The record
Timeline
A dated record of Jamacha Greens and its association, drawn from the association’s own documents and from city, county and state records. Every entry names its source.
Where this record comes from
This is a dated record of the complex, and it begins before there was one: the first entry is a City of El Cajon council hearing in September 1970, fourteen months before the subdivision map was recorded.
Every entry names the document it came from. Some of those are the association’s own — minutes, financial statements, budget reports, assessment notices, meeting agendas. Others are public records held elsewhere: council minutes, resolutions, ordinances and engineering drawings from the City of El Cajon; the recorded map and the Declaration from the San Diego County Recorder; incorporation, amendment and periodic filings from the California Secretary of State.
Entries are added as records reach us, from either direction. A gap here is a gap in what we have found so far, and not a claim that nothing happened in it.
Where we have drawn an inference, we say so. Where we have an open question, we label it as a question rather than an answer.
If you believe any entry here is inaccurate or missing context, tell us and we will correct it. Accuracy is the entire point.
Timeline
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Annual meeting fails for want of quorum — 49 ballots of 192; adjourned to October 15
All five board seats were on the ballot, with four candidates named on it: Greg Atherton, Lori Barker, Jan Furstenfeld and Tricia Halsema. At the meeting, held by Zoom at 5:00 PM, the Inspector of Elections announced 49 ballots returned. The Bylaws set quorum at a "majority of owners", defined as 51% of the votes — 51% of 192 is 97.92, so 98 — and the ballots were not opened. The meeting was adjourned to Thursday, October 15, 2026 at 5:00 PM, where Civil Code § 5115(d)(2) sets quorum at 20% of the members, 39, and § 5115(d)(1) counts every ballot already received as a member present. The Inspector also announced that votes cast for Tricia Halsema would not be counted, because she no longer owns a unit, which leaves three candidates for five seats. Forty-nine is two fewer than the 51 returned in February 2024, when the same failure was adjourned "until the next Annual Meeting" instead of to a date. No written report of this meeting has reached us; these figures are as announced.
Source: The Inspector of Elections' announcements at the September 17, 2026 annual meeting, as recorded in an owner's contemporaneous notes; Notice of Annual Meeting & Election of Directors, HOA Elect CA, for September 17, 2026; Bylaws Art. II §§ 2 and 3; Civil Code § 5115(d), read on leginfo September 17, 2026
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Two ballots mailed to one unit, neither arrived, and the Inspector expects quorum to fail
An owner who bought his unit in March 2026 saw through USPS Informed Delivery that a ballot had been mailed to him on August 14, addressed to the previous owners. It never arrived. He asked the Inspector of Elections for a replacement on August 21. Eighteen days later, on September 8, Shawn Clay, Principal Inspector of Elections at HOA Elect CA, replied that he had "personally printed and mailed it" the week before. That one did not arrive either. By September 15 the owner was reporting two ballots undelivered, a signed replacement request sent by certified mail on August 31 also undelivered, and at least one neighbour saying the same about their own ballot. The Inspector then arranged for a ballot to be held for collection on proof of identity at his mailbox address on El Cajon Boulevard, which Civil Code § 5115(c)(2) expressly allows: the return envelope "may be mailed or delivered by hand to a location specified by the inspector or inspectors of elections", and "the member may request a receipt for delivery." In the same message he wrote that "it does not look like we will make the quorum requirement of a Majority of members", and that a meeting reconvened twenty days later would need 20 percent. That is the first time the person who counts the ballots has said so in writing. Quorum for Thursday is 98: Bylaws Art. II § 2 defines "majority of owners" as those holding 51% of the votes then entitled to vote, and 51% of 192 is 97.92. At a reconvened meeting § 5115(d)(2) sets it at 20 percent of the members, and 20% of 192 is 38.4, so 39. How widely ballots failed to arrive is not established here: the neighbour's report reaches this record second-hand, and what would settle it is the Inspector's own count of ballots sent against ballots returned, which is item (2) of the owner records request of August 30, 2026.
Source: Email thread between an owner and Shawn Clay, Principal Inspector of Elections, HOA Elect CA, August 21 to September 15, 2026, copying Pernicano Realty & Management; Civil Code §§ 5115(c)(2) and 5115(d)(2), read on leginfo September 15, 2026; Bylaws Art. II §§ 2 and 3, verified transcription
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Three days before the election, the notice was re-sent as a file named CORRECTED
At 10:10 AM on Monday, September 14 — three days before the meeting, and twenty-eight days after the ballot package the notice says was mailed on or before August 17 — the Association sent owners an Enumerate email headed "Jamacha Greens HOA – Annual Meeting & Election Notice". The body is four lines and reads as a reminder: "Please see the attached Notice of Annual Meeting & Election of Directors", followed by the meeting's date, time and platform. The attachment is offered as a button reading "DOWNLOAD HOA ANNUAL MEETING NOTICE CORRECTED 9-11-26.PDF". That is the only place the word corrected appears: nothing in the email says a correction was made, what it was, or whether anything an owner had already done was affected. The attached notice itself is a scan made on September 11, and its text is the same, word for word, as the copy of the notice owners had on August 21 — same meeting date and 5:00 PM start, same Zoom details, same split of five seats into three two-year terms and two one-year terms, same four candidates, same 1:00 PM ballot deadline. So whatever was corrected on September 11 is not a change to the face of this notice, and no earlier or differing notice for this meeting is held here. An owner who reads "CORRECTED" three days out and wonders whether the terms, the date or their returned ballot have moved can be told that on this document nothing has. The email invites a reply "For questions or comments" and gives noreply@goenumerate.com as the address to reply to.
Source: Association email, 14 September 2026 10:10 AM, noreply@goenumerate.com, with its attachment; Notice of Annual Meeting & Election of Directors, HOA Elect CA, as scanned 11 September 2026 and as photographed 21 August 2026
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A pool key quoted at $25, where every published figure says $50
An owner who had asked on August 4 how to buy a pool key, and heard nothing for twenty-six days, wrote again on August 30 quoting the Association's own $50.00 price and asking where to send the check. The reply came the next morning: "You can purchase a pool key from our office. You can mail in a check or money order or bring one in for $25.00." Every figure the Association has published says fifty. The Rules say it twice on page 13 — replacement keys are "available from the Management agent, at a cost of $50.00 per key (costs are subject to change)", and "a fee of fifty dollars ($50.00) will be charged for replacement" — and the March/April 2026 newsletter says "Pool keys cost = $50.00 each, payable by check / money order". The Rules' own parenthesis allows the price to move. Nothing we hold records when it moved, or whether $25.00 is the price for everyone. What is now settled is what this owner paid: he mailed a check for $25.00 made out to Pernicano Realty & Management, the office confirmed receiving it on September 8, mailed the key on September 10, and it reached him on September 13 — forty days after his first email. No document from the Association states the amount or the payee.
