HomeMy WebLinkAboutReso 2021-122RESOLUTION 2021-122
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING THE OTAY RANCH VILLAGE
THREE AND A PORTION OF VILLAGE FOUR SECTIONAL
PLANNING AREA (SPA) PLAN (MPA20-0017), INCLUDING
THE PLANNED COMMUNITY DISTRICT
REGULATIONS/DESIGN PLAN (FORM BASED CODE), TO
EXPAND THE SPA BOUNDARY TO INCLUDE THE
FLATROCK PARCEL, APPROXIMATELY 48.6 - ACRE AREA,
SOUTH OF MAIN STREET (VILLAGE 3 SOUTH) WHICH
RESULTS IN A 484.6-ACRE SPA PLAN AREA, AND
FURTHER CHANGE THE LAND USE DESIGNATIONS ON
THREE PARCELS: 1) PARCEL R-19 FROM PROFESSIONAL &
OFFICE TO 224 UNITS HIGH RESIDENTIAL (APN # 644-061-
10-00 AND 644-061-11-00); 2) PARCEL R-6 FROM MEDIUM
RESIDENTIAL TO 78 UNITS MEDIUM-HIGH RESIDENTIAL
(APN # 644-062-01-00 THROUGH 644-062-47-00); AND 3)
PARCEL R-20 FROM LIMITED INDUSTRIAL TO 116 UNITS
MEDIUM-HIGH RESIDENTIAL (APN # 644-060-13-00) AND
AMEND THE VILLAGE 9 SECTIONAL PLANNING AREA
PLAN TO MOVE 41 RESIDENTIAL DWELLING UNITS FROM
VILLAGE 9 TO VILLAGE 3
WHEREAS, the area of land that is the subject of this Resolution is depicted in Exhibit A
attached hereto and incorporated herein by this reference, and commonly known as Village 3 and a
Portion of Village 4 and for the purpose of general description consists of 484.6 acres within the Otay
Ranch Planned Community (the “Project Site”); and
WHEREAS, on May 29, 2020, a duly verified application requesting approval of Sectional
Plan Area (SPA) Plan Amendments (MPA20-0017) (the “Project”) was filed with the City of Chula
Vista Development Services Department by HomeFed Village III Master, LLC/FlatRock Land
Company, LLC (the “Applicant” or “Owner”); and
WHEREAS, the SPA Plan documents being amended are entitled “Sectional Planning Area
Plan, Village 3 and a Portion of Village 4” and “Sectional Planning Area Plan, Village 9,” which
includes and is incorporated therein all of the attached Appendices, on file in the Office of the City
Clerk; and
WHEREAS, in December 2016, the Otay Ranch Village 3 North and a Portion of Village
4 SPA Plan was approved (Resolution 2016-254), establishing policies to guide the development
of the Project Site, a pattern of land uses and circulation, and zoning for the property; and
WHEREAS, on December 2, 2014, City Council reviewed, considered and certified the
Final Environmental Impact Report (FEIR 13-01) for Otay Ranch Village 3 and a Portion of
Village 4 and adopted the Findings of Fact, Statement of Overriding Considerations, and
Mitigation, Monitoring and Reporting Program, for the Village 3 and a Portion of Village 4 Project
(Resolution 2014-232); and
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WHEREAS, the City’s Director of Development Services has reviewed the Project for
compliance with the California Environmental Quality Act (CEQA) and determined that the
Project is substantially covered in the previously certified Final Environmental Impact Report for
the University Villages EIR (FEIR 13-01) (SCH #2013071077) and that the FlatRock parcel is
substantially covered in the Otay Ranch Village 2, 3 and a Portion of 4 EIR (FEIR02-02) (SCH
#2003091012), that only minor technical changes or additions to FEIR 13-01 are necessary, and
that none of the conditions described in Section 15162 of the State CEQA Guidelines calling for
the preparation of a subsequent document have occurred; therefore, the Director of Development
Services has caused the preparation of an Addendum to FEIR 13-01 (IS20-0003) for consideration;
and
WHEREAS, the Director of Development Services set the time and place for a hearing on the
Project, and notice of the hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the City and its mailing to property owners within 500 feet of the
exterior boundary of the Project Site at least ten (10) days prior to the hearing; and
WHEREAS, pursuant to California Government Code section 65090, the Planning
Commission held a duly noticed public hearing on the Project and recommended that the City
Council adopt the Resolution approving the Project; and
WHEREAS, the proceedings and all evidence introduced before the Planning Commission at
the public hearing on the Project, and the Minutes and Resolution resulting therefrom, are
incorporated into the record of this proceeding; and
WHEREAS, the City Clerk set the time and place for the hearing on the Project and notices
of said hearing, together with its purposes given by its publication in a newspaper of general
circulation in the City and its mailing to property owners within 500 feet of the exterior boundaries
of the Project Site at least ten (10) days prior to the hearing; and
WHEREAS, the duly called and noticed public hearing on the Project was held before the
City Council of the City of Chula Vista in the Chula Vista Council Chambers, Civic Center, 276
Fourth Avenue, to receive the recommendations of the Planning Commission, and to hear public
testimony with regard to the same; and
WHEREAS, immediately prior to this action, the City Council approved General Plan Amendment (MPA20-0018) and Otay Ranch General Development Plan Amendment (MPA20-0019), pursuant to Resolution No. 2021-B.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista
hereby finds and determines, as follows:
I. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council, in the exercise of its independent review and judgment, immediately prior
to this action, considered the Addendum to FEIR 13-01 (IS20-0003) which is attached to this
resolution as Exhibit B.
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II. SPA FINDINGS
A. THE PROPOSED SECTIONAL PLANNING AREA PLAN AMENDMENTS ARE
IN CONFORMITY WITH THE OTAY RANCH GENERAL DEVELOPMENT
PLAN AND ITS SEVERAL ELEMENTS.
The proposed Village 3 and a Portion of Village 4 SPA Plan and Village 9 SPA Plan
reflect land use designations, circulation, and public facilities that are consistent with
the amended Otay Ranch General Development Plan and the amended City of Chula
Vista General Plan. The proposed SPA Plans are compatible with the amended plans
and regulations applicable to surrounding sites and, therefore, the proposed SPA Plans
can be planned and zoned in coordination and substantial compatibility with
surrounding development.
B. THE PROPOSED SECTIONAL PLANNING AREA PLAN AMENDMENTS
WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF
THE INVOLVED SECTIONAL PLANNING AREAS.
The proposed Village 3 and a Portion of Village 4 SPA Plan and Village 9 SPA Plan
will promote the orderly sequentialized development of the SPA Plan areas because
the Project will be developed in a manner that is consistent with the Project’s Form
Based Code, Phasing Plan, and Public Facilities Financing Plan.
C. THE PROPOSED SECTIONAL PLANNING AREA PLAN AMENDMENTS
WOULD NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL
ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY.
The proposed SPA Plan Amendments have been reviewed and have been
determined to be consistent with the overall land use pattern and circulation system
envisioned in the Otay Ranch General Development Plan (GDP). The Project
remains consistent with the Otay Ranch GDP land use goals and objectives of
integration and compatibility within the village and with adjacent communities and
natural resources. Thus, the proposed SPA Plan Amendments will not adversely
affect the adjacent land uses, residential enjoyment, circulation or environmental
quality of the surrounding uses.
