KenTal planners discuss ‘Talmadge Gateway’ project

Posted: February 13th, 2015 | Featured, News, Talmadge | 9 Comments

By Hutton Marshall

Talmadge residents convened Feb. 11 for what one community planner described beforehand as “the most significant meeting in a generation on the future of Talmadge.”

The monthly meeting of the Kensington-Talmadge Community Planning Group, held in a packed room in the new Copley-Price Family YMCA, centered on a 60-unit, mixed-use development for low-income seniors near El Cajon Boulevard and Euclid Avenue. While its significance to the surrounding area might not be apparent on the surface, to Talmadge residents, it marked what could one day become Talmadge’s long-awaited commercial center.

Talmadge, an 8,000-person residential neighborhood named after silent film stars Norma and Constance Talmadge, lies on the eastern edge of Kensington, a smaller but more commercially prosperous area just east of Interstate 15.

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An ariel view of the preliminary Talmadge Gateway rendering (Courtesy of Studio E)

Residents at the meeting said Talmadge has long been overlooked by its neighbors, and that this development, while only planning for 3,000 square feet of retail space, could serve as a “gateway to the community.”

Starting off the meeting, David Moty, the planning group’s chair, reiterated the significance of the project, pointing out that it would follow San Diego’s City of Villages concept, which promotes development that encourages residents to work, socialize and shop in their home neighborhood.

Preliminary plans for the aptly named “Talmadge Gateway” project were detailed by architectural firm Studio E, commercial developers Wakeland Housing and the City Heights Community Development Corporation, which will secure funding for the project’s senior housing component.

Studio E principals Erik Naslund and John Sheehan stressed that design elements presented were rough renderings subject to change. In their plans, a small commercial strip would occupy the northwest corner of El Cajon Boulevard and Euclid Avenue, while the building space further north on Euclid would serve as the residential component. With four stories in some portions, the building would be the tallest in the surrounding area.

Naslund, who formerly chaired San Diego’s Planning Commission, said the project relies on openness, transparency and connection to the community.

“All the work [by Studio E] is fitted hand and glove to the community in which it’s made,” Naslund said.

The project site lies on the cusp of Talmadge and a neighborhood often referred to as Little Saigon, a commercial district tightly packed with businesses catering to Vietnamese residents. The two areas are connected by El Cajon Boulevard, the main thoroughfare through the region. While the design puts the retail space on the corner of Euclid Avenue and El Cajon Boulevard — a midpoint between the two areas — several Talmadge residents expressed concern over the proximity of the retail space to the underserved, ethnically diverse and more crime-heavy stretch of El Cajon Boulevard.

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A rough architectural layout presented to Talmadge residents on Feb. 11 for the Talmadge Gateway project (Courtesy of Studio E)

Two times during the meeting, Moty urged the project’s architects to reconsider the placement of the retail space, requesting it be moved away from El Cajon Boulevard and further into Talmadge.

“I think you’re missing where your customer base is coming from,” Moty told the Studio E principals. “What’s on El Cajon Boulevard is not attracting the residents of Talmadge.

“I actually think the spot you have that’s most valuable is the spot that’s the farthest away from El Cajon Boulevard,” he added.

Others disagreed with Moty, saying that the larger community should be brought into the conversation, and that the development should not cater singularly to Talmadge, a relatively affluent and less diverse neighborhood. One Talmadge resident said moving retail away from the El Cajon Boulevard would hide it from much of the community.

“I’m not sure that people who didn’t live on Euclid [Avenue] would ever know there’s a retail area, since we’d never pass it,” she said. “I think if you want to attract people to it, you need to make it visible to the majority.”

Others brought up the needs of the seniors living in the complex. Project representatives said that they were more interested in catering retail space to the surrounding residents rather than the elderly tenants, since an assistance program led by St. Paul’s would provide for much of their commercial and social activities. Barbara, a Kensington resident, disagreed, citing past experience working with St. Paul’s seniors.

“They really do go out on their own and shop. They’re not really homebound,” she said. “So there isn’t a really good supermarket around here for them, and I know it’s really a sub-issue for you guys, but it’s something to consider.”