Source: Email thread between an owner and Pernicano Realty & Management, August 4 to September 2, 2026; email thread between the same owner and the management office, September 8 to 10, 2026; the owner's own record of the check and the envelope the key arrived in, September 13, 2026; Rules and Regulations, revised January 2011, from the verified transcription; March/April 2026 community newsletter
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A manager change, announced on a billing statement
The September 2026 assessment statement carries an IMPORTANT MESSAGE panel naming "Temporary Association Manager: Brianna Ardent at brianna@pernicanorealty.com" — the first record we hold of any change from Terri Markham, whom the March/April 2026 newsletter still named as manager. The same panel routes billing questions to Ronni Franz, gives an after-hours instruction to call the office and dial 0, and sets the payment portal at propertypay.firstcitizens.com where the FY2026 Annual Budget Report gave propertypay.cit.com. On meetings it says only that they are held the third Thursday of each month and that owners should contact Management for meeting information — and of the ten 2025 regular meetings in the minutes we hold, seven fell on the third Thursday and three did not, May 22, June 26 and October 23 each being the fourth. The statement's head gives a Billing Date of August 17, 2026, so the announcement was made on or before that day; the owner who has it did not open the envelope until August 30. What is not settled is whether such a panel appears on every statement — this is the first one anybody here has examined, because assessments are paid online and the envelope often goes unopened, so how many earlier announcements went unread is an open question rather than a settled number.
Source: Assessment statement for September 2026, Jamacha Greens HOA; Minutes of Regular Board Meetings, Jan–Oct 2025 (Civil Code § 4525 disclosure packet)
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Two versions of the July agenda circulated with different Zoom credentials
Two agendas for the same July 16, 2026 board meeting are in circulation. Their business is identical item for item, but one directs owners to Zoom meeting 835 6243 2823 with passcode 369030 and the other to 847 7216 0707 with passcode 973619. Both rooms appear elsewhere in the association's papers — the April 16 and May 21 agendas use the first, the April 30 agenda the second — and a third room, 827 7068 8580 with passcode 332232, served the March 2025 and November 2025 meetings. An owner working from the wrong copy, or from last year's, joins an empty room rather than a meeting. Civil Code § 4926 requires the notice of a virtual meeting to carry clear technical instructions for taking part, and to offer the option of joining by telephone. Neither version prints a dial-in number.
Source: Board of Directors Meeting Agenda, July 16, 2026 — two versions
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A second board meeting cancelled, with no reason given
"The board meeting scheduled for this evening has been cancelled. We will notify you when the meeting is rescheduled." Sent at 1:16 PM on the day of the meeting. No reason was given, and none is required. It is the second board meeting called off in three months: the May 21 agenda had named June 18 as the next meeting, and the next agenda we hold is for July 16.
Source: Association email, June 18, 2026; Board of Directors Meeting Agenda, May 21, 2026
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Insurance is running at 37.1% of the budget that justified the increase
Insurance (account 07280) stands at $74,197.06 year to date against a year-to-date budget of $199,740.00 — $125,542.94 under, on an annual budget of $599,220.00. April alone came in at $18,549.27 against $49,935.00. Insurance is the reason the Board gave both for the 20% dues increase and for the 2025 special assessment, so the gap is worth following. One caution before reading too much into it: the budget divides the annual figure into twelve equal months, while premiums are not necessarily paid that way, so timing may account for part of it. What the statement establishes is the position at April 30, not the outcome for the year.
Source: Income Statement for the month ending April 30, 2026, account 07280
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$98,055.79 of net income against a budget of zero
Four months into FY2026 the association has taken $508,706.20 against a budgeted $506,511.36 and spent $410,650.41 against a budgeted $506,511.36 — $95,860.95 under on expenses. The adopted budget projects net income of zero, so the whole of the $98,055.79 surplus is underspending rather than extra revenue, and the insurance line above accounts for most of it. Assessment income of $126,627.84 a month across 192 units works out at $659.52 per unit.
Source: Income Statement for the month ending April 30, 2026
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Uninsured deposits peaked at $738,172.29 before April's certificates
The association's accountant disclosed $619,181.85 above the $250,000 F.D.I.C. limit at December 31, 2025. It grew worse for three months before it improved: it was $680,534.80 over at January 31, and at March 31, 2026 First Citizens Bank held $370,421.85 of operating cash and $617,750.44 of reserve cash — $988,172.29 in a single institution, $738,172.29 above the limit, and no certificates of deposit anywhere on the balance sheet. During April the association placed $450,000 into five certificates at other named institutions, cutting the excess to $357,162.62. Two of those names, "W. Alliance" and "Tri-County/WAlliance", may be the same institution; if they are, that holding is exactly $250,000 and sits at the limit rather than above it.
Source: Fund Balance Sheets as of January 31, March 31 and April 30, 2026
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Board meeting cancelled twenty minutes beforehand for lack of quorum
At 5:40 PM the Association emailed owners that the 6:00 PM board meeting was "cancelled due to lack of quorum". Bylaws Art. IV § 1 sets the Board at five directors and Bylaws Art. IV § 13 makes a quorum a majority of them, so fewer than three of five were available. That section also gives the remedy: those present may call another meeting, at which any business from the original may be transacted without further notice. An agenda had gone out for the meeting; the Association's later papers refer to a regular session on April 23 and carry a further agenda for April 30. We hold minutes for none of the three.
Source: Association email, April 16, 2026; Board of Directors Meeting Agendas, April 16 and April 30, 2026; Bylaws Art. IV §§ 1 and 13
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Association tells owners bulk trash is keeping assessments up
An email to owners attributed rising costs to bulk items dumped in the common areas, put haul-away at "approximately $200-$400" about every two weeks, and said the Association is "currently over budget due to the frequency of these cleanups". The statements are worth reading alongside it, because the answer depends on which account is meant. At March 31, 2026 refuse removal (08150) stood at $12,994.60 against a budget of $12,999.00 — $4.40 under. Abatement and refurbishment (08190) stood at $6,094.84 against $1,500.00 — $4,594.84 over. In April refuse came in $134.80 under budget and abatement recorded no spend at all. Dumping in the common areas is a real problem and worth reporting; the budget claim is simply checkable, and this is how to check it.
Source: Association email, April 6, 2026; Income Statements for the months ending March 31 and April 30, 2026
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Independent accountant completes a review — not the audit the Bylaws require
Stephen DeMaine, CPA, issued an Independent Accountant's Review Report on the December 31, 2025 financial statements. The report states that "a review is substantially less in scope than an audit" and expressly declines to express an opinion. Civil Code section 5305 requires only a review at this income level, but Bylaws Art. IV Sec. 4 requires the Board to obtain "an independent certified audit" and deliver a copy to each member within thirty days of completion.
Source: Independent Accountant's Review Report, Stephen DeMaine CPA, March 12, 2026
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Accountant discloses $619,181.85 of association funds above FDIC limits
A note to the reviewed financial statements reads: "As of December 31, 2025, the Association's deposits in one bank exceeded F.D.I.C. insurance limits of $250,000 by $619,181.85. In the event of bank failure, the Association might not be able to recover uninsured cash." Spreading deposits across institutions is ordinary practice and within the Board's power to arrange.
Source: Notes to Financial Statements, December 31, 2025 — Concentration of Credit Risk
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Reviewed statements describe reserve funds as held in separate accounts
The note on future major repairs states that accumulated replacement funds "are held in separate accounts and are generally not available for operating purposes." Management's own balance sheet for the same date shows $330,115.92 of cash in the reserve account and $209,538.20 owed to the reserve fund by the operating fund. We do not know how these two statements are reconciled, and that is the question Civil Code section 5515 exists to answer. The loan itself had been repaid by the end of January; what is unreconciled is how the note and the balance sheet can both describe the same date.
