative caps or similar architectural detailing.

5. Interior-facing parapet walls visible from the public realm shall be finished with materials and colors consistent with the primary building façade.

6.4.4 ACCESSORY STRUCTURES

1. Accessory structures associated with residential developments shall incorporate building materials, roof forms, colors, trim, and architectural detailing substantially consistent with the primary structure.

2. Accessory structures shall not be located between a primary building and an adjacent public street, paseo, plaza, park, or other publicly accessible open space.

6.5 BUILDING EQUIPMENT AND SERVICE
AREAS
Building equipment, utilities, and service area functions should be integrated into site and building design to minimize visual impacts on public streets, pedestrian areas, and adjacent properties.

6.5.1 MECHANICAL EQUIPMENT

1. Required screening walls or enclosures shall exceed the height of the equipment being screened by a minimum of one (1) foot.

2. Ground-mounted and rooftop mechanical equipment shall be integrated into the overall building and site design through screening materials, colors, and architectural treatments substantially consistent with the primary structure.

3. Ground-level mechanical equipment shall be screened from view from public streets, parks, plazas, paseos, gathering areas, and primary building entrances.

4. Rooftop mechanical equipment, elevator overruns, vents, ducts, and similar equipment shall be screened from view from adjacent public streets, parks, plazas, paseos, and publicly accessible open spaces using parapets, penthouses, or
architectural screening.

5. Rooftop screening shall be integrated into the building architectureandutilizematerials, colors, andfinishes consistent with the primary building façade.

6. Mechanical equipment shall not be located within required private open space areas, including balconies, patios, porches, and private rooftop decks.
78 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

6.5.2 UTILITY CONNECTIONS

1. Utility connections, transformers, meter cabinets, and similar equipment shall be integrated into the site and building design and screened from view from adjacent public streets and publicly accessible areas.

2. Pad-mounted transformers and meter locations shall be identified on project site plans.

3. New utility lines serving development within the Specific Plan Area shall be placed underground unless otherwise approved by the applicable utility provider or public agency.

6.5.3 TRASH AND RECYCLING ENCLOSURES

1. Trash and recycling enclosures shall be located to the rear or interior side of buildings and screened from view from public streets and publicly accessible open spaces.

2. Enclosures shall consist of solid masonry walls and opaque gates with a minimum height of six (6) feet.

3. Trash and recycling enclosures shall include an opaque roof or covering that fully screens refuse and recycling containers from overhead view.

4. Enclosure materials and colors shall be substantially consistent with the primary building design.

5. Gates shall remain closed except during collection and maintenance activities.

6. Trash and recycling enclosures shall not obstruct pedestrian pathways, accessible routes, drive aisles, or building entrances.

7. Trash and recycling enclosures shall be of sufficient size to accommodate all required refuse and recycling containers and shall comply with the applicable refuse collection provider design standards.

8. Trash and recycling enclosures shall be located a minimum of five (5) feet from combustible construction.

6.5.4 OUTDOOR STORAGE FACILITIES

1. Outdoor storage areas shall be located to the rear or interior side of buildings and shall not be visible from public streets, paseos, plazas, parks, or publicly accessible open spaces.

2. Outdoor storage areas shall be enclosed by solid decorative masonry walls and opaque gates with a minimum height of six (6) feet.

3. Screening materials and colors shall be substantially consistent with the primary building design.

6.5.5 LOADING AREAS

1. Loading and service areas shall be located on a building façade other than the primary street-facing façade and/or to the rear or interior side of the site.

2. Loading and service areas shall not be located between a building and a public street, paseo, plaza, park, or other publicly accessible open space.

3. Loading and service areas shall be designed and located so as not to obstruct pedestrian walkways, accessible routes, bicycle facilities, drive aisles, or vehicle circulation areas.

4. Loading and service areas shall be screened from view from public streets and publicly accessible open spaces through walls, landscaping, building placement, or a combination thereof.

5. Loading and service areas shall be located and designed to minimize noise and operational impacts on adjacent residential uses and common open space areas.

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6.6 FENCES AND WALLS
Fences and walls contribute to privacy, security, screening, and site definition while maintaining a pedestrian-oriented environment.

6.6.1 FENCES AND WALLS

1. Fences and walls visible from a public street, paseo, plaza, park, or publicly accessible open space shall utilize durable materials and finishes consistent with the primary building architecture, including masonry, decorative iron, welded steel, wood, vinyl, or similar durable materials.

2. Chain-link fencing, barbed wire, razor wire, electrified fencing, security mesh, and similar materials are prohibited.

3. Fences and walls located along a public street frontage or between a building and an adjacent public street shall not exceed 42 inches in height and incorporate a continuous landscaped planting area along the street-facing side with a minimum width of five (5) feet. Landscaping shall include shrubs, ornamental grasses, groundcover, trees, or a combination thereof.

4. Solid walls exceeding 50 feet in length and visible from a public street shall incorporate a minimum five (5)-foot horizontal offset, projection, recess, pilaster, column, material change, or similar architectural feature at intervals not exceeding 50 feet.

5. Solid walls used to screen service areas, storage areas, utilities, or mechanical equipment shall be constructed of masonry or other durable materials consistent with the primary building architecture.

6. Walls visible from both sides shall be finished with the same materials, colors, and level of architectural treatment on each side.

7. Security grilles, roll-down security doors, security bars, chainlink fencing, and similar security features visible from a public street, paseo, plaza, park, or publicly accessible open space shall be prohibited on the exterior of ground-floor commercial storefronts and building frontages.
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CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

6.7 PEDESTRIAN CIRCULATION
Pedestrian circulation provides safe, accessible, and direct connections between buildings, public streets, sidewalks, open spaces, transit facilities, and site amenities.

6.7.1 PEDESTRIAN ACCESS AND CIRCULATION

1. Building frontages shall be oriented toward a public street, plaza, paseo, park, or other publicly accessible open space and shall provide a primary pedestrian entrance facing that frontage.

2. Ground-floor residential and non-residential entrances shall be differentiated throughat least one of thefollowing:
a. A change in material
b. A change in color
c. A canopy or awning
d.A recessed entrya minimum of two (2) feet in depth
e. Landscaping adjacent to the entrance

3. Projects located on a street corner shall provide a primary pedestrian entrance within 30 feet of the intersection of the two street-facing façades, measured from the back of curb.

4. All building entrances, common open spaces, amenities, bicycle parking areas, and vehicle parking areas shall be connected through an internal pedestrian circulation system that provides direct access to the public sidewalk.

5. Pedestrian walkways shall provide a minimum unobstructed width of five (5)feet.

6. Pedestrian walkways located within or adjacent to parking areas shall be separated from vehicle circulation areas by a raised curb, landscaped strip, change in grade, or other physical barrier, except where the walkway crosses a drive aisle.

OBJECTIVE DESIGN STANDARDS
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7. Walkways shall be constructed of firm, stable, and slip-resistant materials, including poured-in-place concrete, permeable paving, or concrete pavers.

8. Where a pedestrian walkway intersects a vehicle accessway, the crossing shall be distinguished through enhanced paving, including patterned or colored pavers, brick, decorative scored concrete, or similar treatment, and shall extend across the full width of the drive aisle.

9. Pedestrian plazas, paseos, and publicly accessible open spaces shall incorporate decorative paving, enhanced paving materials, or changes in paving pattern to distinguish pedestrian areas from vehicle circulation areas.

6.7.2 RESIDENTIAL ACCESS

1. Ground-floor residential units with frontage along a public street shall provide individual entrances directly accessible from the public sidewalk.

2. Ground-floor residential units fronting an alley, paseo, courtyard, plaza, park, or other publicly accessible open space shall provide individual entrances directly accessible from that frontage through a continuous, ADA-compliant pedestrian pathway.

3. Ground-floorresidentialunitswithfrontagealongaprivatedrive or internal parking area shall provide a continuous pedestrian connection from the primary entrance to the nearest public sidewalk, paseo, courtyard, or publicly accessible open space.

6.7.3 ACTIVE FRONTAGES

1. Ground-floor commercial frontages along primary pedestrian streets shall incorporate at least two (2) of the following features:
a. Customer entrances
b. Transparent storefront windows
c. Outdoor dining areas
d. Display windows
e. Recessed entries
f. Operable storefront systems

2. Mixed-use projects with ground-floor commercial uses shall provide direct pedestrian access between building entrances and adjacent public sidewalks.

6.8 OUTDOOR SPACE AND AMENITIES
Outdoor spaces and amenities support recreation, social interaction, and outdoor living through usable and accessible common and private open spaces.

6.8.1 COMMON AND PRIVATE OPEN SPACE

1. Multi-unitresidential andmixed-useprojects containingthree(3)or more dwelling units shall provide a minimum of 75 square feet of common usable open space per dwelling unit accessible to project residents. Each common usable open space area shall contain a contiguous area measuring a minimum of 15 feet by 15 feet.

2. Multi-unit residential and mixed-use projects shall provide a minimum of 50 square feet of unobstructed, private usable open space per dwelling unit in the form of a balcony, patio, porch, rooftop deck, or similar outdoor area directly accessible from the dwelling unit. Private usable open space shall have a minimum dimension of six (6) feet in any direction.

3. Indoor common open space areas may satisfy up to 40 percent of the required common usable open space.
82 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

6.8.2 AMENITIES

1. Residential developments providing required common open space pursuantto Section 5.13 (Open Space) and containing 25 or more dwelling units shall incorporate at least one (1) of the following amenities within the required common open space:
a. Active recreation area with a minimum area of 400 square feet and minimum dimensions of 15 feet by 15 feet.
b. Plaza, courtyard, shaded seating area, or gathering space with a minimum area of 400 square feet and minimum
dimensions of 15 feet by 15 feet.
c. Community or rooftop garden with a minimum area of 400 square feet.
d. Playground or tot lot with a minimum area of 600 square feet at least three (3) play elements and one seating area. e. Indoor or outdoor resident lounge with a minimum area of 400 square feet and minimum dimensions of 15 feet by 15 feet.

6.9 LANDSCAPING
Landscaping enhances the pedestrian environment, supports urban greening, provides shade and buffering, and improves the visual character of development.

6.9.1 LANDSCAPING

1. Common open space areas, building entrances, paseos, courtyards, and pedestrian walkways shall incorporate
landscaped areas, planters, planting beds, or similar landscape features.

2. Projectswithground-floorresidentialunitsshallprovidealandscaped buffer a minimum of five (5) feet in width between residential units and adjacent public streets, sidewalks, paseos, plazas, parks, or other publicly accessible open spaces. The buffer shall be planted with shrubsmaintainedat amaximumheightoffour(4)feet.

3. Landscape buffers adjacent to ground-floor residential units shall include shrubs, ornamental grasses, trees, or similar plant materials capable of providing privacy screening. Landscaping may be combined with walls, fences, trellises, or similar screening elements.

4. Shade trees shall be provided along pedestrian walkways at intervals not exceeding 25 feet.

5. Street trees shall be a minimum 24-inch box size with a minimum trunk caliper of two (2) inches at the time of planting.

6. Street trees shall be located within the designated landscape or flex zone in accordance with the applicable street typology and cross section established in Chapter 7 (Mobility), unless otherwise approved by the City.

7. Landscaping shall incorporate drought-tolerant and climateappropriate plant materials and shall comply with the City’s WaterEfficient Landscape Ordinance and applicable provisions of the Municipal Code.

8. Required landscaping may be provided through a combination of ground-level and rooftop landscaped areas.

6.10 PARKING
Parking facilities should be integrated into site and building design in a manner that minimizes visual impacts and supports pedestrian circulation.

OBJECTIVE DESIGN STANDARDS
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6.10.1 SURFACE PARKING LOCATION AND ACCESS

1. Surface parking areas shall be located to the rear or interior side of buildings and shall not be located between a building and an adjacent public street. Where site constraints prevent this configuration, an alternative location may be approved by the City, provided pedestrian access is maintained and parking is screened from the street.

2. Parking structures located along a public street frontage shall incorporate residential, commercial, or other active uses along a minimum of 50 percent of the ground-floor street-facing façade. The remaining frontage may accommodate vehicular access, pedestrian entrances, stairs, elevators, and other required building access or circulation features.

3. Parking areas located along side streets, alleys, or private streets shall not occupy more than 40 percent of the street frontage.

4. Multiple driveways along the same street frontage shall maintain a minimum separation distance of 50 feet measured from the interior edges of each driveway.

5. Clearly defined pedestrian pathways connecting parking areas to building entrances and public sidewalks shall be provided.

6. Vehicular access shall be provided from an alley or side street where feasible to minimize driveways along primary pedestrian frontages. Access locations shall account for traffic safety, pedestrian circulation, and potential impacts on adjacent residential streets. Where alley or side-street access is unavailable or inappropriate, access from the primary street may be approved by the City.

7. Entry driveways connecting public streets to the interior of the site shall use enhanced paving treatment with patterned and/or colored pavers, brick, or decorative colored and scored concrete, a minimum of 12 feet deep, and spanning the width of the driveway. 83 84

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

6.10.2 SURFACE PARKING SCREENING

1. Residential developments with surface parking lots adjacent to a public street, corner side street, paseo, plaza, park, or other publicly accessible open space shall be screened with one or more of the following elements having a minimum height of three (3) feet:
a. Landscaped berms
b. Low masonry walls
c. Decorative fencing
d. Dense shrubs or hedges
e. Trellises with climbing vegetation

2. Mixed-use developments with parking located along a public street frontage shall provide liner buildings, active ground-floor uses, or architectural screening along the frontage.

3. Grade-level parking located beneath residential buildings shall be screened from public streets and publicly accessible open spaces. A minimum of 80 percent of the parking area perimeter shall be screened through building walls, landscaping, decorative screening, or a combination thereof. Openings required for ventilation and vehicle access may be excluded from this calculation.

4. Parking areas adjacent to residential uses shall provide screening sufficient to reduce headlight glare through
landscaping, walls, fencing, grade separation, or a combination thereof.

5. Screening shall remain continuous except where interrupted by required driveways, pedestrian accessways, or emergency access points.

6.10.3 PARKING LOT LANDSCAPING

1. Parking lots shall incorporate shade trees and landscaping throughout parking areas to reduce heat impacts and soften large, paved areas.

2. Uncovered parking rows containing 15 or more consecutive parking spaces shall provide a landscaped island a minimum of six (6) feet in width after every 10 parking spaces. Each landscaped island shall contain a minimum of one (1) tree.

3. Landscaping within parking areas shall incorporate droughttolerant and climate-appropriate plant materials.

6.10.4 PARKING STRUCTURES

1. Parking structures shall be integrated into the architectural design of the primary building. Street-facing façades shall incorporate façade articulation at intervals not exceeding 50 feet and include a minimum of two (2) of the following features:
a. Liner uses or occupiable space
b. Architectural screening
c. Façade articulation or modulation
d. Changes in materials, colors, or textures
e. Public art or murals
f. Pedestrian entrances with canopies or awnings
g. Transparent glazing at occupied spaces, stair towers, or elevator lobbies

2. Any vehicular entry gate serving a parking structure shall be located at a minimum of 18 feet from the back of sidewalk.

3. Portions of a parking structure that are not screened by residential, commercial, or other occupiable uses shall be recessed a minimum of five (5) feet behind the primary streetfacing building façade.

OBJECTIVE DESIGN STANDARDS
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4. Façade openings on upper levels of parking structures shall incorporate architectural screening designed to resemble building windows or glazing. Screening shall cover a minimum of 10 percent and a maximum of 30 percent of the opening area while maintaining required ventilation.

5. Gated parking structures shall provide a separate pedestrian access gate or entrance that does not require pedestrians to use the vehicular entry or exit.

6.11 BICYCLE PARKING
Bicycle parking supports multimodal transportation by providing safe, convenient, and accessible facilities integrated into the overall site design.

6.11.1 LONG-TERM BICYCLE PARKING

1. Multi-family residential and residential mixed-use buildings shall provide one long-term bicycle parking space for every four (4) dwelling units.

2. Long-term bicycle parking shall be located within a secured area on the groundfloor,within a parking structure, orin another location with direct access to the public sidewalk or internal pedestrian circulation system.

3. Long-term bicycle parking facilities shall not obstruct pedestrian walkways, building entrances, accessible routes, driveways, or vehicle circulation areas.

4. Long-term bicycle parking areas shall be connected to building entrances, common open spaces, and public sidewalks through the internal pedestrian circulation system.

5. Required bicycle parking spaces shall be independently accessible without requiring the movement of another bicycle.

6. Bicycle locker minimum requirements:
a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches high.
b. Must withstand a load of 200 pounds per square foot. c. Opened doors must withstand 500-pound vertical load.

7. Developments providing 20 or more long-term bicycle parking spaces should provide a bicycle repair station or similar bicyclesupportive amenity in a publicly accessible location.

6.11.2 SHORT-TERM BICYCLE PARKING

1. Short-term bicycle parking facilities shall be located within 50 feet of a primary building entrance in a visible, well-lit, and publicly accessible location.

2. Bicycle parking spaces shall be provided with a securely anchored bicycle rack or similar device capable of supporting the bicycle frame and allowing the frame and at least one wheel to be secured.

3. Bicycle parking facilities shall maintain clear pedestrian circulation and shall not obstruct sidewalks, building entrances, accessible routes, driveways, or vehicle circulation areas.

4. Required bicycle parking spaces shall be independently accessible without requiring the movement of another bicycle.

6.12LIGHTING
Lighting supports pedestrian safety, visibility and nighttime activity while minimizing glare, light trespass, skyglow and impacts on wildlife. Lighting shall be directed where needed and limited in brightness and duration to its intended purpose.
86 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

6.12.1 LIGHTING STANDARDS

1. Exterior lighting shall be provided at pedestrian walkways, paseos, building entrances, parking areas, bicycle parking areas, and common outdoor areas intended for nighttime use.

2. Exterior lighting fixtures shall be fully shielded and directed downward onto the intended surface or activity area. Fixtures shall be installed so that no direct light is emitted above the horizontal plane passing through the light source. Uplighting shall be prohibited.

3. Exterior lighting fixtures of the same functional type within a development shall have matching finishes and colors. This requirement shall not apply to lighting integrated into steps, walls, landscaping, or site furnishings.

4. Pedestrian lighting shall be provided along pedestrian paths within common open space and recreation areas. Freestanding pedestrian light poles shall have a minimum height of three (3) feet and a maximum height of 16 feet, measured from adjacent finished grade to the top of the fixture. Accent lighting, step lighting, bollard lighting, and lighting integrated into benches, walls, landscaping, or other site features may be installed below three (3) feet. All fixtures shall comply with the shielding and light-direction requirements of Standard 2.

5. Exterior lighting shall be equipped with automatic controls, including timers, photocells, motion sensors, or programmable dimmers. Lighting serving outdoor amenities and recreational areas shall be controlled by timers or occupancy sensors.

Lighting required for nighttime access, security, or emergency egress may remain operational as required by applicable building and safety codes.

6. Exterior lighting shall use LED technology and have a correlated color temperature not exceeding 3,000 Kelvin.

7. Solar-powered exterior lighting fixtures shall comply with all applicable lighting standards of this section, including fixture shielding, light direction, height, and color temperature requirements. Solar-powered fixtures shall be equipped
with battery storage sufficient to maintain the illumination levels required by applicable building and safety codes during nighttime operation.

8. Lighting fixtures within parking structures located within 10 feet of an exterior façade opening shall be recessed above the bottom edge of the opening or equipped with shielding that prevents direct visibility of the light source from adjacent public streets and sidewalks.

9. Exterior lighting shall not produce illumination exceeding

0.5 foot-candles at property lines adjoining residential uses or residential zoning districts, measured horizontally at finished grade. Compliance shall be demonstrated through a photometric lighting plan.

6.13 SIGNAGE
Signage supports business visibility, wayfinding, and the pedestrian experience while contributing to the overall character of Downtown Lemon Grove.

6.13.1 SIGNAGE STANDARDS

1. Wall signs shall be located within the architectural storefront area and shall not obscure windows, doors, transom windows, architectural detailing, or other building features. Window signs permitted by the Municipal Code are allowed.
87 2. Projecting signs shall maintain a minimum vertical clearance of eight (8) feet above adjacent sidewalks and pedestrian walkways.

3. Hanging signs shall maintain a minimum vertical clearance of eight (8) feet above adjacent sidewalks and pedestrian walkways.

4. Awning and canopy signs shall be limited to the valance or vertical face of the awning or canopy and shall not extend above theroofline of thestructure.

5. Wayfinding signs shall be integrated into the overall site design and shall not obstruct pedestrian circulation, accessibility routes, or required sight distance areas.

6. Sidewalk mosaic signs, decorative pavement signs, and similar pedestrian-oriented signs may be incorporated into sidewalks, plazas, paseos, and other publicly accessible open spaces.

7. Freestanding signs shall be located outside of required pedestrian clear zones and shall not obstruct building entrances, sidewalks, bicycle facilities, or visibility at intersections and driveways.

8. Internally illuminated box signs and exposed neon tubing visible from a public street shall be prohibited, except where otherwise permitted by the Municipal Code.

9. Temporarysigns,banners,featherflags,andsimilarpromotional signage shall comply with the requirements of the Municipal Code.

10. External sign lighting shall use shielded fixtures directed downward onto the sign face and shall comply with Section

6.12.1. Illuminated signs shall use automatic controls to turn off illumination outside business operating hours, except where illumination is
requiredfor nighttimewayfinding or safety.
88 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

11. Signage shall comply with Municipal Code Chapter 18.12 and, where applicable, the special sign district provisions of Section

17.20.040.

6.14 PUBLIC ART
Public art contributes to community identity, cultural expression, placemaking, and the pedestrian experience throughout
Downtown Lemon Grove.

6.14.1 PUBLIC ART STANDARDS

1. Where public art is provided, it shall be located in a publicly visible location, including building façades, plazas, paseos, parks, publicly accessible open spaces, utility boxes, wayfinding elements, or seating areas.

2. Public art shall be permanently affixed to the building, site, or landscape feature and shall not obstruct required pedestrian walkways, accessible routes, building entrances, or vehicle sight-distance areas.

3. Public art installations shall consist of one (1) or more of the following:
a. Murals or wall-mounted artwork
b. Sculptures
c. Mosaics
d. Artistic paving or decorative pavement treatments
e. Functional art incorporated into seating, shade structures, bicycle parking, or similar site furnishings

MOBILITY
Chapter 7
IN THIS CHAPTER:

7.1 Overview

7.2 Functional Roadway Classifications

7.3 Bicycle Network

7.4 Wayfinding and Gateways

7.5 Comprehensive Sign Program

7.6 Street Trees and Planting Standards

7.7 Traffic Mitigation Improvements

7.8 In-Lieu Improvements
90 MOBILITY
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7.1 OVERVIEW
The design of streets and public rights-of-way will serve as a unifying element for development within the Downtown Specific Plan (DSP) Area while creating safe, comfortable, and inviting places for people to drive, walk, bike, gather, and travel. The mobility improvements identified in this chapter are intended to strengthen connections between neighborhoods, businesses, parks and public open spaces, civic destinations, and the Lemon Grove Depot Trolley Station while supporting economic vitality, walkability, and long-term community investment.

This chapter establishes the standards and regulations for the future configuration of streetscapes to support all modes of transportation in a manner that balances mobility, accessibility, and safety while maintaining the efficient movement of pedestrians, bicyclists, transit users, motorists, and freight. A special emphasis is placed on enhancing the pedestrian experience and creating streets that support a vibrant, active downtown environment.

The standards described in this chapter are intended to serve as a conceptual planning tool for the design and cost estimation of future street improvements. Final engineering, design plans, specifications, and construction documents will be prepared following adoption of the DSP.

New streets, street extensions, and improvements to existing streets within the Specific Plan Area shall be designed and constructed in accordance with the standards of this chapter whenever street improvements are required pursuant to Title 12 (Public Street Dedication and Improvements), Title 16 (Subdivision Ordinance) of the Lemon Grove Municipal Code, or the provisions of this Specific Plan.

Pedestrian Improvements along Main Street
Lemon Grove Promenade
92 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2 FUNCTIONAL ROADWAY CLASSIFICATIONS
Figure 7-1 (Roadway Circulation Plan) establishes a hierarchy of roadway classifications based on the function and character of each corridor within the DSP Area. The roadway classifications are intended to balance vehicle circulation, pedestrian activity, bicycle mobility, transit access, freight movement, and placemaking objectives.

The roadway classifications include:

X Village Promenade Special Treatment Area
X East Broadway Special Treatment Area
X Mixed-Use Promenade Special Treatment Area
X Class I Collector Street
X Class II Collector Street
X Class III Collector Street
X Neighborhood Street
The Village Promenade, East Broadway, and Mixed-Use Promenade are designated as Special Treatment Areas due to their importance to the downtown core and their enhanced streetscape, mobility, and placemaking functions. The City may consider supporting the formation of a Business Improvement District (BID), PropertyBased Improvement District (PBID), Community Facilities District (CFD), or similar financing mechanism to help fund improvements within or adjacent to these corridors.

Broadway east of Lemon Grove Avenue
Main Street

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C h u rch S tree t
G o l d en Aven u e
Lem on G rove Aven u e
B roa d way
C i tr u s S tree t
B u en a V i sta Aven u e
N or th Aven u e
P a c i fic Ave
O l i ve S tree t
C en tra l Aven u e
Wa sh i n gton S tree t
G rove stree t
Lester Aven u e
Kem p f S tree t
L i n co l n S tree t
M a ssa ch u se tts Aven u e
0 500 1,000
Feet
D own town Sp ec i fic P l a n Area
Lem on G rove C i ty B ou n d ary
C i rcu l a t i on
V i l l a ge P rom en a d e STA (2
L a n es)
M i xed - U se P rom en a d e (4
L a n es)
E a st B roa d way STA (2 L a n es)
C l a ss I Co l l ector (4 L a n es)
C l a ss I I Co l l ectors (2 L a n es)
C l a ss I I I Co l l ectors (2 L a n e )
N e i gh b or h ood S tree ts (2
L a n e )
R es i d en t i a l /Loca l Co l l ector
Con n ect M a i n S tree t
E x i st i n g S i gn a l s
Po ten t i a l R ou n d a b ou t
Loca t i on
Po ten t i a l S i gn a l
Figure 7-1: Roadway Circulation Plan
94 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Figure 7-2 (Truck Route) identifies preferred truck routes intended to reduce truck traffic on the Village Promenade where feasible while maintaining access to businesses and properties throughout the DSP Area.