As with any other urban development, parking and traffic were commonly mentioned issues. Developers said they are required by the city to put in 27 parking spaces to accommodate the 60 seniors, many of whom they expect will not own a car. Because of this, a portion of these spaces will likely be open to public use. Still, Naslund said they don’t want it to be a car-centric structure.

“We’re not over-parking it,” Naslund said.

Other matters discussed were what variety of tree to plant along the building’s exterior (palm tree pods may cause health issues for seniors, while the Chinese elm was cited as the unofficial tree in parts of Talmadge), and Studio E architects floated the idea of installing a parklet — a removable mini-park — along Euclid Avenue’s sidewalk.

Moty closed the meeting by reiterating the need to recalibrate the project to be more Talmadge-facing, describing the trek for Talmadge residents to El Cajon Boulevard as “a bridge too far.”

“Bring it within the comfort zone and the safety zone of the people who want it,” Moty said. “I think leaving it on El Cajon Boulevard will not lead to success. I think it will be a missed opportunity.”

The project’s developers have reached an unsigned agreement with current owners of the property, but have yet to purchase the site.

“We are at the absolute beginning of this,” Naslund said.


—Contact Hutton Marshall at


  1. Paul Jamason says:

    It’s sad that Chairperson Moty describes El Cajon Boulevard as being outside the “comfort zone” of Talmadge residents. That may be the view of his generation, but there are many younger residents who don’t share this outdated mindset. They see the potential of El Cajon Boulevard as a public transit corridor and a place for residents of diverse incomes – not some forbidden zone written off by the elitists in Talmadge.

  2. As a resident of Talmadge for over 30+ years, I am highly optimistic about the Talmadge gate-way project. Over the decades, our Community has been negatively impacted by El Cajon Blvd.s traffic & crime. “Infrastructure injustice” also comes to mind in addressing the negative Community componets brought into Talmadge with our Citys neglect in installing a protected Westbound traffic signal & lane on Northbound Euclid @ El Cajon Blvd., that would help encourage motorist’s freeway access via Fairmount Ave. @ ECB a major street, as opposed to Aldine Dr.( collector) @ Fairmount. There also needs to be a comfort level for Talmadge residents to venture towards business’s on El Cajon Blvd., so I am in complete agreement with Mr. Moty’s suggestions and comments and hope that Talmadge’s need for a commercial destination and improvements into our Community via Euclid are considered as more important in accomplishing than adding additional business’s along the under used areas of ECB near Euclid. Thank you.

  3. Tracy Peraza says:

    As a 5 year Talmadge resident I encourage any commercial development that would promote a community atmosphere that is already strong within Talmadge. A coffee shop such as Starbucks would attract Talmadge residents but most likely not the typical ECB resident. Using Euclid for retail stores such as a deli or small healthy focused market would encourage Talmadge shoppers. The area needs to stay clean and safe for the majority of Talmadge residents to spend time and money there.

  4. […] Corporation, St Paul’s PACE, and Studio E Architects presented preliminary information about the Talmadge Gateway Project at last week’s Kensington/Talmadge Community Planning Group Meeting (image from SD Uptown […]

  5. Michael says:

    I agree that moving the retail center away from El Cajon would be the smartest idea for this development. The larger plan would be for the entire block of Euclid to be the Talmadge Gateway, but this will take years and starting the project strong will be the key to its success. Why not cater to the people of Talmadge and Kensington who have the money to spend in this area and have been pushing for this for years? it only makes sense.

  6. […] gym-goers outside the room, was a bit much.   Remember, these are the same folks who wanted to turn the ground floor retail planned for the Talmadge Gateway project *away* from El Cajon Boulevard, so it would serve their community instead.  Our communities deserve planners who consider the […]

  7. […] the usual Kensington/Talmadge NIMBY objections over parking, traffic and in this case, outright exclusionism.   Here’s a rundown of all the winners (thanks to SDHF and Cook & Schmid for […]

  8. […] Further, Ken-Tal’s long history of placing its own interests over the larger Mid-City community (attempting to move planned retail away from El Cajon Boulevard; voting to worsen pedestrian safety on ECB) is another reason why planning groups should be […]

  9. […] Further, Ken-Tal’s long history of placing its own interests over the larger Mid-City community (attempting to move planned retail away from El Cajon Boulevard; voting to worsen pedestrian safety on ECB) is another reason why our planning groups should be […]

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