Source: Notes to Financial Statements, December 31, 2025 — Future Major Repairs and Replacements
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The $209,538.20 reserve loan was repaid in January
The fund balance sheet as of January 31, 2026 carries no "Loan from Reserves" line, and reserves of $579,789.96 are held entirely in cash. One month's figures account for all of it: $330,115.92 of reserve cash at December 31, 2025, plus $40,135.84 of reserve funding and interest recorded in January, plus the $209,538.20 loan, comes to $579,789.96 to the cent. The whole sum came back in a single month, well inside the year Civil Code § 5515 allows. The Board's own agenda for April 30, 2026 then carries "Reserve Transfer" as an open-session item under the financial report, which is where the written finding § 5515 requires would be recorded.
Source: Fund Balance Sheet as of January 31, 2026; Income Statement for the month ending January 31, 2026, accounts 09910 and 09995; Board of Directors Meeting Agenda, April 30, 2026
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Year-end financials show $209,538.20 loan from reserves
The fund balance sheet as of 12/31/2025 records a $209,538.20 "Loan from Reserves" to the operating fund, against total reserves of $539,654.12. Reserve borrowing is lawful, but Civil Code § 5515 requires the board to document the reason in open session and adopt a written repayment plan, generally within one year. Whether that documentation exists is an open question the Coalition intends to resolve through a records request.
Source: Financial Statement Review as of 12/31/2025
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$63,313.92 in special assessment income recorded for 2025
The income statement for the year ending 12/31/2025 records $63,313.92 in special assessment income against a $0 budgeted figure. The February 13, 2025 notice identifies it as the 5% assessment permitted by Civil Code § 5605(b), at $329.76 per unit.
Source: Financial Statement Review as of 12/31/2025; Special Assessment Notice, February 13, 2025
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Five candidates stood for five seats, and the record stops there
The notice HOA Elect CA issued for the December 3, 2025 annual meeting names five candidates for the five seats on the ballot: Lori Barker, Ambert Fish-Madison, Jan Furstenfeld, Tricia Halsema and Alan Kana. Three of the five — Halsema, Furstenfeld and Fish-Madison — were sitting directors; Barker and Kana held no seat, and neither did the two directors the board had appointed earlier that year, who were not on the ballot at all. A field that fills the seats is not what the rest of the record shows: the annual meeting discussed in the January 16, 2025 minutes was cancelled outright because no candidacy forms came in, and four members stood for five seats in 2026. Ballots had to reach the Inspector by 1:00 PM on the day of the meeting, and the notice carried the warning that if quorum was not attained the board "may call a subsequent membership meeting at which time the minimum quorum will be 20%." What happened next is not in any document held here — no inspector's report, no minutes, no notice of a cancellation, adjournment or result. Items (1) and (2) of the owner records request of August 30, 2026 ask the Association for precisely that.
Source: Notice of Annual Meeting and Election, HOA Elect CA, for the December 3, 2025 meeting
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The same Inspector stated the Bylaws' stagger in 2025 and a different one in 2026
The December 2025 notice gives the terms of the five seats as "for a term of TWO (2) to a term of THREE (3) years, TWO (2) for a term of TWO (2) years and ONE for a term of ONE (1) year year(s)" — malformed in the original at two points, but its three groups sum to the five directors the same sentence says are to be elected, and they carry terms of three, two and one years. That is the stagger Bylaws Art. IV § 6 fixes: "the term of office of two Directors shall be fixed for three years. The term of office of two Directors shall be fixed at two years, and the term of office of one Director shall be fixed at one year." The notice for September 17, 2026 states a different split for the same five seats — three directors for two years and two for one — and puts no seat on a three-year term at all. Both notices say the election is "in accordance with the Bylaws", and both were prepared by the same Inspector of Elections.
Source: Notice of Annual Meeting and Election, HOA Elect CA, for the December 3, 2025 meeting; Notice of Annual Meeting & Election of Directors, HOA Elect CA, for September 17, 2026; Bylaws Art. IV § 6
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Ballots due to be mailed for the December 2025 election
The notice states that ballots and candidate statements "will be mailed to the members no later than November 3, 2025." That is exactly thirty days before the meeting, which is the floor Election Rules § 4.1.1(i) sets rather than a margin above it. The 2026 cycle allowed thirty-one.
Source: Notice of Annual Meeting and Election, HOA Elect CA, for the December 3, 2025 meeting
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Annual Budget Report distributed — reserves disclosed at 28.7% funded
The FY2026 Annual Budget Report, dated November 1, 2025, discloses that the association's reserves are 28.7% funded, against a fully funded requirement of $1,896,764 — a deficit of $1,353,177, or $7,048 per unit across 192 units. The report quotes the industry scale it is measured against: "0% - 30% = WEAK. At this level of funding, Special Assessments and deferred maintenance are likely."
Source: FY2026 Annual Budget Report and Annual Policy Statement, November 1, 2025
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Board discloses that a special assessment is anticipated
In the disclosure required by Civil Code section 5300(b)(5), the Board states that it "does anticipate that a special assessment will be required to repair, replace, or restore any major components or to provide adequate reserves," citing insurance increases, SB 326 balcony work, landscaping, building maintenance and repaving. This is in addition to the 20% dues increase effective January 1, 2026.
Source: FY2026 Annual Budget Report and Annual Policy Statement, November 1, 2025
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Reserve study projects the reserve fund going negative for five years
Taking into account only assessments already approved, the reserve study projects the reserve fund cash balance at the end of each of the next five years as -$114,430, -$290,428, -$416,232, -$425,502 and -$392,124 — percentages funded of -8.7%, -23.8%, -35.3%, -33.8% and -28.4%. That projection rests on the study's own funding option of $85,471 a year — the FY2025 allocation of $82,982.40 plus its 3% inflation assumption. Item (7) prints a second projection alongside it, on the study's recommended plan: a reserve allocation raised 20% a year from FY2026 through FY2031 together with $570,000 of special assessments across FY2026-2029, reaching $42,177, $40,559, $110,377, $323,385 and $470,284 — 3.2%, 3.3%, 9.4%, 25.7% and 34.1% funded. Neither projection uses the budget the Board adopted, which allocates $225,058.08, or $97.68 per unit per month, above the study's recommended $99,578 ($43 per unit per month).
Source: FY2026 Annual Budget Report, Assessment and Reserve Funding Disclosure Summary
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Budget report states the Association has no outstanding loans
The statement of outstanding loans required by Civil Code section 5300(b)(8) reads in full: "The Association has no outstanding loans." That disclosure concerns loans with a term of more than one year, which an internal transfer between the operating and reserve funds is not — so this is not necessarily inconsistent with the $209,538.20 "Loan from Reserves" on the year-end balance sheet. It does mean the reserve transfer is not disclosed anywhere in the budget report.
Source: FY2026 Annual Budget Report, section I.3
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2026 budget approved with a 20% dues increase
The board approved the 2026 draft budget with a 20% increase to monthly dues. Civil Code § 5605(b) permits a board to raise regular assessments by up to 20% without a membership vote; this increase sits at that ceiling. Two of five directors were recorded absent from this meeting.
Source: Regular Session Minutes, October 23, 2025
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Insurance renewal reported as approved; no open-session vote recorded
The minutes record that "the Board discussed the current insurance renewal that was approved" and its financing and invoicing. The July 17 minutes had recorded "No motion was made … the Board will wait for the final bid," and no minutes between the two record a vote. The July executive-session agenda lists "CONTRACTS". The 2025–26 property policy that resulted carries a building limit of $50,402,020 and a $50,000 per-unit deductible.
