VISTA AZUL- APPROVED 20 LOT TENTATIVE MAP · 2019. 3. 28. · 12 IMPACT FEES 13 ARCHITECTURE 14 TENTATIVE MAP 15 PLAT MAP 16 MARKET INFORMATION & PRICING ANALYSIS No warranty or representation

FOR ADDITIONAL INFORMATION:

Lee & Associates-North San Diego County | 1900 Wright Place, Suite 200, Carlsbad, CA 92008 | T: 760.929.9700 F: 760.929.9977 | www.lee-associates.com

AL APUZZO760.448.2442

[email protected] Lic # 01323215

MATT WEAVER760.448.2458


SUBJECT PROPERTY

VISTA AZUL- APPROVED 20 LOT TENTATIVE MAPSW CORNER OF PALM STREET & TROY STREET - LEMON GROVE

Mt. Vernon Elementary School

DOWNTOWN SAN DIEGO

• 1,836 - 2,079 SF House Sizes• Expansive Views• Entitlements for 20 Residential Lots• Previously Graded• Entitled for 14 Detached Lots, 6 Twinhomes• Projected Sales Prices of the Finished Homes from $575,000 to $625,000

ASKING PRICE: $995,000 - SUBMIT ALL OFFERS

TROY ST

PALM ST

BROADWAY

LEMON GROVE AVE

CAMINO DE LAS PALMAS

Lemon Grove Middle School

Lemon Grove Park

Liberty Charter High School

MT

VERN

ON

ST

PALM ST

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PAGE CONTENT

3 AERIALS

7 LOCATION MAP

8 PHOTOS

9 PROPERTY INFO

10 DOCUMENT LINKS

11 IMPROVEMENT COSTS

12 IMPACT FEES

13 ARCHITECTURE

14 TENTATIVE MAP

15 PLAT MAP

16 MARKET INFORMATION & PRICING ANALYSIS

No warranty or representation is made to the accuracy of the foregoing information. Terms of sale, lease and availability are subject to change or withdrawal without notice.

TROY ST

PALM ST

PALM

ST

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AER

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SUBJECTPROPERTY

PALM ST

CAMINO DE LAS PALMAS

Kelly Dr

PALM ST

TROY STSUBJECT

PROPERTY

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AER

IALS

Cann

on Rd

Tamarack Ave

TROY ST

PALM ST

SUBJECT PROPERTY

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AER

IALS

Carlsbad High School

CARLSBAD

CarlsbadElementary School

Buena Vista Lagoon

Army NavyAcademy

Carlsbad Village Dr

Monroe St

Lake Jennings

SAN DIEGO

TROY

ST

SWEETWATER RD

Liberty Charter High School

Mt. Miguel High School

Avondale Elementary School

Mt Vernon Elementary School

PALM ST

PALM

ST

CAMINO DE LAS PALMAS SUBJECTPROPERTY

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SUBJECTPROPERTY TROY ST

SWEETW

ATER RD

PALM STPALM ST

Lake Murray

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LOC

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AP

SUBJECTPROPERTY

SUBJECTPROPERTY

Troy St

Valencia StPalm StPalm St

Cran

e St

Gold

en A

ve

Lincoln St

Swee

twat

er R

dCamino De Las Palm

as

LEMON GROVE

LA MESA

NORTH PARK

NORMAL HEIGHTS

EL CAJONMission Trails Regional Park

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PRO

PERT

Y PH

OTO

S

Rick RodriguezLand Division ManagerCA DRE #01223206Cell 619.322.9062

CADO Real Estate Group12526 High Bluff Drive, Suite 300San Diego, CA 92130888-848-6668www.cadorealestate.com

VISTA AZULSITE PHOTOS FACING EAST

Rick RodriguezLand Division ManagerCA DRE #01223206Cell 619.322.9062

CADO Real Estate Group12526 High Bluff Drive, Suite 300San Diego, CA 92130888-848-6668www.cadorealestate.com

VISTA AZULSITE PHOTOS FACING EAST

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PRO

PERT

Y IN

FO

Location:

Jurisdiction: CityofLemonGrove

APN#: 503-252-42-00

Acreage: 2.06Acres

Topography: GenerallyFlat

Zoning: RM(ResidentialMediumDensity)

GeneralPlan: RLM(ResidentialLowMedium)

Density: 9.71DU/Ac

LotCoverage: 24%

LotSize: 1,330SFto11,237SF

HouseSizes: 1,836SF-2,079SF

ImpactFees: Approximately$27,193perlot(includesa5%contingency)

SiteImprovements: $87,921perlotwith10%contingency(includesa10% contingency)

LocatedonthesouthwestcornerofPalmStreetandCaminodelasPalmasinLemonGrove.Approximately.1ofamilewestofInterstate125andlessthanamilesouthofInterstate94,thissitewillprovidecommuterswithquick,convenientaccess to all of San Diego County. Only 10.5 miles fromdowntown San Diego.