Typical cross-sections and design standards are provided for each roadway classification. These standards may be modified where future traffic engineering studies, intersection analyses, emergency access requirements, or site-specific conditions demonstrate that alternative designs are necessary to safely accommodate all intended users.

Implementation of the roadway classifications may require right-of-way dedication and frontage improvements as part of future development projects. However, the roadway standards are intended to minimize the need for additional land acquisition while supporting enhanced pedestrian and bicycle facilities, safe crossings, emergency access, truck circulation, loading opportunities, and appropriate lane widths.

The location and design of raised medians, turn lanes, and other traffic control features shall be determined through future traffic engineering studies and detailed improvement plans, subject to review by the Development Services Director and approval by the City Engineer.

The City shall evaluate the use of solar-powered street and pedestrian lighting as part of future roadway and streetscape improvement projects, taking into consideration solar exposure, nighttime operating requirements, battery capacity, and maintenance needs.

East Broadway, a preferred truck route
Lemon Grove Avenue at Broadway

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Figure 7-2: Truck Routes
96 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2.1 VILLAGE PROMENADE SPECIAL TREATMENT AREA
The Village Promenade Special Treatment Area encompasses Broadway between Lemon Grove Avenue and Grove Street and functions as Downtown Lemon Grove’s “Main Street.” The corridor is intended to support an active, pedestrian-oriented environment with a mix of retail, dining, entertainment, and community-serving uses enhanced by high-quality streetscape improvements and pedestrian amenities.

While the corridor continues to serve as a designated truck route, streetscape and mobility improvements shall balance freight movement with pedestrian comfort, safety, and downtown activity. Figure 7-3 (Village Promenade Special Treatment Area Cross Section) illustrates the intended street configuration and streetscape improvements envisioned by the DSP, and Table 7-1 provides the applicable streetscape standards. The cross section establishes the framework for future improvements; however, detailed design and implementation may require additional technical studies and coordination with the City and other applicable agencies to address roadway operations, safety, infrastructure, and right-of-way constraints.

Figure 7-3: Village Promenade Special Treatment Area Cross Section Note: Median shall have rolled curb and one (1) foot strip of Fire Department approved landscaping. Flex zone may be reduced where right-of-way width is deficient.

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ELEMENT STANDARD
Travel Lanes One 12-ft lane in each direction
On-Street
Parking
30-degree parking on both sides
Median 12-ft landscaped median, except where omitted to accommodate required turn lanes, signalized intersections, transit facilities, or where otherwise approved by the City Engineer based on existing right-of-way constraints.

Bicycle Facilities Class II bicycle lanes (5 ft lane) behind diagonal parking Sidewalk 5-ft minimum clear pedestrian zone
Flex 16 ft (north side) / 6 ft (south side). The flex zone may accommodate:

X Street trees
X Pedestrian lighting
X Benches and seating areas
X Bicycle parking
X Bus shelters
X Wayfinding signage
X Information and retail kiosks
X Outdoor dining
X Drinking fountains
X Shade structures
X Public art
X Parklets and paseos
Street Trees One per 25 ft of frontage
Street Lighting One pedestrian-scale fixture per 25 ft of frontage Other Required
Improvements
X Enhanced pedestrian crossings
X Traffic calming features
X Decorative pavement treatments
X ADA-compliant pedestrian improvements
X Removable bollards for temporary street closures and events Table 7-1: Village Promenade Special Treatment Area Street Design Standards Village Promenade Special Treatment Area
98 CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2.2 EAST BROADWAY SPECIAL TREATMENT AREA
The East Broadway Special Treatment Area encompasses Broadway between Grove Street and Washington Street and serves as an extension of Downtown Lemon Grove’s “Main Street.” The corridor is intended to support a pedestrian-oriented environment with a mix of retail, dining, entertainment, and community-serving uses enhanced by high-quality streetscape improvements and pedestrian amenities.

While the corridor continues to function as a designated truck route, streetscape and mobility improvements shall balance freight movement with pedestrian comfort, safety, and downtown activity. Figure 7-4 (East Broadway Special Treatment Area Cross Section) illustrates the Special Treatment Area, and Table 7-2 provides the applicable streetscape standards.

Figure 7-4: East Broadway Special Treatment Area Cross Section Note: Median shall have rolled curb and one (1) foot strip of Fire Department approved landscaping.

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Bicycle Facilities Class II buffered bicycle lanes (5 ft lane + 1 ft buffer) behind diagonal parking Sidewalk 5-ft minimum clear pedestrian zone
Flex 5 ft. The flex zone may accommodate:

X Street trees
X Pedestrian lighting
X Bus shelters
X Benches and other street furniture
X Wayfinding and gateway signage
X Bicycle parking
X Information and retail kiosks
X Outdoor dining and cafés
X Drinking fountains
X Shade structures
X Public art and artistic streetscape features
X Parklets and paseos
X Utility infrastructure
X Trash and recycling receptacles
Street Trees One per 25 ft of frontage
Street Lighting One pedestrian-scale fixture per 25 ft of frontage Other Required
Improvements
X Signalized intersections
X Enhanced pedestrian crossings
X Traffic calming features
X Decorative pavement treatments
X ADA-compliant pedestrian improvements
X Removable bollards for temporary street closures and special events X Emergency vehicle access accommodations
X Pavement striping and traffic control devices, as appropriate Table 7-2: East Broadway Special Treatment Area Street Design Standards East Broadway Special Treatment Area
100

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2.3 MIXED-USE PROMENADE SPECIAL TREATMENT AREA
The Mixed-Use Promenade Special Treatment Area applies to Broadway west of Lemon Grove Avenue and east of Olive Street. This corridor is intended to function as a multimodal street that balances the movement of pedestrians, bicyclists, transit users, freight, and vehicles while supporting adjacent mixed-use development. Building upon the design approach established for the Village Promenade Special Treatment Area, this corridor accommodates greater vehicular capacity while enhancing pedestrian comfort, streetscape character, and connectivity to the Lemon Grove Depot Trolley Station. The streetscape standards for this corridor are illustrated in Figure 7-5 (Mixed-Use Promenade Special Treatment Area Cross Section) and summarized in Table 7-3.

Figure 7-5: Mixed-Use Promenade Special Treatment Area Cross Section Note: Median shall have rolled curb and one (1) foot strip of Fire Department approved landscaping.

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7 ELEMENT STANDARD
Travel Lanes Two 12-ft lane in each direction
On-Street
Parking
No parking allowed except for ADA persons with disabilities parking spaces Median 12-ft landscaped median, except where omitted to accommodate required turn lanes, signalized intersections, transit facilities, or where otherwise approved by the City Engineer based on existing right-of-way constraints.

Bicycle Facilities Class II buffered bicycle lane (5 ft lane + 1 ft buffer) Sidewalk 5-ft minimum clear pedestrian zone
Flex 10 ft. The flex zone may accommodate:

X Street trees
X Pedestrian lighting
X Bus shelters
X Benches and other street furniture
X Wayfinding and gateway signage
X Bicycle parking
X Information and retail kiosks
X Outdoor dining and cafés
X Drinking fountains
X Shade structures
X Public art and artistic streetscape features
X Parklets and paseos
X Utility infrastructure
X Trash and recycling receptacles
X Shared bicycle and skateboarding facilities
Street Trees One per 25 ft of frontage
Street Lighting One pedestrian-scale fixture per 25 ft of frontage Other Required
Improvements
X Signalized intersections
X Enhanced pedestrian crossings, including mid-block crossings X Traffic calming features
X Decorative pavement treatments
X ADA-compliant pedestrian improvements
X Removable bollards for temporary street closures and special events X Emergency vehicle access accommodations
X Public art integrated into the public right-of-way, including crosswalks, sidewalks, gateways,wayfinding elements, benches, and other streetscape features Table 7-3: Mixed-Use Promenade Special Treatment Area Street Design Standards Mixed-Use Promenade Special Treatment Area
102

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2.4 CLASS I COLLECTOR
The Class I Collector is intended to function as a multimodal corridor that accommodates higher volumes of vehicular, freight, transit, bicycle, and pedestrian travel while maintaining safe and efficient circulation throughout the Downtown Specific Plan Area. The corridor balances regional mobility with access to adjacent development by providing a landscaped median, dedicated turn lanes where appropriate, and streetscape improvements that enhance the pedestrian environment. Access to adjacent properties should be managed to minimize conflicts and preserve traffic operations. The Class I Collector is illustrated in Figure 7-4 (Class I Collector Cross Section), and the corresponding streetscape standards are provided in Table 7-4.

Figure 7-6: Class I Collector Cross Section

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7 ELEMENT STANDARD
Travel Lanes Two 12-ft lane in each direction
On-Street
Parking
No parking allowed except for ADA persons with disabilities parking spaces Median 16-ft landscaped median, except where omitted to accommodate required turn lanes, signalized intersections, transit facilities, or where otherwise approved by the City Engineer based on existing right-of-way constraints.

Bicycle Facilities Class II buffered bicycle lanes (5 ft lane + 3 ft buffer) Sidewalk 5-ft minimum clear pedestrian zone
Flex 5 ft. The flex zone may accommodate:

X Traffic calming features
X Decorative pavement treatments
X ADA-compliant pedestrian improvements
X Emergency vehicle access accommodations
X Public art integrated into the public right-of-way, including crosswalks, sidewalks, gateways, wayfinding elements, benches, and other streetscape features (within the Arts and Entertainment Overlay)
Table 7-4: Class I Collector Street Design Standards
Collector I Street
104

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2.5 CLASS II COLLECTOR
The Class II Collector is intended to function
as a multimodal corridor that balances local
and through traffic while providing safe and
convenient access to adjacent neighborhoods,
businesses, and civic destinations. The
corridor accommodates pedestrians, bicyclists,
transit users, freight, and motorists at lower
traffic volumes and speeds than the Class I
Collector, while maintaining efficient circulation
throughout the Downtown Specific Plan Area.

Streetscape improvements are intended to
enhance the pedestrian environment and
support adjacent development through the
incorporation of landscaping, street trees,
pedestrian amenities, and other public realm
enhancements. Two cross-section options are
provided to accommodate corridors with either
on-street parking or bicycle facilities. The Class
II Collector is illustrated in Figure 7-7 (Class II
Collector Parking Cross Section) and Figure
7-8(Class II Collector Bicycle Cross Section),
and the corresponding streetscape standards
are provided in Table 7-5.

Figure 7-7: Class II Collector Parking Cross Section
Figure 7-8: Class II Collector Bicycle Cross Section
Applicability: The Class II Collector street type applies to Buena Vista Avenue (north of Broadway), North Avenue
(between Buena Vista Avenue and Olive Street), Golden
Avenue, Grove Street, and Kempf Street.

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7 Corridor-Specific Modifications
X Buena Vista Avenue: A 12-foot twoway left-turn lane shall be provided. Onstreet parking shall not be permitted, and no landscaped median shall be provided.

X North Avenue: A 12-foot two-way leftturn lane shall be provided. No landscaped median shall be provided.

X Golden Avenue: The street shall include
30-degree diagonal parking along the
north side, sidewalks on both sides, and a
center left-turn lane. No parking or bicycle
lane shall be provided on the south side.

A landscaped median may be permitted
subject to Fire Marshal approval.

X Kempf Street: A 6-foot bicycle lane
shall be provided on each side of the
street in lieu of the standard bicycle lane
configuration.

X Landscaped Medians: Where provided,
medians shall include rolled curbs and
a one-foot-wide landscaped strip using
plant materials approved by the Fire
Department.

X Fire Access: Where emergency access
widths are between 18 and 20 feet,
additional fire protection measures shall
be incorporated into adjacent building
design, subject to Fire Department
requirements.

ELEMENT STANDARD
Travel Lanes One 12-ft lane in each direction
On-Street
Parking
Parallel or No Parking. Pedestrian bulb-outs with landscaping, shade trees, and pedestrian amenities shall be provided at intersections and along parking edges, where appropriate.

Median 12-ft landscaped median, except where omitted to accommodate required turn lanes, signalized intersections, transit facilities, or where otherwise approved by the City Engineer based on existing right-of-way constraints.

Bicycle Facilities Class II buffered bicycle lanes (5 ft lane + 3 ft buffer) Sidewalk 5-ft minimum clear pedestrian zone
Flex 5 ft. The flex zone may accommodate:

X Street trees
X Pedestrian lighting
X Bus shelters
X Benches and other street furniture
X Wayfinding and gateway signage
X Bicycle parking
X Utility infrastructure
X Trash and recycling receptacles
X Drinking fountains
Street Trees One per 25 ft of frontage
Street Lighting One pedestrian-scale fixture per 25 ft of frontage Other Required
Improvements
X Signalized intersections and roundabouts
X Enhanced pedestrian crossings, including mid-block crossings X Traffic calming features
X Decorative pavement treatments
X ADA-compliant pedestrian improvements
X Emergency vehicle access accommodations
X Public art integrated into the public right-of-way, including crosswalks, sidewalks, gateways, wayfinding elements, benches, and other streetscape features (within the Arts and Entertainment Overlay)
Table 7-5: Class II Collector Street Design Standards
106

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2.6 CLASS III COLLECTOR
The Class III Collector is intended to function as a multimodal corridor that supports local circulation while providing connections between neighborhoods, commercial areas, and the Class I and Class II Collector network. The corridor accommodates pedestrians, bicyclists, transit users, motorists, and freight while providing direct access to adjacent properties. Streetscape improvements are intended to enhance pedestrian comfort, safety, and the overall character of the public realm through the incorporation of landscaping, street trees, pedestrian amenities, and other streetscape enhancements. The Class III Collector is illustrated in Figure 7-9 (Class III Collector Bicycle Cross Section), and the corresponding streetscape standards are provided in Table 7-6.

Figure 7-9: Class III Collector Bicycle Cross Section

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7 ELEMENT STANDARD
Travel Lanes One 12-ft lane in each direction
On-Street
Parking
Parallel Parking. Pedestrian bulb-outs with landscaping, shade trees, and pedestrian amenities shall be provided at intersections and along parking edges, where appropriate.

Median N/A
Bicycle Facilities Class III Bike Route with shared lane markings (sharrows) Sidewalk 5-ft minimum clear pedestrian zone
Flex 5 ft. The flex zone may accommodate:

X Street trees
X Pedestrian lighting
X Bus shelters
X Benches and other street furniture
X Wayfinding and gateway signage
X Bicycle parking
X Utility infrastructure
X Trash and recycling receptacles
X Drinking fountains
X Shade structures
X Public art and artistic streetscape features
X Parklets and paseos
Street Trees One per 25 ft of frontage
Street Lighting One pedestrian-scale fixture per 25 ft of frontage Other Required
Improvements
X Signalized intersections and roundabouts
X Enhanced pedestrian crossings, including mid-block crossings X Traffic calming features
X Decorative pavement treatments
X ADA-compliant pedestrian improvements
X Emergency vehicle access accommodations
X Public art integrated into the public right-of-way, including crosswalks, sidewalks, gateways, wayfinding elements, benches, and other streetscape features (within the Arts and Entertainment Overlay)
Table 7-6: Class III Collector Street Design Standards
Collector III Street
108

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.2.7 NEIGHBORHOOD STREETS
Neighborhood Streets are intended to provide safe, low-speed, multimodal access to adjacent neighborhoods, businesses, and community destinations while supporting access to adjoining properties. Streetscape improvements emphasize pedestrian comfort, neighborhood character, and traffic calming through the incorporation of landscaping, street trees, and pedestrian amenities. Neighborhood Streets are illustrated in Figure 7-10, and the corresponding streetscape standards are provided in Table 7-7.

Figure 7-10: Neighborhood Street Cross Section

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7 ELEMENT STANDARD
Travel Lanes One 10-ft lane in each direction
On-Street
Parking
Parallel Parking. Pedestrian bulb-outs with landscaping, shade trees, and pedestrian amenities shall be provided at intersections and along parking edges, where appropriate.

Median N/A
Bicycle Facilities Class III Bike Route with shared lane markings (sharrows) Sidewalk 5-ft minimum clear pedestrian zone
Flex 5 ft. The flex zone may accommodate:

X Street trees
X Pedestrian lighting
X Bus shelters
X Benches and other street furniture
X Wayfinding and gateway signage
X Bicycle parking
X Utility infrastructure
X Trash and recycling receptacles
X Drinking fountains
X Shade structures
X Public art and artistic streetscape features
X Parklets and paseos
Street Trees One per 25 ft of frontage
Street Lighting One pedestrian-scale fixture per 25 ft of frontage Other Required
Improvements
X Signalized intersections and roundabouts
X Enhanced pedestrian crossings, including mid-block crossings X Traffic calming features
X Decorative pavement treatments
X ADA-compliant pedestrian improvements
X Emergency vehicle access accommodations
X Public art integrated into the public right-of-way, including crosswalks, sidewalks, gateways, wayfinding elements, benches, and other streetscape features (within the Arts and Entertainment Overlay)
Prioritization If right-of-way is constrained, improvements shall be prioritized in the following order: 1) Vehicle Lane 2) Sidewalks 3) Flex Zones 4) On-Street Parking Table 7-7: Neighborhood Street Design Standards
Neighborhood Street
110

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.3 BICYCLE NETWORK
The Specific Plan supports a connected bicycle network that enhances mobility, promotes active transportation, and improves access throughout Downtown Lemon Grove. Figure 7-11 (Bicycle Network), identifiesexistingandplannedbicyclefacilities,network connections, and opportunities to improve local and regional bicycle circulation. Additional requirements related to bicycle facilities, bicycle parking, and supporting amenities are provided in Chapter 5 (Development Standards) and Chapter 6 (Objective Design Standards).

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7 C h u rch S tree t
G o l d en Aven u e
Lem on G rove Aven u e
B roa d way
C i tr u s S tree t
B u en a V i sta Aven u e
N or th Aven u e
P a c i fic Ave
O l i ve S tree t
C en tra l Aven u e
Wa sh i n gton S tree t
G rove stree t
Lester Aven u e
Kem p f S tree t
L i n co l n S tree t
M a ssa ch u se tts Aven u e
0 500 1,000
Feet
D own town Sp ec i fic P l a n Area
Lem on G rove C i ty B ou n d ary
Lem on G rove D ep o t
B i ke N e twork
C l a ss I
C l a ss I I (B i ke L a n e )
C l a ss I I I (B i ke R ou te )
Figure 7-11: Bicycle Network
112

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.4 WAYFINDING AND GATEWAYS
Wayfinding and gateway improvements reinforce the identity of Downtown Lemon Grove, improve navigation, and strengthen connections between key destinations throughout the DSP Area. Figure 7-12 (Sample Wayfinding Signs) and Figure 7-13 (Sample Gateway Signs) illustrate the conceptual design, materials, and character of wayfinding signage and gateway features intended to enhance visibility, support local businesses, and reinforce the identity of the Downtown and its various zoning districts. Figure 7-14 (Wayfinding and Gateway Locations) identifies potential locations for future gateway and wayfinding elements throughout the DSP Area. The overall design of the downtown wayfinding and gateway signage program, including proposed gateway signage locations, shall be reviewed by the Planning Commission before implementation. SAMPLE WAYFINDING SIGNS FIGURE 5.4-3 Vehicle Sign (V)
Map (M) Light Post Sign (L)
Pedestrian Sign (P)
City Hall
Village
Commercial
District
Trolley Shopping
Parking 10 ft.
12 ft.
8 ft.
7 ft.

RICK COMMUNITY PLANNING PAGE 108

SAMPLE ONLY
Gateway Sign (G)
Cantilever (C)
Color Palette
Center Post (T) Monument (M)
Materials
13 ft
96 ft // 29.26 m

16.5 ft

4.9 ft // 14.9 m
11 ft // 3.25 m
14 ft // 4.26 m

16.5 ft
10 ft
13 ft

2.3 ft.

The backdrop to the words ‘Lemon Grove’ would be made
from mid-toned bronze-colored material, allowing the
bright yellow of the letters to stand out against the blue sky or any other backdrop. An earthier feeling would be given to the tree canopy and trunk elements by being made from a material coated with the darker antique bronze finish. The lemons located in the canopy of the tree would be made from a yellow acrylic allowing light to pass through them during the day; and at night, the lemons would be illuminated from the inside of the sign with hidden lights wrapped around them to make them glow.

SOURCE:

CITY OF LEMON GROVE & SAGE PROJECT/MOLLY MANCUSO
SAMPLE GATEWAY SIGNS FIGURE 5.4-4
RICK COMMUNITY PLANNING PAGE 109

SAMPLE ONLY
Figure 7-12: Sample Wayfinding Signs Figure 7-13: Sample Gateway Signs

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7 Figure 7-14: Wayfinding and Gateways Locations
114

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

7.5 COMPREHENSIVE SIGN PROGRAM
Gateway and wayfinding signage are important components of the Downtown streetscape, providing orientation while reinforcing community identity and creating a welcoming sense of place.

Signage shall be thoughtfully integrated with other streetscape improvements and designed to complement the character of Downtown Lemon Grove. The conceptual sign types illustrated in Figure 7-12 and Figure 7-13 establish the intended design character for future gateway and wayfinding improvements. The design characteristics and materials provided in Table 7-8 establish the design framework for future installations throughout the DSP Area and shall be incorporated into future public improvements and wayfinding projects, as appropriate.

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7 GATEWAY SIGNS
Min. Height 17 ft
Min. Width 96 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles

CANTILEVER ENTRY SIGNS
Min. Height 16 ft
Min. Width 8 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles

CENTER ENTRY POST SIGNS
Min. Height 16 ft
Min. Width 12 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles

MONUMENT ENTRY SIGNS
Min. Height 10 ft
Min. Width 10 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles

VEHICLE WAYFINDING SIGNS
Min. Height 10 ft
Min. Width 4 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles

PEDESTRIAN WAYFINDING SIGN
Min. Height 8 ft
Min. Width 3 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles

WAYFINDING MAP SIGN
Min. Height 7 ft
Min. Width 3.5 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles

LIGHT POST WAYFINDING SIGN
Min. Height 12 ft
Min. Width 3.5 ft
Sign Post Materials Steel; Wrought Iron; Cast Iron
Sign Materials Steel; Wrought Iron; Cast Iron; Aluminum and Aluminum Composite; Wood, Treated Wood and
Synthetic Wood Blends; Stone and River Rock;
Brick; Concrete; Durable Tiles
Table 7-8: Sign Program Standards
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7.6 STREET TREES AND PLANTING STANDARDS
To promote continuity along major street corridors within the Specific Plan Area, a list of approved street trees is provided in Table 7-9 (Street Trees), while Appendix E: Plant List) provides a comprehensive list of recommended plant species and identifies those that are native. A minimum of 60 percent of all installed plant material shall consist of species native to California and appropriate to the project site’s ecological region.. Alternative species may be considered on a case-by-case basis, subject to approval by the Development Services Director and Public Works Director. Largertree species may require additional soil volume accommodations, such as modular suspended pavement systems (e.g., Silva Cells). Street tree plantings shall comply with the standards outlined in Table 7-10 (Street Tree and Planting Standards).

STREET APPROVED TREE TYPE(S) (FLEX AND MEDIAN) APPROVED TREE TYPE(S) IN MEDIANS ONLY Lemon Grove Avenue Platanus racemosa / California Sycamore, Prunus ilicifolia/ Hollyleaf Cherry
Platanus racemosa / California Sycamore; Tipuana Tipu / Tipu Tree; Quercus agrifolia, Coast Live Oak
Broadway (East of
Lemon Grove Avenue)
Plantanus racemosa / California Sycamore, Prunus ilicifolia/ Hollyleaf Cherry
Cercidium ‘Desert Museum’ / Desert Museum Palo Verde,
Chilopsis linearis / Desert Willow: Quercus agrifolia, Coast Live Oak
Broadway (West of
Lemon Grove Avenue)
Platanus racemosa / California Sycamore, Prunus ilicifolia/ Hollyleaf Cherry
Cercidium ‘Desert Museum’ / Desert Museum Palo Verde,
Chilopsis linearis / Desert Willow: Quercus agrifolia, Coast Live Oak
Lemon & North
Avenues
Platanus racemosa / California Sycamore, Prunus ilicifolia/ Hollyleaf Cherry, Cercis occidentalis / Western Redbud
N/A
Kempf Street Cercidium ‘Desert Museum’ / Desert Museum Palo Verde Cercidium ‘Desert Museum’ / Desert Museum Palo Verde, Prosopis glandulosa / Honey Mesquite
Olive Street Platanus racemosa / California Sycamore, Prunus ilicifolia/ Hollyleaf Cherry, Olea Europaea ‘Wilsonii’/ Fruitless Olive N/A
Lemon Grove Way Cercidium ‘Desert Museum’ / Desert Museum Palo Verde, Prosopis glandulosa / Honey Mesquite
N/A
Grove Street Chilopsis linearis / Desert Willow, Cercis occidentalis / Western Redbud Platanus racemosa / California Sycamore, Tipuana Tipu / Tipu Tree Main Street Platanus racemosa / California sycamore, Cercis occidentalis / Western Redbud, Prunus ilicifolia/ Hollyleaf Cherry
Platanus racemosa / California sycamore; Quercus agrifolia, Coast Live Oak
Alford, Citrus, Harris,
New Jersey, & West
Streets
Platanus racemosa / California sycamore, Cercis occidentalis / Western Redbud, Prunus ilicifolia/ Hollyleaf Cherry,
Cercidium ‘Desert Museum’ / Desert Museum Palo Verde,
Handroanthusimpetiginosus / Pink Trumpet Tree
N/A
Table 7-9: Street Trees

MOBILITY
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7 STREET APPROVED TREE TYPE(S) (FLEX AND MEDIAN) APPROVED TREE TYPE(S) IN MEDIANS ONLY Central, Golden, Lester
Avenues; School Lane
Platanus racemosa / California sycamore, Cercis occidentalis / Western Redbud, Prunus ilicifolia/ Hollyleaf Cherry,
Cercidium ‘Desert Museum’ / Desert Museum Palo Verde,
Handroanthusimpetiginosus / Pink Trumpet Tree
N/A
Lincoln Street Platanus racemosa / California sycamore, Cercis occidentalis / Western Redbud, Prunus ilicifolia/ Hollyleaf Cherry, Cercidium ‘Desert Museum’ / Desert Museum Palo Verde, Albizia Julibrissin / Silk Tree
N/A
Pacific Avenue Platanus racemosa / California sycamore, Cercis occidentalis / Western Redbud, Prunus ilicifolia/ Hollyleaf Cherry, Cercidium ‘Desert Museum’ / Desert Museum Palo Verde, Albizia Julibrissin / Silk Tree
N/A
Lester Avenue Platanus racemosa / California sycamore, Cercis occidentalis / Western Redbud, Prunus ilicifolia/ Hollyleaf Cherry, Cercidium ‘Desert Museum’ / Desert Museum Palo Verde, Albizia Julibrissin / Silk Tree
N/A
TABLE 7-9: Street Trees (Cont.)
MINIMUM SIZE 24” box minimum container size, that meet American National Standards Institute, Standards for Nursery Stock. Trees to be maintained to provided a minimum overhead clearance of 14’ above travel lanes and 8’ above parking and pedestrian walkways.