BE IT FURTHER RESOLVED, that based on the findings above, the City Council
hereby adopts this Resolution approving the Village 3 and a Portion of Village 4 SPA Plan
Amendment and the Village 9 SPA Plan Amendment subject to the conditions set forth
below:
1. All of the terms, covenants and conditions contained herein shall be binding upon and inure
to the benefit of the heirs, successors, assigns and representatives of the Developer as to
any or all of the Property. For the purpose of this document “Developer” shall have the
same meaning as “Applicant.”
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2. If any of the terms, covenants or conditions contained herein shall fail to occur or if they
are, by their terms, to be implemented and maintained over time, if any of such conditions
fail to be so implemented and maintained according to their terms, the City shall have the
right to revoke or modify all approvals herein granted including issuance of building
permits, deny, or further condition the subsequent approvals that are derived from the
approvals herein granted, institute and prosecute litigation to compel their compliance with
said conditions and/or seek damages for their violation.
3. The Property Owner and Applicant shall and do agree to indemnify, protect, defend and
hold harmless City, its City Council members, Planning Commission members, officers,
employees and representatives, from and against any and all liabilities, losses, damages,
demands, claims and costs, including court costs and attorney’s fees (collectively,
liabilities) incurred by the City arising, directly or indirectly, from City’s actions on (a) the
Addendum to FEIR 13-01, (b) the Mitigation Monitoring and Reporting Program for the
Project, (c) the Otay Ranch Village 3 and a Portion of Village 4 SPA Plan (MPA20-0017),
(d) any and all entitlements issued by the City in connection with the Project, and/or (e)
City’s approval or issuance of any other permit or action, whether discretionary or non-
discretionary, in connection with the use contemplated on the Project Site. The Property
Owner and Applicant shall acknowledge their agreement to this provision by executing a
copy of this Resolution where indicated below. The Property Owner’s and Applicant’s
compliance with this provision shall be binding on any and all of the Property Owner’s and
Applicant’s successors and assigns.
4. The Applicant shall comply with all conditions of approval, guidelines, policies, and any
other applicable requirements of the following plans and programs, as amended from time
to time: The City of Chula Vista Municipal Code; the Chula Vista Subdivision Manual;
City of Chula Vista Multiple Species Conservation Program (MSCP) Subarea Plan; City
of Chula Vista Design and Construction Standards; the Development Storm Water Manual
for Development and Redevelopment Projects; the City of Chula Vista Grading Ordinance,
CVMC 15.04; the State of California Subdivision Map Act; the City of Chula Vista General
Plan; the City’s Growth Management Ordinance; Chula Vista Design Manual; Chula Vista
Landscape Manual; Chula Vista Fire Facility Master Plan, and Fire Department Policies
and Procedures; Otay Ranch General Development Plan, Otay Ranch Resource
Management Plan (RMP) Phase 1 and Phase 2, including the Preserve Conveyance
Schedule; City of Chula Vista Adopted Parks and Recreation Master Plan, Otay Ranch
Wide Affordable Housing Plan; Otay Ranch Overall Design Plan; Otay Ranch Village
Three and a Portion of Village Four Sectional Planning Area (SPA, MPA20-0017) Plan and
supporting appendices, including: Public Facilities Finance Plan (PFFP), Affordable
Housing Plan, Air Quality Improvement Plan (AQIP), Agricultural Plan, Fire Protection
Plan, Non-Renewable Energy Conservation Plan, Preserve Edge Plan, and Water
Conservation Plan (WCP), as amended from time to time; and Village Three and a Portion
of Village Four Tentative Maps (TMs) CVT20-0004 and CVT20-0005. The Project shall
comply with all mitigation measures specified in the Otay Ranch Village Three and a
Portion of Village Four Environmental Impact Report (FEIR-13-01) Mitigation Monitoring
and Reporting Program, to the satisfaction of the Development Services Director.
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5. The Applicant acknowledges and agrees to comply with the provisions of the City of Chula
Vista Greenbelt Master Plan (September 16, 2003) as expressed in the SPA Plan.
6. The Project shall satisfy the requirements of the Parkland Dedication Ordinance (PDO)
pursuant to Chula Vista Municipal Code Chapter 17.10. The ordinance establishes a
requirement that the project provide three (3) acres of local parks and related improvements
per 1,000 residents. Local parks are comprised of community parks and neighborhood
parks. Overall park obligation shall be met through the payment of fees, dedication of land,
or a combination thereof in a manner acceptable to the Director of Development Services.
7. Phasing approved with the SPA Plans may be amended subject to approval by the Director
of Development Services and the City Engineer.
8. The Applicant shall enter into supplemental agreement(s) with the City, prior to approval
of each Final Map for any phase or unit, whereby:
a. The Developer agree(s) that the City may withhold building permits for any units
within the Project Site in order to have the Project comply with the Growth
Management Program; or, if any one of the following occur:
i. Regional development threshold limits set by a Chula Vista transportation-
phasing plan, as amended from time to time, have been reached
ii. Traffic volumes, level of service, public utilities and/or services either
exceed the adopted City threshold standards or fail to comply with the then
effective Growth Management Ordinance and Growth Management
Program and any amendments thereto
iii. The Project’s required public facilities, as identified in the Public Facilities
Finance Plan (PFFP), or as amended or otherwise conditioned, have not
been completed or constructed in accordance with the Project entitlements,
to the satisfaction of the City. The Developer may propose changes in the
timing and sequencing of development and the construction of
improvements affected. In such case, the PFFP may be amended after
review and approval by the City’s Director of Development Services and
the City Engineer. The Developer agree(s) that the City may withhold
building permits for any of the phases of development identified in the PFFP
for the Project if the project’s required public facilities, as identified in the
PFFP or in accordance with the Development Agreement. Public utilities
shall include, but not be limited to, air quality, drainage, sewer and water.
9. After final SPA approval, the Applicant shall submit electronic versions of all SPA
documents, including text and graphics, to the Development Services Department in a
format specified and acceptable to the Development Services Director.
10. The Applicant shall comply with the Fire Department’s codes and policies for Fire
Prevention. As part of any submittal for design review, a fire access and water supply plan
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prepared by a licensed engineering firm, which has been determined to be qualified in the
sole discretion of the Fire Marshall, shall be submitted to for approval by the City Of Chula
Vista Fire Department. The plan shall detail how and when the Applicant shall provide the
following items either prior to the issuance of building permit(s) for the Project, or prior to
delivery of combustible materials on any construction site on the Project, whichever occurs
earlier:
a. Water supply consisting of fire hydrants as approved and indicated by the Fire
Department during plan check to the satisfaction of the Fire Department. Any
temporary water supply source is subject to prior approval by the Fire Marshal.
b. Emergency vehicle access consisting of a minimum first layer of hard asphalt surface
or concrete surface, with a minimum standard width of 15 feet.
c. Street signs installed to the satisfaction of the City Engineer. Temporary street signs
shall be subject to the approval of the City Engineer and Fire Department. Locations
and identification of temporary street signs shall be subject to review and approval
by the City Engineer and Fire Department.
III. GOVERNMENT CODE SECTION 66020 NOTICE
Pursuant to Government Code Section 66020(d)(1), NOTICE IS HEREBY GIVEN that the
90 day period to protest the imposition of any impact fee, dedication, reservation, or other
exaction described in this resolution begins on the effective date of this resolution and any
such protest must be in a manner that complies with Government Code Section 66020(a)
and failure to follow timely this procedure will bar any subsequent legal action to attack,
set aside, void or annual imposition. The right to protest the fees, dedications, reservations,
or other exactions does not apply to planning, zoning, grading, or other similar application
processing fees or service fees in connection with the project; and it does not apply to any
fees, dedication, reservations, or other exactions which have been given notice similar to
this, nor does it revive challenges to any fees for which the Statute of Limitations has
previously expired.