Source: Regular Session Minutes, July 17 and August 21, 2025; Board Meeting Agenda, July 17, 2025; Certificate of Liability Insurance, September 2, 2025
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Board briefed on AB 130 fine cap
Management informed the board that under AB 130, a unit may be fined a maximum of $100 per issue, and that no fine may be assessed where the violation is remedied before the hearing with proof of resolution. Legal counsel was directed to update the fine policy.
Source: Regular Session Minutes, July 17, 2025
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Annual meeting set for December 3, 2025
The board was informed that "the current annual meeting date is set for December 3rd, candidacy forms will be mailed very soon." December 3 is neither the second Wednesday of September that Bylaws Art. III § 3 fixes, nor the third Thursday of August that the Rules and Regulations state.
Source: Regular Session Minutes, July 17, 2025
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Police report two vehicle collisions into buildings
The board was briefed on information from the El Cajon Police Department about "the recent vehicle collisions to 2 buildings at the HOA within the past 6 months" — so since about the turn of the year. Police said they would increase their presence in the area, "especially near the curve in which this problem has been starting at", and that "no other changes to the sidewalk, fencing or street" were planned. The minutes do not name either building, and no document we hold records which repairs followed from which collision.
Source: Regular Session Minutes, June 26, 2025
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Greg Atherton appointed to the board
The board voted to appoint Greg Atherton as a director. As with the May appointment, this seat was filled without a membership vote. The June 26 agenda carries no appointment item: the last one was on the May 22 agenda, thirty-five days earlier, and the May minutes record that item as concluded by Georgia Taylor's appointment. Civil Code § 4930(d)(3) allows action on an item continued from an agenda of the previous thirty days; the minutes record no continuance, no emergency finding and no announcement of the item. They also list Atherton as neither present nor absent that night while recording him as the mover and seconder of two later motions.
Source: Regular Session Minutes, June 26, 2025; Board Meeting Agendas, May 22 and June 26, 2025
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Georgia Taylor appointed to the board
The board reviewed candidates who requested to serve and appointed Georgia Taylor as director at large for the remainder of an open term. Appointment by the sitting board is permitted under Bylaws Article IV, Section 7, and does not involve a membership vote.
Source: Regular Session Minutes, May 22, 2025
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Fine policy revision contemplates $1,000 dumping fine
The board confirmed that a draft update to the fine policy would include a $1,000 fine for dumping in the common areas and an increase in hearing notice fines from $50 to $100 per offense, and sent the draft to legal counsel for review before any mailing to the membership. On June 26 the board was told the draft was still with counsel awaiting final approval, to be followed by a 28-day comment period; no minutes we hold record its adoption. AB 130, signed the following month, capped most fines at $100 and requires a documented health-or-safety finding to exceed it.
Source: Regular Session Minutes, May 22 and June 26, 2025
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Special assessment of $63,313.92 noticed — 5% of budgeted expenses
The notice states the assessment "is 5% of the Associations annual budgeted expenses and is in accordance with Civil code Section 5605(b)" — that is, the largest a board may impose without a membership vote. It works out to $329.76 per unit, payable in one instalment from April 1, 2025 or six of $54.96, with the balance due by October 1, 2025. The stated cause is insurance: the Board budgeted $350,000 for 2024-2025 and was met with $544,752, an increase of nearly $200,000 in one year. The notice also records that an Emergency Special Assessment had been passed the previous year over an insurance increase of almost $150,000.
Source: Special Assessment Notice, Pernicano Realty & Management, February 13, 2025
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Annual meeting and election cancelled — no candidates
Board minutes record "the recent cancellation of the annual meeting due to no applicants sending in candidacy forms causing the meeting to stop its process." With no contested field, no ballots were distributed and no election was held.
Source: Regular Session Minutes, January 16, 2025
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A newsletter approved with no agenda item, and a payment plan accepted in open session
The minutes record that "upon a motion made by Tricia, seconded by Jan and unanimously carried the newsletter draft was approved pending additions/revisions." No 2025 agenda lists a newsletter, and the minutes record none of the findings Civil Code § 4930(d) requires before a board acts on an unlisted item. The same minutes record, under the delinquency report, that an "Owner requested a payment plan which was accepted by the Board" — in open session, where § 4935(c) says the board "shall adjourn to, or meet solely in, executive session to discuss a payment plan pursuant to Section 5665."
Source: Regular Session Minutes, January 16, 2025; Board Meeting Agenda, January 16, 2025; Civil Code §§ 4930 and 4935
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FY2025 budget: a second 20% increase to $549.60, reserves 16.6% funded, $580,000 of special assessments recommended
The Annual Budget Report for fiscal year 2025, dated November 25, 2024, announced "a 20% increase in assessments will be effective January 1, 2025. As of January 1, 2025 the new assessments will be $549.60" — $458.00 × 1.20 exactly, and 192 × $549.60 × 12 is $1,266,278.40, the budget's assessment income. The reserve study was a Level III update without an on-site inspection, Sonnenberg & Company dated July 3, 2024: 16.6% funded, $288,872 against $1,744,053. The budget put $82,982.40 into reserves against the study's $159,366 annual requirement, and the disclosure summary recommended special assessments of $300,000 in 2025 and $280,000 across 2026–2028, $580,000 in all. The insurance line rose from $350,004 to $544,752, which the Board's letter named alongside the SB 326 balcony work as a reason a special assessment was anticipated. The report's own text carries three slips: its second page is headed "2023 Annual Budget Report", it says the Board chose to raise assessments "in FY 2023", and the line "The regular assessment per ownership interest is $" was left blank.
Source: FY2025 Annual Budget Report and Policy Statement, November 25, 2024, pp. 1–2, 5–7, 9 and 10
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Statement of Information names two officers, both at the management company
The association's Statement of Information names Greg Atherton as Chief Executive Officer and Ambert Fish-Madison as Secretary and Chief Financial Officer, both at 2851 Camino Del Rio South — the management company's office — with Kenneth Pernicano as agent for service of process and the corporation's mailing address care of Joanne Pernicano. The filing of September 17, 2025 keeps Atherton as chief executive and Fish-Madison as secretary, and records Tricia Halsema, an owner in the development, as Chief Financial Officer. Where the 2024 filing gave the management company's office as the corporation's California principal office, the 2025 filing gives "None".
Source: Statements of Information, California Secretary of State, filed May 25, 2024 (BA20241022469) and September 17, 2025 (BA20251858967)
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Annual meeting fails for want of quorum — 51 ballots of 192 members
The Inspector of Election certified that 192 members were entitled to vote, that quorum was not reached in person or by absentee ballot, and that 51 valid ballot return envelopes were received. The ballots were never opened. The meeting was adjourned "until the next Annual Meeting" and the sitting directors remained in place. Fifty-one of 192 is 26.6% — above the 20% quorum Civil Code § 5115 allows for a properly noticed reconvened election meeting, which took effect six weeks before this meeting was held.