OTHER

REQUIREMENTS
1) Tree planting and irrigation shall be per Chapter 18.44 of the Lemon Grove Municipal Code. 2) Landscape palettes shall be complementary of the above tree requirements including hardscape and rockscape. 3) Tree grates shall be provided in accordance with City standards. Tree-grate and tree uplighting shall not be provided 4) Provide covered electrical outlets at tree wells to accommodate temporary seasonal decorative lighting. Lighting shall use lowoutput, warm-white LED lamps with a correlated color temperature not exceeding 3,000 Kelvin and automatic timers.

Table 7-10: Street Tree and Planting Standards
Notes
X The use of native and climate-adapted plant species is strongly encouraged in all new and landscape redevelopment projects.

X Landscape designs shall prioritize water-efficient, site-appropriate plantings that reduce potable water demand, enhance ecological value, support native pollinator species, and strengthen long-term sustainability goals.

X Planting Restriction: Do not install plant species classified as invasive by the California Invasive Plant Council (Cal-IPC) or identified in the San Diego County, Water Efficient Landscape Design Manual, Invasive Species list.

X Tree and shrub selections to be compliant with applicable CAL FIRE defensible space and wildfire-resiliency requirements.- Special consideration for citrus trees may be approved at the city's discretion, provided that proper access and ongoing maintenance can be accommodated. 118

7.7 TRAFFIC MITIGATION IMPROVEMENTS
All improvements and construction mitigation described in the mitigationmonitoringprogramforthecertifiedMitigatedNegative Declaration for the DSP shall be included in future street design and construction. Also, all public improvements in Section 8.3.6 of the DSP shall be considered and implemented where feasible as a part of new street design and construction.

7.8 IN-LIEU IMPROVEMENTS
Where construction of the required street frontage or public improvements is not feasible at the time of development, the City may allow equivalent in-lieu improvements in accordance with applicable City procedures. In-lieu improvements shall provide a public benefit comparable to the required improvements and be consistent with the goals and priorities of the DSP.

The value of in-lieu improvements may be determined by the City based on the proportionate share of required public improvements associated with the project. Improvements shall generally be prioritized in the following order:

X Main Street Promenade
X Village Promenade Special Treatment Area
X East Broadway Special Treatment Area
X Kunkel Park Expansion
X Civic Center Park
X Mixed-Use Promenade Special Treatment Area
X Class I Collector Streets
X Class II Collector Streets
X Class III Collector Streets
X Neighborhood Streets
The City may approve alternative improvements or modify these priorities if it determines they provide an equivalent or greater public benefit and furtherthe objectives ofthe Downtown Specific Plan.

IMPLEMENTATION &

ADMINISTRATION
Chapter 8
IN THIS CHAPTER:

8.1 Overview

8.2 Specific Plan Administration

8.3 Recommended Programs and
Public Improvements
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8 8.1 OVERVIEW
This Chapter provides details on the approaches necessary to implement this Specific Plan. Implementation strategies establish a necessary link between the “Vision” for downtown and the resources available to achieve that vision. Implementation requires a coordinated program of public and private action.

The City of Lemon Grove’s policy initiatives, regulatory controls, administrative programs, and capital investment in the area lay a foundation for future private sector investment on the part of property owners, business enterprise, and other area stakeholders.

This chapter consists of two major sections:

X SPECIFIC PLAN ADMINISTRATION: Outlines the administrative procedures that are necessary to implement the Downtown Specific Plan (DSP).

X RECOMMENDED PROGRAMS AND PUBLIC IMPROVEMENTS:

Identifies the physical and programmatic improvements that are recommended to carry out the goals of the DSP.

The implementation actions identified in this chapter are summarized in an implementation matrix at the end of this chapter.

This matrix provides a realistic approach for accomplishing implementation programs by identifying partnerships, timelines and potential funding opportunities.

8.2 SPECIFIC PLAN ADMINISTRATION
This section describes the procedures required for the timely implementation of development and supporting infrastructure within the DSP area. Upon adoption of this Specific Plan, all land use regulations and development standards of this Specific Plan shall supersede those ofthe City’s Municipal Code. All provisions of the Municipal Code not addressed by this Specific Plan shall apply, including, but not limited to, use and planned development permits, variance, public notice and hearing, and appeals provisions.

8.2.1 CLARIFICATION OF AMBIGUITY
If ambiguity arises concerning the appropriate classification of a use within the meaning and intent of this Specific Plan, or if ambiguity exists with respect to matters of height, yard requirements, area requirements, or land use and zoning boundaries as established herein, the remedies provided in the Municipal Code for interpretations shall govern.

8.2.2 STATUTORY AUTHORITY IN CASE OF CONFLICTING

PROVISIONS
Nothing in this Specific Plan shall be deemed to affect, annul or abrogate any ordinances pertaining or applicable to the properties and areas affected by this Specific Plan unless superseded with this Specific Plan. If a conflict does arise, the more restrictive requirements shall control.

8.2.3 FINDINGS REGARDING THE DSP
No division of land, use permit, site plan approval or other entitlement for use, and no public improvement shall be authorized in the DSP area unless the proposed project is found to be in substantial compliance with the vision, goals, objectives, and policies of this Specific Plan.

Approval of final development plans and use permits shall be contingent upon a determination of substantial compliance with theapplicableprovisionsofthisSpecificPlan,applicableprovisions 122

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
of the Municipal Code, and the City of Lemon Grove’s General Plan as a part of Planning Division. To ensure compliance with all applicable requirements of this Specific Plan, all development projects (unless specifically exempt) shall be subject to the applicable compliance, review and approval process set forth in the Municipal Code.

8.2.4 MINOR MODIFICATIONS
Minormodifications(lessthan10percentdeviationand/ordeviation in tree species, building materials or colors) to the development and design standards of this Specific Plan may be approved, or conditionally approved, by the Community Development Manager upon demonstration that the proposed adjustment would
enhance the overall appearance and function of the project; would be compatible with, and would not be detrimental to adjacent property or improvements; would provide equivalent benefits; and would advance the vision, goals, objectives and policies of this Specific Plan. Minor modifications include changes such as minor adjustment to development standards and site design, small shifts in zoning district boundaries, or minor changes to mobility and infrastructure networks or planned facilities.

Non-substantive corrections and administrative updates that do not change the meaning or effect ofthis Specific Plan may also be approved administratively. Minor modifications shall be processed in accordance with Section 17.28.060 of the Municipal Code.

8.2.4.1 Planned Development Permit and Variance
Modifications
Modifications that do not qualify as minor modifications under Section 8.2.4 to the development and design standards of this Specific Plan may be approved, or conditionally approved through the applicable procedure established by the Municipal Code.

Deviations requested through a Planned Development Permit shall be reviewed in accordance with Section 17.28.030. Variances shall be reviewed in accordance with Section 17.28.060. Planned Development Permit and Variance modifications require an additional finding be made that the modification would advance the vision, goals, objectives and policies of this Specific Plan.

8.2.5 MAJOR AMENDMENTS
Amendments, such as substantially changing land uses, significant increases (greater than 10%) in residential density or nonresidential intensity, addition of land uses not contemplated within this Specific Plan, substantial change in development standards that would alter the scale or character of development, expansion of the Specific Plan boundary, or any other change that would alter the fundamental vision and intent of the Specific Plan, its Zoning Districts, or mobility network shall be considered a major amendment. Development, land use and design standards of this Specific Plan may be amended through a Zoning Amendment in accordance with Section 17.28.080 of the Municipal Code provided an additional finding be made that the amendment would advance the vision and goals ofthis SpecificPlan. Other amendments to this Specific Plan, or any part thereof, may be amended or replaced in accordance with Section 17.28.090 of the Municipal Code.

8.2.6 SPECIFIC PLAN REVIEW/UPDATE
This Specific Plan shall be included in the General Plan Annual Progress Report and specifically the Housing Element Annual Progress Report monitoring review to assess the progress of the implementation of this Specific Plan’s policies and the implementation program in Chapter 8.

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8 8.2.7 NONCONFORMING USES, STRUCTURES, AND LOTS
Legally established uses, structures, and lots that do not conform to the requirements of this Specific Plan shall be subject to Municipal Code Section 17.24.090, “Nonconforming uses,
structures and lots,” except where this Specific Plan expressly establishes different requirements. That section governs continuation, abandonment, reconstruction, alteration, expansion, and other applicable conditions. Nonconforming signs shall be subject to Municipal Code Chapter 18.12, including Section

18.12.130, “Amortization, abatement and removal.”

8.3 RECOMMENDED PROGRAMS AND PUBLIC

IMPROVEMENTS
To achieve the overall vision and individual goals of this Specific Plan, a variety of publicly initiated programs and physical improvements have been identified. This section describes each recommended program/improvement and identifies a series of funding mechanisms.

The successful economic revitalization of the DSP area is predicated on the following three strategies:

1. Strengthen the identity of the area as a unique destination.

2. Create unique Zoning Districts that provide a balanced mix of office, commercial and retail, and residential uses that support a vibrant downtown.

3. Broaden development opportunities and provide a wide variety of incentives (e.g., Community Benefits Program and zoning).

8.3.1 DOWNTOWN COMMUNITY BENEFITS PROGRAM

8.3.1.1 Purpose
The Downtown Community Benefits Program is intended
to encourage development that advances the vision of the Downtown Specific Plan through the voluntary provision of public amenities, enhanced design features, and community-serving improvements that exceed the minimum requirements of this Specific Plan.

Projects that voluntarily provide qualifying Community Benefits may earn Community Benefit Credits, which may be redeemed for developmentincentives identified by thisSpecificPlan. Community Benefits shall exceed the minimum requirements of this Specific Plan, the Lemon Grove Municipal Code, and applicable State law.

Improvements required as conditions of approval, mitigation measures, or as a basis for receiving a density bonus, concession, incentive, waiver, parking reduction, or other benefit under State or local law shall not qualify for Community Benefit Credits.

The Community Benefit Credit Schedule and corresponding Development Flexibilities are provided in Appendix A. The schedule assigns credits to eligible Community Benefits and identifies the number of credits required to qualify for each Development Flexibility.

The City may periodically review and update Community Benefit Credit values and associated incentives to ensure the program remains effective and responsive to changing community
priorities. Any update shall be authorized by the City Council in accordance with the amendment procedures established by this Specific Plan.
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The Downtown Community Benefits Program is intended to: X Encourage development that advances the vision of the Downtown Specific Plan.

X Improve the quality of the public realm. X Support housing choice, economic vitality, and sustainability. X Encourage investment in publicly accessible amenities. X Provide a clear and objective framework for development incentives.

8.3.1.2 Applicability
The Downtown Community Benefits Program applies to projects requesting developmentincentives available through this Specific Plan. Participation is voluntary. Projects utilizing the program shall provide Community Benefits that exceed the minimum requirements of this Specific Plan, the Lemon Grove Municipal Code, and applicable State law.

Projects eligible for a density bonus, concessions, incentives, waivers or reductions in development standards, or reduced parking requirements under California Government Code Sections 65915 through 65918 and Lemon Grove Municipal Code Section

17.24.100 shall be reviewed for those benefits independently of this program. Participation in the Community Benefits Program shall not be required asa condition of receiving any benefit to which a project is entitled under State or local density bonus law.

A density bonus project may also participate in the Community Benefits Program; however, only benefits provided in addition to those used to qualify for the density bonus or associated concessions, incentives, waivers, or reductions may earn Community Benefit Credits. Development Flexibilities granted

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8 through this program shall be applied separately from those provided under density bonus law and shall not limit or replace any rights granted by State law.

8.3.1.3 Program Process
The process for participating in the Community Benefits Program is as follows:

1. The applicant identifies the proposed Community Benefits and requested Development Flexibility as part of the applicable development application.

2. The City determines whether each proposed Community
Benefit exceeds applicable requirements and is eligible for credits under the Community Benefit Credit Schedule in
Appendix A: Downtown Community Benefit Credit Schedule.

3. The City assigns CommunityBenefit Credits in accordancewith Appendix A. Credits from more than one eligible Community Benefit may be combined to reach the applicable credit
threshold.

4. The applicant may request a Development Flexibility
corresponding to the total number of credits earned, as identified in Appendix A. Credits used for an approved flexibility may not be transferred to another project or property.

5. The City reviews the requested Development Flexibility through the approval process otherwise applicable to the project.

Approval shall be subject to the required findings and shall not conflict with the General Plan, this Specific Plan, applicable State law, or applicable health and safety requirements.

CATEGORY ELIGIBLE COMMUNITY BENEFITS
Housing Affordable housing provided in excess of the units used to qualify for a density bonus, concession,
incentive, waiver, parking reduction, or other benefit
under State or local law
Public Open
Space
Public plazas; pocket parks; paseos; publicly
accessible open space; park improvements beyond
required dedication
Public Realm Streetscape improvements beyond required
frontage improvements; enhanced landscaping;
decorative lighting; gateway features; wayfinding;
street furnishings
Arts &
Culture
Public art beyond minimum requirements;
performance spaces; cultural facilities; community
gathering spaces
Mobility Public parking; bicycle facilities; transit amenities; enhanced pedestrian connections; mobility hubs
Economic
Development
Historic preservation; adaptive reuse; incubator or
maker space; affordable commercial space; small
business assistance
Table 8-1: Eligible Community Benefits

6. Approved Community Benefits shall be secured through conditions of approval, a development agreement, a recorded covenant, or another mechanism acceptable to the City. The approval may include requirements governing the timing, continued availability, public accessibility, and maintenance of the Community Benefit.
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CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

8.3.1.4 Eligible Community Benefits
The table below outlines the community benefits that are eligible for this program. Specific eligibility criteria and applicable credit values are established by the Community Benefit Credit Schedule in Appendix A.

8.3.1.5 Program Administration
The City shall assign Community Benefit Credits based on the type and scale of the proposed improvement and the credit values established in Appendix A. Where a project proposes multiple Community Benefits, the associated credits may be combined. A single improvement may not receive credits under more than one category unless the City determines that it provides separate and distinct Community Benefits.

The Development Flexibilities identified in Appendix A are separate from any density bonus, concession, incentive, waiver, reduction in development standards, or parking ratio available under State Density Bonus Law or Lemon Grove Municipal Code Section 17.24.100. The Community Benefits Program shall be administered in a manner that does not reduce, replace, or condition a project’s entitlement to those benefits.

Where an on-site Community Benefit is not feasible or practical, applicants may, subject to City approval, satisfy all or a portion of their Community Benefit Credits through a financial contribution to the Downtown Community Benefits Fund. Monies within the Fund shall be used exclusively to design, construct, enhance, or maintain public improvements that further the vision and implementation of the Downtown Specific Plan. This option shall only be available following City Council authorization and establishment of the Fund, including a method for determining the amount of a financial contribution and the corresponding credits.

Eligible projects may include, but are not limited to:

X Public plazas and gathering spaces
X Parks and open space improvements
X Wayfinding and gateway signage
X Public art and cultural amenities
X Streetscape improvements and pedestrian amenities
X Street tree planting and urban greening
X Decorative and pedestrian-scale lighting
X Bicycle and micromobility facilities

8.3.2 DEVELOPMENT INCENTIVES
Successful implementation of the Downtown Specific Plan will require a combination of predictable regulations, efficient development review, competitive development fees, and strategic public investment. In addition to the Downtown Community Benefits Program, the City shall continue to utilize development incentives and financing mechanisms that encourage high-quality private investment while supporting the public improvements identified in this Specific Plan.

1. Maintain low City fees for development within the DSP area for Planning, Building, and Engineering divisions.

2. Approve entitlements administratively to the extent feasible.

3. Periodically evaluate development fees and financing mechanisms to ensure they continue to support implementation of the Downtown Specific Plan while providing adequate
funding for public infrastructure and services.

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8 8.3.3 ECONOMIC DEVELOPMENT AND BUSINESS

SUPPORT
The City will continue to work collaboratively with the business community, property owners, community organizations, and regional partners to promote Downtown Lemon Grove as a unique destination and strengthen its role as the commercial and cultural heart of the community. The proposed programs for economic development and business support are as follows:

8.3.3.1 Promotion, Marketing and Business Partnerships
To differentiate downtown Lemon Grove as a unique destination within the region, promotional and marketing support is needed from the formation and continuance of an organization, such as a Property Based Improvement District (PBID), Business Improvement District (BID) and/or Chamber of Commerce,
dedicated to rebranding and marketing the DSP area. This organization should work with other key groups, such as the East County Chamber of Commerce, local nonprofit groups and Lemon Grove merchants within the DSP area, to coordinate revitalization efforts. Development of a cohesive downtown brand, including marketing materials, wayfinding, digital presence, and special events, should be considered as part of these efforts.

8.3.3.2 Downtown Coordinator
A downtown coordinator, possibly paid through BID funds, could be responsible for facilitating downtown development and promotion. This includes working with merchants and other business people to set goals and decide what events, activities, programming and improvements should be pursued downtown.

These actions could include organizing promotions and special events to working on attracting new businesses to the area.

Once this overall direction has been set, the coordinator would be responsible, with assistance from the merchants and/or volunteers, for overall implementation.

8.3.4 PROPERTY IMPROVEMENT AND REVITALIZATION

8.3.4.1 Property Owner Incentives for Ongoing Façade
Improvements
Improving and upgrading building façades is important to creating the desired atmosphere for downtown Lemon Grove. Subject to City Council authorization and the allocation of funding, the City may establish programs to assist property owners with façade improvements. Providing volunteers, grants or loans to assist property owners to improve the appearance of their buildings can enhance the economic climate for all businesses in the area. Such a façade improvement program might include:

X VOLUNTEER ASSISTANCE. As a part of city beautification events, paint and clean up businesses in need of repair.

Encourage the business and property owners to pay for the cost of materials.

X CASH REBATES. To encourage revitalization, as funds allow, the City may consider offering cash rebates for a portion of the cost of eligible facade improvements.

X LOW INTEREST LOANS. In addition to cash rebates, or in lieu thereof, a low interest loan program could be made available to assist property owners with long term financing of eligible façade improvements.

X GRANTS. In extraordinary circumstances where significant aesthetic improvement would be gained, the City could offer an outright grant for special façade improvements.
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CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Eligible improvements might include: storefront renovation, including landscape improvements, exterior paint, new conforming signs, awnings, canopies, exterior wall lighting, windows and street facing storefronts.

All façade improvements, to be eligible for financial assistance, must comply with the requirements and standards contained in this SpecificPlan. An applicant could obtain private funding or a low interest loan from the City. The City could reimburse the applicant with a grant/rebate upon satisfactory completion of work based on actual invoices and letter of commitment. A façade easement might be recorded in favor of the City to ensure continued maintenance of the façade, should the owner fail to do so.

Possible sources of funding for the program may include Community Development Block Grant (CDBG) funding and/or PBID or BID funding.

8.3.4.2 Tree Planting
In partnership with the National Arbor Foundation, the City could establish a special tree planting fund supported by community stakeholders and possibly planted by volunteers to help defray some of the costs of installing and maintaining street trees throughout the DSP area. The fund would receive money through community donations.

When existing designated trees over a certain size are removed from private property and cannot be replaced, the project proponent may consider adding or replacing the trees in the public right-of-way or at a nearby private property with the property owner’s permission.

In lieu of doing any of the above, the project proponent can pay an in-lieu fee based on the number of trees removed and their size.

These fees would be used to fund the purchase, installation or ongoing maintenance of trees in the Downtown Specific Plan area.

8.3.4.3 Adaptive Reuse and Property Reinvestment
Rehabilitation and modernization of existing commercial, industrial, and mixed-use buildings can create opportunities for new businesses and housing while maintaining the economic diversity and unique identity of downtown. The City may encourage adaptive reuse and property reinvestment through a combination of development incentives, technical assistance, flexible application of development standards where appropriate, and other programs that facilitate the rehabilitation and productive reuse of existing buildings. Priority should be given to projects that preserve architecturally or historically significant buildings, activate underutilized properties, support local businesses, or advance the vision and goals of the Downtown Specific Plan.

8.3.5 FUNDING AND FINANCING
Implementation of the DSP will require a combination of local, regional, State, federal, and private funding sources. The City should continue to identify, monitor, and pursue funding opportunities that support the goals, policies, programs, and capital improvements envisioned for Downtown Lemon Grove.

Potential funding sources may include the following:

8.3.5.1 Property Based Improvement Districts (PBIDs) And Business Improvement District (BIDs)
A PBID or BID is a public/private partnership created to perform marketing, provide a variety of enhanced services, and complete capital improvements in order to improve and program commercial neighborhoods. The BID allows the governing body to levy an additional tax on property owners or businesses within a designated area and to utilize the revenues for improvements and programs, subject to a majority vote of the property owners within the proposed district.

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8 Establishing a PBID or BID is usually initiated by a Chamber of Commerce, a business organization or a group of business or property owners in a specific area. PBIDs and BIDs can be funded without assessments with volunteers coordinating all efforts with donations. A PBID or BID can perform a variety of functions including, but not limited to:

X IMPROVEMENTS AND MAINTENANCE, such as the acquisition, construction, installation, or maintenance of any tangible property with an estimated useful life of five years or more, including, but not limited to: parking facilities, benches, trash receptacles, street lighting, decorations, parks, and fountains.

X ACTIVITIES, including, but not limited to, the following:

Z Promotion of public events which benefit businesses in the area and which take place on or in public places within the area.

Z Activities which benefit businesses located and operating in the area (e.g., hiring a downtown coordinator to manage activities of the program).

X OPERATIONS of the BID/PBID are governed by a private nonprofit corporation made up of a majority of property owners.

Their responsibilities include, but are not limited to, the following:

Z Collection of all funds.

Z District management and marketing through the creation of a District Management Plan.

Z Service delivery.

X BENEFITS of the creation and operation of a BID/PBID are described below:

Z Improves and maintains the district area to be attractive to visitors and attract shoppers.

Z Community engagement while providing a range of
supplemental services to the district.

Z Increased opportunities for economic development.
• Depending on the budget, funds can be allocated towards the marketing, promotion, and branding of the district.

This can include community events within the district
such as a farmer’s market.

Z Beautifies an area through streetscape improvements,
landscape improvements, storefront improvements, graffiti removal, increased and improved maintenance, wayfinding and gateway signage etc. Some PBIDs/BIDs choose to offer homeless outreach and resources.

Z Decreases and can eliminate crime, theft, illegal dumping and homeless camps.

Z Removes financial burden from the City.

X FINANCIAL CONSIDERATIONS
Z Funds to pay for PBID/BID programs and services are generated from a special assessment paid by the benefited property or business owners. The assessment is billed and collected by the City and then disbursed to the PBID/BID, which in turn delivers the district’s services. Every dollar of the funds contributed to the BID or PBID is dedicated to making the specified district a more desirable and profitable place to be.

The assessment fee can be calculated in a variety of ways; one common method is to create a calculation based on
lot square footage, building square footage, and location or zone within the district. For example, a commercial property in designated zone X with a 2,000-square-foot building on a 4,000-square-foot lot would be assessed as follows: 2,000 x $0.16 + 4,000 x $0.08 = $640 per year.
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Property owners are enticed with hard evidence that
BIDs create financial success. The goal is to attract more customers, which generates increased revenue, which
improves tenancy rates and property values.

X LEGAL GUIDELINES AND CONSIDERATIONS
Z Proposition 218: The Rightto Vote on Taxes Act(follow-up to Proposition 13 downfall)
• Regulates voting requirements.
• Renters can vote on an assessment if their lease
agreements specify that they are responsible for paying the assessment.
• Local governments would have to reject the proposed
assessment/fee if written protests are presented by the majority of the affected property owners.

Z According to state law, the maximum term a PBID can be in place is five years. If proven successful, then a 10-year term can be an option presented to voters.

Z According to state law, in the petition phase and ballot process, votes must be weighed based on percentage of ownership. • A property owner who owns 1% of the total property in the downtown area will pay 1% of the total assessment
and will have 1% of the total voting weight.

Z A public hearing at least 45 days after the mailing, which often coincides with the last day of voting. Ballots are counted following the public hearing.

Z Reference Streets and Highway Code Section 3600-36604, the Property and Business Improvement District Law of
1994.

X CASE STUDY: THE BYZANTINE LATINO QUARTER BID
Z The Byzantine Latino Quarter BID (BLQ BID) is an assessment district in which property owners are the primary investors in the creation of a safe, welcoming and thriving business environment along Pico Boulevard from the 110 freeway to Western Avenue and small portions of Normandie Avenue and Venice Boulevard in Los Angeles, California. On an annual basis, property owners contribute funds towards street maintenance, beautification projects and marketing efforts to benefit the properties and businesses in this area of Los Angeles.

The BLQ BID is guided by its mission of keeping the business corridor clean and free of trash while creating a safe and attractive environment in which people can work, shop and conduct business. This BID operates with an annual budget of $137,000 and is run by a non-profit. The majority of their operating budget is allocated to district maintenance, which mostly consists of pressure washing sidewalks and buildings.

The BID supports art in the district and commissions artists to create murals and graffiti art which is popular in this neighborhood. In this BID, churches coordinate homeless outreach and services and the BID pays the bill.

The BLQ BID is located within a disadvantaged community with challenges and conditions akin to Lemon Grove. When the BLQ BID was up for approval in 2013, the property owners voiced their support with a resounding 76% approval vote.

8.3.5.2 Enhanced Infrastructure Financing District (EIFD) An EIFD is created and used to finance the construction or rehabilitation of public infrastructure and private facilities of communitywide significance, including, but not limited to:
brownfield restoration and other environmental mitigation,

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8 military base remediation, affordable housing forrent or purchase, transit priority projects, and projects to implement a sustainable communities strategy. These facilities may be funded with the property tax increment of taking agencies (such as cities, counties, special districts, but not schools) that consent. An EIFD is overseen by aPublic Financing Authority (PFA)thatis comprised of members of the legislative body(s) of the participating affected taxing entity plus two members of the public.