IV. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The Property Owner and Applicant shall execute this document signing on the lines
provided below, indicating that the Property Owner and Applicant have each read,
understood and agreed to the conditions contained herein, and will implement same. Upon
execution, this document shall be recorded with the County Recorder of the County of San
Diego, at the sole expense of the Property Owner and/or Applicant, and a signed, stamped
copy returned to the City’s Development Services Department. Failure to return the signed
and stamped copy of this recorded document within 10 days of recordation shall indicate
the Property Owner/Applicant’s desire that the project, and the corresponding application
for building permits and/or a business license, be held in abeyance without approval.
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________________________________ _______________
Erin N. Ruhe, Property Owner Date
________________________________ _______________
Erin N. Ruhe, Applicant Date
V. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the forgoing conditions fail to occur, or if they are, by the terms, to be implemented
and maintained over time, and any of such conditions fail to be so implemented and
maintained according to the terms, the City shall have the right to revoke or modify all
approvals herein granted, deny or further condition issuance of future Building Permits, deny,
revoke or further condition all Certificates of Occupancy issued under the authority of
approvals herein granted, instituted and prosecute litigate or compel their compliance or seek
damages for their violations. No vested rights are gained by Applicant or successor in interest
by the City approval of this Resolution.
VI. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon
enforceability of each and every term provision and condition herein stated; and that in the
event that any one or more terms, provisions or conditions are determined by the Court of
competent jurisdiction to be invalid, illegal or unenforceable, if the city so determines in its
sole discretion, this resolution shall be deemed to be revoked and no further in force or in
effect ab initio.
[SIGNATURES ON THE FOLLOWING PAGE]
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Resolution No. 2021-122
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Presented by Approved as to form by
Tiffany Allen Glen R. Googins
Director of Development Services City Attorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 15th day of June 2021 by the following vote:
AYES: Councilmembers: Cardenas, Galvez, Padilla, and Casillas Salas
NAYS: Councilmembers: None
ABSENT: Councilmembers: McCann
Mary Casillas Salas, Mayor
ATTEST:
Kerry K. Bigelow, MMC, City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Kerry K. Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Resolution No. 2021-122 was duly passed, approved, and adopted by the City Council at a regular
meeting of the Chula Vista City Council held on the 15th day of June 2021.
Executed this 15th day of June 2021.
Kerry K. Bigelow, MMC, City Clerk
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Exhibit A
Locator Map
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
1 February 2021
PROJECT NAME: University Villages EIR 13-01; SCH No. 2013071077 – Village Three
North and Portion of Village Four Sectional Planning Area
PROJECT LOCATION: City of Chula Vista
PROJECT APPLICANT: HomeFed Village III Master, LLC/FlatRock Land Company, LLC
DATE: February 22, 2021
1 INTRODUCTION
Otay Ranch Village Three is a mixed use village located in the southwest portion of Otay Ranch.
While complete a re-planning effort for the Village Three North area in 2016, HomeFed Village
III Master, LLC/FlatRock Land Company, LLC (project applicant) began grading/construction.
Village Three North is completely graded, and all associated infrastructure has been constructed,
with the exception of Main Street improvements. The village is built-out, with the exception of
several industrial pads located north of Heritage Road and the R-6 residential neighborhood. The
FlatRock Parcel is partially developed with a water quality basin that serves Village 3 to the north.
The project applicant proposes revisions to the Village Three North land plan in order to increase
medium-high and high density residential by changing land use designations for office and
industrial uses. The proposal would also transfer 41 units from Village Nine to Village Three and
expand the Village Three North and Portion of Four Sectional Planning Area (SPA) to include an
approximate 54-acre property located south of Main Street. Amendments to the Chula Vista
General Plan, Otay Ranch General Development Plan (GDP), Village Three North and a Portion
of Village Four SPA Plan, Village Three Core Master Precise Plan, as well as a rezone and two
Tentative Maps (TM) are necessary to implement the proposed changes. The proposed changes
also include minor amendments to the Village Nine SPA Plan and TM. A more detailed description
is provided below.
The Otay Ranch University Villages Project Comprehensive SPA Plan Amendment Final
Environmental Impact Report (FEIR) (EIR 13-01; SCH No. 2013071077; approved December
2014 with an addendum adopted in September 2016) contains a comprehensive disclosure and
analysis of potential environmental effects associated with the implementation of Village Three
North and a Portion of Village Four, Village Eight East, and Village Ten in the City of Chula Vista
(City) (City of Chula Vista 2014 and 2016). Three SPA plans were approved as part of the
approved project: (a) Otay Ranch Village Three North and a Portion of Village Four SPA Plan,
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
2 February 2021
(b) Otay Ranch Village Eight East SPA Plan, and (c) Otay Ranch Village Ten SPA Plan. Three
TMs were also approved: (a) Village Three North and a Portion of Village Four, (b) Village Eight
East, and (c) Village Ten. The 2016 Addendum contained revisions to the Village Three North
land use plan and TM in order to create a viable mixed-use village core. The 2014 FEIR and the
2016 Addendum are collectively referred herein as the “University Villages FEIR”.
This Addendum to the University Villages FEIR (Addendum) addresses proposed modifications
to the applicable land use plan for Village Three North and a Portion of Village Four, including
the SPA Plan and TMs. This Addendum will also rely on analyses contained in Final EIR for the
Otay Ranch Village Two, Three, and Portion of Four SPA Plan (EIR 02-02; SCH No. 2003091012;
approved May 2006) (Village Two, Three, and Four FEIR) for the expansion of the Village Three
North and Portion of Four SPA to include the approximately 54-acre property owned by FlatRock
Land Company, LLC (referred to herein as the “FlatRock property”) (City of Chula Vista 2006).
However, it should be noted that this Addendum is solely amending the University Village FEIR.
The University Villages and the Village Two, Three, and Four FEIR are incorporated by reference.
2 PROJECT LOCATION AND REGIONAL SETTING
Otay Ranch lies within the East Planning Area of the City (Figure 1). The East Planning Area is
bordered by Interstate 805 (I-805) to the west, San Miguel Mountain and State Route 54 (SR-54)
to the north, the Otay Reservoir and the Jamul foothills to the east, and the Otay River Valley to
the south. The Village Three North and a Portion of Village Four site encompasses 436.0 acres in
the southwest corner of Otay Ranch (Figure 2).
The Village Three North and a Portion of Village Four site includes large, flat mesas, with slopes
adjacent to Wolf Canyon and the Otay Valley Regional Park. Village Three North is situated
between Wolf Canyon to the east, the Otay Valley Regional Park to the south, the Otay Landfill
to the north, and existing industrial uses to the west. The Portion of Village Four included in the
proposed project is located on the northeastern edge of Wolf Canyon, north of the Otay River
Valley and the Otay Valley rock quarry, south of Otay Ranch Village Two, and west of La Media
Road and the future Village Eight West development area (see Figure 2).
3 PROJECT DESCRIPTION
The approved land use plan for Village Three North and a Portion of Village Four would allow for
the construction of 1,002 single-family units; 595 multiple-family units; 20,000 square feet of
mixed-use commercial; 8.3 acres for a school; 29.3 acres of industrial land use; 2.7 acres of
Community-Purpose Facilities (CPF); 8.3 acres of office; 25.9 acres of parkland; and 34.8 acres
of open space (Figure 3). The approved land use plan for the FlatRock property would allow for
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
3 February 2021
11.3 acres of industrial land use, as well as adjacent open and MSCP Open Space areas (Figure 4,
refer to the area marked as “Ownership Boundary”). Together, these approved land use plans
constitute the “approved project”.