Source: Report of Inspectors of Election, Lisa Schwartz, February 15, 2024
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FY2024 budget: 20% increase to $458, reserves 14.5% funded, $790,000 of special assessments recommended
The Annual Budget Report for fiscal year 2024, dated November 28, 2023 and signed by Philip Bower, announced that "a twenty percent (20%) increase in assessments will be effective January 1, 2024. As of January 1, 2024 the new assessments will be $458.00" — the first of three consecutive Januaries at the ceiling Civil Code § 5605(b) allows. $382.00 × 1.20 is $458.40, adopted as $458.00; 192 × $458 × 12 is $1,055,232, the budget's assessment income. The reserve study, Sonnenberg & Company dated September 6, 2023 after an inspection on August 31, put reserves at 14.5% funded: $230,164 against $1,584,976, down from $676,116 three years earlier. The 2023 budget had put $41,400 into reserves against a $154,586 annual requirement; the 2024 budget put in $99,000. The disclosure summary answered "No" to whether the fund would be sufficient and recommended special assessments of $325,000 in 2024 and $465,000 across 2025–2028, $790,000 in all, at $141.06 and $50.46 per unit per month. The insurance line went from $273,240 to $350,004, and the property policy's deductible, $10,000 in 2020, was now $50,000 per unit.
Source: FY2024 Annual Budget Report and Policy Statement, November 28, 2023, pp. 1–2, 5, 6, 8 and 9
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Emergency special assessment of $104,907.13 — $546.39 a unit
Owners were notified of an emergency special assessment for "the annual HOA master policy insurance coverage", divided evenly across the 192 units at $546.39 each and due November 1, 2023, with an optional six-month grace period before late fees. An emergency assessment under Civil Code § 5610 needs no membership vote, which is what distinguishes it from the 5% the board may levy under § 5605(b). The written findings § 5610(c) requires were passed four days earlier.
Source: Emergency Special Assessment Notice, September 25, 2023
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Board passes written findings for an emergency special assessment
Four days before the assessment was noticed, the board passed a three-page "Resolution and Findings Supporting Emergency Special Assessment Pursuant to Civil Code Section 5610", signed by the President and the Secretary. Civil Code § 5610(c) requires exactly this before an emergency assessment is imposed or collected. The findings turn on the increase rather than the premium: the association "was unaware that insurance prices would dramatically increase in 2023" and "only recently became aware of its insurance carrier's decision to only renew its master and liability insurance policies at an increased rate". What the packet does not show is whether the resolution was distributed to members with the notice, as § 5610(c) also requires; no minutes we hold record it, and we hold no 2023 minutes.
Source: Resolution and Findings Supporting Emergency Special Assessment, September 21, 2023
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Dues go from $350 to $382, voted at an emergency meeting
A one-page letter to the community, on plain paper and signed only "Jamacha Greens HOA Board of Directors", announced that the Board "voted unanimously during an emergency meeting on August 16, 2023" to raise the monthly assessment effective October 1, 2023, from $350.00 to $382.00. That is $32.00 a month, or 9.14% — $32 divided by $350 is 0.0914 — and across 192 units it is $6,144 a month and $73,728 a year. The figure before it is the $290.00 of fiscal year 2021, so $60.00 of increase between 2021 and 2023 is undated: the FY2022 and FY2023 budget reports are not held. The next step is dated — $458.00 from January 1, 2024. The letter's account of the law is accurate: Civil Code § 5605(b) lets a board raise regular assessments to no more than 20% above the preceding fiscal year's, and says so "notwithstanding more restrictive limitations placed on the board by the governing documents" — which is what the letter tells owners, in those words. At 9.14% this increase was well inside that ceiling. What the letter gives for cause is prose without a single figure — vendors warning of increases "as contracts expire", and a master insurance renewal "met with a very large increase that necessitated this increase of the dues". Two things are worth asking about rather than concluding from. Civil Code § 4923 allows an emergency board meeting only where circumstances "could not have been reasonably foreseen which require immediate attention and possible action by the board, and which of necessity make it impracticable to provide notice as required by Section 4920" — and § 4920 asks for four days' notice. The increase this meeting approved took effect forty-six days later, and could not have taken effect much sooner in any case: § 5615 requires individual notice of an increase "not less than 30 nor more than 60 days prior to the increased assessment becoming due". A decision that cannot be acted on for a month is a hard fit with a meeting that could not wait four days for notice. And § 5605(a) permits an annual increase only where the board has complied with most of Civil Code § 5300(b) for that fiscal year, which is the annual budget report; we hold no FY2023 budget report and so cannot check it. The FY2026 budget packet's reserve funding plan states that "The Board has chosen to increase regular assessments in FY 2023" — this is the document behind that sentence.
Source: Assessment Increase notice, Jamacha Greens HOA Board of Directors, August 31, 2023
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The association tells the State it has 192 separate interests
The Statement by Common Interest Development Association filed with the Secretary of State records the development as a Condominium Project at Jamacha Road and Gustavo Street with 192 separate interests — the same count every quorum figure on this site rests on, from a state filing two years before any other association record we hold. It names Kenneth Pernicano as managing agent at 2851 Camino Del Rio South. Item 5, the president of the association, is redacted by the Secretary of State in the public copy. The form was completed and signed not by an officer of the association but by Daniel Dizon, "Accounting Mgr". A materially identical statement was filed on April 3, 2023, again giving 192, signed by Penny Silva of accounting and dated January 2022 — fifteen months before it was filed.
Source: Statement by Common Interest Development Association, California Secretary of State, filed November 29, 2021, entity C0639925; and the statement filed April 3, 2023
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The Board describes itself to counsel for a restatement that never came
A "Questionnaire for Restatement of Governing Documents — Restatement of CC&Rs and Bylaws" from the office of Christina A. Ciceron, A Professional Corporation, was filled in for "Jamacha Greens Association" and saved on July 27, 2021. Its answers are the Association describing itself: 192 units, 47 buildings, "330" members, two pools, 191 garages, a 30-day minimum lease, five directors serving staggered terms, annual meetings in August, cumulative voting permitted, quorum "Simple Majority of the Members". To "Does the Association currently have problems reaching a quorum?" the answer is Yes; to "Does the Association wish to continue using the current calculation for quorum?" the answer is No, and the percentage it would prefer is left blank. The Board attached its 2002 collection policy, answered that it wished to keep it, and answered that election rules exist. Three answers do not match the record: 47 buildings against the 48 the § 5551 inspection counts, "1971" for a Declaration recorded in 1972, and assessments levied "annually" for a monthly assessment. No restated Declaration or Bylaws has been recorded since; the 1977 Restated Declaration and the 1971 Bylaws still govern.
Source: Questionnaire for Restatement of Governing Documents, Christina A. Ciceron APC, completed for Jamacha Greens and saved July 27, 2021, from the Association's owner portal; Inspection of Exterior Elevated Elements, January 26, 2022
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FY2021 budget: dues stay at $290, reserves 45.3% funded, a special assessment already anticipated
The Annual Budget Report and Policy Statement for fiscal year 2021, dated November 24, 2020 and signed by Jax Hodges, CCAM, told owners "no increase in the monthly assessment rate will be imposed at this time" and that "the regular assessment per ownership interest is $290.00" — 192 × $290 × 12 is $668,160, the budget's assessment income to the dollar. The reserve study it carried, by Sonnenberg & Company dated September 21, 2020 after an on-site inspection on August 24, put reserves at 45.3% funded: $676,116 projected at year end against a fully funded requirement of $1,492,033, with $360,000 of expenditure anticipated before the year was out. The budget put $162,252 into reserves, more than the study's $156,259 annual requirement. In the same letter the Board stated that it "does anticipate that a special assessment will be required." The insurance line was $30,000, and the property policy, with Farmers, carried a $10,000 deductible.