The PFA has the authority to adopt an infrastructure financing plan, issue bonds for which only the district is liable, fund infrastructure projects through tax increment financing pursuant to the infrastructure financing plan, and loan monies to infrastructure financing districts to fund the activities described in the infrastructure financing plan.

8.3.5.3 Engineering Cost Estimate
After adoption of the Downtown Specific Plan, City staff will explore preparation of an Engineering Cost Estimate using existing metrics that analyze all of the costs for design and construction of public improvements, including street, alley, intersection, park, and wayfinding and gateway sign improvements and amenities, within the Downtown Specific Plan area (Downtown Specific Plan Public Improvement Costs or DSPPIC). This includes all associated improvements and amenities for the parks referenced in Chapter 5. The DSPPIC could be increased annually from the date of adoption based on the last annual change of Prices in the San Diego Area, as measured by the Consumer Price Index for All Urban Consumers (CPI-U), as reported by the U.S. Bureau of Labor Statistics.

8.3.5.4 Community Facility Districts (CFDs)
A Community Facility District (CFD) is an assessment district (commonly known as Mello-Roos) with bonding and taxing
authority that provides financing for local public facilities and services, such as street improvements, water infrastructure, wastewater infrastructure, drainage, electricity, schools, parks, and police protection. Financing of existing facilities is not permitted. A CFD is initiated by either: (1) a written request signed by two members of the legislative body (local government or school district); (2) a petition signed by 10% of the eligible voters in the area; or (3) a petition signed by the landowners of 10% of the area in the proposed district. Two-thirds voter approval is required to establish a CFD. The properties adjacent to the Main Street Promenade are within a Property Tax Community Based CFD (CFD No. 2013-1). Established in Fiscal Year 2013–14 through a vote of affected property owners, the CFD provides restricted funding for ongoing maintenance and capital improvements to the Promenade. Within one year of the Downtown Specific Plan adoption, the City Engineer and Community Development Manager shall develop a map of prospective Community Facility Districts (CFDs). The City shall require new developments to not oppose the formation of CFDs for each zoning district or planning area similar to the Main Street Promenade CFD. The City shall initiate the formation of CFDs after agreements not to oppose result in majority holdings required for the formation of CFDs. The CFD shall account for current and future level of maintenance and safety service costs for public works, police and fire departments and facility maintenance of streets and parks and associated infrastructure and amenities of the CFD area. The CFD shall include costs for programming including recurring events. 132

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
If the CFD fails in any specified area, other cost recovery mechanisms can be considered prior to continued development occurring including a Mello-Roos District and/or development impact fees. The goal is to provide cost recovery for maintenance and service costs through ongoing fees and/or taxes for development since current service levels for maintenance and police personnel are not sufficient and since new facilities are required to support new development.

8.3.5.5 Landscaping and Lighting Districts (LLD)
Local governmental agencies may form LLDs for the purpose of financing the costs and expenses of landscaping and lighting public areas. LLDs may be used for installation and maintenance of landscaping, statutes, fountains, general lighting, traffic lights, recreational and playground courts and equipment, and public restrooms, as well as the acquisition of land for parks and open space and the construction of community centers and municipal auditoriums and halls. Funds are acquired through the levying of an annual assessment on benefiting properties subject to the requirements of Proposition 218 and Proposition 26. LLD’s also may provide for construction and maintenance of appurtenant features, including curbs, gutters, walls, sidewalks or paving, and irrigation or drainage facilities. They also may be used to fund and maintain parks above normal park standards as maintained through general fund revenues.

8.3.5.6 Community Revitalization And Investment Areas (CRIAS) A CRIA is a public agency separate from the city, county, or city and county that created it. They can authorize the revitalization of disadvantaged communities through planning and financing infrastructure improvements and upgrades; economic
development activities; and affordable housing via tax increment financing based, in part, on the former community redevelopment law. CRIA revitalization areas are subject to statutory requirements for eligibility, including measures of: income, unemployment, crime, and deterioration. A Revitalization Plan outlining the goals and objectives, estimated revenues and expenditures, and the programs to be implemented, must be prepared prior to beginning operations. If the majority of property owners in a Revitalization Area object to the Revitalization Plan, it cannot be adopted.

8.3.5.7 Funding Sources
Pursue Regional, State and Federal Funding Sources. A key action would be to identify, monitor, and apply for other governmental funding sources that meet the City’s goals and objectives for the downtown area. This might include the following federal, state and local programs, such as:

California Infrastructure and Economic Development Bank (IBANK)
IBANK (established in 1994) provides financing for public infrastructure and economic development projects. This entity has broad authority to issue tax-exempt and taxable revenue bonds, provide financing to public agencies, provide credit enhancements, acquire or lease facilities, and leverage State and Federal funds. In addition, IBANK provides programs such as the SmallBusiness Loan Guarantee Program (SBLGP), which provides repayment guarantees to lenders of loans to small businesses having difficulty finding financing on their own, and the California Lending for Energy and Environmental Needs (CLEEN) Center, which provides low-cost financing to State and local governments for approved energy efficient projects.
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Community Development Block Grant (CDBG) Funds
The federal government provides limited funding for local community development programs under the CDBG program.

Funds have historically been made available for housing, business and street improvement and revitalization and also job training and economic development. The emphasis for targeting of CDBG funds is towards benefiting groups and individuals of low and moderate income. Subject to the availability of funds, CDBG could be utilized to develop minor public improvements (i.e., curbs, gutters, sidewalks) to rehabilitate housing, and to make cosmetic improvements to business facades in low-income areas. CDBG funds will not provide
a significant basis for implementing the
Plan’s objectives, but can combine with other measures of the overall program.

The U.S. Department of Housing and Urban Development (HUD) determines the amount of each grant by using a formula comprised of several measures of community need, including the extent of poverty, population, housing overcrowding, age of housing, and population growth lag in relationship to other metropolitan areas.

Local Early Action Planning (LEAP) Grants
The California Department of Housing and Community
Development (HCD) established the LEAP gran
t program to
provide one-time funding to cities and counties for planning documents and process improvements that accelerate housing production and support implementation of the sixth-cycle Regional Housing Needs Allocation. Eligible activities included zoning updates, specific plans, environmental review, permitting improvements, and other actions intended to streamline housing 134

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
approvals. The original LEAP program is now closed; however, the City could pursue funding through any future LEAP rounds or similar State housing-planning programs to implement housingrelated components ofthis SpecificPlan, subjectto the availability of funds and applicable program requirements.

Housing Assistance Program (HAP) Grants
TheSanDiegoAssociationofGovernments(SANDAG)administers
the Housing Acceleration Program using State Regional Early Action Planning grant funds. HAP provides competitive grants to local jurisdictions for planning activities and capital projects that accelerate housing production within smart growth or mobility hub planning areas. Subject to the availability of future funding, the City could pursue HAP grants for zoning and permitting improvements, housing-related planning, or infrastructure and other improvements that support housing development within the DSP area
Active Transportation Program (ATP) Administered By the California Transportation Commission and Caltrans
The ATP is intended to increase the proportion of trips accomplished by biking and walking. Grant funds are to be allocated to eligible projects by the California Transportation Commission with 40% of available funds to be made available for programming by metropolitan planning organizations in urbanized areas with a population greater than 200,000, 10% for small urban and rural regions, and 50% on a statewide basis, with all awards to be made competitively. The Program is intended to fund Infrastructure Projects, Plans, Non-infrastructure Projects, and Infrastructure projects with non-infrastructure components.

TransNet Smart Growth Incentive Program and Active
Transportation Grant Program
The TransNet Extension Ordinance provides funding for two competitive grant programs that support local efforts to increase walking, biking, and transit use throughout the region: the Smart Growth Incentive Program (SGIP) and Active Transportation Grant Program (ATGP). The ATGP also is funded with Transportation Development Act (TDA) funds.

The SGIP provides funding for transportation-related infrastructure improvements and planning efforts that support smart growth development in Smart Growth Opportunity Areas as shown on the Smart Growth Concept Map. The goal is to fund comprehensive public infrastructure projects and planning activities that facilitate compact, mixed-use, transit-oriented development and increase housing and transportation choices. SANDAG makes available the grant applications of projects funded through the SGIP.

The goal of the ATGP is to encourage local jurisdictions to plan and build facilities that promote multiple travel choices and increase connectivity to transit, schools, retail centers, parks, work, and other community gathering places. The grant program also encourages local jurisdictions to provide bike parking, education, encouragement, and awareness programs that support pedestrian and bike infrastructure. SANDAG makes available the grant applications of projects funded through the ATGP.

Water Quality, Supply, and Infrastructure Improvement Act of 2014
The Water Quality, Supply, and Infrastructure Improvement Act of 2014, provides funding to address water quality, supply, and infrastructure improvement issues in California. The bond is

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8 comprised of seven categories of funding. Bond money would be available to state agencies for various projects and programs, as well as for loans and grants to local governments, private water companies, mutual water companies (where water users own the company), Indian tribes, and nonprofit organizations.

California Urban Rivers Grant Program Administered by the California Natural Resources Agency
The Water Quality, Supply, and Infrastructure Improvement Act of 2014 authorized the Legislature to appropriate twenty million dollars to the California Natural Resources Agency for the California Urban Rivers Grant Program. The program is intended to fund “green infrastructure that conserves water, buffers climate change impacts, improves water quality, water supply, public health, reduces greenhouse gas emissions, and energy demand, restores, and protects rivers, creeks and streams including the acquisition of resource lands.” Grant funds are awarded to projects that implement the three objectives of the California Action Plan which are: 1) more reliable water supplies, 2) the restoration of important species and habitat, and 3) a more resilient and sustainably managed water infrastructure. Projects must be multi-benefit watershed and urban rivers enhancement projects in urban watersheds that increase regional and local water self-sufficiency. There are no minimum or maximum grant amounts for this Program.

Environmental Enhancement and Mitigation (EEM) Grant
Program by The California Natural Resources Agency
The EEM Program encourages projects that produce multiple benefits which reduce greenhouse gas emissions, increase water use efficiency, reduce risks from climate change
impacts, and demonstrate collaboration with local, state and community entities. Grants are offered to local, state, and federal governmental agencies, as well as nonprofit organizations, for projects to mitigate environmental impacts caused by new or modified state transportation facilities. Eligible projects must be directly or indirectly related to the environmental impact of the modification of an existing transportation facility or construction of a new transportation facility and must fit one of the following categories:

1. Urban Forestry projects designed to offset vehicular emissions of carbon dioxide;

2. Resource Lands projects for the acquisition or enhancement of resource lands to mitigate the loss of, or the detriment to, resource lands lying within or near the right-of-way acquired for transportation improvements; or 3) Mitigation Projects Beyond the Scope of the Lead Agency responsible for assessing the environmental impact of the proposed
transportation improvement. Grants for individual projects are generally limited to $500,000 each, however the Agency may recommend awards up to $1,000,000 for acquisition projects.

Affordable Housing and Sustainable Communities Program
(California Strategic Growth Council)
The Strategic Growth Council’s Affordable Housing and Sustainable Communities (AHSC) Program provides grants and affordable housing loans for compact transit-oriented development and related infrastructure.AFHSCalsobenefitsprogramsthatreducegreenhouse gas (“GHG”) emissions and benefit Disadvantaged Communities and Low-Income Communities by increasing the accessibility of housing, employment centers, and key destinations via low-carbon 136

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
transportation options (walking, biking, transit) thereby resulting in fewer vehicle miles traveled (VMT) and mode shift. Three project prototypes have been identified to implement this strategy: 1) Transit OrientedDevelopment(TOD)ProjectAreas;2)IntegratedConnectivity Project(ICP)ProjectAreas;or3)RuralInnovationProjectAreas (RIPA).

SANDAG Senior Mini-Grant Program
The Senior Mini-Grant (SMG) program provides financial support to local agencies and nonprofit organizations to offer specialized transportation services for seniors age 60 and older. These grants are intended to fund innovative and flexible programs that support the transportation needs of older adults.

Passengers who are not seniors may be transported through the program, but no more than 20 percent of the trips provided may be to riders younger than 60. The program is funded by TransNet, the regional half-cent sales tax for transportation projects. SANDAG allocates funds for the program through a competitive, countywide grant process. A committee composed of non-applicant agency representatives and expert community members reviews, scores, and ranks the applications and a list of projects recommended for funding is presented to the SANDAG Transportation Committee and Board of Directors for final approval.

New Market Tax Credit Program
TheNewMarketTaxCreditProgram(NMTC)isjointlyadministered by the Community Development Financial Institutions (CDFI) Fund and the Internal Revenue Service (IRS). It acts to incentivize community development and economic growth through the
use of tax credits that attract private investment to distressed communities. The goal of the program is to spur revitalization efforts of low-income and impoverished communities across the United States. An individual or corporate investor is able to receive a tax credit against their federal income tax in exchange for making equity investments in specialized financial intermediaries called Community Development Entities (CDEs). The CDEs are able to use the capital from these equity investments to make loans and investments to businesses operating in low-income communities on betterrates and terms and more flexible features than the market. CDEs must be certified by the CDFIto participate in the program and have a primary mission of serving low-income communities to be eligible.

Self-Generation Incentive Program
The California Public Utilities Commission (CPUC) unveiled a new equity program, Self-Generation Incentive Program (SGIP), that directs 25 percent of funds for distributed energy storage to low income households and environmentally burdened communities throughout the state. Eligible customers also include state and local government agencies, educational institutions, non-profits, and small businesses.

SGIP provides incentives to support existing, new, and emerging distributed energy resources. SGIP provides rebates for qualifying distributed energy systems installed on the customer’s side of the utility meter. Qualifying technologies include wind turbines, waste heat to power technologies, pressure reduction turbines, internal combustion engines, microturbines, gas turbines, fuel cells, and advanced energy storage systems.

Metered Parking
As demand for parking in the DSP area increases, the City could explore the implementation of metered parking as a regulatory tool. Funds from meter revenues could be used for parking related facilities and improvements, programs, and enforcement.

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8 Future reasonable fee pass-through mechanisms, like Mello-Roos fees, may be considered to encourage immediate development with street, sign and park improvements paid for by future residents and employment centers.

8.3.6 PUBLIC INFRASTRUCTURE IMPROVEMENT

PROGRAMS
The City’s annual Capital Improvement Program (CIP) should be used to prioritize, budget, and implement the public infrastructure improvements identified in this Specific Plan. This category of programs includes physical improvements within the public right-of-way (e.g., streets, landscaping, lights, water/sewer). The infrastructure and traffic evaluation prepared as part of this Specific Plan reviewed the impact of future development upon downtown Lemon Grove’s water, wastewater/sewer, drainage and circulation systems. These are discussed below.

8.3.6.1 Water
While any future upgrades would have to be coordinated and managed through Helix Water District (HWD), the existing storage capacity, distribution system, and transmission lines within the City present no immediate obstacles to smart growth development within the DSP area. Future development will be reviewed on a case-by-case basis pursuant to Helix District Policies and Procedures Manual. Water supply is subject to water conservation measures as required by state law. Future development may require individual pump systems in order to provide appropriate water pressure for fire suppression systems.

City Staff will coordinate with Helix Water District staff to analyze water pressure in the downtown on a project-by-project basis to determine the most cost effective options for the specific service area for both the developers and Helix Water District when applicable. Pump systems represent a considerable cost for new developments. Overall, the system is well-gridded and meets all applicable standards for potable water supply. Below is a list of recommended actions the City should consider:

1. MonitortheCity’swater systemandcoordinatewithHelixWater District to ensure adequate water supplies and infrastructure are available to support future growth, consistent with the most recently adopted Helix Water District Urban Water
Management Plan. Incentivize green building practices within the DSP area that reduce demands on potable water, such as:
a. Employ catchment/reuse systems to collect rainwater for reuse as a supplemental landscape water supply.
b. Encourage greywater plumbing systems in new buildings where practical, in coordination with local health standards. c. Continue to enforce water efficient landscape regulations; BMP’s, Biofilters, tree wells, etc.
d. Continue to install/update existing low-water-use fixtures and appliances in all new and renovated buildings to ensure the City is using the most efficient systems.
e. Continue to enforce the sustainability design requirements as a part of new development.

2. Encourage Helix Water District (HWD) to coordinate with City Staffanddevelopers toanalyzewaterpressureinthedowntown
on a project-by-project basis to determine the most cost effective options for the specific area when water pressure for fire suppression systems is found to require an individual pump booster system.
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8.3.6.2 Sewer
Wastewater service and infrastructure is provided and maintained by the Lemon Grove Sanitation District. The City shall continue to coordinate with the District to ensure that wastewater infrastructure is maintained and expanded as necessary to support future growth and redevelopment consistent with the most recently adopted Sewer Master Plan.. Below is a list of recommended actions the City should consider:

1. Implement the identified CIP projects within the Lemon Grove Sewer Master Plan.

2. Periodically evaluate sewer connection fees, equivalent dwelling unit (EDU) fees, and other funding mechanisms to ensure sufficient funding for ongoing system maintenance, rehabilitation, and capacity improvements. Maintain reduced fees for breweries and similar uses.

3. Monitor existing infrastructure to ensure adequate flow capacities to handle increased population.

4. As development occurs within the DSP area, the sewer modeling will need to determine whether additional on-off site improvements are warranted or if the identified CIP improvement will be required to be constructed sooner.

5. Focus infill development and/or increase housing density in areas that have an existing adequate capacity to handle an increase in population.

8.3.6.3 Storm Drainage
Stormwater infrastructure within the Downtown Specific Plan area is owned and maintained by the City of Lemon Grove. The City’s 2020 Drainage Master Plan provides the framework for maintaining, improving, and expanding the storm drainage system to supportfuture growth while reducing flood risks and protecting water quality. The Drainage Master Plan includes updated hydraulic modeling, identifies existing system deficiencies, and establishes a prioritized Capital Improvement Program (CIP) for future drainage improvements.

Below is a list of recommended actions the City should consider:

1. Coordinate implementation of the capital improvement projects identified in the most recently adopted Drainage Master Plan to address existing drainage deficiencies and accommodate future development.

2. Periodically update the Drainage Master Plan to reflect changing development patterns, infrastructure conditions, regulatory requirements, and projected buildout.

3. Continue to implement Best Management Practices (BMPs) consistent with the City’s current Municipal Separate Storm SewerSystem(MS4)Permit, JurisdictionalRunoff Management Program (JRMP), and applicable stormwater regulations.

4. Encourage the incorporation of Low Impact Development (LID) and sustainable stormwater management practices into new developments, such as:
a. Rooftop catchment systems to collect rainwater for reuse as a supplemental landscape water supply.
b. Design Green Roofs to be considered on new construction. c. Use permeable paving materials for streets, sidewalks, parking lots, and driveways.
d. Implement vegetative swales to detain and infiltrate runoff within existing rights-of-way.
e. Divert stormwater from roofs, parking lots, and other

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8 hardscapes to vegetated swales or bioretention or
biofiltration areas instead of storm drains.
f. Evaluate opportunities to incorporate green street concepts into proposed public works projects.
g. Evaluate drainage capacity as development occurs within the Downtown Specific Plan area and require project-specific drainage improvements where necessary to maintain
acceptable levels of service.

8.3.6.4 Dry Utilities
Utility systems, including electricity, natural gas, and telecommunications, within the City are generally sufficient to support an increase in population and development. Electricity and Natural Gas are provided to the DSP area by the San Diego Gas & Electric Company (SDG&E). Electricity is transmitted by above ground and underground power lines from the Chollas West Substation. Natural gas lines exist along all major street rights-ofway within the DSP area. A number of companies provide wireless or cell phone service for the area as well, and high speed internet access within the City is offered by AT&T, Cox, and EarthLink.

Below is a list of recommended actions the City should consider:

1. Underground overhead utility poles.

2. Encourage new development to incorporate sustainable building practices related to energy conservation.

3. Maximize the number and size of north-facing and southfacing windows; use smaller and fewer windows on east and west sides of buildings.

4. Minimize direct sunlight to the inside of structures using overhangs.

5. Provide fully operable windows that can be adjusted throughout the day for maximum ventilation.

6. Design building interiors to take advantage of natural ventilation by orienting rooms so that breezes can blow through them.

7. Properly insulate and seal all new and renovated buildings to contain and extend the climatic influence of heated or cooled air.

8. Use energy efficient heating, ventilation, and cooling systems that regulate the interior temperature of buildings throughout the day.

9. New parking covers should include solar panels.

8.3.6.5 Mobility
The Design Standards for Streets within the Downtown Specific Plan area are presented in Chapter 5.0. Implementation of these standards should be the responsibility of the City with additional funds and/or improvements coming from developers of properties as a condition of project approval. The City may fund the initial installation of some streetscape elements; however, as new development occurs, the City should require reimbursement for certain installed improvements which directly benefitthe adjacent property (e.g. sidewalks, curb/gutter, lighting, street trees) and which also contributes to the principles of Complete Streets.

An alternative to the above approach could be the formation of a special assessment district (e.g. BID, PBID or CFD) to help pay for the desired improvements. This approach would require stakeholders within the assessment district to pay their fair share of the improvements. The City could assume a portion of the costs to lessen the burden on property owners, especially the initial cost of establishing the assessment district.
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8.3.6.6 Parks and Open Space
As redevelopment occurs within the Downtown Specific Plan area, the City shall continue to evaluate park needs and prioritize improvements to ensure adequate facilities are available to serve future residents, employees, and visitors. Below is a list of recommended actions the City should consider:

1. Within two years of this Downtown Specific Plan’s adoption, conduct a parkland fee study to evaluate future parks and open space needs and update the parkland in-lieu fees, as appropriate.

2. Continue to collect and administer parkland dedication and inlieu fees in accordance with the Lemon Grove Municipal Code and applicable State law.

3. Prioritize parkland fees generated within the Downtown Specific Plan area toward implementation of the following priority parks and public open space improvements:
a. Main Street Promenade (park improvements),
b. Village Promenade,
c. Civic Center Park (park improvements),
d. Kunkel Park Expansion

8.3.7 ADDITIONAL KEY ACTIONS TO IMPLEMENT THE DSP
In addition to the recommended actions previously listed in this Chapter, the following actions are key to the implementation of this Specific Plan:

1. To ensure high quality signage throughout the City, a comprehensive sign program will be adopted within one year of the Downtown Specific Plan’s adoption by City Council.

2. Consider adopting an Open Space In-lieu Fee to increase open space assets with improvements in the downtown. This would be in lieu of private open space requirements.

3. Consider preparing a comprehensive plant list that prioritizes suitable native, drought-tolerant, and pollinator-supporting species; expands shade coverage; and maintains a diverse, resilient urban forest. Pursue pollinator conservation
partnerships and recognition programs to strengthen eligibility and competitiveness for grants supporting planting and urban forest improvements.

4. Evaluate apotentialdiversionoftruck traffic fromtheBroadway Promenade through a future citywide mobility evaluation or General Plan update.

5. Coordinate with the School District to evaluate congestion associated with school pickup and drop-off on School Lane and identify potential operational and roadway improvements for consideration during future streetscape design and
implementation.

6. Undertake a citywide historic resources evaluation to identify potentially significant buildings, sites and districts. Based on the findings, consider establishing a local historic register and pursuing designation or nomination of eligible resources to applicable local, state or national registers.

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8 PROGRAM LEAD PARTNERS TIMEFRAME POTENTIAL FUNDING
Downtown Community Benefits
Program
Development Services Developers Short-Term Development projects Community Benefits Fund Development Services /
Finance
Developers Ongoing Community Benefits
Fund contributions
Maintain Competitive Development
Fees
Development Services /
Finance
City Council Ongoing General Fund
Periodic Development Fee Review Development Services /
Finance
Public Works Every 3–5 years General Fund
Priority Entitlement Review Development Services All City Departments Ongoing General Fund Downtown Branding & Marketing
Program
Economic Development Chamber, PBID/BID Short-Term / Ongoing PBID/BID, General Fund, Grants
Downtown Coordinator Program Economic Development Chamber, PBID/BID Mid-Term PBID/BID, General Fund Business Attraction & Retention
Program
Economic Development Property Owners,
Chamber
Ongoing General Fund, Grants
Downtown Events & Programming Economic Development PBID/BID, Community Organizations
Ongoing PBID/BID, Sponsorships,
Grants
Façade Improvement Program Development Services Property Owners Ongoing CDBG, Grants, PBID/BID Urban Greening & Tree Planting
Program
Public Works Community Groups Ongoing Urban Forestry Grants, Community Benefits
Fund
Adaptive Reuse Program Development Services Property Owners Ongoing Historic Preservation Grants, Private
Investment
Pursue Grant Funding City Manager / Finance All Departments Ongoing State & Federal Grants Explore PBID/BID Formation Economic Development Property Owners Mid-Term PBID/BID Assessments Evaluate EIFD Feasibility City Manager / Finance County, School Districts Mid-Term Tax Increment Prepare Downtown Engineering Cost
Estimate
Public Works Development Services Short-Term General Fund Table 8-2: Implementation Matrix
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PROGRAM LEAD PARTNERS TIMEFRAME POTENTIAL FUNDING
Evaluate Community Facilities
District (CFD)
Public Works / Finance Developers Mid-Term CFD / Mello-Roos Evaluate Landscaping & Lighting
District (LLD)
Public Works Property Owners Mid-Term LLD Assessments
Evaluate Community Revitalization
Investment Area (CRIA)
City Manager Finance Long-Term Tax Increment
Water Infrastructure Coordination Public Works Helix Water District Ongoing Water Rates, Development Projects
Water Conservation Program Public Works Helix Water District, Developers
Ongoing Water District Programs,
Grants
Wastewater Infrastructure
Coordination
Public Works Lemon Grove Sanitation
District
Ongoing Sewer Enterprise Funds
Sewer Capacity Monitoring Public Works Sanitation District, Developers
Ongoing Sewer Enterprise Funds
Storm Drain Capital Improvements Public Works Developers Ongoing CIP, Grants Stormwater BMP & LID Program Public Works Developers Ongoing CIP, MS4 Funding, Grants Dry Utility Undergrounding Public Works SDG&E, Utilities Long-Term Utilities, Rule 20, Development
Energy Efficient Development
Practices
Development Services Developers Ongoing Private Investment Complete Streets Implementation Public Works Developers Ongoing CIP, ATP, TransNet, Grants
Parks & Open Space Program Public Works /
Community Services
Developers Ongoing Quimby Fees, CIP, Grants
Parkland Fee Study Public Works / Finance Development Services Short-Term General Fund Priority Park Improvements Public Works Developers Mid- to Long-Term Park Fees, Community Benefits Fund, Grants
TABLE 8-2: Implementation Matrix (Cont.)
GLOSSARY Chapter 9
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GLOSSARY
145
9 TERM DEFINITION
Accessory use A use customarily associated with and subordinate to the primary use of a property or building.