The proposed modifications to the approved project are as follows (see Figure 5):
Chula Vista General Plan/Otay Ranch GDP Amendments
• Update the Chula Vista General Plan and Otay Ranch GDP land use maps and tables to
change the land uses for R-6 from Low-Medium Residential to Medium-High Residential,
R-19 from Professional & Office to High Residential, and R-20 from Limited Industrial to
Medium-High Residential.
Village Three North and a Portion of Village Four SPA Plan Amendment and Rezone
• Expand the SPA boundary to include the 54-acre FlatRock Parcel, which includes an 11.3
acre parcel currently designated Limited Industrial and adjacent Open Space and Preserve
Open Space areas.
• Change the land use designation and rezone a portion of the FlatRock Parcel from
Industrial (I) to Residential (RM-1), designate the residential Parcel “R-20” and allocate
116 multi-family units to R-20.
• Change the designation and rezone Parcels O-1 and O-2 from Office (O) to Residential
(RM-2), designate the Parcel “R-19”, and allocate 224 multi-family units to R-19.
• Change the designation and rezone Parcel R-6 from Residential (SF-4) to Residential (RM-
2) and allocate 78 multi-family units to R-6.
• Relocate the water quality basin within the FlatRock parcel.
• Update SPA Plan text, tables, and exhibits to reflect the proposed land use changes.
• Revise the SPA Plan title from “Village Three North and a Portion of Village Four” to
“Village Three and a Portion of Village Four”
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
4 February 2021
• Update SPA Appendices – Village Design Plan, Public Facilities Financing Plan (PFFP),
Affordable Housing Plan, Water Conservation Plan, and Energy Conservation Plan to
reflect the SPA Amendment.
Tentative Maps
• A Tentative Map is proposed for the R-19 Parcel.
• A Tentative Map is proposed for the R-6 and R-20 Parcels.
Village Nine SPA Plan Amendment
• Revise the Village Nine Site Utilization Table to reduce the multi-family units within the
Urban Center land use category from 1,912 to 1,871 dwelling units (DUs) and reduce the
total authorized units in Village Nine from 4,000 to 3,959 DUs.
Village Nine Tentative Map Revision
• Revise the Land Use Table to reduce the multi-family units in Parcel A by a total of 41
DUs.
Village 3 Core Master Precise Plan
• Update the Core Master Precise Plan to reflect the revised land uses within the Village
Core (Prior to design review approval for R-19).
Proposed Land Use Plan
The proposed modifications are summarized as follows :
• Change to parcels designated “Office” to “High Residential” (O-1/O-2 to R-19) within
the Village Three Village Core;
• Change the parcel designated as R-6 from “Medium Residential ” to “Medium-High
Residential ;”
• Expand the SPA boundary to include a 54-acre area south of Main Street, currently
designated an 11.3 -acre Limited Industria l development area, as well as adjacent open
and MSCP Open Space areas (FlatRock property). Change the land use from
“In dustrial” to “Medium-High Residential” (IND-5 to R -20). The adjacent MSCP Open
Space area would remain unchanged ;
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
5 February 2021
• Transfer of 41 DUs from Village Nine to Village Three through an increase of the
authorized units in Village Three from 1,597 to 1,638 DUs and correspondingly reduce
the authorized unit in Village Nine from 4,000 to 3,959 DUs, resulting in no new
residential units within Otay R anch.
There would be no proposed changes to the Portion of Village Four. The proposed modifications
include phased improvements for the Main Street extension, however no changes to the
existing or approved street alignments would occur. The proposed modifications would not
require an expansion of the development footprint from that studied in the University Villages
FEIR and Village Two, Three, and Four FEIR. The proposed modifications would result in a
decrease in trip generation and traffic impacts and would not substantially change trip distribution
patterns (refer to Section 6 for additional discussion). No additional significant impacts beyond
those previously analyzed in the University Villages FEIR and Village Two, Three, and Four FEIR
or substantial increases in any identified significant impacts are anticipated. The City has prepared
this addendum pursuant to Section 15162 of Title 14 of the California Environmental Quality Act
(CEQA) Guidelines to disclose minor changes in the approved project and some of the
environmental effects as a result of proposed modifications, and to document that no new or
substantially increased impacts will occur with implementation of the proposed modifications.
4 CEQA REQUIREMENTS
Sections 15162 through 15164 of the CEQA Guidelines discuss a lead agency’s responsibilities
once an FEIR has been certified.
Section 15162 of the CEQA Guidelines provides the following:
a. When an EIR has been certified … for a project, no subsequent EIR shall be prepared for
that project unless the lead agency determines, on the basis of substantial evidence in the
light of the whole record, one or more of the following:
1. Substantial changes are proposed in the project which will require major revisions of
the EIR … due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the EIR due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects; or
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
6 February 2021
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the EIR was certified
as complete, shows any of the following:
A. The project will have one or more significant eff ects not discussed in the
[Final] EIR ;
B. Significant effects previously examined will be substantially more severe than
shown in the [Final] EIR;
C. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure or
alternative; or
D. Mitigation measures or alternatives which are considerably different from those
analyzed in the [Final] EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative.
In the event that one of these conditions would require preparation of a subsequent EIR, but “only
minor additions or changes would be necessary to make the [Final] EIR adequately apply to the
project in the changed situation,” a lead agency may instead issue a supplement to the FEIR (14
CCR 15163(a)).
In the alternative, where the changes or new information will result in no new impacts, or no more
severe impacts than any that were disclosed in the FEIR, a lead agency “shall prepare an
addendum” pursuant to CEQA Guidelines Section 15164. That section states that an addendum
should include a “brief explanation of the decision not to prepare a subsequent EIR pursuant to
§ 15162” supported by substantial evidence (14 CCR 15164(e)). The addendum need not be
circulated for public review but may simply be attached to the FEIR (14 CCR 15164(c), 15164(e)).
As the lead agency for the approved project, the City must determine whether the proposed project
creates previously undisclosed significant environmental impacts or a substantial increase in the
severity of previously disclosed impacts (14 CCR 15162, 15163, 15164(a), 15088.5(a), and
15088.5(b)). As the following discussion demonstrates, it is appropriate for the City to prepare this
Addendum to the FEIR, pursuant to CEQA Guidelines Section 15164.
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
7 February 2021
5 IDENTIFICATION OF ENVIRONMENTAL EFFECTS
The environmental analysis provided in Section 6 of this Addendum supports a determination that
approval and implementation of the proposed project would not result in any additional, or more
substantial, significant environmental effects beyond those previously analyzed under the FEIRs
for the approved project.
6 ANALYSIS
The following environmental issue areas are discussed in the order in which they appear in the
University Villages FEIR.
Land Use and Planning
Village 3 North Land Use impacts are addressed in Section 5.1 in the University Villages FEIR.
The University Villages FEIR determined that Village Three North and a Portion of Village Four
would not physically divide an established community or be incompatible with any adjacent or
surrounding land uses. The development standards and guidelines proposed in the SPA plan would
ensure that a consistent community character is maintained within each village, as well as character
consistent with surrounding development in Otay Ranch. In addition, the University Villages FEIR
determined that the approved project would be consistent with applicable planning and regulatory
documents.