SchoolDistrict: Lemon Grove School District • Lemon Grove Elementary •LemonGroveMiddleSchool •MontereyHeightsHighSchool

Services: Water HelixWaterDistrict Sewer LemonGroveSanitationDist. Gas/ElectricitySDG&E FireHeartlandFireDept. Police LemonGrovePolice-SheriffsDept.

Asking Price: $995,000 - SUBMIT ALL OFFERS

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DO

CUM

ENT

LINKS

CLICK TO VIEW DOCUMENT LINKS

ACOUSTICAL REPORT

CONCEPT LANDSCAPE PLANS

CONCEPT SITE PLAN, ELEVATIONS & FLOOR PLANS

CONDITIONS OF APPROVAL

GEOTECHNICAL REPORT

GEOTECHNICAL UPDATE LETTER

LANDSCAPE COSTS ESTIMATES

LIMITED PHASE II ENVIRONMENTAL SOIL EVALUATION

NOTICE OF DETERMINATION

PHASE I ENVIRONMENTAL SITE ASSESSMENT

PRELIMINARY GRADING PLAN

PRELIMINARY GRADING PLAN PG 2

PRELIMINARY TITLE REPORT

SIMULATED HYDRANT FLOW TEST

SITE DEVELOPMENT FEES AND PERMITS

TENTATIVE MAP & PRELIMINARY GRADING PLAN

VISTA AZUL TRIP GENERATION ANALYSIS

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/AcousticalReport.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/LandscapeConceptJuly2016.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/VistaAzulPDP.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/ConditionsofApproval10-4-16.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/GeotechnicalReport10-2-15.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/GeotechnicalUpdateLetter7-8-16.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/LandscapeCostsEstimate.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/EnvironmentalReport.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/NoticeofDetermination10-5-16.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/Phase1ESA.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/PreliminaryGradingPlan.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/PreliminaryGradingPlanPage2.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/PTR3-9-17.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/HydrantFlowTest-TroySt.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/SiteDevelopmentFeesPermits.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/VistaAzulTMandPGP.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/VistaAzul_TripGenLetter7-11-16.pdf

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/IvyRidge/BuildingProforma.pdf

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11

IMPR

OVE

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S

Site Development Description Estimated Cost Per Unit CostErosion Control 21,919 1,096Grading and Site Prep 147,955 7,398 BIDDirt Export/Import 244,250 12,213 BID*Storm Drain 22,505 1,125 BIDBrow Ditch 19,484 974 BIDSewer 86,604 4,330 BIDConcrete Staircase 5,170 259 BIDWater 95,673 4,784 BIDCurb Gutter 31,242 1,562 BIDSidewalk/Drive Approach 19,070 954 BIDPaving 32,690 1,635 EPIDry Utilities/Joint Trench 84,000 4,200 EPIStreet Lights 4,500 225Signs/Striping 1,000 50Bioretention 74,000 3,700Common Area Landscaping 230,963 11,548 DDS&GASound Wall 32,310 1,616Retaining Walls 95,675 4,784Segmented Walls 43,545 2,177 BIDSubtotal Before Contingency 306,000 15,300 EPI10% Site Development Contingency 1,598,555 79,928Total Site Development 159,856 7,993

1,758,411 87,921

Vista Azul-Lemon Grove, CA Site Development Estimates

SW CORNER OF PALM STREET & TROY STREET - LEMON GROVE

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12

IMPA

CT

FEES


Fees & Permits Estimated Cost Per Unit CostCity/County Inspection Fees 25,000 1,250City/County Final Map Fees 10,000 500RTCIP Fee 48,083 2,404Utility Deposits 66,800 3,340Utility Reimbursements (57,700) (2,885)Park Fee 18,000 900Sewer Connection Fees 20,000 1,000Water Connection Fees 136,840 6,842SDCWA Fee 104,800 5,240One Inch Irrigation Meter 19,787 989School Fees 126,353 6,318Subtotal Before Contingency 517,963 25,8985% Contingency 25,898 1,295Total Fees 543,861 27,193