Active frontage A building frontage designed to support pedestrian activity through entrances, windows, storefronts, active ground-floor uses, and outdoor spaces.

Active transportation Human-powered travel, primarily walking and bicycling, including travel using mobility-assistance devices.

Adaptive reuse The conversion of an existing building or property to a new use while retaining some or all of its existing structure.

Affordable commercial space
Affordable housing Housing affordable to households within specified income categories, based on standards established by federal, State, or local law.

American Community Survey
(ACS)
An ongoing U.S. Census Bureau survey that provides demographic, social, economic, and housing data for communities.

Americans with Disabilities
Act (ADA)
A federal law establishing accessibility requirements for buildings, facilities, public spaces, transportation, and services.

Amortization ordinance An ordinance establishing a period after which a legally established nonconforming use must cease or relocate.

Annual Progress Report (APR) A report submitted annually to the State describing a jurisdiction’s progress in implementing its General Plan and Housing Element.

Architectural articulation Changes in a building façade or form that create visual interest and reduce the building’s perceived scale.

Bioretention/biofiltration The use of landscaped areas, vegetation, and engineered soils to capture, filter, and treat stormwater runoff.

Blank wall A portion of a building façade without doors, windows, architectural articulation, public art, landscaping, or other visual features.
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TERM DEFINITION
Bond A debt instrument issued to raise funds for public facilities or improvements and repaid over time from specified revenues or taxes.

Buffered bicycle lane A bicycle lane separated from an adjoining vehicle travel or parking lane by a striped buffer area.

Building bulk The overall physical volume and mass of a building, as influenced by its height, floor area, setbacks, lot coverage, and form.

Building elevation The exterior face of a building or a drawing showing one exterior side of a proposed building.

Building massing The overall three-dimensional form, volume, and arrangement of a building or group of buildings.

Building modulation Variations in a building’s form or wall plane through changes in depth, height, setbacks, stepbacks, or other architectural features.

Buildout The amount of development that could occur if land were developed to the capacity allowed by applicable plans and zoning regulations.

Business Improvement
District (BID)
A defined area in which businesses fund additional services, improvements, or activities that benefit the district.

Business incubator A facility or program that supports new and emerging businesses through shared workspace, technical assistance, mentorship, or other resources.

By-right development Development that must be approved when it complies with all applicable objective zoning and development standards, without discretionary review.

California Environmental
Quality Act (CEQA)
A State law requiring public agencies to evaluate and disclose potential environmental effects and identify measures to avoid or reduce significant impacts.

Capital Improvement Program
(CIP)
A multiyear plan identifying and prioritizing public infrastructure and facility improvements and their anticipated funding.

Class I bicycle lane A paved, physically separated right-of-way designated for the exclusive use of bicyclists, pedestrians, and other non-motorized modes of travel.

Class II bicycle lane A portion of a roadway designated by striping and signage for preferential or exclusive bicycle travel.

GLOSSARY
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9 TERM DEFINITION
Class III bicycle route A roadway shared by bicyclists and motorists and identified by signage and, where appropriate, shared-lane markings.

Climate Action Plan (CAP) A plan establishing strategies and actions to reduce greenhouse gas emissions and prepare for the effects of climate change.

Collector street A street that collects traffic from local streets and connects it to larger roadways while providing access to adjoining properties.

Common open space Indoor or outdoor recreational or gathering space available for the shared use of residents, tenants, or occupants of a development.

Community Benefit A qualifying public amenity, improvement, or feature voluntarily provided beyond the minimum requirements of the DSP, Municipal Code, and State law.

Community Benefit Credit A point assigned to an eligible Community Benefit based on its type, scale, and public value and used to determine available Development Flexibilities.

Community Facilities District
(CFD)
A special financing district authorized to fund specified public facilities and services through special taxes or bonded indebtedness.

Community Revitalization and
Investment Area (CRIA)
An area established under State law to finance infrastructure, economic development, and affordable housing improvements in qualifying disadvantaged communities.

Complete streets Streets designed and operated to provide safe and comfortable travel for pedestrians, bicyclists, transit users, and motorists of all ages and abilities.

Conditional Use Permit (CUP) A discretionary permit required for a use that may be allowed subject to review, public notice, findings, and conditions of approval.

Consumer Price Index (CPI) A measure of changes over time in consumer prices, commonly used to adjust costs, fees, and funding estimates for inflation.

Crime Prevention Through
Environmental Design
(CPTED)
Design principles intended to discourage crime through visibility, lighting, access control, and clearly defined public and private spaces.

Cross-section A diagram showing the arrangement and dimensions of a street’s components, such as sidewalks, landscaping, bicycle facilities, parking, and travel lanes. 148

TERM DEFINITION
Curb extension/bulb-out An extension of the sidewalk into the parking lane that shortens pedestrian crossings and can improve visibility and reduce vehicle speeds.

Cultural facility
A space dedicated to arts, culture, or heritage activities that provides access or programming for the community, such as a museum, gallery, performance venue, cultural center, or space for arts education.

Defensible space A physical environment designed to promote visibility, territorial awareness, access control, and a sense of ownership that can discourage criminal activity.

Density The amount of residential development permitted on a site, typically expressed as dwelling units per acre.

Density Bonus An increase in otherwise permitted residential density, typically granted in exchange for affordable housing or other qualifying benefits.

Development flexibility A modification to an applicable development standard that may be granted through the Downtown Community Benefits Program.

Development impact fee A fee charged to new development to fund public facilities and infrastructure needed to serve that development.

Development incentive Regulatory, procedural, or financial assistance intended to encourage development, such as priority processing, reduced fees, or flexible standards.

Development intensity The amount or scale of nonresidential or mixed-use development, often measured using floor area ratio, building size, or similar standards.

Development standards Regulations governing physical development, such as building height, setbacks, density, parking, landscaping, and open space.

Discretionary review A review process allowing the approving authority to exercise judgment, make findings, and impose conditions when deciding whether to approve a project.

Drive aisle A vehicular travel area within a parking lot or structure that provides access to parking spaces, loading areas, or driveways.

Dwelling unit A building or portion of a building designed for independent living by one household, including provisions for living, sleeping, cooking, and sanitation.

GLOSSARY
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9 TERM DEFINITION
Electric vehicle charging
station Equipment that supplies electrical power to recharge a plug-in electric vehicle.

Enhanced Infrastructure
Financing District (EIFD)
A district that uses a portion of future property-tax revenue growth to fund eligible infrastructure, housing, and community development projects.

Entitlement A permit, approval, or other authorization required before a property may be developed or used for a particular purpose.

Façade An exterior face of a building, particularly one facing a street or public space.

Façade easement A recorded legal agreement protecting or controlling specified features of a building’s exterior façade.

Fair-share contribution A development project’s proportionate financial contribution toward public facilities or improvements needed, in part, because of the project.

Family-sized unit A dwelling unit containing three or more bedrooms and intended to accommodate larger households or families.

Floor area ratio (FAR) The ratio of a building’s total gross floor area to the area of its lot.

Frontage improvement A public improvement constructed along a development site’s street frontage, such as a sidewalk, curb, landscaping, lighting, or bicycle facility.

Functional roadway
classification
A system categorizing streets based on their transportation role, surrounding land uses, and intended design character.

General Plan The City’s comprehensive, long-term policy document guiding land use, housing, transportation, conservation, safety, and community development.

Grade-separated crossing A crossing where transportation routes pass above or below one another, such as a roadway crossing over or under a railway.

Graywater Untreated wastewater from bathroom sinks, showers, bathtubs, and clothes washers that may be reused for approved nonpotable purposes.

Green roof A roof covered partly or completely with vegetation and a growing medium to reduce runoff, heat, and building energy use.
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TERM DEFINITION
Greenhouse gas emissions Emissions of gases that trap heat in the atmosphere and contribute to climate change.

Gross acre A measure of land area that includes the entire area within a boundary, including streets and other public rights-of-way.

Gross floor area The total floor area within a building, generally measured to the exterior faces of its exterior walls.

Ground-floor transparency
The percentage of a ground-floor façade composed of clear windows and doors allowing views between the building interior and adjoining public space.

Health Risk Assessment (HRA) A technical analysis estimating potential health risks associated with exposure to air pollutants or toxic air contaminants.

Historic resource A building, structure, object, site, district, or other feature recognized as having historical, architectural, archaeological, or cultural significance.

Housing Element A required General Plan component identifying housing needs, suitable sites, development constraints, and programs for accommodating housing at all income levels.

Housing site inventory An inventory in the Housing Element identifying properties considered suitable and available to accommodate projected housing needs.

Infill development Development of vacant or underutilized land within an already developed area where infrastructure and public services are generally available.

In-lieu fee A fee paid instead of directly providing a required improvement, facility, parking space, parkland dedication, or other obligation.

In-lieu improvement An alternative public improvement provided instead of constructing a required improvement directly adjacent to a development site.

Integrated Transit Center
A transit facility designed to provide convenient connections between multiple forms of transportation, such as Trolley and bus service, walking, bicycling, ride-share, and passenger pick-up and drop-off.

Jobs-housing balance The relationship between the jobs available in an area and the amount and affordability of housing available to workers.

GLOSSARY
151
9 TERM DEFINITION
Landscape buffer A landscaped area used to provide separation, screening, privacy, or transition between uses or site features.

Landscaping and Lighting
District (LLD)
An assessment district formed to finance landscaping, lighting, parks, and related public improvements.

Leadership in Energy and
Environmental Design (LEED)
A third-party green-building rating and certification system administered by the U.S. Green Building Council.

Liner building or liner use An occupiable building or use located along a parking structure or other inactive feature to screen it and create an active frontage.

Live-work unit A building or unit designed to accommodate both residential living space and a permitted workspace or business activity.

Lot A legally created parcel or tract of land that may be developed or used as a unit.

Low-impact development (LID) A site planning and design approach that manages stormwater close to its source through infiltration, filtration, storage, and reuse.

Major addition An expansion exceeding the threshold established by the DSP, generally more than 50 percent of the existing gross floor area.

Major amendment A substantial change to the DSP that would alter its fundamental vision, land uses, capacity, standards, boundaries, or mobility network.

Maker space A shared workspace providing tools, equipment, and facilities for fabrication, design, crafts, technology, or small-scale production.

Median The area separating opposing directions of roadway travel, which may include landscaping, turn lanes, or pedestrian refuges.

Mello-Roos A financing mechanism allowing a Community Facilities District to levy special taxes to fund eligible public facilities and services.

Micromobility Travel using small, low-speed devices such as bicycles, electric bicycles, scooters, and electric scooters.
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TERM DEFINITION
Mills Act contract A voluntary agreement providing potential property-tax reductions in exchange for the preservation and maintenance of a qualified historic property.

Ministerial approval Approval based on compliance with objective standards that does not involve discretionary or subjective judgment.

Minor modification A limited adjustment to a DSP requirement that remains substantially consistent with the Plan’s vision, goals, objectives, and policies.

Minor Use Permit (MUP) A discretionary permit for specified uses reviewed by the Development Services Director, subject to findings, notice, conditions, and appeal procedures.

Mitigated Negative
Declaration (MND)
A CEQA document prepared when mitigation or project revisions would reduce potentially significant environmental effects below a significant level.

Mitigation measure A requirement or action intended to avoid, minimize, rectify, reduce, or compensate for a potentially significant environmental impact.

Mixed-use development Development combining two or more uses, such as residential, commercial, office, civic, or recreational uses, within the same building or site.

Mobility hub A location where multiple transportation options and supporting amenities are brought together to facilitate transfers and multimodal travel.

Multimodal Accommodating multiple forms of transportation, such as walking, bicycling, transit, automobiles, and freight.

Municipal Code The collection of local laws and regulations adopted by the City, including its zoning regulations.

Natural ventilation The use of windows, vents, building orientation, and air movement to ventilate and cool indoor spaces without relying entirely on mechanical systems.

Neighborhood street A lower-volume street primarily intended to provide access to residences and other nearby properties.

Nonconforming use A lawfully established use that does not comply with current zoning regulations but may continue subject to applicable requirements.

GLOSSARY
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9 TERM DEFINITION
Objective Design Standards Design requirements involving no subjective judgment and uniformly verifiable by reference to an external and uniform benchmark or criterion.

Off-site parking Required parking provided on a property other than the site occupied by the use it serves.

Off-street parking Vehicle parking provided outside a public street or public right-of-way.

Operational Waste Reduction
Practices and programs that reduce the amount of waste generated during the ongoing use and operation of a building or property, such as recycling, composting, reuse, and responsible purchasing and disposal.

Opportunity site A property identified as having potential to accommodate future development or redevelopment.

Parapet A low wall extending above the edge of a roof, balcony, terrace, or similar building feature.

Parkland dedication The provision of land, improvements, or an equivalent fee to address park and recreational needs associated with new development.

Parklet A small public space, commonly installed within an on-street parking area, providing seating, landscaping, dining space, or pedestrian amenities.

Paseo A pedestrian walkway or passage connecting buildings, streets, courtyards, open spaces, or other destinations.

Passive heating and cooling Building design techniques using orientation, shading, insulation, ventilation, and thermal properties to maintain comfortable temperatures with less mechanical energy.

Permitted use A land use allowed without a conditional or discretionary use permit, provided it complies with applicable standards and requirements.

Placemaking The planning and design of public spaces to create attractive, functional, and welcoming places supporting community activity and identity.

Planned Development Permit A discretionary permit used to review development involving specified deviations, modifications, or other circumstances identified by the Municipal Code or DSP. 154

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TERM DEFINITION
Pocket park/parkette A small park or publicly accessible open space providing recreation, seating, landscaping, or gathering space within a developed area.

Primary building entrance The principal pedestrian entrance providing access to a building or use.

Private open space Outdoor space reserved for the exclusive use of an individual dwelling unit, such as a balcony, patio, porch, or private yard.

Property-Based Improvement
District (PBID)
A defined area in which property owners fund additional maintenance, improvements, programs, or services through property-based assessments.

Public realm Publicly accessible community spaces, including streets, sidewalks, parks, plazas, and other gathering spaces.

Public right-of-way Publicly owned or controlled land reserved for transportation and related improvements, typically including streets, sidewalks, bicycle facilities, and utilities.

Publicly accessible open space Privately or publicly owned outdoor space designed and maintained for use by the general public.

Recycled water Wastewater treated to a level suitable for approved nonpotable or potable uses.

Regional Housing Needs
Allocation (RHNA)
The number of housing units, by income category, that a jurisdiction must plan to accommodate during a Housing Element planning period.

Renewable energy system Equipment generating energy from naturally replenished sources, such as solar, wind, or geothermal energy.

Right-of-way dedication The transfer or reservation of land for a public street, sidewalk, utility, or other public purpose.

Road diet The reconfiguration of a roadway to reduce or repurpose vehicle lanes for bicycle facilities, wider sidewalks, landscaping, parking, or turn lanes.

Roundabout A circular intersection where vehicles travel around a central island and entering traffic yields to circulating traffic.

Screening Buildings, walls, fences, landscaping, or architectural features used to conceal parking, equipment, utilities, storage, or service areas from public view.

GLOSSARY
155
9 TERM DEFINITION
Sensitive land use A use occupied by people especially vulnerable to air pollution, such as residences, schools, childcare facilities, hospitals, and senior care facilities.

Setback The required or permitted distance between a building or structure and a property line, street, or other specified feature.

Shared-lane marking (sharrow) A pavement marking indicating that bicyclists and motorists share the same travel lane.

Site plan approval Review of a development’s site layout and physical design for compliance with applicable plans, codes, and development standards.

Special assessment A charge imposed on properties or businesses receiving a particular and measurable benefit from specified improvements or services.

Special Treatment Area (STA) An area identified by the Lemon Grove General Plan as warranting focused planning because of its distinct characteristics, needs, or opportunities.

Specific Plan A detailed regulatory and policy document implementing the General Plan within a defined area through land use regulations, standards, infrastructure planning, and implementation measures.

Stepback The horizontal recession of an upper portion of a building from the façade or building edge below.

Stormwater harvesting The collection and storage of stormwater runoff for later reuse or controlled release.

Streamlined review An expedited approval process under which eligible projects are reviewed using specified objective requirements and reduced procedural steps.

Street-facing façade Any exterior building wall oriented toward or visible from an adjoining public street.

Street frontage The portion of a property adjoining a public street or alley.

Street tree A tree planted within or adjacent to the public right-of-way as part of the streetscape.

Streetscape The physical and visual elements of a street, including sidewalks, landscaping, trees, lighting, furnishings, bicycle facilities, and roadway improvements. 156

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TERM DEFINITION
Substantial compliance A determination that a project is generally consistent with the essential requirements, intent, vision, goals, objectives, and policies of the applicable plan.

Sustainable timber Wood obtained from responsibly managed forests and produced in accordance with recognized environmental standards.

Tax increment financing A financing method using increases in property-tax revenue generated within a defined area to fund eligible public improvements and community investments.

Temporary use A land use or activity conducted for a limited period and subject to applicable permit requirements and operating conditions.

Temporary Use Permit (TUP) A permit authorizing an eligible temporary use for a limited duration, subject to applicable conditions and requirements.

Tobacco Specialty Shop
Means any person or governmental entity that operates a store, stand, booth, concession, or other place at which incidental or accessory sales, rentals, or other give-aways of tobacco products, electronic vapor devices, electronic vapor inhalation substances, and hookahs are made to purchasers for consumption or use and not exceeding sixteen cubic feet of display area for tobacco products.

Through lot A lot with frontage on two generally parallel streets that do not intersect at the lot.

Traffic calming Physical or operational measures intended to reduce vehicle speeds and improve safety and comfort for pedestrians and bicyclists.

Traffic mitigation
improvement
A transportation improvement required to avoid or reduce an identified traffic or circulation impact.

Transit-oriented development Compact, walkable development that includes a mix of uses and is located near high-quality public transit.

Truck route A roadway designated or preferred for regular use by trucks and other freight vehicles.

Universal design The design of buildings, spaces, and features for use by people of different ages and abilities without specialized adaptation.

Variance Discretionary authorization to deviate from specified development standards because of special property circumstances, subject to required legal findings.

GLOSSARY
157
9 TERM DEFINITION
Vehicle miles traveled (VMT) The total number of miles traveled by vehicles within a defined area or generated by a particular land use or project.

Waste diversion The prevention, reuse, recycling, or composting of materials that would otherwise be disposed of in a landfill.

Water reuse The collection, treatment, and reuse of water for an additional beneficial purpose, such as irrigation or toilet flushing.

Wayfinding Signs, maps, landmarks, and other visual features that help people navigate to destinations and understand their location.

Workforce housing Housing intended to be affordable to households earning too much for traditional affordable housing but potentially unable to afford local market-rate housing.

Zoning determination An administrative decision interpreting how zoning regulations apply, including whether an unlisted use is substantially similar to a listed use.

Zoning district A mapped area in which specified land uses and development standards apply.

Zoning overlay An additional set of regulations applied to a defined area in addition to the underlying zoning district requirements.
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APPENDICES

CONTENTS
Appendix A: Downtown Community Benefit Credit Schedule
Appendix B: Sustainability Standards
Appendix C: Architectural Styles
Appendix D: Allowable Land Use Matrix
Appendix E: Plant List

APPENDIX
A-1
A
Appendix A: DOWNTOWN COMMUNITY BENEFIT

CREDIT SCHEDULE
Table A-1: Community Benefit Credit Schedule

CATEGORY COMMUNITY BENEFIT CREDIT VALUE
Housing Affordable housing units provided in excess of the units used to qualify for a density bonus, concession, incentive, waiver, parking reduction, or other benefit under State Density Bonus Law or Lemon Grove Municipal Code Section 17.24.100Affordable housing exceeding 15 percent of total dwelling units.
10 Workforce housing that is not used to qualify for a benefit under State or local density bonus lawWorkforce housing
8 Family-sized units (3+ bedrooms) beyond required mix 10 Universal design / accessible housing beyond code 5
Public Open
Space
Public plaza 10
Pocket park 8
Publicly accessible paseo 5
Public open space beyond minimum requirements 5
Improvements to an existing public park beyond applicable dedication or improvement requirementsPark improvements beyond required dedication 1 credit per $25,000 of Cityapproved improvement value, up to 10 credits5
Public Realm Streetscape improvements beyond required frontage improvements 8 Gateway feature 10
Wayfinding signage 3
Decorative pedestrian lighting 3
Enhanced landscaping beyond minimum requirements 2
Street furnishings beyond minimum requirements (benches, bike racks, trash receptacles, etc.) 1 A-2

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

CATEGORY COMMUNITY BENEFIT CREDIT VALUE
Arts & Culture Public art installation beyond minimum requirements 5 Cultural facility 10
Publicly accessible community gathering space of at least 500 square feet 1 credit per 500 square feet, up to 8 credits
Public performance space 8
Mobility Publicly available parking spaces provided beyond applicable requirements and made available to the general public through a recorded agreement or other mechanism approved by the CityPublic parking facility
1 credit per 5 publicly available
spaces, up to 10 credits8
Enhanced pedestrian connection 5
Transit amenities 3
Bicycle parking beyond code requirements 1 per 5 spaces Bicycle repair station 1
Economic
Development
Historic preservation 10
Adaptive reuse of an existing building 8
Affordable commercial space 10
Business incubator or maker space 5
Small business relocation assistance 3
TABLE A-1: Community Benefit Credit Schedule (Cont.)

APPENDIX
A-3
A

DEVELOPMENT FLEXIBILITIES
Community Benefit Credits may be accumulated through one or more eligible Community Benefits. Total Community Benefit Credits determine the Development Flexibilities available to a project as identified in Table 2.

Development Flexibilities are discretionary and may only be granted where the City determines that the proposed Community Benefits are proportional to the requested flexibility and the project remains consistent with the General Plan, this Specific Plan, applicable State law, and all required health and safety standards.

COMMUNITY

BENEFIT CREDITS DEVELOPMENT FLEXIBILITY
10 One of the following: administrative priority processing, subject to City staffing and applicable processing requirements; or one minor modification to an objective development standard, not exceeding a 10 percent adjustment. 20 One of the following: up to a 10 percent increase in maximum floor area ratio; up to a 10 percent reduction in minimum parking requirements, where consistent with State law; or two Development Flexibilities available at the 10-credit level. 30 One of the following: up to a 10 percent increase in maximum building height; up to a 15 percent increase in maximum floor area ratio; or an approved combination of Development Flexibilities available at the lower credit levels. 40 An approved combination of Development Flexibilities, including up to a 10 percent increase in building height, up to a 15 percent increase in floor area ratio, up to a 20 percent reduction in minimum parking requirements where permitted by State law, and one minor modification to an objective development standard not exceeding a 10 percent adjustment.

Table A-2: Development Flexibilities

APPENDIX
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B

CATEGORY SUSTAINABILITY STANDARD POINTS
Minimum Sustainable Development Standards
(15 points required)1
Graywater System/Recycled Water 5 points
Renewable Energy System 5 points
Natural Ventilation and Lighting; Passive Heating
and Cooling 5 points
Active Building Design2 3 points
Connectivity3 5 points
Harvesting/Storm Water Storage and Reuse,
Stormwater Treatment, and Low Impact
Development
3 points
Tree Preservation 1 point per tree
Excess Trees 1 point per 40% of excess tree requirements Excess Landscape Area 1 point per 20% of excess landscape area Excess Usable Open Space 1 point per 20% of excess usable open space area
Electric Vehicle Charging Station/Parking 1 point per space LEED Certification 10 points
Recycled & Regional Materials 3 points
Sustainable Timber 2 points
Construction Waste Reduction 1 point for 100% waste diversion Operational Waste Reduction 2 points
Designated Loading Area for Vehicles 1 point per space
1 Points awarded are a maximum and may be less where partial compliance is achieved. 2 Prioritizes stairs before elevators. Wide stairways that are easily accessible are encouraged. 3 Encourages publicly accessible pedestrian connectivity on through lots.

Appendix B: SUSTAINABILITY STANDARDS
Table B-1: Sustainability Standards

APPENDIX
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C
Appendix C: ARCHITECTURAL STYLES

INTRODUCTION
As described in detail in Chapter 2, the character of the built environment in Downtown Lemon Grove is unsettled. Lemon Grove has a mix of eclectic and varied architectural styles. Buildings in the Study area include the Mission Revivals and Mercantile buildings that Lemon Grove residents, also known as Grovers, often associate with the City’s identity. The Downtown Specific Plan (DSP) seeks to enhance emerging and underemphasized aspects of the City’s architectural character across planning districts. To achieve this, the DSP requires that buildings within several Zoning Districts incorporate design elements from particular architectural styles. The permitted architectural style(s)for a given Zoning District are in the Design Standards for each District. Architectural style requirements complement the design standards tables in Chapter 4 but do not supersede those regulations.

The following appendix catalogs the architectural styles identified in the Design Standards tables and defines characteristic features.

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AMERICAN MERCANTILE
American Mercantile can be considered the quintessential style of the classic American Main Street in the mid-19th and early 20th centuries. A typical mercantile structure is functional, with a ground floor clearly designed for public facing business and upper stories that provide complementary office,residential or multipurpose spaces. Though the building face often reflects these separate interior uses, the overall composition is unified through consistent architectural detailing.

X Mass
Z Rectangular or Boxy
Z Two-Part Block
Z Voluminous
X Exterior Finishes
Z Brick, Masonry
Z Wood or Metal Ground Floor Facade
X Roof
Z Flat often with Parapet
Z Cornice
• Occasionally bracketed
X Appurtenances
Z Awning
Z Canopy
X Fenestration
Z Expansive Window Planes
Z Recessed Entry
Z Prominent Lintels
Z Window and Door Transoms
Z Windows on Bulkheads
Z Sills and Sashes
X Details
Z Horizontal Delineation of Uses
• Secondary Cornice
Z Prominent Façade Columns
Z Secondary Access for Upstairs
Z String Courses
Z Patterned Brick and Masonry

APPENDIX
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C

ART DECO/MODERNE
Born in Paris in the 1920s, Art Deco blended lavish detailing and modern material to create a distinctive fashion that informed architectural design and popular arts through the Great Depression. Examples ofthe Art Deco’s clean, definitive lines and repetitive geometries can be found in every corner of the globe, including the Empire State and Chrysler Buildings.