However, the University Villages FEIR did determine that a potentially significant land use
compatibility impact may occur as to General Plan Policy E 6.4 (as corrected) and as to Section
2.5 of the Amended and Restated Otay Landfill Expansion Agreement if any residential units in
Village Three North and a Portion of Village Four were constructed within 1,000 feet from the
then-active solid waste disposal areas of the Otay Landfill. Mitigation Measure (MM) LU-4 was
included to reduce impacts to below a level of significance. MM LU-4 requires the project
applicant to provide satisfactory evidence to the Development Services Director (or their designee)
that each proposed residential unit is located at least 1,000 feet away from the then-active solid
waste disposal areas of the Otay Landfill.
Land use impacts resulting from development of the FlatRock property were analyzed in Section
5.1 of the Village Two, Three, and Four FEIR. A significant and unavoidable impact resulting
from changing the SPA Plan area from undeveloped to urban uses was identified. All other land
use impacts would be less than significant.
The proposed project would not increase the severity of any land use impacts previously identified
in the University Villages FEIR. Although the modifications propose to change land uses in the
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
8 February 2021
northern portion of Village Three (the boundary closest to the Otay Landfill), the project applicant
would still be required to adhere to MM LU-4 prior to the construction of any unit in Village Three.
Similarly, changing the land use within the FlatRock property from industrial to residential uses
would not increase the severity of any land use impacts previously identified in the Village Two,
Three, and Four FEIR. The open space and MSCP Preserve areas would remain unchanged under
the proposed modifications. Additionally, proposed residential land uses within the FlatRock
property would reduce land use compatibility issues that may arise from industrial land uses
adjacent to other residential and preserve areas. No new significant land use impacts would occur
beyond those identified in the University Villages FEIR and the Village Two, Three, and Four
FEIR; no additional mitigation is required.
Landform Alteration/Aesthetics
Impacts to aesthetics were addressed in Section 5.2 of the University Villages FEIR. As analyzed
in the University Villages FEIR, implementation of the approved project would not obstruct, or
screen views of local scenic resources identified by the City, including the Otay Valley Regional
Park. Development of the approved project and the transformation of undeveloped and natural
rolling hills to an urban residential environmental would substantially alter the existing visual
landscape by increasing densit y, intensity of use, and human activity in the project area. The
approved project would retain open space and preserve areas and locate lower-density residential
uses and open space buffers adjacent to the preserve and the Otay River Valley to maintain the
scenic value of these areas. In addition, there are no historic buildings or designated or eligible
state scenic highways located within the viewshed of the approved project. Furthermore, the
approved project would not result in substantial adverse effects to views from a locally designated
scenic roadway. As such, implementation of the approved project would not substantially damage
scenic resources.
Development of the approved project would create a substantial change in the topography of the Otay
Ranch area. The University Villages FEIR found that placing three new residential communities on
currently undeveloped land would impact the aesthetic character of the area. Although all appropriate
measures would be taken to reduce potential impacts associated with alterations to existing landforms
and visibility from future development and roadways, impacts from the approved project were
considered to be potentially significant. The University Villages FEIR included MM AES-1 to
address visual impacts. MM AES-1 requires the preparation of a Landscape Master Plan to
demonstrate compliance with Otay Ranch GDP policies pertaining to blending development
harmoniously with natural features of the land, including the Otay Valley Regional Park and its major
canyons. Implementation of MM AES-1 would reduce impacts to visual character or quality to the
extent feasible. However, because the approved project would result in urban development on the
primarily natural, open space site, development would permanently alter the character of the project
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University Villages – Village Three North and a Portion of Village Four
9 February 2021
site. Additional mitigation that would maintain the existing character of the site and its surroundings
is not available; therefore, impacts were found to remain significant and unavoidable.
Landform alteration/aesthetic impacts resulting from development of the FlatRock property were
analyzed in Section 5.2 of the Village Two, Three, and Four FEIR. Similar to the discussion above,
landform alteration and the change from undeveloped to urban uses were considered a significant
impact. Additional significant impacts were identified related to the introduction of nighttime
lighting to the area (not associated with the FlatRock property) and sound walls built for the
project. The Village Two, Three, and Four FEIR included mitigation measures 5.2-1 through 5.2-
3, which outline grading plan requirements, preparation of a lighting plan, and preparation of a
comprehensive Master Plan. All impacts would be mitigated to a level below significance with the
exception of landform alteration and conversion of undeveloped land to urban uses.
The proposed modifications would still result in an overall aesthetic change to the Village Three
area. The overall aesthetic nature of the residential development within these areas would not be
substantially different than the approved project analyzed in the FEIRs. Some internal views would
change due to the replacement of locations designated for office and industrial use with multiple-
family homes, which would result in taller buildings at these locations. Where multi-family would
replace approved land uses, development would appear at a greater intensity; however, such views
and visual character would be similar to other areas of Village Three where multi-family is
approved. The proposed modification would not result in changes to any public vantage points or
distant scenic vistas from locations such as public trails with the Otay River Valley (refer to Figures
5.2-1 through 5.2-7 of the University Village FEIR for key observation points and visual
simulations). In the context of Village Three, and the larger Otay Ranch region, the proposed
changes in land uses at these locations would result in substantially similar changes to the visual
environmental as the approved project. Additionally, all nighttime lighting and sound walls would
be similar to that analyzed for the approved project. No changes to the MSCP Preserve areas would
occur. Overall, views of the project site would remain substantially the same as those analyzed in
the FEIRs. It should be noted that since the time of the certification of the FEIRs, R-6 and R-19
have been graded, while the FlatRock property is partially graded; however, for the purposes of
this Addendum, the analysis considers potential impacts of the whole of the project in relation to
the original baseline conditions at the time of the original FEIRs. No new significant landform
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University Villages – Village Three North and a Portion of Village Four
10 February 2021
alteration/aesthetic impacts would occur beyond those identified in the University Villages FEIR
and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Traffic, Circulation, and Access
Approved Project
Impacts to traffic were addressed in Section 5.3 of the University Villages FEIR. In summary,
the results of the traffic analysis, as outlined in the University Villages FEIR, are:
• Year 2015 Conditions:
o No significant impacts to study area intersections, roadway segments,
freeways/state highways, or freeway ramps would occur.
• Year 2020 Conditions:
o Intersections:
▪ After implementation of the identified mitigation measures, eight of the
nine impacted intersections would operate at acceptable Level of Service
(LOS) D or better during both the AM and PM peak hours . The
intersection of Interstate (I-) 805 southbound (SB) Ramps / Olympic
Parkway, which would remain significant and unavoidable.
o Roadway Segments:
▪ After implementation of the identified mitigation measures , all four
directly impacted roadway segments would operate at acceptable LOS C
or better in Year 2020 and impacts would be less than significant .
▪ The identified cumulative impact to the roadway segment of Orange
Avenue between Melrose Avenue and the I -805 SB ramps would remain
significant and unavoidable.
o Freeways/State Highways:
▪ Identified cumulative impacts to the I -805 from Market Street to Imp erial
Avenue and from Imperial Avenue to E Division Street would remain
significant and unavoidable.
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11 February 2021
o Ramp Metering:
▪ The identified direct impact at the I-805 northbound (NB) on-ramp at
Main Street would be mitigated by the Heritage Road connection and
impacts would be less than significant.
• Year 2025 Conditions:
o Intersections:
▪ After implementation of the identified mitigation measures, the two
directly impacted intersections would operate at acceptable LOS D or
better during both the AM and PM peak hours and impacts would be less
than significant .
▪ The identified cumulative impact to the intersection of I-805 SB
ramps/Olympic Parkway would remain significant and unavoidable.
o Roadway Segments:
▪ After implementation of the identified mitigation measures, the two
directly impacted roadway segments would operate at acceptable LOS D
or better impacts would be less than significant .