Source: FY2021 Annual Budget Report and Policy Statement, November 24, 2020, pp. 1–2, 6, 7 and 10
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The FHA approval on this project expires, and is never renewed
HUD's list of FHA-approved condominium projects carries Jamacha Greens as Condo ID S003394, covering "ALL 192 UNITS IN PROJECT". Read on September 14, 2026 it gives a status date of December 9, 1999, an expiration date of August 31, 2011, and a status of Expired — so the project was approved for FHA-insured lending for eleven years and eight months, and has not been approved since. The same row puts FHA concentration here at 0.52%, which HUD defines as the share of units carrying an active FHA-insured mortgage or an assigned case number: 1 of 192 is 0.5208%, so that is one unit in the whole project. HUD's own field definitions say an expiration date is set "based on the Approval Date of the first submission", so approval lapses on a clock unless somebody applies to recertify it. The record gives no reason, and an expired status is evidence that nobody recertified rather than a finding that the project failed any test. The Association says the same thing from its own side: the Annual Budget Report and Policy Statement issued to members on November 1, 2025 carries the disclosure Civil Code § 5300(b)(10) requires, and the box it fills in reads "The association of this common interest development is not certified by the Federal Housing Administration." The statute makes the association spell out what that costs an owner — certification "may provide benefits to members of an association, including an improvement in an owner's ability to refinance a mortgage or obtain secondary financing and an increase in the pool of potential buyers of the separate interest." The § 5300(b)(11) statement on the next line says we are not certified by the Department of Veterans Affairs either. Since October 15, 2019 FHA has had a Single-Unit Approval path for units in projects whose status is Expired, so this is not the closed door today that it was in 2012.
Source: HUD FHA-approved condominium list, Condo ID S003394, queried and captured September 14, 2026; HUD's published field descriptions for that list; Annual Budget Report and Policy Statement, November 1, 2025, § F and § G of the policy statement; Civil Code § 5300(b)(10) and (b)(11), read on leginfo September 14, 2026; FHA Single Family Housing Policy Handbook 4000.1, effective October 15, 2019
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The revised Rules and Regulations are approved, to take effect March 1, 2011
A letter from Pernicano Realty & Management dated January 27, 2011, signed by Terri Markham, CCAM, as Community Association Manager, told owners that "in accordance with California Civil Code §1357.130 a meeting, duly noticed, was held on January 20, 2011" at which homeowners "through attendance at the meeting or via written opinion, presented their suggestions and changes to the Board of Directors", that the Board then voted to approve the Rules, and that "the revised Rules and Regulations will go into effect March 1, 2011". Copies went to all homeowners and tenants, and owners who rent were asked to see that future tenants receive them. The letter is the front page of the copy the management company serves on its owner portal today; the copy HomeWiseDocs sells does not carry it, which is why the Rules page on this site could give the month of adoption and not the day. It is also the earliest dated record we hold of Terri Markham in the manager's seat — fifteen years before the owner portal listed her in it in August 2026.
Source: Pernicano Realty & Management, Notice of approved Rules and Regulations, January 27, 2011, the first page of the owner portal's copy of the Rules and Regulations revised January 2011 (Rules and Regulations (Pernicano portal).pdf, downloaded September 17, 2026)
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Satellite dish rules adopted
The Rules carry a Satellite Dish Criteria dated August 10, 2010. An architectural request must be approved before a dish goes up; dishes may be installed in the unit or in restricted common areas such as a patio, balcony or garage; a dish must be under 39 inches across; a free-standing pole plus dish must not exceed 13 feet and must not be attached to association property; cables running outside need prior approval and may never cross a roof; and nobody may walk on a roof to install one. The Rules that carry this section were revised and adopted in January 2011 — the document itself gives the month without a day; the management company's notice of January 27, 2011, filed with the portal copy, puts the approval after a meeting of January 20 and the effective date at March 1, 2011.
Source: Rules and Regulations, revised January 2011, from the verified transcription; Pernicano Realty & Management, Notice of approved Rules and Regulations, January 27, 2011, the first page of the owner portal's copy of the Rules
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Fine Policy adopted: $50, $100, $200, $500
The Board adopted a "Fine Policy for Violations of the Rules and Regulations" grounded in "Article VI, Section 5 (e) of the BYLAWS": ten days from written notice to correct a violation, forty-eight hours for a health and safety issue, no fine until after a hearing on at least ten days' written notice, then "a $50 fine will be imposed. After the second infraction for the same violation, the fine will be increased to $100. After the third infraction for the same violation, the fine will be increased to $200. After the fourth infraction for the same violation, the fine will be increased to $500." A different schedule went into the Rules in January 2011 — $50, $100, then $50 increments, on fifteen days' notice — but it is this 2002 policy that the Association attached to its annual policy statements for fiscal years 2021, 2024 and 2025 as its "Schedule of Penalties". Since June 30, 2025 Civil Code § 5850(c) caps a penalty at the lesser of the schedule and $100.
Source: Fine Policy for Violations of the Rules and Regulations, adopted November 21, 2002, as attached to the FY2021, FY2024 and FY2025 Annual Budget Reports and Policy Statements; Rules and Regulations, revised January 2011
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Lien and Foreclosure Resolution adopted — the collection policy still distributed today
The Board adopted a "Lien and Foreclosure Resolution", effective March 1, 2002, delegating assessment collection "to the Association's management company, attorney and lien trustee". It restates the Bylaws' terms — due on the 10th, delinquent if not received by the 25th, "a late charge of $5 plus 6% interest per annum" — and sets the machinery: an intent-to-lien letter after thirty days unpaid, a lien thirty days after that, and "Foreclosure or a personal action against the homeowner may be commenced immediately following lien filing." Payments are applied to emergency, special and regular assessments before fines, legal fees, interest and late charges. It also limits payment under protest to "not … more than two times in one year or three times in five years", a limit the statute on paying under protest does not contain. The same four pages, with the Civil Code § 5730 notice behind them, were attached to the annual policy statements for fiscal years 2021, 2024 and 2025 and are what the managing agent's portal files as the "Collection Policy".
Source: Jamacha Greens Homeowners Association Lien and Foreclosure Resolution, adopted January 17, 2002, as attached to the FY2021, FY2024 and FY2025 Annual Budget Reports and Policy Statements
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Pernicano Realty & Management takes over as managing agent
The Rules and Regulations record that "Commencing August 1, 2001, the Jamacha Greens Homeowner's Association contracted the following company to manage the complex" — Pernicano Realty & Management, Inc., 2851 Camino Del Rio South, Suite 230, San Diego, agent Ken Pernicano, telephone 619-543-9400. That is the same address, the same agent and the same telephone number the association publishes today, twenty-five years on. It is the earliest date we hold for the start of that engagement. One predecessor is known and only one: a City permit to reroof 1524 Gustavo Street, issued May 1, 1995, gives the owner as "Jamacha Greens H.O.A." care of Advantage Mgmt Services on North 2nd Street. Nothing we hold covers the years between, or anything before 1995.