Over the course of the Great Depression Art Deco design progressed into the Streamline Moderne/Art Moderne style which emphasized the sleek, machine inspired lines. Several Art Deco and Streamline Moderne structures can be found in Lemon Grove and Surrounding communities.

X Mass
Z Rectangular or Boxy
Z Angular, Stepped and Setback Forms
Z Vertically Oriented
Z Symmetry & Repetitious Geometry
Z Streamlined
X Exterior Finishes
Z Smooth Wall Surfaces
• Concrete, Metal, Plaster, Stone,
Stucco
Z Saturated Colors
X Roof
Z Flat often with parapet
X Appurtenances
Z Vertical Elements & Projections
• Pilasters
• Columns
• Spires
• Towers
X Fenestration
Z Metal Casements
Z Recessed
Z Decorative Transoms
Z Linear Orientation and Grouping of
Windows
X Details
Z Low Relief Decorations
Z Radiating Patterns
Z Ornate Detailing
Z Decorative Arts & Sculpture Figures
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CONTEMPORARY
Contemporary architecture is always evolving as it is literally the architecture of the present. While previous architectural styles had common genre defining characteristics as products of wider social or intellectual movements, contemporary buildings may vary widely in appearance and purpose. Instead the unifying theme of contemporary structures is innovation. As a result, contemporary buildings often use high tech materials and novel methods to create thoughtful and engaging structures.

X Mass
Z Expressive
Z Sculptural
Z Articulated, Not Strictly Cubic
X Exterior Finishes
Z State of the Art Materials
Z Sustainable Materials
Z Living Materials
X Fenestration
Z Extensive Glazing
X Details
Z Innovative
Z Context Sensitive
Z Natural Lighting
Z Passive Heating and Cooling
Z Novel Appearance

APPENDIX
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C

CRAFTSMAN/FEDERATION
The American Craftsman architectural style was a component of the Arts & Crafts movement that began in Europe at the end of the 19th century. American Craftsman and the other Arts & Craft styles arose in opposition to the rapidly industrializing world and the vulgar, ornate designs that flourished in it and the preceding Victorian era. Instead the American Craftsman movement championed simple forms, natural materials, and quality workmanship. The quintessential California Bungalow is a perfect example the American Craftsman style and philosophy.

X Mass
Z Rectangular or Square
Z Horizontal Planes
Z Low-pitched Roof
Z Raised Foundation
X Exterior Finishes
Z Clapboard siding
Z Shake siding
Z Stucco
Z Shingle
Z Earth Tones
X Roof
Z Gables
Z Low Pitched
Z Deep Eaves
Z Exposed Rafter Tails and Knee Braces
X Appurtenances
Z One Story Porch
Z Wing Walls
Z Courtyards
X Fenestration
Z Partially Glazed Doors
Z Horizontally Grouped Windows
Z Often Fixed or Double-Hung Windows
Z Dormer Windows
X Details
Z Wooden Doors
Z Square Pillars and Posts
Z Conspicuous Lintels and Sills
Z Balustrades
Z Gable Vents
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HISTORIC MODERN
Historic Modern simply describes a
structure that incorporates contemporary
architecture into another historical
architectural style. This may occur in a
new build when a recognized historical
architectural style is integrated into a
contemporary design either as distinct part
or a blended composite. Similarly, a Historic
Modern structure can also be the product
of a contemporary alteration or addition
to an existing historically styled structure.

It should be noted that modifications to
structures identified in this appendix as
historical are subject to the requirements
outlined in the Zoning District Design
Standards tables.

APPENDIX
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MISSION REVIVAL/SPANISH COLONIAL
Mission Revival began in the late 19th century when California architects began taking design cues from the Spanish missions found across the state. As they were with the original Missions, the architectural elements of Mission Revival buildings are environmentally suited for Southern California. The covered walkways, tile roofs, shaded structural walls and courtyards typical of Mission Revival all aid in temperature regulation during hot and arid summer months. The Mission Style enjoyed great popularity and was easily adapted to large civic buildings and churches like Santa Fe Depot in Downtown San Diego but was eventually subsumed by the more ornate Spanish Revival style found in Balboa Park. Either Spanish Colonial or Mission Revival can be used when called for in the design standards table.

X Mass
Z Rectangular or Square
Z Expansive Planes
X Exterior Finishes
Z Smooth stucco or plaster siding
Z Light Colors
X Roof
Z Clay Tile Roofing
Z Flat or Low-Pitched Roofs
Z Projecting eaves with exposed rafters
or brackets
X Appurtenances
Z Entry Porch
Z Arcades and Balconies
Z Courtyards
Z Bell Towers
X Fenestration
Z Recessed Windows and Doors
Z Quatrefoil Windows
Z Wood Frames and Casing
Z Casement or Double-Hung Sash
Z Wide or Paired Doors
X Details
Z Undulating Parapet
Z Sparse Ornamentation (Mission
Revival)
Z Arched Openings
Z Square Columns
Z Corner Coping
Z Rich Ornamentation (Spanish
Colonial)
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CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

QUEEN ANNE/VICTORIAN
Queen Anne architecture, often generally described as Victorian, was one of many eclectic architectural styles that enjoyed wide spread popularity during the late 19th century. The heyday for these styles coincided with the reign of the British Monarch, Queen Victoria, hence the name. In the United States, the Queen Anne style incorporated elements from a variety renaissance era architectural styles and actually bears little resemblance to the structures built during the reign of Queen Anne. Though the characteristics that follow describe the American Queen Anne style specifically, Victorian architecture in the Downtown Village Specific Plan may include: Stick Style, Shingle Style, or Folk Victorian.

X Mass
Z Asymmetrical
Z Vertical
Z Multifaceted
X Exterior Finishes
Bold Colors
Z Masonry
Z Brick
Z Shingles/Clapboard
Z Slate
Z Stucco
X Roof
Steep Pitch Roofs
Z Cross Gables
X Appurtenances
Z Expansive Entry Porches
Z Second Story Porches
Z Turrets/Towers
X Fenestration
Z Bay and Oriel Windows
Z Tall and Narrow Frame
Z Multipane
X Details
Z Rich Ornamentation
Z Spindlework
Z Balustrades
Z Spires
Z Patterned Exterior Finishes
Z Occasional use of Stained Glass

APPENDIX
C-9
C

TUDOR REVIVAL
After this quintessentially English architecture enjoyed a resurgence in the United Kingdom, Tudor Revival architecture became a popular home building style United States during the years before and after the Great Depression. Aspects of this eclectic architectural style originated during the reign of the House of Tudor in England and the style is often associated nostalgically with English villages like Stratford-upon-Avon, the birthplace of Shakespeare.

All the same, Tudor Revival homes are found in almost any American community. Lemon Grove itself is home to several Tudor Revival structures including the home of the Lemon Grove Historical Society, the H. Lee House, which was built in 1928.

X Mass
Z Asymmetrical
• Often L-Shaped
Z Typically One or Two Story
Z Emphasized Roofline
X Exterior Finishes
Z Natural Materials
Z Half-timbering
Z Brick
Z Stucco
X Roof
Z Shingles
Z Steep Pitch Roofs
Z Cross Gables
Z Overhanging Gables
Z Prominent Chimneys
Z Small Dormers
X Appurtenances
Z Entry Porch
X Fenestration
Z Grouped Windows
Z Often Doublehung
Z Tall and Narrow Frame
Z Multipane
X Details
Z Detailed Bargeboards
Z Patterned Masonry
Z Arches
Z Board and Batten Doors

APPENDIX
D-1
D
Appendix D: ALLOWABLE LAND USE MATRIX

USES USE GROUP(S) NOTATIONS
Acupuncture Clinic 9
Addressing Service 9
Adult Day Health Care Center 5
Adult Entertainment 10 LGMC 18.28
Agricultural Equipment Sales & Service 13
Air Conditioning & Heating Service 8
Airfield 1 CUP
Airport 1 CUP
Alcohol Distillation for Fuel 16 CUP
Ambulance Service (Public) 1
Ambulance Service (Private) 1 MUP
Amusement Arcade 10
Amusement Park 7 CUP
Animal Keeping 1, 2 LGMC 18.16
Answering Service 7
Antique Dealer (Retail) 7
Apartment 4
Apartment Hotel 11
Appliance Repair and Incidental Sales 8, 14
Appliance Sales, Retail 7
Aquarium 5
Arboretum 1
Art Gallery 5
Art Supply Store 7
Artist’s Studio 9
Arts & Crafts Store 7
Asphalt Processing and Recycling 16
Assembly (Manufacturing) 14
Assembly of Camper Shells, and Small Trailers/Campers 14 Assembly of Electronic Circuits (no Sales On-Site) 14
Assembly or Packaging of Articles or Products from the Following Prepared Materials: 14 Bones 14
Bristles 14
Canvas 14
Cellophane 14
Cloth 14
Cork 14
Feathers 14
Table D-1: Lemon Grove Use Group Index - Alphabetical
D-2

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Felt 14
Fiber 14
Fur 14
Glass 14
Hair 14
Horns 14
Leather (No Etching or Other Odorous Uses) 14
Paint (Excluding an
y Boiling Process) 14
Paper 14
Plastic 14
Shells 14
Textiles 14
Tobacco 14
Yarn 14
Assisted Living Facility5
Athletic Club 10
Athletic Court 7 CUP
Athletic Field, Private 5 MUP
Athletic Field, Public1
ATM (Automated
Teller Machine) 7, 9
Auction Conducted at a Swap Meet 14 CUP
Auction Services and Yards 14 CUP
Auditorium 5 CUP
Auto Assembly, Custom 14
Auto Auction 14 CUP
Auto Body Repair 14 CUP
Auto Body Repair School 14 CUP
Auto Detailing 12
Auto Detailing (indoors) 14
Auto Electronics Installation and Repair 8, 12
Auto Electronics Sales 8, 12
Auto Glass Shop 12
Auto Impound and Storage Yard 14 CUP, 15 CUP
Auto Muffler Shop 12
Auto Painting with Accessory Body and Fender Work 12 CUP Auto Parts and Accessories Sales 12
Auto Parts Exchange 12
Auto Pawn Lot 12
Auto Radiator Shop 12
Auto Rental 11, 12
Auto Repair 12
Auto Repair, Minor, Accessory to a Department Store 12 CUP

APPENDIX
D-3 D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Auto Repair, Mobile 12
Auto Sales and Leasing 12
Auto Sales, Used 12
Auto Services Office (Insurance, Financing,
etc.) 12
Auto Smog/Emissions Inspection Station 12
Auto Static Inspection 12
Auto
Storage Garage (Excluding Disabled,Wrecked or DismantledVehicles) 12 Auto
StorageYard (Excluding Disabled,Wrecked or DismantledVehicles) 15 Auto Swap Meet 14 CUP
Auto
Towing Offic
e (Dispatch Only) 12
Auto Transmission Repair 12
Auto Upholstery 12
Awning Shop8
Bait Shop (Retail)7
Bait Shop8
Bakery (Retail)
6 Bakery (Wholesale) 14
Banks and Financial Institutions
9 Banquet Facilities 11
Bar 10 CUP LGMC 18.27
Barber Shop 7, 11
Battery Energy Storage Systems 15 CUP
Beauty Shop 7, 11
Bicycle Rental7
Bicycle Sales and Repair7
Bikeways, Paths, and Trails1
Blacksmith 14
Blast Furnace 16 CUP
Blood Bank9
Blueprinting8
Boarding House 11
Boarding/Lodging House 4 CUP
Boat Building and Repair 15 CUP, 16 CUP
Boat Sales, Leasing, Rental 12
Boat Sales, Leasing, Rental, and Service 16
Boiler
Repair (No Construction) 15
Boiler Works 15 CUP
Book Store7
Bookbinding 15
Borrow Pit 15 CUP
Bottled Gas Sales and Distribution (No Manufacturing or Bulk Storage) 14 CUP
Bottling Establishment 14 CUP
D-4

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Bowling Alley 10
Boxing Club 10
Brewpub 10 LGMC 18.27
Brewery 10 LGMC 18.27
Brick, Concrete, and Stone Product Sales 8
Brickyard 16 CUP
Broadcasting Studio 8, 9
Building Materials Retail Sales 8
Building Materials Showroom 8
Building Materials Storage Yard and Retail Sales 14
Building Module Manufacturing for Shipment 16
Bulk Commodity Handling 16
Burlesque, Pantomime and Modeling Shows 10 CUP
Cabarets 10 CUP
Cabinet or Carpentry Shop 13, 14
Cafe 6
Cafeteria 6
Cake Decorating Supplies Sales 7
Camera & Photo Supplies 7
Camper Sales, Leasing, Rental 12
Cannabis Dispensary 7 CUP, 10 CUP LGMC 17.32
Cannery (Except Fish Canneries) 14
Car Wash (Accessory Gas Pumps Permitted) 8 CUP, 9CUP, 12 CUP Not allowed DSP Card Room Prohibited in All Zones
Caretaker or Watchman’s Residence 16
Carpentry Shop 13, 14
Carpet Pad Collection, Sorting, and Packaging 14 CUP
Carpet Sales 8
Caterer 8
Cement Storage and Distribution (Bulk) 15
Cemetery 1 CUP
Ceramic Product Sales Yard 8
Ceramic Sales (With Incidental Pouring of Greenware) 7
Check Cashing Service 9
Chemical Cleaning & Tank Cleaning 15 CUP
Chemical Etching of Manufactured Metals 14
Children’s Day Care Center 5 MUP
Children’s Home 5
Cleaning Supplies, Retail Sales 7
Clock and Watch Repair 7
Clothing, Retail Sales 7
Clothing, Retail Sales, with alteration and production of leather jackets, no more than 8 machines 7

APPENDIX
D-5
D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Club or Lodge, Private 5
Cocktail Lounge 10 CUP LGMC 18.27
Coffee Shop 6
Cold Storage Plant 14
Communication Equipment Sales and Service 13
Community Care Facility 5
Community Center 5
Community Garden 10
Compressor Unit Sales & Service 8
Computer Facility 8, 9
Computer Maintenance and Installation 14
Computer Sales 7
Concrete Batch Plant 15
Concrete Pipe Storage Yard 15
Condominium 4
Construction Contractor Services (No Equipment Yard) 8
Construction Equipment Rental 13
Construction Material Wholesale (Incidental Dry Mixing and Packaging of Stucco Permitted) 14 CUP Contract Sewing 13
Contractor’s Storage & Equipment Yard 14
Convalescent Home 5
Convenience Goods & Services 7
Convent 1 CUP
Convention Center 11
Copy Center 7, 8
Cosmetic Shop 7
Costume Rental 7
Counseling Center (Group) 5
Counseling (Individual and Family) 9
Crematory 14 CUP Not in DSP
Cultural Facility 5
Curtains, Drapery, and Upholstery Sales 7
Dairy Products Manufacturing, Processing Packaging 14 CUP Dance Hall (No Alcohol) 10
Dance Hall (Serving Alcohol) 10 CUP
Dance Studio or School 10
Data Center 15
Data Processing Service 9
Dating Service 9
Deck Systems Packaging and Services 14
Dehydration Plant 14 CUP, 16 CUP
Delicatessen 6, 14
D-6

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Delivery Service (Express Agency) 15
Dental Laboratory8
Dentist Office9
Department Store7
Dialysis Center 5 MUP
Distillation of Alcohol for Fuel 16 CUP
Distillation of Coal, Wood or Bones 16 CUP
Diving (Commercial), Office and
EquipmentStorage 14
Diving Equipment Manufacture, Service, and Sales 14
Doctor’s Office9
Dog Obedience School 7 MUP
Dog Pound 15 CUP
Dormitories 5 CUP
Doughnut Shop6
Drafting Service8
Drainage Improvements1
Drapery Making7
Dress Making Shop, Retail7
Drilling (for Gas, Oil,
etc.) 16 CUP
Drive-Thru Tune Up and Lubrication 8 MUP, 12
Drophammer 16 CUP
Drug Store7
Dry Cleaner (Retail)
7 Dry Cleaning Plant 14
Dry Goods Store7
Dwelling, Duplex3
Dwelling, Multifamily4
Dwelling, Single-Family2
Dwelling, Two-Family3
Dwelling, Two Single-Family3
Electric Distribution Substation 17 CUP I-8-80
Electric Motors, Industrial, Sales and Repair 13
Electric
Transmission Substation (NoStorage or Servic
e Garages/Yards) 17 CUP
Electric
Vehicle (EV) Charging Center 8 MUP, 12
Electrical Appliance Assembly 14
Electrical Generating Plant 17 CUP
Electrical Services and Supply8
Electronic Equipment and Supplies7
Electronic Equipment Assembly 14
Electronics School9
Electroplating 15 CUP
Emergency Homeless Shelter 3. 4 CA Govt. Code

APPENDIX
D-7 D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Employment Agency9
Engraving Shop8
Equestrian Trail1
Equipment
Repair (Industrial, Commercial, Shop) 14
Equipment Sales & Rental 13
Equipment Sales and Rental without Outdoor Storage 8 MUP Equipment
StorageAccessoryt
o an Office 14
Escort Service (per Ordinance 1388) 9 MUP
Exterminating Service
8 Fabrication of
Steel Hulls (Withina Building) 14 CUP
Fairgrounds 7 CUP
Family Day Care, Large2
Family Day Care, Small2
Farmers Market, Outdoor (Non-Profit) 5 MUP
Farmers Market, Outdoor (Private) 14
Farmers Market, Indoor7
Fiberglass Boat Fabrication 14 CUP
Film Processing (Retail)
8 Film Processing (Wholesale) 14
Fir
e
Extinguisher Sales (Retail)
7 Fire Extinguisher Servicing and Recharging 14
Fire Station1
Fish Hatchery2
Fishing Tackle7
Florist Shop7
Food Products Manufacturing, Processing, Packaging, Canning 14 CUP Food
Readyto Serve (Withina Building)7
Food Specialty Store
7 Food Store7
Formal Wear Rental7
Fortune Telling9
Foundry 16 CUP
Frame Shop7
Fraternity or Sorority House 5 CUP
Freeway Right-of-way1
Freight
Forwarding (Personal Use Only)7
Freight Handling 16
Frozen Food Locker 14
Funeral Home8
Furnace Cleaning8
Furniture Repair and Reupholstery8
Furniture Sales (Retail)
7 D-8

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Garage, Public Parking7
Gasoline Service Station 8 CUP
Gift Shop7
Glass and Mirror Cutting 14
Glass Grinding 15
Glass Store8
Golf Cart Sales and Repair8
Golf Course or Driving Range 5, 10 CUP
Golf Course, Miniture 10
Golf Course, Public1
Golf Course, Private 1 CUP
Government Offic
e9
Graphic Arts Studio9
Greenhouse Structure Sales8
Grocery Business, Wholesale and Retail8
Grocery Store7
Gun Shop, Sales Only7
Gunsmith, Sales and Repair7
Gymnasium, Private 10 MUP
Gymnasium, Public 10
Gymnastic and Acrobatic Training8
Handyman Service8
Hardware Store7
Head Start Program 1 CUP
Health Care Facility, Long Term5
Health Club/Health Spa (without massage)
9 Health Food Store with Nutrition Classes 9 MUP
Heavy Equipment Sales and Service 13
Heliport 1 CUP
Helistop 1 CUP
Hiking Trail1
Hobby Shop7
Home for Battered Women 2, 5
Home Electronics Assembly 14
Home Electronics Sales and Repair 7, 8, 14
Home Improvement Store7
Home Occupation 2, 3, 4 LGMC 18.20
Home-Sharing 2, 3, 4 LGMC 18.48
Hospital 5 CUP, 8 CUP
Hotel 11
Houseware Store with Cooking Classes 9 MUP
Hydraulic Repair, Commercial 14

APPENDIX
D-9 D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Ice Cream Shop (Incidental ManufacturingPermitted)6
Iron Works Showroom and Retail Sales8
Janitorial Service8
Jewelry Making8
Jewelry Repair7
Jewelry Store7
Kennel 14 CUP
Kiosk, Drive-Thru 7 CUP Not in DSP
Laboratory, Medical8
Laboratory, Pharmaceutical8
Laboratory (Research)8
Landscaping1 LGMC 18.44
Landscaping/Gardening Service8
Laundromat7
Laundry Agency7
Laundry Plant 14
Lawn Mower
Repair (Incidental SalesPermitted)
8 Leather Cutting Facility8
Leather Goods and Luggage Store7
Library5
Liquefied
Petroleum Gas (LPG) Dispensing 12 CUP
LiquefiedPetroleum Gas (LPG) BulkStorage 16 CUP
Liquor Store 7 CUP Not in DSP
Live Entertainment with Amplified Sound past 10 PM 10 MUP Locksmith 7, 8
Low Barrier Navigation Centers4 CA Govt. Code
Lodge (Fraternal)
5 Lumber Storage Yard 15
Lumber Yard, Retail8
Lumber Yard, Wholesale 14
Machine Shop (Forging, Pressing, Etc.) 15
Machine Shop (No
Forging, Pressing, or Drophammer) 14
Machinery Sales and Service 13
Mail Order House 14
Manufacture of:

Abrasives 16
Acetylene 16 CUP
Agricultural Chemicals 16
Aluminum Products 15 CUP
Ammonia 16 CUP
Aniline Dye 16 CUP
Beverage Concentrates (CH Only,Packaging and DistributionPermitted) 14 D-10

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Beverages (Non-Alcoholic) 15 CUP
Bleaching Agents 16 CUP
Candles 14
Candy 14
Campers and Dune Buggies 15
Carborundum Products 15 CUP
Cardboard Containers and Boxes 15
Casein Products 16 CUP
Celluloid 16 CUP
Cement 16 CUP
Ceramics 14 CUP
Chalk 16 CUP
Charcoal 16 CUP
Clothing 14
Cosmetics 15
Cottonseed Oil 15 CUP
Cutlery 14
Dental Instruments 14
Disinfectants 16 CUP
Drafting Instruments 14
Electrical Appliance Parts 15
Electrical Equipment 15
Electrical Instrument Parts 15
Electronic Instruments 14
Farm Implements 15
Felting 15 CUP
Floor Coverings 15
Furniture 14
Glass 15
Grain Mill Products 15 CUP
Graphite 16 CUP
Gutta Percha 16 CUP
Gum Chemicals 16
Hand Tools 14
Hardware 14
Ice 15
Industrial Chemicals 16 CUP
Ink 15 CUP
Insulation Material Using Newspaper 14
Jewelry 14
Kalsomine 16 CUP
Kitchen Utensils 14

APPENDIX
D-11 D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Linseed Oil 16 CUP
Liquor or Spirits 16 CUP
Machinery 15
Malt Products 16 CUP
Margarine 16 CUP
Matches 16 CUP
Mattresses 14
Medical Appliances 14
Medical Instruments 14
Mobile Homes 15
Monuments (Stone) 15
Musical Instruments 14
Nets 15
Oilcloth 15 CUP
Optical Instruments 14
Oxygen 16 CUP
Packaging Material 14, 15
Paint and Lacquer 16 CUP
Pharmaceutical Drugs 16 CUP
Photographic Equipment 14
Plaster of Paris 16 CUP
Plastic and Synthetic Resins 16 CUP
Plastic Products 15
Potash 16 CUP
Pottery 15 CUP
Precision Instruments 14
Prefabricated Structures 15
Pumice 16 CUP
Refrigeration Equipment 14
Rubber and Metal Stamps 14
Rubber Footwear 15 CUP
Rubber Products 16 CUP
Scientific Instruments 14
Shellac and Varnish 16 CUP
Shoes 14
Size 16 CUP
SnackFoods (Popcorn, Caramel Candy,etc.) 14
Snuff 14
Soap 16 CUP
Soda and Washing Power 16 CUP
Soda Ash 16 CUP
Solar Collectors 14
D-12

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Springs (Bending) 14
Stove Polish 16 CUP
Synthetic Marble 15
Textiles 15
Toiletries 15
Toys and Novelties 14
Trailers 15
Turpentine 16 CUP
Utility Trailers, Small 14
Vinegar 16 CUP
Wastepaper Products 16 CUP
Watches and Clocks 14
White Lead 16 CUP
Wood Chemicals 16
Yarn & Thread 15
Yeast 16 CUP
Zinc Products 16 CUP
Martial Arts School 10
Massage Establishment 9 MUP (GC Zone only) LGMC 8.20
Mattress Repair and Recovering 14
Mausoleum 1 CUP
Meat Market 7
Meat Packing Plant 15 CUP
Meat Products Mfg., Processing, Packing (No Slaughterhouses) 14 CUP Medical and Dental Appliance and Supply Store 7
Medical Clinic 5, 9
Medical Equipment - Sales, Rental and Service 22
Medical Laboratory 5, 8
Medical Office 5, 9
Meeting Rooms 5, 11
Metal Polishing 14
Metal, Scrap Metal 15, 16
Metal, Sheet Metal Shop 14
Military Reserve Training Armory 1 CUP
Milling (No Surfacing or Resawing) 15
Milling, Surfacing and Resawing 15 CUP
Miniature Golf Course 10
Mining 16 CUP
Mirror Sales 7
Mobile Glass Service 8
Mobile Home 2, 3, 4 CA Govt. Code
Mobile Home Park 2 CUP, 3 CUP, 4 CUP CA Govt. Code

APPENDIX
D-13
D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Mobile Home Sales 12
Monastery 1 CUP
Moped Sales and Service 7
Mortuary (w/in DSP only permitted in Broadway Mixed-Use and Innovation zones) 8 Motel 11
Motor Freight Terminal 15 CUP
Motor Oil Storage and Distribution 15 CUP
Motorcycle Sales, Leasing, Rental, Repair 12
Movie Distribution 14
Movie Theater (Indoor only) 10
Movie Theater (Drive-In) 10 CUP
Movie Theater (Outdoor) 10 MUP
Museum 5
Music Studio 9
Musical Instrument Sales, Supply, and Repair 7
Musical Instrument Manufacturing 14
Nature Study Area 1
Net Repair and Storage 16
Newsstand 7
Nightclub 10 CUP
Nursery Garden Supplies, Retail 7, 8
Nursing Home 5
Off-Road Vehicle Races Prohibited in all Zones
Office Equipment Repair 8
Office Supply and Equipment Sales 7
Offices and Office Buildings (Excludes On-Site Sale of Merchandise) 14 Offices, general 9
Open Space 1
Open Space Recreation 1
Optician and Optical Laboratories 8
Optometrist 9
Organic Chemical Research 16 CUP
Orphanage 5
Outboard Motor Sales, Service and Repair 8
Outdoor Advertising Display (Per LGMC Chapt. 18.12) 1 LGMC 18.12 Outdoor Advertising Structure (Per LGMC Chapt. 18.12) 1 LGMC 18.12 Outdoor Arena 7 CUP, 10 CUP
Packaging (see “Assembly and Packaging”) 14
Paint Mixing 15 CUP
Painting of Small Parts and Metal Coating (Indoor, no Plating) 14 Painting Service 8
Palm Reading and Card Reading 9
D-14