▪ The identified cumulative impact to the roadway segme nt of Orange
Avenue between Melrose Avenue and the I -805 SB ramps would remain
significant and unavoidable.
o Freeway/State highways:
▪ The identified significant cumulative impacts to the five segments of I -
805 from State Route (SR-) 94 to Bonita Road would r emain significant
and unavoidable.
o Ramp Metering:
▪ Impacts to ramp meters under the Year 2025 conditions would be less
than significant.
• Year 2030 Conditions:
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12 February 2021
o Intersections:
▪ After implementation of the identified mitigation measure, the directly
impacted intersection of Discovery Falls Drive/Hunte Parkway would
operate at acceptable LOS D during both the AM and PM peak hours .
▪ The identified cumulative impact to the intersection of I-805 SB
ramps/Olympic Parkway would remain significant and unavoidable.
o Roadway Segments:
▪ The identified cumulative impact to the roadway segment of Orange
Avenue between Melrose Avenue and the I -805 SB ramps would remain
significant and unavoidable.
o Freeway/State Highways:
▪ The identified significant cumulative im pacts to seven segments of I-805
and four segments of SR -905 would remain significant and unavoidable.
o Ramp Metering:
▪ After implementation of identified mitigation measures, the significant
impact at the I-805 NB on-ramp at Main Street would be less than
significant.
Additionally, a significant impact related to deviations from identified construction phasing was
identified. This significant impact would be reduced to a level below significant with
incorporation of mitigation. As identified in the University Village FEIR, incorporation of
mitigation measures MM TCA -1 through MM-TCA-17 would reduce potentially significant
impacts to a level be low significance with exception to the specific locations identified to remain
significant and unavoidable (see above).
Traffic impacts resulting from development of the FlatRock property were analyzed in Section 5.2
of the Village Two, Three, and Four FEIR. In summary, the results of the traffic analysis, as
outlined in the Village Two, Three, and Four FEIR, are:
• Year 2005 without SR-125:
o No significant impacts to intersections or roadway segments are identified.
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13 February 2021
• Year 2010:
o No significant impacts to inter sections or roadway segments are identified.
• Year 2015:
o No significant impacts to intersections are identified.
o The identified cumulative impacts to three segments of Rock Mountain Road
would be reduced to a level below significance with incorporation of m itigation.
• Year 2030:
o No significant impacts to intersections are identified.
o The identified cumulative impact to one segments of Rock Mountain Road would
be reduced to a level below significance with incorporation of mitigation.
• Buildout:
o The identified direct impact to the intersection of Rock Mountain Road/La Media
Road would be reduced to less than significant with incorporation of mitigation.
o The identified cumulative impacts to three segments of Rock Mountain Road
would be reduced to a level below s ignificance with incorporation of mitigation.
• Freeways:
o Identified impacts to six segments of I-805 would remain significant and
unavoidable.
• Project Access:
o Potentially significant impacts related to project access driveways would be
reduced to a level below significance with incorporation of mitigation.
Proposed Modifications
A trip generation review was conducted to compare the trip generation of the proposed
modification to the approved project (Chen Ryan 2021). The proposed modifications would
generate approximately 20,306 daily trips including 1,741 AM peak hour trips and 1,885 PM peak
hour trips; while the approved project would generate approximately 26,997 daily trips including
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University Villages – Village Three North and a Portion of Village Four
14 February 2021
2,470 AM peak hour trips and 2,811 PM peak hour trips. The proposed modifications would
generate less traffic (24.7% daily, 29.5% AM peak, and 28.3% PM peak) when compared to the
approved project.
Since the nature of the proposed project’s land uses would remain largely identical to the approved
project’s land uses, the external trip distribution patterns to the surrounding roadway network,
including roadway segments, intersections, and freeway segments, would remain the same as those
studied in the FEIRs.
Because the proposed modifications would generate fewer trips (both daily and during the peak
hours) than the approved project and the trip distribution patterns would remain the same as those
studied in the FEIRs, it can be concluded that the proposed project would add fewer trips to the
surrounding transportation network, including all study area roadways, intersections, freeways,
and ramp meters. Fewer project trips to a roadway, an intersection, a freeway, or a ramp meter
indicate less or equal potential traffic impacts. As a result, the approved project represents a worst-
case scenario. In addition, identified mitigation measures (MM TCA-1 through MM TCA-17 in
the University Villages FEIR and 5.10-1 through 5.10-7 in the Village Two, Three, and Four FEIR,
as appropriate to the FlatRock property) remain applicable. Therefore, no additional traffic
analysis would be required. No new significant traffic, circulation, and access impacts would occur
beyond those identified in the University Villages FEIR and the Village Two, Three, and Four
FEIR; no additional mitigation is required.
Vehicle Miles Travelled
Vehicle Miles Traveled (VMT) has been in general use for analyzing air quality/greenhouse gas
emissions for more than a decade, and as such recent revisions to CEQA requiring VMT analysis
for documents circulated for public review beginning July 1, 2020 do not represent new
information that would require the preparation of a subsequent or supplemental EIR per Public
Resources Code Section 21166 and CEQA Guidelines Section 15162(a)(3).
Nevertheless, the City is requiring a review of the proposed changes to the project relative to VMT.
This involves preparing a Project Information Form as described in the City’s Transportation Study
Guidelines to document whether or not the proposed changes would result in an incremental
increase in traffic generation, compared to the project as previously approved, that exceeds
applicable City screening criteria for small projects. Based on the information provided in the
Project Information Form, the proposed modifications would result in a reduction in traffic
generation. The project meets the City-adopted small projects screening criterion and therefore the
proposed changes would have a less than significant VMT impact. No new significant traffic,
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University Villages – Village Three North and a Portion of Village Four
15 February 2021
circulation, and access impacts would occur beyond those identified in the University Villages
FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Air Quality
Impacts to air quality were addressed in Section 5.4 of the University Villages FEIR. The
University Villages FEIR concluded that the daily construction emissions for carbon monoxide
(CO) and sulfur oxides (SOx) would not exceed the City’s significance thresholds. However, the
volatile organic compound (VOC), oxides of nitrogen (NOx), coarse particulate matter (PM10), and
fine particulate matter (PM2.5) emissions associated with project construction would exceed the
City of Chula Vista’s emission thresholds and impacts would be significant and unavoidable. In
addition, criteria pollutant emissions for VOC, NOx, CO, PM10, and PM2.5 are anticipated to be
above the thresholds. Therefore, this impact is also considered significant and unavoidable.
Furthermore, the University Villages FEIR concluded that as to the development of on-site land
uses, impacts arising from the emission of toxic air contaminants (TACs) would be potentially
significant if the site is developed to accommodate any light industrial uses, gas stations, or dry-
cleaning facilities in proximity to sensitive receptors.
Impacts to air quality were addressed in Section 5.11 of the Village Two, Three, and Four FEIR.
Significant impacts were identified related to consistency with air quality plans; emissions of PM10
and precursors to ozone; and short-term significant fugitive dust emission during construction.
Implementation of mitigation measures 5.11-1 and 5.11-1 would reduce construction emissions to
a level below significance. However, mobile source emissions would remain significant and
unavoidable.
An update to the air quality and greenhouse gas emissions analysis was prepared to compare the
proposed modifications to the approved project (Dudek 2020a). The proposed project would result
in 24.7% fewer daily trips when compared to the approved project (Chen Ryan 2021). As a result,
operational emissions (specifically those resulting from mobile sources) associated with Village
Three would be reduced (Dudek 2020a). Construction emissions would remain unchanged, as no
change in the construction schedule or required construction equipment is anticipated (Dudek
2020a).