Vista AzulFee Estimate

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ARC

HITE

CTU

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CLICK HERE TO VIEW ELEVATIONS & FLOOR PLANS

AS.001

© All drawings & written material contained herein are the

property of Architects BP Associates. Additionally, the documents

contained herein are proprietary in nature & provided to the

recipient for specific purposes only, and shall not be copied or

otherwise reproduced or distributed for any other purposes,

without written permission of Architects BP Associates.

Architects BP AssociatesPlanning Design Architecture

11858 Bernardo Plaza Court #120San Diego California 92128P 858-592-4710 F 858-592-4193

www.abpa-inc.com

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PDP 47/18/16

PDP 58/31/16

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212223

REF

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UP 16 R

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PAN

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492.11

ARCHITECTURAL SITE PLAN - 20 UNITSScale: 1" = 20 ft

RM - MEDIUM RESIDENTIAL ZONE

0 20 40 FT

26

'-0

"

19

7

15

6 1

5121114 13

3

52

'-0

"

16

'-0

"1

6'-

0"

16

18

8

PALM ST

PALM ST

CAMINO DEL LAS PALM

AS31'-3"

STREET SIDE YA

RD

4

4

1

2

2

2

3

5

6

1

7

12

13

20'-0" TYP

UNIT 14PLAN 2-B

FF 487.05

UNIT 13PLAN 3-A

FF 493.65

UNIT 12PLAN 3-C

FF 489.67

UNIT 11PLAN 3-B

FF 488.27

UNIT 10PLAN 3-A

FF 486.37

UNIT 9PLAN 3-C

FF 485.37

UNIT 8PLAN 3-B

FF 484.06

UNIT 7PLAN 3-A

FF 483.67

UNIT 6PLAN 3-C

FF 482.67

UNIT 5PLAN 3-B

FF 481.87

UNIT 4PLAN 3-A

FF 480.67

UNIT 3PLAN 3-C

FF 479.65

UNIT 2PLAN 3-B

FF 478.67

UNIT 1PLAN 1-A

FF 471.17

UNIT 15PLAN 2-B

FF 486.10

UNIT 16PLAN 2-A

FF 484.71

UNIT 17PLAN 2-A

FF 484.08

UNIT 18PLAN 2-B

FF 479.57

UNIT 19PLAN 2-B

FF 478.87

UNIT 20PLAN 1-C

FF 470.19

20 21

22

27'-4"

31'-4"35'-1

"

5'-0"

5'-0"

9'-0"

10

'-0

"

32

'-5

"

82'-2"

6'-6"

4'-0"

29'-6" TYP

32

'-1

1"

9: S89°27'55"E 238.05'

5: N54°23'19"W 66.91'

2: L=31.54', R=19.68'

∆=91°47'33"

14: N42°56'24"W

44.41'

13: N55°41'12"W

52.33'

12: N85°19'45"W

60.61'

3: S35°59'21"E 1.33'

4: L=104.87', R=326.65'

∆=18°23'58"

6: L=165.22', R=172.13'

∆=54°59'44"

8: L=45.85', R=29.21'

∆=89°55'40"

11: L=72.49', R=49.21'

∆=84°24'02"

10: L=25.21', R=25.00'

∆=57°46'35"

1: S52°1

3'06"W 3

25.10'

7: N00°36'25"E 10.28'

49'-0"

5'-0"

4'-4"

5'-0"

4'-0" TYP 5'-6" TYP

4'-0"TYP

5'-6"TYP

20'-0"TYP

28'-0"

27'-9"

4'-0"

9

12

18'-0"

18'-0"

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18'-0"

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'-0

"

4 23

53'-6"

38'-10"

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12

10

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1010

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75'-5"

24

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69'-5"

7

18

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17

17 9

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"

D-1

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D-1418

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18

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25

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26'-5"

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TYP SETBACKSPLAN1

TYP SETBACKSPLAN2

TYP SETBACKSPLAN 3

4'-

6"

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26 17

27

COMPACT

COMPACT

4'-0

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28

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8'-9"

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20'-5"

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10'-4"