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Paper Processing 15 CUP
Paper (Used), Collection, Sorting and
Packaging
Parking Garage
14 CUP
7 Parking Lot7
Parking Structure7
Park (Private)1
Park (Public)
1 Pawn Shop 8 MUP
Permanent Supportive Housing (CA Govt. Code)
4LGMC 17.28.100
Pet Grooming7
Pet Shop7
Pet Supplies7
Petroleum Chemical Wholesale 16 CUP
Petroleum Recycling 15 CUP, 16 CUP
Petroleum
Storage (LPG Only) 15 CUP, 16 CUP
Pharmaceutical and Cosmetic Drug Processing 15, CUP 16 CUP Pharmaceutical Drugs Packaging 14
Pharmacy9
Philanthropic Institution5
Photo Sales and Service7
Photofinishing 7, 8
Photography Studio9
Physical Therapist (Licensed)
5 Picnic Area1
Picture Framing 7, 8
Planetarium5
Planing Mill 15 CUP
Plaster Cast Figurines, Sale and Outdoor Display7
Plastic Fabricating and Extrusion 14
Playground1
Playground (Public)
5 Plumbing Servic
e8
Plumbing Supply
Store (Retail)
7 Pneumatic and Hydraulic Control Systems Repair 14
Police Station 1, 5
Political Campaign Headquarters9
Pool Hall/Billiard Hall 10
Post Offic
e 1 CUP
Poster Store7
Pottery and Ceramic Product Sales Yard8
Pottery Sales,
Retail (Withina Building)7
Poultry Killing, Dressing, Processing 15 CUP

APPENDIX
D-15 D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Precious Gems or Metals Buying8
Pressure Control
Station (NoStorage or Service) 17 CUP
Printing and Engraving Shop8
Private Club (Service Oriented)5
Produce Distribution 14
Psychiatric Care Facility or Clinic5
Public Building5
Public Recreation and Educational Facilities1
Public Transit Facility 13
Public Utility Building 17 CUP
Public Utility Storage Yard 17 CUP
Public Utility Transmission and Distribution Lines1
Public Works Yard1
Punch Press 15
Purified
Water Distribution 9 MUP
Quarantine Station 14 CUP
Quarry 16 CUP
Railroad Right-of-way1
Reading and Educational Advancement Clinic9
Real
Estate Offic
e9
Real Estate Training Center 9 MUP
Record and Music Sales 7
Recording Studio7
Recreation Facility5
Recreational Vehicle Campground 7 CUP, 10 CUP
Recycling Center
for Aluminum Cans and Newspaper (Sorting andPacking) 15 Recycling Collection Center 8 CUP
Recycling of Cardboard 15
Recycling of Industrial Metals (i.e. Titanium, Nickel Alloys) 15 Refrigeration Equipment Retail Sales and Service8
Refrigeration Equipment Wholesale Sales and Service 14
Refuse Disposal
Truck and ContainerFacility (NoStorage or Movement of Material) 13, 14 Rehabilitation Center and Temporary Residence for Chronic Drug Users5 Religious Information Center 1 CUP
Religious Place of
Worship (Church, Mosque,Synagogue,other) 1 CUP
Religious Services 1 CUP
Repair of Shop
Equipment, (Machines, Lathes, Grinders,etc.) 14
Reservoir1
Rest Home5
Restaurant, Dine-in 6, 6 MUP
Restaurant, Drive-thru 6 CUP
Restaurant, Take-out6
D-16

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Restorative Measures1
Retail Sale of Items Produced on Site 14
Retention Basin1
Rideshare Stand7
Riding Stable/Academy 1 CUP
Rodeo Ground 7 CUP, 10 CUP
Rolling Mill 15 CUP, 16 CUP
Rubber Recycling / Manufacturing of Tires and Inner Tubes 16 RV Sales and Service 12
Sanitarium5
Sanitary Landfill 1 CUP
Sash or Door Factory 15
Saw Sharpening, Filing and Repair8
Scales, Public 13 CUP, 15 CUP, 16 CUP
Schools and Colleges 1 CUP
Schools, Colleges and Studios:9
Art
Barber
Beauty
Business
Clerical
Cooking
Correspondence
Dancing
Drafting
Drama
Driving (ExcludingTruck)
Floral Design
Language
Modeling
Music
Trade
Scientific
Research (Indoor)8
Scrap Metal Processing 16
Scrap Metal Yards 16
Scrap or Used Metal Sales 16
Sculpture Studio 22
Second Hand Dealer 8 MUP Per State Law
Second Hand Metals and Pipe (No Salvage) 15
Second Hand Store8
Secondary Processing 15
Security Service9

APPENDIX
D-17
D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Self-Storage Warehouse 14
Senior Citizen Housing 4
Sewage Treatment & Disposal Facility (Public) 1 CUP
Sheet Metal Shop 14
Shelter, Civil Defense or Storm 1
Shipping Containers Incidental to Reverse Vending Machines with a Licensed Recycling Facility 8 Shoe Repair 7
Shoe Shine Shop 11
Shoe Store 7
Shooting Range 14 CUP
Sign Shop 8 MUP
Sign Shop - Fabricating, Manufacturing, Staging, Painting, Silk-screening and Storage 14 Silk-screen Shop 14
Silversmith 19
Skateboard Park 5 CUP, 7 CUP, 10 CUP
Skating Rink 10
Skilled Nursing Facility 5
Skydiving Simulator 10 MUP
Smoking Lounge 10 CUP (TMU Zone Only)
Soft Drink Manufacturing and Canning 14 CUP
Spa and Accessories Retail Sales 7
Sporting Goods Store 7
Sports Arena 10 CUP
Stadium 7 CUP, 10 CUP
Stage Shows 10 CUP
Stationery Store 7
Steel Fabrication 15
Steel Fabrication (within a Building) 14 CUP
Steel Mill 16 CUP
Steel Works Prohibited in All Zones
Stockpiling of Fill or Excavated Soil 15 CUP
Storage (Materials in Transit) 16
Storage Facility 17 CUP
Storage of Fuel and Oil 16
Storage of Motor Vehicles, Indoor 12, 14
Storage of Motor Vehicles, Outdoor 12 MUP, 14 CUP, 15
Storage Yard 15
Supermarket 7
Swap Meet 14 CUP
Swap Meet/Indoor Bazaar (New Merchandise Only) 7 CUP, 10 CUP Swimming Pool 5, 10
D-18

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Tailor Shop 7
Tank Cleaning and Chemical Cleaning 15 CUP, 16 CUP
Tanning Salon 8, 10
Tattoo Parlor (in DSP area only permitted in the transit mixed use zone) 8 MUP Taxi Stand 7
Tennis Court 10
Textile Mill 15
Theater 10 MUP
Thrift Store (excludes second hand dealers) 7
Tinsmith Shop 14
Tire Rebuilding or Recapping 14
Tire Shop 8 MUP, 12
Tobacco Specialty Shop (not permitted in Downtown Specific Plan Area) 7 CUP Toiletries (Packaging) 14
Toiletries (Processing) 15
Tool and Die Plant 14
Townhomes 4
Toy Store 7
Tractor Sales Lot 13
Trailer Camping and Recreation 7 CUP, 10 CUP
Trailer Sales, Leasing, Rental, Repair 12
Transmitting Tower 17 CUP
Transportation Terminals 1 CUP
Travel Agency 9, 11
Trophy Shop 7
Truck Repair Shop 13
Truck Sales, Leasing, Rental, Repair 12
Truck Scales 15 CUP
Truck Service Station 15
Truck Terminal 15
Truck Wash Facility 15
Trucking Service Dispatch Office and Temporary Parking (Not a Terminal, Transfer of Cargo Prohibited) 13 Upholstery Shop (Non-Automotive) 8
Used Book Store 7
Used Car Reconditioning 12
Used Merchandise Sales 8
Used Tire Sales 14
Utility Easement 1
Van and Storage 14
Van Conversion Service 12
Variety Store 7
Vending Machine Sales and Service 8

APPENDIX
D-19
D
TABLE D-1: Lemon Grove Use Group Index (Cont.)

USES USE GROUP(S) NOTATIONS
Veterinary Clinic (No Boarding) 9 MUP
Veterinary Hospital 5 CUP, 14 CUP
Video Sales and Rental 7
Wallpaper Hanging Service 8
Walking Path 1
Warehouse 14, 15, 16
Waste Oil Buying and Selling (No Processing) 15 CUP
Watch and Clock Sales and Repair 7
Watchman’s Residence 14, 15, 16
Waterfront Related Industries 16
Water Pumping/Storage Facility 17 CUP
Water Purification Service 23 CUP
Water Treatment Plant 1 CUP
Wedding Chapel 5 MUP
Weight Loss Clinic 8
Welding Shop 14
Welding Supply and Dispensing of Flammable Gas 13
Wholesale Bakery 14
Wholesale Business 14
Wholesale Distribution/Storage (Incidental Retail Permitted) 14 Wig Shop 7
Window Cleaning Service 8
Wire and Cable Factories 15
Wireless Communications Facilities (Per LGMC 17.24.060 & 17.24.080) 17 CUP LGMC 17.24 Wood Pole Storage 15
Wood Preserving 15
Wood Sawing 14
Wood Truss Fabrication and Sales 14
Yoga and Tai-Chi Classes 10
D-20

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-2: Use Group 1 Area Wide Permitted Uses

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Ambulance Service (Public)
Animal Keeping (Per LGMC 18.16)
Arboretum
Athletic Field, Public
Bikeways, Paths, and Trails
Community Garden (Per LGMC 17.24.080(F)(5)
Drainage Improvements
Equestrian Trail
Fire Station
Freeway Right-of-Way
Golf Course (Public)
Hiking Trail
Landscaping (Per LGMC 18.44)
Nature Study Area
Open Space
Open Space Recreation
Outdoor Advertising Display (Per LGMC 18.12)
Outdoor Advertising Structure (Per LGMC 18.12)
Park (Private)
Park (Public)
Picnic Areas
Playground
Police Station
Public Recreation and Educational Facilities
Public Utility Transmission and Distribution Lines
Public Works Yard
Railroad Rights-of-Way
Reservoir
Retention Basin
Restorative Measures
Shelter, Civil Defense or Storm (Public)
Utility Easement
Walking Path
Ambulance Service (Private) Cemetery
Convent
Golf Course (Private)
Head Start Program
Heliport
Helistop
Mausoleum
Military Reserve Training Armory
Monastery
Post Office
Religious Information Center
Religious Place of Worship Church, Mosque,
Synagogue, or Other Religious Center
Religious Services
Riding Stable/Academy
Sanitary Landfill (Public)
Schools and Colleges (Public)
Sewage Treatment & Disposal Facility (Public)
Transportation Terminals
Water Treatment Plant
Airfield
Airport

APPENDIX
D-21
D
Table D-3: Use Group 2 Dwelling - Single Family
Table D-4: Use Group 3 Dwelling - Two Family (Duplex)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Accessory Uses (Per LGMC 17.24)
Animal Keeping (Per LGMC 18.16)
Bee Keeping (Per LGMC 18.16.060 B.)
Dwelling, Single Family
Home for Battered Women
Home Occupation (Per LGMC 18.20)
Home-Sharing (Per LGMC 18.48)
Mobile Home (Per California Government Code)
Fish Hatchery
Large Family Day Care (Per LGMC 17.24.060(D)(3)(a))
Residential Care Facility (six or fewer)
Small Family Day Care (Per 17.24.060(D)(3)(a))
State Authorized, Certified, or Licensed Family Care,
Foster or Group Home Serving Six or Fewer
Residential Care Facility, Large Mobile Home Park (Per California Government Code)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Accessory Uses (Per LGMC 17.24)
Dwelling, Duplex
Dwelling, Two Single-Family
Emergency Homeless Shelter (Per California
Government Code)
Home Occupation (Per LGMC 18.20)
Home-Sharing (Per LGMC 18.48)
Mobile Home (Per California Government Code)
Residential Care Facility, Large Mobile Home Park (Per California Government Code) D-22

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-5: Use Group 4 Dwelling - Multiple Family

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Accessory Uses (Per LGMC 17.24)
Apartment
Condoblicum
Dwelling, Multifamily
Emergency Homeless Shelter (Per California
Government Code)
Home Occupation (Per LGMC 18.20)
Home-Sharing (Per LGMC 18.48)
Low Barrier Navigation Centers (Per California
Government Code)
Mobile Home (Per California Government Code)
Senior Citizen Housing
Townhomes
Permanent Supportive Housing (Per LGMC 17.28.100
& California Government Code)
Boarding / Lodging House
Mobile Home Park (Per California Government Code)

APPENDIX
D-23
D
Table D-6: Use Group 5 Community, Cultural & Public Benefit

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Adult Day Health Care Center
Aquarium
Art Gallery
Assisted Living Facility
Children’s Home
Club or Lodge, Private
Community Care Facility
Community Center
Convalescent Home
Counseling Center (Group)
Cultural Facility
Golf Course or Driving Range
Government Office
Gymnasium, Public
Health Care Facility, Long Term
Home for Battered Women
Library
Lodge, Fraternal
Medical Clinic
Medical Laboratory
Medical Office
Meeting Rooms
Museum
Nursing Home
Orphanage
Park (Private)
Philanthropic Institution
Physical Therapist (Licensed)
Planetarium
Playground (Public)
Police Station
Private Club (Service-Oriented)
Psychiatric Care Facility or Clinic
Public Building
Recreation Facility
Rehabilitation Center and Temporary Residence for
Chronic Drug Users
Rest Home
Sanitarium
Skilled Nursing Facility
Swimming Pool
Athletic Field, Private
Children’s Day Care Center
Dialysis Center
Farmers Market, Outdoor (Non-Profit)
Fraternity or Sorority House
Wedding Chapel
Auditorium
Dormitories
Hospital
Skateboard Park
Veterinary Hospital
D-24

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-7: Use Group 6 Eating Places

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Bakery (Retail)
Cafe
Cafeteria
Coffee Shop
Delicatessen
Doughnut Shop
Ice Cream Shop (Incidental Manufacturing Permitted)
Restaurant, Dine-in
(Incidental Indoor Acoustical Performances
Permitted)
(Incidental Indoor or Outdoor Amplified
Performances stopping before 10pm in DSP)
(Incidental Alcohol Sales, See LGMC 18.27.030)
(Accessory Outdoor Dining on Private Property,
See LGMC 17.24.060(E)(4))
(Accessory Outdoor Dining on Public Property See
LGMC 17.24.060 (E)(5))
Restaurant, Take-out
Restaurant, Dine In
(Incidental Indoor or Outdoor Amplified
Performances stopping after 10pm in DSP)
(Incidental Indoor or Outdoor amplified
Performances or Entertainment outside DSP)
(Incidental Stage and/or Dance Floor city wide)
Restaurant, Drive-thru or Drive-In Pickup (Only
permitted in the Broadway Mixed Use and Innovation
Zone west of Buena Vista avenue in DSP area)

APPENDIX
D-25
D
Table D-8: Use Group 7 Goods And Services – Shopping

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Answering Service
Antique Dealer (Retail)
Appliance Sales, Retail w/ Accessory Repair
Art Supply Store
Arts & Crafts Store
ATM (Automated Teller Machine)
Auto Electronics Sales (no installation permitted)
Auto Parts and Accessories Sales
Auto Repair, Minor, Accessory to Department Store
Bait Shop (Retail)
Barber Shop
Beauty Shop
Bicycle Rental
Bicycle Sales and Repair
Book Store
Cake Decorating Supplies Sales
Camera and Photo Supplies
Ceramics Sales (With Incidental Pouring of
Greenware)
Cleaning Supplies Retail Sales
Clock and Watch Repair
Clothing, Retail Sales
Clothing, Retail Sales, with alteration and production
of leather jackets, no more than 8 machines
Computer Sales
Convenience Goods and Services
Copy Center
Cosmetic Shop
Costume Rental
Curtains, Drapery, and Upholstery Sales
Department Store
Drapery Making
Dress Making Shop (Retail)
Dry Goods Store
Drug Store
Dry Cleaner (Retail)
Electronic Equipment and Supplies
Farmers Market-Indoor
Fire Extinguisher Sales (Retail)
Fishing Tackle Shop
Florist Shop
Food Ready to Serve (Within a Building)
Food Specialty Store
Food Store
Dog Obedience School Kiosk, Drive-Thru
Liquor Store (not permitted in Downtown Specific
Plan Area)
Tobacco Specialty Shop (not permitted in Downtown
Specific Plan Area)
Swap Meet/Indoor Bazaar (New Merchandise Only)
Amusement Park
Athletic Court
Cannabis Dispensaries (Per LGMC 17.32)
Fairgrounds
Golf Course or Driving Range
Outdoor Arena
Park (Private)
Recreational Vehicle Campground
Rodeo Ground
Skateboard Park
Stadium
Trailer Camping and Recreation
D-26

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-8: Use Group 7 Goods And Services – Shopping (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Formal Wear Rental
Frame Shop
Freight Forwarding (Personal Use Only)
Furniture Sales (Retail)
Gift Shop
Grocery Store
Gun Shop, Sales Only
Hardware Store
Hobby Shop
Home Electronics Sales and Repair
Home Improvement Store
Jewelry Repair
Jewelry Store
Laundromat
Laundry Agency
Leather Goods and Luggage Store
Locksmith
Meat Market
Medical and Dental Appliance and
Supply Store
Mirror Sales
Moped Sales and Service
Musical Instrument Sales, Supply and Repair
Newsstand
Nursery Garden Supplies (Retail)
Office Supplies and Equipment Sales
Parking Garage
Parking Lot
Parking Structure
Pet Grooming
Pet Shop
Pet Supplies
Photofinishing
Photo Sales and Service
Picture Framing
Plumbing Supply Store (Retail)
Poster Store
Pottery Sales, Retail (Within a Building)
Record and Music Sales
Rideshare Stand
Shoe Repair

APPENDIX
D-27
D
TABLE D-8: Use Group 7 Goods And Services – Shopping (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Shoe Store
Spa and Accessories Retail Sales
Sporting Goods Store
Stationery Store
Supermarket
Tailor Shop
Taxi Stand
Thrift Store (excludes second hand dealers)
Toy Store
Trophy Shop
Used Book Store
Variety Store
Video Sales and Rentals
Watch and Clock Sales and Repair
Wig Shop
Wireless Communication (Sales/Service)
D-28

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-9: Use Group 8 Goods and Services – Other

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Addressing Service
Air Conditioning and Heating Service
Appliance Repair and Incidental Sales
Audio and Video Equipment Rental (indoor storage
only)
Auto Electronics Installation and Repair
Auto Electronics Sales
Bait Shop
Blueprinting
Brick, Concrete, or Stone Product Sales
Broadcasting Studio
Building Materials Retail Sales
Building Materials Showroom
Carpet Sales
Caterer
Ceramic Product Sales Yard
Compressor Unit Sales and Service
Computer Facility
Construction Contractor Services (No Equipment
Yard)
Copy Center
Dental Laboratory
Drafting Service
Electrical Services and Supply
Engraving Shop
Exterminating Service
Farmers Market, Indoor
Film Processing (Retail)
Fishing Tackle Shop
Funeral Home (w/in DSP only permitted in Broadway
Mixed-Use and Innovation zones)
Furnace Cleaning
Furniture Repair and Reupholstery
Glass Store
Golf Cart Sales and Repair
Greenhouse Structure Sales
Grocery Business, Wholesale and Retail
Gunsmith, Sales and Repair
Gymnastic and Acrobatic Training
Handyman Service
Home Electronics Sales and Repair
Iron Works Show Room and Retail Sales
Dialysis Center
Drive-Thru Tune Up and Lubrication
Electric Vehicle (EV) Charging Center
Equipment Sales and Rental without Outdoor
Storage
Pawn Shop (Maximum one permitted in DSP)
Second Hand Dealer (Per state law)
Sign Shop
Tattoo Parlor (in DSP area only permitted in the
transit mixed use zone)
Tire Shop
Auto Towing Office (Dispatch Only) Incidental to a
Service Station
Car Wash (Not permitted in the DSP area)
Gasoline Service Station
Recycling Collection Center

APPENDIX
D-29
D
TABLE D-9: Use Group 8 Goods and Services – Other (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Janitorial Service
Jewelry Making
Laboratory, Medical
Laboratory, Pharmaceutical
Laboratory (Research)
Landscaping/Gardening Service
Lawn Mower Repair (Incidental Sales Permitted)
Leather Cutting Facility
Locksmith
Lumber Yard (Retail)
Mobile Glass Service
Mortuary (w/in DSP only permitted in Broadway
Mixed-Use and Innovation zones)
Nursery Garden Supplies (Retail)
Office Equipment Repair
Optician and Optical Laboratories
Outboard Motor Sales, Service & Repair
Party rental (indoor storage only)
Painting Service
Pet Grooming
Photofinishing
Picture Framing
Plaster Cast Figurines Sale and Outdoor Display
Plumbing Service
Pottery and Ceramic Product Sales Yard
Precious Gems or Metals Buying
Printing and Engraving Shop
Refrigeration Equipment Retail Sales and Service
Saw Sharpening, Filing and Repair
Scientific Research (Indoor)
Second Hand Store (no second hand dealing per state
law)
Shipping Containers Incidental to Reverse Vending
Machines with a Licensed Recycling Facility
Silversmith
Tanning Salon
Upholstery Shop (NonAutomotive)
Used Merchandise Sales
Vending Machine Sales and Service
Wallpaper Hanging Service
Weight Loss Clinic
Window Cleaning Service
D-30

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-10: Use Group 9 Offices and Studios

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Acupuncture Clinic
Addressing Service
Artist’s Studio
ATM (Automated Teller Machine)
Auto Services Office (Information, Insurance,
Financing, etc.)
Banks and Financial Institutions
Blood Bank
Broadcasting Studio
Check Cashing Service
Computer Facility
Counseling (Individual / Family)
Data Processing Service
Dating Service
Dental Office
Doctor’s Office
Employment Agency
Fortune Telling
Government Offices
Graphic Arts Studio
Health Club / Spa (No Massage)
Medical Clinic
Medical Office
Optometrist
Palm Reading and Card Reading
Pharmacy
Photography Studio
Physical Therapist (Licensed)
Political Campaign Headquarters
Reading and Educational Advancement Clinic
Real Estate Office
Escort Service
Health Food Store with Nutrition Classes
Houseware Store with Cooking Classes
Purified Water Distribution
Real Estate Training Center
Massage Establishment (Only permitted in GC
zone per LGMC 8.20.070B)
Veterinary Clinic (No Boarding)
Auto Towing Office (Dispatch Only) Incidental to a
Service Station
Car Wash (Not permitted in the DSP area)
Gasoline Service Station
Recycling Collection Center

APPENDIX
D-31
D
TABLE D-10: Use Group 9 Offices and Studios (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Schools, Studios, and Colleges:

Art
Barber
Beauty
Business
Clerical
Cooking
Correspondence
Dancing
Drafting
Drama
Driving (Excluding Truck)
Electronics
Floral Design
Language
Modeling
Music
Trade
Security Service
Travel Agency
D-32

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-11: Use Group 10 Amusement and Entertainment

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Amusement Arcade
Athletic Club
Bowling Alley
Boxing Club
Brewpub (LGMC 18.27)
Brewery (LGMC 18.27)
Community Garden
Dance Hall (No Alcohol)
Dance School
Acoustical Music
Amplified Music until 10 PM
Comedy
Dance
Karaoke until 10 PM
Live Performances by Entertainers
Open Mic until 10 PM
Other Performance
Martial Arts School
Miniature Golf Course
Movie Theater (Indoor only)
Pool Hall/Billiard Hall
Sports Simulators (Batting Cages, Golf, etc.)
Skating Rink
Swimming Pool
Tanning Salon
Winery (LGMC 18.27)
Yoga and Tai-Chi Classes
Amplified Music past 10 PM
Karaoke
Driving Range
Gymnasium, Private
Live Entertainment with Amplified Sound past
10 PM
Movie Theater (Outdoor)
Stage Shows
Skydiving simulator
Tennis Center
Theater
Adult Entertainment (per LGMC 18.28 only permitted
in GC zone)
Bar
Burlesque, Pantomime, and Modeling Shows
Cabarets
Cannabis Dispensaries (Per LGMC 17.32)
Cocktail Lounge
Dance Hall (Serving Alcohol)
Fairgrounds
Golf Course
Movie Theater (Drive-in)
Nightclub
Outdoor Arena
Recreational Vehicle Campground
Rodeo Ground
Skateboard Park
Trailer Camping and Recreation
Smoking Lounge (Only permitted in the TMU Zone of
DSP)
Sports Arena
Stadium
Swap Meet/Indoor Bazaar (New Merchandise Only)

APPENDIX
D-33
D
Table D-12: Use Group 11 Hotel, Motel, and Related Uses

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Apartment Hotel
Auto Rental
Banquet Facilities
Barber Shop
Beauty Shop
Bicycle Rental
Boarding House
Convention Center
Hotel
Meeting Rooms
Motel
Shoe Shine Shop
Travel Agency
D-34

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-13: Use Group 12 Vehicle Repair, Automotive and Allied Uses

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Auto Detailing
Auto Electronics Installation and Repair
Auto Electronics Sales
Auto Glass Shop
Auto Muffler Shop
Auto Parts and Accessories Sales
Auto Parts Exchange
Auto Pawn Lot
Auto Radiator Shop
Auto Rental
Auto Repair
Auto Repair, Mobile (only permitted in conjunction
with a primary use)
Auto Sales and Leasing
Auto Sales, Used
Auto Services Office (Insurance, Financing, etc.)
Auto Smog/Emissions Inspection Station
Auto Static Inspection
Auto Storage Garage (Excluding Disabled, Wrecked,
or Dismantled Vehicles)
Auto Towing Office (Dispatch Only)
Auto Transmission Repair
Auto Upholstery
Boat Sales, Leasing, Rental
Camper Sales, Leasing, Rental
Drive-Thru Tune-up and Lubrication
Electric Vehicle (EV) Charging Center
Mobile Home Sales
Motorcycle Sales, Leasing, Rental, Repair
RV Sales and Service
Tire Shop
Trailer Sales, Leasing, Rental, Repair
Truck Sales, Leasing, Rental, Repair
Used Car Reconditioning
Van Conversion Service
Storage of Motor Vehicles, Indoor
Storage of Motor Vehicles, Outdoor Auto Painting with Accessory Body and Fender Work Auto Repair, Minor, Accessory to a Department Store
Car Wash (Not permitted in the DSP area)
Liquefied Petroleum Gas Dispensing

APPENDIX
D-35
D
Table D-14: Use Group 13 Heavy Equipment and Machinery

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Agricultural Equipment Sales and Service
Cabinet or Carpentry Shop (Excluding Planing Mills)
Communication Equipment Sales and Service
Construction Equipment Rental
Contract Sewing
Electric Motors, Industrial, Sales and Repair
Equipment Sales and Rental
Heavy Equipment Sales and Service
Machinery Sales and Service
Public Transit Facility
Refuse Disposal Truck and Container Facility (No
Storage or Movement of Material)
Tractor Sales Lot
Truck Repair Shop
Trucking Service Dispatch Office and Temporary
Parking (Not a Terminal, Transfer of Cargo Prohibited)
Welding Supply and Dispensing of Flammable Gas
Public Scales
D-36

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-15: Use Group 14 Light Industrial

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Appliance Repair and Incidental Sales
Assembly (Manufacturing)
Assembly of Camper Shells and small Trailer/
Campers
Assembly of Electronic Circuits (No Sales On-Site)
Assembly or Packaging of Articles or Products from
the Following Prepared Materials:

Bones
Bristles
Canvas
Cellophane
Cloth
Cork
Feathers
Felt
Fiber
Fur
Glass
Hair
Horns
Leather (No Etching or Other Odorous Uses)
Paint (Excluding any Boiling Process)
Paper
Plastic
Shells
Textiles
Tobacco
Yarn
Auto Assembly, Custom
Auto Detailing (indoors)
Bakery (Wholesale)
Bottled Gas Sales and Distribution (No Manufacturing
or Bulk Storage)
Blacksmith
Building Materials Storage Yard and Retail Sales
Cabinet and Carpentry Shops
Caretaker or Watchman’s Residence
Chemical Etching of Manufactured Metals
Cold Storage Plant
Computer Maintenance and Installation
Contractor’s Storage and Equipment Yard
Electronics School Auction Conducted at a Swap Meet
Auction Services and Yards
Auto Auction
Auto Body Repair
Auto Body Repair School
Auto Impound and Storage Yard
Auto Swap Meet
Carpet Pad Collection, Sorting, and Packaging
Construction Material Wholesale (Incidental Dry
Mixing and Packaging of Stucco Permitted)
Crematory (Not permitted in Downtown Specific Plan
area).