The proposed modifications would result in new sensitive receptors (proposed residential land uses
within R-19) in proximity of the Otay Landfill. A Health Risk Assessment (HRA) Report was
prepared to determine the cancer risk and non-cancer health impacts to future sensitive residential
receptors in Village Three due to toxic air contaminant emissions generated by operation of the
Otay Landfill (Dudek 2020b). Air dispersion modeling and health risk calculations were conducted
using the American Meteorological Society/Environmental Protection Agency Regulatory Model
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16 February 2021
(AERMOD) Version 19191 and the Hotspots Analysis and Reporting Program Version 2
(HARP2). The San Diego Air Pollution Control District’s 2019 Supplemental Guidelines for
Submission of Air Toxics “Hot Spots” Program and the Office of Environmental Health Hazard
Assessment’s 2015 Air Toxics Hot Spots Program Risk Assessment Guidelines Guidance Manual
for Preparation of Health Risk Assessments were used to prepare the HRA Report. For the
residential health risk, the HRA Report assumes that exposure would start in the third trimester
through year 8 (from 2022 to 2030) for the landfill operations and assumes exposure would start
in the third trimester through 30 years (from 2022 to 2052) for landfill fugitive and flare sources,
at all future sensitive receptor locations.
The landfill-generated TAC emissions are estimated to result in a potential cancer risk at the
maximally exposed residential receptor of 7.19 in 1 million, potential chronic health risk of 0.097,
and potential acute health risk of 0.055 (Dudek 2020b). Furthermore, following closure of the
Landfill in 2030, the cancer risk impact, chronic health risk, and acute health risk from Landfill
fugitive and flare emissions would be reduced to 4.00 in 1 million (Dudek 2020b). Potential health
risk at future residential receptors from the landfill would result in potential cancer health risk less
than the applicable SDAPCD threshold (Dudek 2020b). Chronic health risk and acute health risk
from the Landfill would not exceed the applicable SDAPCD thresholds (Dudek 2020b).
Furthermore, following closure of the landfill in 2030, the cancer risk impact, chronic health risk,
and acute health risk from the landfill would be further reduced (Dudek 2020b).
The associated mitigation measures identified in the FEIRs remain applicable to the proposed
modifications. No new significant air quality impacts would occur beyond those identified in the
University Villages FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is
required.
Noise
Impacts to noise were addressed in Section 5.5 of the University Villages FEIR. The noise level
associated with future Main Street traffic volumes in Village Three North would exceed the
exterior noise criterion of 65 decibels (dB) Community Noise Equivalent Level (CNEL) and is
considered a potentially significant impact. Additionally, the noise level associated with future
Heritage Road traffic volumes would equal or exceed the exterior noise criterion of 65 dB CNEL
and is considered a potentially significant impact. Noise levels associated with the commercial and
industrial activities would vary depending on the number of delivery trucks, loading dock areas
and customer traffic generated by the commercial site, as well as the location of parking areas.
Similarly, HVAC equipment noise would vary depending on the number and types of equipment
selected. These impacts would be potentially significant. Traffic-related noise exposure levels
within exterior use areas for the schools (i.e., playground, sports fields, athletic courts, etc.) could
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University Villages – Village Three North and a Portion of Village Four
17 February 2021
exceed the established noise standards, thereby resulting in potentially significant noise impacts.
Project generated construction noise would pose a potentially significant impact on noise-sensitive
receptors if construction hour limitations are not imposed. Other potentially significant impacts
would occur unrelated to the portion of Village Three North affected by the proposed
modifications. Mitigation measures MM NOI-1 through MM NOI-9, in addition to MM BIO-17
and MM BIO-18, would reduce all potentially significant noise impacts to a level below
significance.
Impacts to noise were addressed in Section 5.12 of the Village Two, Three, and Four FEIR.
Identified significant noise impacts related to the FlatRock property and the proposed
modifications include:
• construction activities, especially heavy equipment, would create short-term noise
increases near construction areas;
• traffic on area streets could generate noise levels greater than the City’s residential exterior
standard of 65 CNEL at adjacent ground-level sensitive receptors; and
• Noise levels produced on the industrial properties have the potential to affect adjacent
residential uses and adjacent wildlife.
All identified noise impacts in the Village Two, Three, and Four FEIR would be reduced to a level
below significance with incorporation of mitigation measures 5.12-1 through 5.12-6.
A noise technical memorandum was prepared to analyze the potential noise impacts associated
with the proposed modifications compared to the approved project. (Dudek 2020c). The proposed
modifications would result in the conversion of planned land uses from office and industrial use
to residential. This conversion results in new noise sensitive land uses located in Village Three
that were not previously accounted for. Additionally, at the time of certification of the Village
Two, Three, and Four FEIR, the entirety of Village Three was identified for industrial, open space,
and preserve land uses. With the change of industrial use to residential use within the FlatRock
property, operational noise would be reduced adjacent to the MSCP Preserve. The mitigation
measures identified in the FEIRs remain applicable to the proposed modifications and would be
applied as follows to reflect changes in the proposed land use:
University Villages FEIR:
o MM NOI-1 – This measure shall also apply to proposed planning areas R-6 and R-19
(these areas are identified as R-6 and O-1/O-2 in the University Villages FEIR as
amended, respectively).
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o MM NOI-2 – This measure no longer applies to proposed planning area R-6, nor would
it apply to proposed planning area R-19.
o MM NOI-3 – This measure shall also apply to proposed planning areas R-6 and R-19.
o MM-NOI-4 – This measure no longer applies to the planning area O-1/O-2 as it is
proposed to be converted to residential (R-19).
• Village Two, Three, Four FEIR:
o 5.12-1 – This measure shall also apply to proposed planning area R-20 with respect to
site design and exterior noise levels for areas adjacent to Main Street.
o 5.12-3 – This measure shall also apply to proposed planning area R-20.
o 5.12-6 – This measure no longer applies to the planning area IND-5 as it is proposed to
be converted to residential (R-20).
All other mitigation measures would otherwise remain intact and apply to the project as specified
in the FEIRs (Dudek 2020c).
Project-generated traffic trips would be reduced when compared the approved project, which
would further reduce noise impacts associated with future traffic. Additionally, the proposed
modifications would result in the introduction of new noise sensitive land uses within Village
Three, including area adjacent to Heritage Road and Main Street (R-19 and R-20), where roadway
traffic noise generation would have the highest potential to occur. Both FEIRs assessed traffic
noise impacts to future residential land uses adjacent to these higher traffic roadways. Therefore,
with the overall reduction in trip generation, the introduction of new residential units in planning
areas R-19 and R-20 would result in the same or reduced traffic noise exposure along Heritage
Road and Main Street, when compared to the FEIRs.
No new significant noise impacts would occur beyond those identified in the University Villages
FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Cultural Resources
Cultural resources were analyzed in Section 5.6 in the University Villages FEIR. A total of four
sites (SDI-11,378, SDI-14,204, SDI-12,291b, and SDI-14,211) were identified outside the
development area. These sites would not be directly impacted by the approved project since they
are within open space areas. Of the four sites within Village Three North and a Portion of Village
Four that would not be directly impacted, only SDI-12,291b is identified as a significant resource.