Source: Rules and Regulations, revised January 2011, from the verified transcription; City of El Cajon Permit 88092, issued May 1, 1995
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The Declaration is restated, and this is the text that governs today
The Restated Declaration of Restrictions — the CC&Rs published on this site — was recorded as File/Page No. 527902, Book 1977, four months after the August amendments it incorporates. It folds three instruments into one text: the 1972 Declaration, the Declaration of Annexation that brought in Lots 1 and 4 through 6, and the 1977 amendments. Its recording number is written by hand at the head of its first page, where our own OCR read it as "71-5274e2" at 36% confidence and it was dropped as a smudge; a title insurer's search of the chain, read on September 2, 2026, gives it as 1977-527902 recorded December 21, 1977, and the page image agrees. This matters to anyone ordering a copy: File/Page No. 80367 buys the 1972 original, not the text that binds. That same title search lists no later modification of the Declaration.
Source: Restated Declaration of Restrictions, File/Page No. 527902, Book 1977; and the Schedule B exceptions of an Owner's Policy of Title Insurance issued by Chicago Title Insurance Company on a unit in this project
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Jamacha Greens is still being built in 1977, and not by McKeon
Nine days after the pool meeting, the City issued a Dwelling Unit Construction License Tax receipt for 954 Amistad Place — $200 for one single-family unit of two or more bedrooms. That tax is levied on a new dwelling unit, so this is new construction, not a repair. Plumbing, electrical and heating permits followed through November and the preliminary final inspection was May 3, 1978. The owner named on the cards is Jamacha Associates of 1370 Hill Street, El Cajon, and on one of them Lincoln Investments Corp. of 1317 Hill Street, sharing the telephone number 440-2073. The City's occupancy letter for the first fifteen buildings here is dated August 21, 1972, so these buildings went up five years after those, and under a different owner. McKeon Construction did not finish building Jamacha Greens — the partnerships that bought it did, while the restatement of the CC&Rs was being drawn up. How much was left unbuilt is not established: 954 Amistad Place is four units, and the City's permit file has not been read through.
Source: City of El Cajon, Dwelling Unit Construction License Tax receipt 34757, August 4, 1977; plumbing and gas permit 35072; electrical permit 36023; heating and air conditioning permit 35983, with preliminary final May 3, 1978 — all for 954 Amistad Place, Building 2, unit A; and the City's occupancy letter of August 21, 1972 in permit file 8309
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The charter is amended at a members' meeting held at the pool
The members met at 5:30 P.M. — the certificate records the place as "THE POOL AREA, EL CAJON" — and amended two paragraphs of the corporate charter. The first is commonly described the other way round: the 1971 Articles already let the association "borrow money, mortgage, pledge, deed in trust, or hypothecate any or all of its real or personal property," and the amendment inserted a condition, "with the assent of two-thirds (2/3rds) of each class of members," before the pledging half. The power to borrow was unchanged; what July 1977 added was a members' veto over encumbering the common property. The second rewrote the dissolution clause. The certificate records 108 of 128 in favor. Those are votes rather than people: Bylaws Art. II § 1 gives each member "one (1) vote for each condominium unit so owned", and Art. II § 4 allows a vote to be cast by proxy. Five months later M L M Investors signed the Restated Declaration's consent pages for 93 units, so most of the voting power that July sat with the developer's partnerships rather than with resident owners. The amendments were recorded against the Declaration on August 26, 1977 as File/Page No. 352160, Book 1977, and the Certificate of Amendment was filed with the Secretary of State on August 18. For comparison, 192 members are entitled to vote today and the 2024 annual meeting drew 51 ballots.
Source: Certificate of Amendment of Articles of Incorporation, filed August 18, 1977; Bylaws Art. II §§ 1 and 4; Restated Declaration of Restrictions, File/Page No. 527902, Book 1977, consent pages
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McKeon Construction begins selling out of Jamacha Greens
The County's index records a deed from McKeon Construction to M L M Investors, a general partnership, on December 24, 1975, and a second to Jamacha Associates on November 30, 1976. Each came in the same three-document shape — a partnership instrument recorded immediately before the deed, and the financing immediately after. Two years later the association's own governing document names the buyers: Christopher J. Mortenson signed the Restated Declaration's consent pages twice, once as a partner of M L M Investors for a handwritten block of 93 units, and once as president and treasurer of Lincoln Investment Corporation, general partner of Jamacha Associates, for units in Lots 1, 5 and 6. Between the two deeds the builder's founder died — George McKeon, of leukemia, on November 13, 1976, at 51 — and the Associated Press reported that the company had lost $12.3 million in its last fiscal year and $5.6 million the year before, with its stock down from a high of $40 a share to $2. Those are figures for McKeon Construction as a whole and not for this development. The second deed is dated seventeen days after his death. The deeds themselves have not been read here; what is set out above is what the Recorder's index records and what the consent pages say.
Source: San Diego County Recorder's index, documents 1975-0364670 through -0364672 and 1976-0400471 through -0400473; Restated Declaration of Restrictions, File/Page No. 527902, Book 1977, consent pages; "'Fourplex king' McKeon dead at 51" (Associated Press), San Bernardino Sun-Telegram, November 15, 1976, p. A-4
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A neighbor on Jamacha Road tells the Council our water is his problem
James P. Martikas, who had just built Tyke's Liquor Store at 807 Jamacha Road on the corner of Granite Hills Drive, asked the Council to waive a lien contract obliging him to pay toward a future drainage system. His attorney, James S. Marinos, told the Council that "the plan filed on Jamacha Greens Subdivision in November, 1973, was approved by the City Engineering Department and permitted the dumping of a substantial amount of water from a 15" x 31" main drain pipe right on the street", and that his client was being asked to pay "to alleviate problems caused by the subdivision." City staff put it the other way in the same paragraph: "Certainly the subdivision immediately to the south did its share by bringing the water out into Jamacha and relieving the problem in the area to the north." Director of Public Works John Pizzato described the system: "When the condominium subdivision, Jamacha Greens, was developed, the water was picked up northeasterly of the subdivision and brought out to Jamacha through a pipe. From that point, the water runs north in the street up to the Washington Channel." The Council denied the waiver unanimously and Martikas signed the contract two weeks later. Both sentences are in the record and neither needs choosing between. On the size: our own storm-drain sheets draw that pipe as a 50" x 31" arch pipe ending in a ten-foot curb outlet on Jamacha Road, and a pipe arch is wider than it is tall, so the minutes' 15" x 31" is the one that cannot be right.
Source: City of El Cajon, Regular Council Minutes, July 15, 1975, pages 545 and 546, with Resolution No. 310-75 adopted July 29, 1975 — read from the page images; Improvement Plan, City Drawing No. 2440, sheets 6 and 7, "Stormdrain"
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The streets and sewers are finished, twenty-two months after they were started
The improvement plans for Jamacha Greens, prepared by Rick Engineering and signed by the City Engineer on October 4, 1971, carry a construction record: work started October 20, 1971 — a month before the subdivision map was recorded — and was completed August 7, 1973, by a contractor the drawings name only as Nelson. The Engineer of Work stamped the set AS BUILT on November 19, 1973. This dates the public improvements — grading, curbs, sewers, water mains, hydrants, street lights and sidewalks — and not the buildings, for which we still hold no completion date.