Fabrication of Steel Hulls (Within a Building)
Fiberglass Boat Fabrication
Manufacture of Ceramics
Paper (Used), Collection, Sorting and Packaging (ML
Zone Only)
Pawnbroker (Loans on Automobiles)
Quarantine Station
Shooting Range
Steel Fabrication (Within a Building)
Storage of Motor Vehicles, Outdoor
Swap Meet
Veterinary Hospital
Bottling Establishment
Cannery (Except Fish Canneries)
Dairy Products Mfg., Processing, Packaging
Dehydration Plant
Food Products Manufacturing, Processing, Packaging,
Canning
Kennel
Meat Products Manufacturing, Processing, Packing
(No Slaughterhouses)
Soft Drink Manufacturing and Canning

APPENDIX
D-37
D
TABLE D-15: Use Group 14 Light Industrial (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Deck Systems Packaging and Services
Delicatessen
Diving (Commercial) - Office and Equipment Storage
Diving Equipment Manufacture, Service, and Sales
Dry Cleaning Plant
Electrical Appliance Assembly
Electronic Equipment Assembly
Equipment Repair (Industrial, Commercial, Shop)
Equipment Storage Accessory to an Office
Farmers Market, Outdoor (Private)
Film Processing, Wholesale
Fire Extinguisher Servicing and Recharging
Frozen Food Locker
Glass and Mirror Cutting
Home Electronics Assembly
Home Electronics Sales and Repair
Hydraulic Repair, Commercial
Laundry Plant
Lumber Yard, Wholesale
Machine Shop (No Forging, Pressing or Drophammer)
Mail Order House
Manufacture of:

Beverage Concentrates (CH Only, Packaging and
Distribution Permitted)
Candles
Candy
Clothing
Cutlery
Dental Instruments
Drafting Instruments
Electronic Instruments
Furniture
Hand Tools
Hardware
Insulation Material Using Newspaper
Jewelry
Kitchen Utensils
Mattresses
Medical Appliances
Medical Instruments
Musical Instruments
Optical Instruments
D-38

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
TABLE D-15: Use Group 14 Light Industrial (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Packaging Material
Photographic Equipment
Precision Instruments
Refrigeration Equipment
Rubber and Metal Stamps
Scientific Instruments
Shoes
Snack Foods (Popcorn, Carmel Candy, etc.)
Snuff
Springs (Bending)
Solar Collectors
Toys and Novelties
Utility Trailers, Small
Watches and Clocks
Mattress Repair and Recovering
Medical Equipment Sales, Rental, and Service
Metal Polishing
Movie Distribution
Offices or Office Building (Excludes On-Site Sale of
Merchandise)
Packaging (See “Assembly and Packaging”)
Painting of Small Parts and Metal Coating (Indoor, No
Plating)
Pharmaceutical Drugs Packaging
Plastic Fabricating and Extrusion
Pneumatic and Hydraulic Control Systems Repair
Produce Distribution
Recording Studio
Refuse Disposal Truck and Container Facility (No
Storage or Movement of Material)
Refrigeration Equipment Wholesale Sales/Service
Repair of Shop Equipment (Milling Machines, Lathes,
Grinders, etc.)
Retail Sales of Items Produced on Site
Sculpture Studio
Sheet Metal Shop
Sign Shop - Fabricating, Manufacturing, Staging,
Painting, Silk-screening, and
Storage
Silkscreen Shop

APPENDIX
D-39
D
TABLE D-15: Use Group 14 Light Industrial (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Storage of Motor Vehicles, Indoor
Tinsmith Shop
Tire Rebuilding or Recapping
Toiletries (Packaging)
Tool and Die Plant
Used Tire Sales
Van and Storage
Warehouse
Watchman’s Residence
Welding Shop
Wholesale Bakery
Wholesale Business
Wholesale Distribution/Storage (Incidental Retail
Permitted)
Wood Sawing
Wood Truss Fabrication and Sales
D-40

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-16: Use Group 15 Medium Industrial

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Auto Storage Yard (Excluding Disabled, Wrecked, or
Dismantled Vehicles
Boiler Repair (no construction)
Bookbinding
Cement Storage and Distribution
Concrete Batch Plant
Concrete Pipe Storage Yard
Data Center
Delivery Service (Express Agency)
Glass Grinding
Lumber Storage Yard
Machine Shop (Forging, Pressing, etc.)
Manufacture of:

Campers and Dune Buggies
Cardboard Containers and Boxes
Cosmetics
Electrical Appliance Parts
Electrical Equipment
Electrical Instruments Parts
Farm Implements
Floor Coverings
Glass
Ice
Machinery
Mobile Homes
Monuments (stone)
Nets
Packaging Material
Plastic Products
Prefabricated Structures
Synthetic Marble
Textiles
Toiletries
Trailers
Yarn and Thread
Milling (No Surfacing or Resawing)
Punch Press
Recycling Center for Aluminum|
Cans and Newspaper (Sorting
and Packing)
Electronics School Auto Impound and Storage Yard
Battery Energy Storage Systems
Borrow Pit
Boat Building and Repair
Boiler Works
Dog Pound
Electroplating
Manufacture of:

Aluminum Products
Beverages (Non-Alcoholic)
Carborundum Products
Cottonseed Oil
Felting
Grain Mill Products
Ink
Oilcloth
Pottery
Rubber Footwear
Meat Packing Plant
Milling, Surfacing and Resawing
Motor Oil Storage and Distribution
Paint Mixing
Paper Processing
Petroleum Recycling
Petroleum Storage (LPG Only)
Pharmaceutical and Cosmetic Drug Processing
Planing Mill
Poultry Killing, Dressing, Processing
Rolling Mill
Stockpiling of Fill or Excavated Soil
Tank Cleaning & Chemical Cleaning
Waste Oil Buying and Selling (No Processing)
Water Purification Service
Motor Freight Terminal
Truck Scales
Truck Wash Facility

APPENDIX
D-41
D
TABLE D-16: Use Group 15 Medium Industrial (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Recycling of Cardboard
Recycling of Industrial Metals
(Titanium, Nickel Alloys, etc.)
Sash or Door Factory
Second Hand Metals and Pipe (No Salvage)
Secondary Processing
Self-Storage Warehouse
Sales of Items Produced On Site
Scrap or Used Metal Sales
Steel Fabrication
Storage of Motor Vehicles Outdoors
Storage Yard
Textile Mill
Toiletries (Processing)
Truck Service Station
Truck Terminals
Warehouse
Watchman’s Residence
Wire and Cable Factories
Wood Pole Storage
Wood Preserving
D-42

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN
Table D-17: Use Group 16 Heavy Manufacturing

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Asphalt Processing and Recycling
Manufacturing of :

Abrasives
Agricultural Chemicals
Gum Chemicals
Wood Chemicals
Rubber Recycling/Manufacture of Tires, Inner Tubes
Scrap Metal Processing
Scrap Metal Yards
Scrap or Used Metal Sales
Boat Sales, Leasing, Rental, and Service
Building Module Manufacturing for Shipment
Bulk Commodity Handling
Caretaker or Watchman’s Residence
Freight Handling
Net Repair and Storage
Storage (Materials in Transit)
Storage of Fuel and Oil
Warehouse
Watchman’s Residence
Waterfront Related Industries
Electronics School Blast Furnace
Boat Building and Repair
Brickyard
Drilling (for Gas, Oil, etc.)
Dehydration Plant
Distillation of Alcohol for Fuel
Distillation of Coal, Wood or Bones
Drophammer
Foundry
Liquefied Petroleum Gas (LPG) Bulk Storage
Manufacturing or Processing of:

Acetylene
Ammonia
Aniline Dye
Bleaching Products
Casein Products
Celluloid
Cement
Chalk
Charcoal
Disinfectants
Graphite
Gutta Percha
Industrial Chemicals
Kalsomine
Linseed Oil
Liquor or Spirits
Malt Products
Margarine
Matches
Oxygen
Paint and Lacquer
Pharmaceutical Drugs
Plaster of Paris
Plastics and Synthetic Resins
Potash
Pumice
Rubber Products
Size
Shellac and Varnish
Soap

APPENDIX
D-43
D
TABLE D-17: Use Group 16 Heavy Manufacturing (Cont.)

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Soda and Washing Powder
Soda Ash
Stove Polish
Turpentine
Vinegar
Wastepaper Products
White Lead
Yeast
Zinc Products
Mining
Organic Chemical Research
Petroleum Chemical Sales
Petroleum Chemical Wholesale
Petroleum Storage (LPG Only)
Pharmaceutical and Cosmetic
Drug Processing
Rolling Mills
Quarry
Retail Sale of Items Made On Site
Rubber Recycling/Manufacturing of Tires and Inner
Tubes
Scales, Public
Steel Mill
Tank Cleaning and Chemical Cleaning
Table D-18: Use Group 17 Public Utility Facilities

TYPICAL PERMITTED USES MINOR USE PERMIT REQUIRED CONDITIONAL USE PERMIT REQUIRED Electric Distribution Substation
Electrical Generating Plant
Electric Transmission Substation (No Storage or
Service Garages/Yards)
Pressure Control Station (No Storage or Service)
Public Utility Building
Public Utility Storage Yard
Transmitting Tower
Water Pumping/Storage Facility
Storage Facility
Wireless Communications Facilities (Per LGMC

17.24.060 & 17.24.080)

APPENDIX
E-1
E
Appendix E: PLANT LIST

PLANT TYPE BOTANICAL NAME COMMON NAME HEIGHT X WIDTH WATER USE NATIVE Trees Platanus Racemosa California Sycamore 80 ' X 50' M Yes Cercis Occidentalis Western Redbud 30' X 20' L Yes
Cercidium 'Desert Museum' Desert Museum Palo Verde 40' X 25' VL No Olea Europaea 'Wilsonii' Fruitless Olive 30' X 30' L No Prosopis Glandulosa Honey Mesquite 40' X 35' L Yes
Quercus Agrifolia Coast Live Oak 70' X 70' VL Yes
Chilopsis Linearis Desert Willow 30' X 20' L Yes
Tipuana Tipu Tipu Tree 60' X 50' L No
Handroanthus Impetiginosus Pink Trumpet Tree 30' X 25' M No Albizia Julibrissin Silk Tree 30' X 20' L No
Prunus Ilicifolia Hollyleaf Cherry 30' X 25' VL Yes
Lyonothamnus Floribundus Ssp.

Aspleniifolius Santa Cruz Island Ironwood 40’ X 20’ L Yes Shrubs Frangula Californica California Coffeeberry 6'-12' X 6”-12' L Yes Encelia Californica California Brittlebush 3'-4' X 3'-5' VL Yes Eriogonum Fasciculatum California Buckwheat 2'-4' X 3'-5' VL Yes Salvia Apiana White Sage 3'-5' X 3'-5' VL Yes
Epilobium Canum California Fuschia 3”-18” X 24”-36” VL Yes Solidago Velutina Ssp. Californica California Goldenrod 2’-5’ X 2’-5’ L Yes Ribes Aureum Golden Currant 3’-6’ X 3’-6’ VL Yes
Ribes Sanguineum Var. Glutinosum Red-Flowering Currant 6’-13’ X 7’ L Yes Table E-1: Plant List
E-2

CITY OF LEMON GROVE DOWNTOWN SPECIFIC PLAN

PLANT TYPE BOTANICAL NAME COMMON NAME HEIGHT X WIDTH WATER USE NATIVE Grasses Festuca Rubra ‘Molate’ Red Fescue 1’-2’ X Spreading M Yes Juncus Patens Common Rush 1’-3’ X 3’ M Yes
Muhlenbergia Rigens Deergrass 4’ X 4’ L Yes
Sisyrinchium Bellum Blue-Eyed Grass 1’-2’ X 3’ L Yes
Leymus Condensatus Giant Wildrye 2’-3’ X 4’-6’ L Yes
Bouteloua Gracilis Blue Grama 2’ X 2’ L Yes
Carex Praegracilis California Field Sedge 2’ X Spreading M Yes Carex Spissa San Diego Sedge 2’-4’ X 2’-4’ M Yes
Groundcover Fragaria Chiloensis Beach Strawberry 1"-4" X 24-36" L Yes Baccharis Pilularis ‘Pigeon Point’ Dwarf Coyote Bush 2'-10' X 12' L Yes Iva Hayesiana San Diego Marsh-Elder 2'-4' X 6'-9' VL Yes Achillea Millefolium Yarrow 2’ X 2’ L Yes
Erigeron Glacus Seaside Daisy 1’ X 2’ L Yes
Salvia Spathacea Hummingbird Sage 2’ X 3’ L Yes
TABLE E-1: Plant List (Cont.)
Notes

1. Tree list: All tree species heights and canopy widths are based on information published in SelecTree: A Tree Selection Guide, Urban Forest Ecosystems Institute, California Polytechnic State University (Cal Poly), San Luis Obispo.

2. Water use: plant water-use ratings categorized as Very Low (VL), Low (L), Moderate (M), or High (H) in accordance with the California Centerfor Urban Horticulture.Water Use Classification of Landscape Species (WUCOLS), Version IV/V Database, University of California, Davis. Available at: https://wucols.ucdavis.edu/.

3. Native plants / pollinator support: The use of native and climate-adapted plant species is strongly encouraged in all new landscape and landscape redevelopment projects. Landscape designs should prioritize water-efficient, site-appropriate plantings that reduce potable water demand, enhance ecological function, support native pollinator populations and habitats, and promote long-term landscape resilience and sustainability.

To: City of Lemon Grove
From: RICK Planning + Design
Date: 10/14/2026
Subject: LEMON GROVE DOWNTOWN SPECIFIC PLAN - REVISIONS TO THE PUBLIC

REVIEW DRAFT
This memo identifies revisions to the Public Review Draft Lemon Grove Downtown Specific Plan dated September 2026. The revisions reflect public comments, staff review, Planning Commission modifications and corrections identified following public review.

Change Location in DSP Reason
Reduced ground floor commercial height from
14ft and 15ft to 13ft across all Zoning Districts
except Downtown Residential Zoning District
Chapter 5, Section 5.2-57, Pages
42-59, Tables 5-1-5-6
PC modification to encourage the smallscale/small-town feel of the street scape and reduce burden on developers
Reduce the step back in the Village Commercial
Zoning District to start after 3rd story.

Chapter 5, Section 5.2, Pages 42
and 44, Table 5-1
PC modification to encourage the smallscale/small-town feel of the street scape Replaced Broadway Promenade cross section
and update text clarify that the cross-section
establishes the improvements intended for the
Plan, while detailed design and implementation
may require further study and coordination.

Chapter 7, Section 7.2.1, Page 96 To more accurately represent the current ROW and encourage property owners on
the south side of Broadway to consider
streetscape improvements.

Added language to the Innovation and
Neighborhood Commercial Zoning District
descriptions and development standards tables
clarifying that residential development may be
permitted pursuant to applicable State law.

Chapter 5, Sections 5.4 and 5.6,
Tables 5-3 and 5-5, pages 48, 50,
54, and 56
To ensure the City of Lemon Grove is
prepared for development using SB 79, AB
2011 or SB 9 in the downtown specific plan
area.

Added implementation measure to study a
potential truck route diversion off of Broadway
Chapter 8, Section 8.3.7, page
140
To recommend looking at diverting the
truck route off of Broadway through a city-
wide analysis, rather than limited to the
DSP area.

Added implementation measure for the City to
work with the school district to evaluate
congestion and possible fixes as part of
streetscape improvements
Chapter 8, Section 8.3.7, page
140
As an implementation measure, the City
can work with the school district to
evaluate pick-up and drop-off congestion
at a more detailed scale and pursue
improvements specific to School Lane.

Increased credits for Affordable Commercial
Space to 10 credits. Added a definition of
Affordable Commercial Space in the glossary
Chapter 9, page 145 and
Appendix A, page A-2
To increase the incentive for developers to
provide affordable commercial space.

Zoning District map has been updated to
extend the Arts and Entertainment overlay
over all of the Village Commercial Zoning
District
Chapter 4, page 34, Figure 4-1 To encourage arts and entertainment in the entire Village Commercial Zoning
District
Added drive thru standards to establish
minimum dimensions and additional
specifications.

Chapter 5, Section 5.71, page 68 Minimum dimensions for drive-thrus mitigate queue sizes from impacting traffic
patterns
Add an action item to the Implementation &
Administration Chapter (Chapter 8) to conduct
a more thorough historic resources evaluation.

Chapter 8, Section 8.3.7, page
140
Per PC modification, the City will look at
conducting a city-wide historic resources
evaluation as part of implementing the
DSP
Added plant list has as a new Appendix E.

Street tree palette has been updated to
recommend more drought-tolerant and native
species. Regulation added to require 60% of
planting be drought tolerant, native or
pollinator species.

Implementation action has been added to
pursue a more detailed city-wide plant list and
pursue pollinator conservation partnerships
and funding opportunities.

Chapter 7, Section 7.6, Table 7-9,
page 116
Chapter 8, Section 8.3.7, page
140
Appendix E
PC modification to require more drought
tolerant, native, and pollinator species in
future developments and streetscapes
Revised footnote 2 in Tables 5-1 through 5-6 to
include Planning Commission approval for the
waiver of minimum ground-floor commercial
requirement. Added specific guidelines for PC
approval of the reduction or waiver of
minimum ground-floor commercial
requirement
Chapter 5, Section 5.2-57, Pages
42-59, Tables 5-1-5-6
Chapter 5, Section 5.1, Page 41
PC modification to ensure PC has the
approval of the reduction or waiver of
minimum ground-floor commercial
requirements.

Guidelines were added to help PC assess
the approval of the reduction or waiver.

Updated Arts and Entertainment Overlay
Standard #5 to clarify relationship to Municipal
Code.

Updated Signage ODS #1 and #10 to clarify
relationship to the Municipal Code.

Chapter 5, Section 5.10, page 64
Chapter 6, Section 6.13, page 86
To ensure that signage requirements are
consistent with the Municipal Code
Added clarifying language about nonconforming uses by referencing the Municipal code
Chapter 8, Section 8.2.7, page
123
To ensure the DSP’s policy on nonconforming uses is clearly identified in the Plan and connects to the Municipal Code.

Revised ethnic/racial makeup summary:

Just over half of DSP Area residents identify as
Hispanic or Latino (53.5 percent), compared
with 45.4 percent citywide.

Chapter 2, Section 2.3, page 13 Revised to increase clarity Revised language on wayfinding and gateway
signage to ensure Planning Commission will
review the design and location prior to
implementation.

Chapter 7, Section 7.4, page 112 PC modification to ensure PC has the ability to review, comment on and approve
the design of the Downtown wayfinding
signage program and Gateway sign.

Revise ODS lighting standards and tree lighting
standards to be compliant with Dark Sky
Standards.

Chapter 6, Section 6.12, pages
85-86
PC modification to reduce light pollution
and impacts on wildlife while maintaining
safe nighttime visibility.

Revised landscape requirements from 5% to 8% Chapter 5, Section 5.12.1, page 65 PC modification to ensure developers are
providing adequate vegetation to new
development, ensure the specific plan area
is a liveable environment.

Revised minimum points for Sustainability
Standards from 10 to 15 points
Appendix B, Table B-1, page B-1 PC modification to ensure developers are incorporating sustainability measures into
their projects.

Added a new Standard 7 prohibiting artificial
turf in DSP area.

Chapter 5, Section 5.12, page 65 Per SB 676, to prioritize living landscaping that supports shade, habitat, and urban
greening.

Added new objective design standard related
to live/work units: a minimum of 40%, but not
more than 50%, of the live-work unit shall be
dedicated to non-residential use.

Chapter 6, Section 6.3.5, page
74 To ensure there are adequate measures to
regulate live/work developments.

Added additional policy to Goal 6 (Promote
Economic Development): Encourage tenants of
a live-work unit to maintain an active business
license with the City of Lemon Grove.

Chapter 3, Section 3.3, page 26 To ensure there are adequate measures to regulate live/work developments.

Revised language in in Zoning Districts
Development Standards tables to make
architectural styles recommended but not
required
Chapter 5, Section 5.2-57, Pages
42-59, Tables 5-1-5-6
To allow for flexibility in the design. The
community showed no specific preference
to a single architectural style.

Added Mission Revival/Spanish Colonial
architectural styles to development standard 1
of the Historic Overla.

Chapter 5, Section 5.9, page 63 To prioritize historic architectural styles in the historic overlay
Revised ODS parking standards to specify
access requirements.

Section 6.10.1, Surface Parking
Location and Access, page 83
To better guide surface parking access for
new developments
Added: Consider sidewalk bulb-outs where
Class I Collector Streets intersect Class II or
Class III Collector Streets or Neighborhood
Chapter 7, Section 7.2.4, Table
7-4, page 103
To include additional traffic calming
measures.

Streets, subject to engineering review and
available funding.

Revised Art-In-Lieu Option (Standard 3) to
specify that the Art In-Lieu Option should be at
the discretion of the Community Development
Manager and should only be used when it is
infeasible or impractical to provide public art.

Chapter 5, Section 5.10.1, page

64. Community Development Manager will
have the discretion to assess whether it is
infeasible or impractical to provide public
art. This ensure developers are providing
public art wherever possible.

Added objective design standards addressing
solar-powered exterior lighting, including use,
solar exposure, nighttime operating needs,
battery capacity, and maintenance
requirements.

Section 7.12.1, Lighting
Standards, page 86
To ensure solar powered lighting is
considered where feasible.

Revised Section 7.2 to direct the City to
evaluate solar-powered fixtures as part of
future streetscape projects for public street
and pedestrian lighting
Section 7.2, page 94 To ensure solar powered lighting is considered where feasible.

Removed policy 17 under goal 6:

Encourage and support short term parklets in
the public right-of-way to encourage outdoor
activities.

Chapter 3, Section 3.3, page 26 The City wishes to prioritize the Broadway redevelopment prior to encouraging
activation such as short-term parklets
Updated Roadway Classification map to assign
the section between Lemon Grove Ave and
Grove Street on North Avenue as
Residential/Local Collector
Chapter 7, page 93, Figure 7-1 Roadway classification was missing in first draft.

Definition for cultural facility (as identified in
the Community Benefits Program) added to
glossary: A space dedicated to arts, culture, or
Chapter 9, page 148 Added to provide additional clarify on Community Benefits Program incentives.
heritage activities that provides access or
programming for the community, such as a
museum, gallery, performance venue, cultural
center, or space for arts education.

Typo fixed in first sentence:

Residents within the DSP Area have, on
average, lower/higher incomes...

Chapter 2, Section 2.3, page 14 Fixed typo
Removed ground floor street frontage
requirement for civic zone
Chapter 5, Section 5.7, Table 5-6,
page 59
A commercial frontage requirement does
not align with the district’s primary
purpose of accommodating civic and
public facilities.

Fixed typo in item 1: ...streets or internal
courtyards and shall not directly not face
adjoining...

Chapter 6, Section 6.2.1, Item 1,
page 71
Fixed typo
Renamed community benefit: Publicly
accessible community gathering space of at
least 500 square feet.

Appendix A, Table A-1, page A-2 Added clarity to community benefit In the Community Benefit Program, increased
the credit value for the universal design benefit
from 3 to 5.

Appendix A, Table A-1, page A-1 To increase the value of providing accessible design above and beyond the
building code.

Remove Park Avenue Park from In-Lieu
Improvements and Parks and Open Space
Implementation
Chapter 7, Section 7.8, page 118
Chapter 8, Section 8.3.6.6, page
140
Park Avenue Park was a potential
improvement in the 2018 Draft Plan. The
City has no plans for a park on Pacific
Avenue at this time, so it has been
removed.

FY 2027-28 CDBG Application
October 20, 2026

Page 1 of 6 ends

Lemon Grove City CouncilOctober 20, 2026

Lemon Grove City Council
October 20, 2026