33'-11"

19'-1"

4'-8"

1"1"

8'-0"

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4'-11"

3'-6"

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"1'-5"

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5'-11"

11'-4"

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1'-8"

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8"

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22

'-6

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18

'-0

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3'-4"

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SITE PLAN KEY NOTES

1 PROPERTY LINE

2 SETBACK LINE PROPERTY PERIMETER

3 EX CURB & GUTTER

4 EX SIDEWALK

5 DRIVEWAY

6 LOT LINE

7 RETAINING WALL

8 RECREATION AREA 5,085 SF (SEE L-1, L-2

9 ON SITE GUEST PARKING

10 PROPOSED NEW CURB & SIDEWALK

11 STREET PARKING OFF SITE

12 PEDESTRIAN ENTRY

13 COMMUNITY MONUMENT (SEE L-1, L-2)

14 RECREATION AREA 3,202 SF (See L-1, L-2)

15 STREET LIGHT

16 SOUND WALL W/ VIEW PANELS (SEE L-2)

17 BIKE RACK

18 EX PALMS TO REMAIN (SEE L-1)

19 STREET TREE (SEE L-1)

20 HANDICAP PARKING

21 WQ & HMP DETENTION BASIN

22 BIKE RACK IN EACH GARAGE

23 ENCHANCED PLANTING AT INTERSECTION

24 PLANTER

25 RECREATION AREA 1,451 SF (See L-1, L-2)

26 BIKE LANE

27 RED CURB

28 28' RADIUS CURB

SITE SUMMARYSITE AREA GROSS FLOOR AREA OFF-STREET PARKING

2.064 ac 89,887 SF (Gross) 40,113 SF REQUIRED (2/DU) 40 Spaces

1.752 ac 76,242 SF (Net) LOT COVERAGE AREA REQUIRED GUEST 5 Spaces

NUMBER OF UNITS 18,308 SF (1 PER 4DU)

20 du LOT COVERAGE REQUIRED ON SITE 45 Spaces

DENSITY 24 %

11.416 du/ac Max: 14 du/ac OPEN SPACE PARKING ON SITE

PRIVATE 12,687 SF GARAGE 40 Spaces

COMMON 3,545 SF DRIVEWAY 14 Spaces

ON SITE GUEST 6 Spaces

PRODUCT TYPE STORY PARKING OFF SITE

Plan 1 S.F. DETACHED 2-Story LOTS 1, 20 STREET 24 Spaces

Plan 2 TWINHOMES 3-Story LOTS 14-19 TOTAL PROVIDED 84 Spaces

Plan 3 S.F. DETACHED 3-Story LOTS 2-13

FLOOR AREA CALCULATIONS

Living Floor Area Coverage (1st+garage) patio &

# of BR # of BA # of DU first second third total (living) garage coverage decks

Plan 1 3 BR 2.5 BA 2 Units 775 SF 1,061 SF 1,836 SF 442 SF 1,217 SF 60 SF

Plan 2B.1 3 BR 3 BA 2 Units 479 SF 822 SF 605 SF 1,906 SF 386 SF 865 SF 158 SF

Plan 2B.2 3 BR 3 BA 2 Units 479 SF 841 SF 605 SF 1,925 SF 386 SF 865 SF 158 SF

Plan 2A.1 3 BR 3 BA 1 Units 479 SF 822 SF 605 SF 1,906 SF 386 SF 865 SF 79 SF

Plan 2A.2 3 BR 3 BA 1 Units 479 SF 841 SF 605 SF 1,925 SF 386 SF 865 SF 79 SF

Plan 3 3 BR 3 BA 12 Units 504 SF 822 SF 753 SF 2,079 SF 387 SF 891 SF 234 SF

TOTAL 20 Units 40,113 SF 18,308 SF 3,714 SF

FLOOR AREA CALCULATIONS ARE FOR BUILDING DEPARTMENT PURPOSES ONLY

http://www.lee-associates.com/elee/sandiego/LeeLandTeam/VistaAzul/VistaAzulPDP.pdf

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Tax Map Troy St, Lemon Grove, CA

Tax Map Troy St, Lemon Grove, CA 3/16/2016 Page 2 (of 2)

This report is only for the myFirstAm user who applied for it. No one else can rely on it. As a myFirstAm user, you already agreed to our disclaimer regarding third party propertyinformation accuracy. You can view it here: www.myfirstam.com/Security/ShowEULA. ©2005-2016 First American Financial Corporation and/or its affiliates. All rights reserved.