Source: Improvement Plans for Jamacha Greens, City of El Cajon Engineering Department job 992, drawing 2440, 7 sheets
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The Declaration of Restrictions is recorded
Recorded as File/Page No. 80367, Book 1972. The document states its own date five ways — its opening line says March 21, four later passages say March 31 and split between 4:31 P.M. and 4:21 P.M., and a fifth dates the annexation to March 3 — all citing the same file numbers. A title insurer's search of the Recorder's index, made in March 2026, settles it: File/Page No. 80367 and File/Page No. 80368 were both recorded March 31, 1972. Declarant owned only Lots 2 and 3 at this point; Lots 1 and 4 through 6 were annexed by 80368 the same day. Provision S runs the Declaration for 50 years from this date and then extends it automatically for successive 10-year periods, so the initial term expired on March 31, 2022 and renewed itself without anyone doing anything.
Source: Restated Declaration of Restrictions, File/Page No. 527902, Book 1977; and the Schedule B exceptions of Owner's Policy of Title Insurance TT2029119-O, Chicago Title Insurance Company, Date of Policy March 4, 2026
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The rezoning promised in 1970 finally reaches the books
Ordinance No. 2448 rezoned "portions of Lots 1, 2 and 5, Block 25, 'S' Tract, Rancho El Cajon" into Zone "R-3-R", completing Zone Reclassification No. 902 seventeen months after the Council prezoned the property. Its heading is what ties the whole file together in the City's own hand: "902. (McKeon Construction Co.) P.R.D. #2". Adopted unanimously, a month before the Declaration was recorded.
Source: City of El Cajon, Ordinance No. 2448, adopted February 1, 1972
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The association is incorporated by five of the builder's people
The Articles of Incorporation were executed four days after the map was filed, and before anything was built. The five incorporators are Frank Newberry, Robert Kinninger, Rachael Robbins, Peter E. Riddle and Trevor Crabtree — none of them owners here, because there were no owners yet. The Secretary of State, then Edmund G. Brown Jr., endorsed and filed them on November 29. The association did not begin as a body of owners; it began as an instrument of the seller, which is the ordinary way a California condominium project was assembled in 1971.
Source: Articles of Incorporation, executed November 23, 1971; filed with the Secretary of State November 29, 1971
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Map No. 7121 is recorded — six lots, and four streets accepted
The San Diego County Recorder accepted the map as File No. 271007 at 3:20 P.M. Its own notes state "THE TOTAL NUMBER OF LOTS IS 6" across "15.239 ACRES GROSS" — six lots, where the tentative map ten months earlier had fifty. Frank Newberry signed it for McKeon Construction as owner, as vice-president. The owner's dedication offered four things to the public: Gustavo Street, Amistad Court, Amistad Place and a portion of Jamacha Road, and the City Clerk's certificate on the same sheet records the Council accepting all four. The City of El Cajon's own copy of that sheet has AMISTAD PLACE struck through in ink; the copy the County Surveyor's Survey Records System serves does not, and both carry the Recorder's endorsement — so the strike is a mark somebody made on the City's print after the map was recorded, not part of the instrument. The improvement plans fit the recorded version: their key map labels both Amistad loops "AMISTAD CT." and draws the same paving, water, sewer, hydrants and street lights on each. Fifty-two of the 192 units front Amistad Place. What is still open is not whether the City accepted the street but whether it carries it as a maintained street today.
Source: Map No. 7121, San Diego County Recorder, File No. 271007 — the City of El Cajon's copy and the San Diego County Surveyor's Survey Records copy, read against each other
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The Council approves the final map, three days before it records
Item 4 of the night's business, in full: "FINAL MAP JAMACHA GREENS \u2014 Approve final map for Jamacha Greens Subdivision. Motion carried by unanimous vote." That is the City's approval of the instrument this development is described against, and it is the step between the improvement contract of October 19 and the Recorder's endorsement on November 19. No discussion is recorded and nobody from McKeon is named. It sits between item 3, a letter complaining about sewer charges on a vacant house on Berrydale Street, and item 5, a protest hearing on a 1911 Act assessment district; item 2 asked for more streetlights on Madison Avenue.
Source: City of El Cajon, Regular Council Minutes, November 16, 1971, page 2, item 4 — read from the page image
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A $215,000 improvement contract lets the map record before the streets exist
Resolution 538-71 approved a contract for the improvement of Jamacha Greens Subdivision, recording that "the Subdivider wishes to file the final map prior to the completion of said improvements". The City Engineer "estimated the cost of said improvements to be the sum of $215,000.00" — the improvements, not the buildings — secured by a bond, escrow or cash deposit, plus a $6,450.00 inspection fee deposit and a $2,200.00 lot staking bond. The improvement plans record the work starting the next day, October 20, 1971, a month before the map was recorded.
Source: City of El Cajon, Resolution 538-71, adopted October 19, 1971; Improvement Plan, City Drawing No. 2440
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Resolutions 35-71 and 36-71 approve the development and the tentative map
The Council adopted Resolution 35-71, approving Planned Residential Development No. 2 "on portion of Lots 1, 2 and 5, Block 25, 'S' Tract, Rancho El Cajon", and Resolution 36-71, approving Tentative Subdivision Map No. 177 "and fixing improvements to be required therein". Both unanimous. That property description is the one to check a document against: most of the McKeon material in the City's files is his other El Cajon projects.
Source: City of El Cajon, Regular Council Minutes, February 1, 1971
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El Cajon approves the development, unanimously, in two weeks
The Planning Commission recommended approval by letter of January 18, 1971. A week later the Council approved Planned Residential Development No. 2 and referred Tentative Subdivision Map No. 177 — "dividing property on the east side of Jamacha Road, south of Granite Hills Drive, into 50 lots" — to the City Attorney. Both votes were unanimous and no objector is minuted. Frank Newberry, vice-president of McKeon Construction, described the association to the Council before it existed: exterior areas "maintained by a home owners association, which the buyer pays an assessment into each month", covenants running with the site, and "if they default on an assessment charge, the property automatically goes into default". He estimated the assessment at "$12 to $14 a month per unit", said his company would act as officers of the association "for the first six or eight months", and set out a three-phase build. Asked whether there was any guarantee all three phases would be built, the City Attorney answered that the ordinance required a bond.
Source: City of El Cajon, Regular Council Minutes, January 25, 1971
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The City prezones the land over a finding that the density breaks its own General Plan
Four months before the subdivision hearings, and while this property was still in the County, the Council heard Zone Reclassification No. 902 — McKeon Construction Co., "to prezone from the County A-3 (1) Zone to the City R-3 Zone property on the east side of Jamacha Road, between Granite Hills Drive and Vista del Valley Boulevard." Planning Director Henson told the Council that "the density proposed by this development is approximately 15 dwelling units per acre and the General Plan recommends 3 to 10 dwelling units per acre", against a second General Plan recommendation that "developments of this type should be encouraged". Councilman Brown asked the minutes to reflect "that the density is contrary to the General Plan, but it is suggested for approval based on this being a unique and desirable development". Councilman Van Zanten voted no, saying he "does not think the closeness of the Granite Hills-Jamacha intersection bears out that density". Carried four to one — the only vote against any step in the founding of this place that appears in the City's record. What was built is 192 units on the 15.239 gross acres Map 7121 states, or 12.6 units to the acre.
Source: City of El Cajon, Regular Council Minutes, September 21, 1970
Nothing matches that.
Verify any of this yourself
Every document referenced on this page is one the association is required to make available to owners. You do not need our permission or the board's to see them, and with one narrow exception you do not need to give a reason for asking.
See Getting Association Records for the request procedure and the statutory deadlines that apply.