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MA

RKET

INFO

RMAT

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ING

AN

ALY

SIS

RESALE HOME COMPARABLES

NEW HOME SALES COMPARABLESProject Builder Master Open Product Typical Min Unit Max Unit Min Max Total Units Total Units TotalName Name City Plan Date Type Lot Size Size Size Price Price Planned Sold Remaining

Park Avenue Row Homes DP Homes El Cajon - 11/12/2016 Attached - 1,790 1,954 $442,900 $469,900 103 65 38Mary Street Homes DP Homes El Cajon - 10/22/2016 Detached 4,000 1,300 1,860 $459,900 $524,900 16 13 3Magnolia Trails KB Home El Cajon - 12/9/2015 Detached 4042 2,292 2,292 $577,634 $599,990 44 42 2Boulder Point KB Home Lakeside - 5/9/2015 Attached - 1465 1748 $420,990 $505,131 132 131 1Ridgeline KB Home Lakeside - 5/30/2015 Detached 3,000 1836 2076 $546,825 $589,990 52 50 2Prospect Fields KB Home Santee - 6/1/2017 Detached 4,000 1,904 2,221 $634,150 $654,990 75 50 25River Village KB Home Santee - 2/23/2017 Detached 6,800 2,210 2,850 $699,325 $715,330 82 45 37Lake Ridge Pardee Homes Santee Weston 12/16/2017 Detached - 2,396 3,743 $710,000 $775,000 129 15 114Sandstone Pardee Homes Santee Weston 12/16/2017 Detached - 2,311 2,599 $640,000 $665,000 81 8 73Prism TRI Pointe Homes Santee Weston 12/16/2017 Detached 3,000 1,789 2,147 $595,900 $633,745 142 9 133

Information Provided Courtesy Of:

DRE Lic#: CA

Search Criteria:Patrick Miller00296599

Agent: 760-929-9700

Lee & Associates - Office: 760-929-9700

©CRMLS and ©SDMLS. Information is believed to be accurate, but shall not be relied upon

Class=RE AND Close of EscrowDate=09/25/2016-06/06/2079 ANDStatus=SOLD AND Type=DET ANDNeighborhd=mesa del sol

09/25/2018 12:54 PM

CMA Summary Report

RESIDENTIAL Summary Statistics

High Low Average MedianLP:$799,000 $739,000 $764,000 $759,000SP:$790,000 $730,000 $756,166 $753,500

RESIDENTIAL - Sold Number of Properties: 6

Num MLS # Status Style FllAdd ZipArea Beds TotB COEDate LotSFApx EstSF DOM LP PrcSqft SP PrcSqft

1 160035896 SOLD DET 7340 Orien LA MESA (91941) 4 3 10/14/2016 3,806 2,669 53 $699,000 - $739,000 $276.88 $730,000 $273.51

2 170004542 SOLD DET 7348 Orien LA MESA (91941) 4 3 3/3/2017 3,790 2,669 17 $699,000 - $749,000 $280.63 $740,000 $277.26

3 170040279 SOLD DET 7364 Orien Ave LA MESA (91941) 4 3 9/1/2017 3,577 2,530 8 $729,000 - $749,000 $296.05 $742,000 $293.28



6 170055195 SOLD DET 7310 Orien Ave. LA MESA (91941) 5 4 3/8/2018 2,670 82 $769,000 - $799,000 $299.25 $790,000 $295.88

Avg 4 3 3856 2599 33 $764,000 $294.11 $756,167 $291.11

Min 4 3 3577 2530 8 $739,000 $276.88 $730,000 $273.51

Max 5 4 4101 2670 82 $799,000 $307.91 $790,000 $304.35

Med 4 3 3806 2599 24 $759,000 $297.65 $753,500 $294.58


[email protected] Lic#01367183

AL APUZZO760.448.2442

[email protected] Lic#01323215

For More Information, Please Contact:



Documents

VISTA AZUL- APPROVED 20 LOT TENTATIVE MAP · 2019. 3. 28. · 12 IMPACT FEES 13 ARCHITECTURE 14 TENTATIVE MAP 15 PLAT MAP 16 MARKET INFORMATION & PRICING ANALYSIS No warranty or representation