Although no direct impacts to this site are anticipated as a result of development of Village Three
North and a Portion of Village Four, potential indirect impacts associated with intrusion into this
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19 February 2021
site during or after construction of the project, may occur. Therefore, since development of Village
Three North and a Portion of Village Four could cause a substantial change in the significance of
this identified archaeological resource as defined in CEQA Guidelines Section 15064.5, impacts
to this site were determined to be potentially significant in the University Villages FEIR and
mitigation is required (MM CUL-1 through MM CUL-5). Mitigation measures included
archaeological and Native American monitoring during grading and procedures to follow if
significant artifacts are uncovered.
In addition, no human remains were identified within the project area during the cultural testing
program. However, the possibility exists that human remains may be discovered during project
grading and construction. Any disturbance of human remains that may occur during project
grading or construction would be significant. Therefore, impacts would be potentially significant
and mitigation would be required to reduce potential impacts (MM CUL-6). MM CUL-6 detailed
procedures to follow if human remains are uncovered on site. All impacts would be reduced to
below a level of significance after implementation of MM CUL-1 through MM CUL-6.
Cultural resources were analyzed in Section 5.4 in the Village Two, Three, and Four FEIR. There
were 16 prehistoric sites identified within the SPA Plan area. As a result of the testing of these
sites, only one site, SDI-12,291B, was determined to be a significant historic resource. This is the
same resource identified in the University Villages FEIR. Another historic site was identified
within the Village Two area, which does not overlap with the proposed modifications within
Village Three. Similar to the University Villages FEIR, avoidance and preservation in place was
assumed for SDI-12,291b; however, in the event it was infeasible, a data recovery program was
incorporated through mitigation measure 5.4-1. With incorporation of mitigation measures,
impacts would be less than significant.
An archaeological and paleontological technical memorandum was prepared to determine whether
or not additional archaeological impacts would occur as a result of the proposed medications (Dudek
2020d). The proposed modifications would not require an expansion of the development footprint
from that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. After
review of the proposed modifications within Village Three, it was determined that all areas in
question were adequately addressed in the University Villages FEIR, Village Two, Three, and Four
FEIR, and their respective cultural technical reports (Dudek 2020d). Furthermore, the proposed
project would still be required to implement the mitigation measures identified in the FEIRs. No new
significant cultural resources impacts would occur beyond those identified in the University
Villages FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
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University Villages – Village Three North and a Portion of Village Four
20 February 2021
Paleontological Resources
Paleontological resources are analyzed in Section 5.7 of the University Villages FEIR. No fossil
sites were found within the bounds of the approved project site. However, development of the area
within the approved project site would encounter sedimentary rocks with a “high paleontological
resource sensitivity” that are assigned to the Sweetwater Formation, the upper sandstone–
mudstone member of the Otay Formation and the San Diego Formation; sedimentary rocks with a
“moderate paleontological resource sensitivity” are assigned to the Lindavista Formation and
Quaternary terrace deposits. Therefore, the University Villages FEIR determined that grading and
construction activities could impact fossils potentially buried in the underlying formations. Based
on the recognized potential to encounter fossils in these formations, impacts were considered
potentially significant, and mitigation, as identified in the FEIR, was required (MM PAL-1 through
MM PAL-4). Mitigation measures include retaining a qualified paleontologist, paleontological
monitoring, and fossil recovery procedures. Impacts would be reduced to below a level of
significance with implementation of the mitigation measures identified in the FEIR.
Paleontological resources are analyzed in Section 5.6 of the Village Two, Three, and Four FEIR.
No known paleontological resources would be impacted. However, construction may impact
fossils potentially buried in the underlying formations. These underlying formations are the same
as described for the University Villages FEIR, above. Paleontological monitoring of construction
within sensitive paleontological formations was required through implementation of mitigation
measure 5.6-1. Impacts to paleontological resources would be less than significant with mitigation.
An archaeological and paleontological technical memorandum was prepared to determine whether
or not additional paleontological impacts would occur as a result of the proposed medications (Dudek
2020d). The proposed modifications would not require an expansion of the development footprint
from that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. After
review of the proposed modifications within Village Three, it was determined that all areas in
question were adequately addressed in the University Villages FEIR, Village Two, Three, and Four
FEIR, and their respective paleontological technical reports (Dudek 2020d). Furthermore, the
proposed project would still be required to implement the mitigation measures identified in the
FEIRs. No new significant paleontological resources impacts would occur beyond those identified
in the University Villages FEIR and the Village Two, Three, and Four FEIR; no additional
mitigation is required.
Biological Resources
Impacts to biological resources were addressed in Section 5.8 of the University Villages FEIR. As
indicated in the University Villages FEIR, implementation of the approved project would result in
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
21 February 2021
significant direct and indirect impacts to covered sensitive plant species, sensitive vegetation
communities, jurisdictional waters and wetlands, native upland vegetation communities, and
wildlife corridors. Implementation of MM BIO-1 through MM BIO-18 would reduce all
potentially significant impacts to below a level of significance.
Impacts to biological resources were addressed in Section 5.3 of the Village Two, Three, and Four
FEIR. The approved project would result in significant direct and indirect impacts to sensitive
species, riparian habitats and other sensitive natural communities, jurisdiction water and wetlands,
and regional raptor foraging habitat. Implementation of mitigation measures 5.3-1 through 5.3-13
would reduce all identified impacts to a level below significance, with exception of impacts to
regional raptor foraging habitat.
A biological resource technical memorandum was prepared to analyze the impacts of the proposed
modifications compared to the approved project (Dudek 2020e). The proposed modifications
would not require an expansion of the development footprint from that studied in the University
Villages FEIR and Village Two, Three, and Four FEIR. Based on a review of the proposed
modifications, the entire project site has been reviewed for impacts to biological resources as
documented in the FEIRs prepared for Village Three (Dudek 2020e). Based on a review of the
biological resources determined to be present during previous surveys, and the requirement of
preconstruction surveys for rare plants and jurisdictional aquatic resources, there are no additional
impacts to biological resources beyond those identified in the FEIRs. No new significant biological
resources impacts would occur beyond those identified in the University Villages FEIR and the
Village Two, Three, and Four FEIR; no additional mitigation is required.
Agricultural Resources
Impacts to agriculture are addressed in Section 5.9 of the University Villages. The approved
project would convert approximately 476 acres designated as Farmland of Local Importance to
residential and village land uses. Although the project area is no longer used for crops because of
the lack of reliable and affordable water, the loss would contribute to an incremental loss of
Farmland of Local Importance. Once fully developed, the approved project would eliminate all
agricultural activity on site; however, there is potential for interim agricultural activity to occur
within the project area, which could potentially result in land use conflicts with adjacent ownership
areas.
The Otay Ranch GDP Program EIR identified the potential for land use incompatibility as a short-
term impact due to noise, odor, rodents, and chemical applications associated with agricultural
activities adjacent to developed areas in the vicinity of the project area. The preparation of an
Agricultural Plan was identified as mitigation to reduce the potential short-term impacts to below
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
22 February 2021
a level of significance. An Agricultural Plan was prepared as part of the SPA plan for Village
Three North and a Portion of Village Four. The plan allows for interim agricultural activity within
the project area and adjacent ownership area and prevents potential land use impacts between
developed land and ongoing agricultural activities by providing separation between urban uses and
adjacent agricultural uses. However, the University Villages FEIR determined that the incremental
loss of Farmland of Local Importance as a result of the approved project would be a potentially
significant and unavoidable impact. No feasible mitigation measures exist.
Impacts to agriculture are addressed in Section 5.7 of the Village Two, Three, and Four FEIR. The
Village Two, Three, and Four FEIR reached similar conclusions regarding the incremental loss of
Farmland of Local Importance and Grazing Land, as well as short-term impacts resulting from
adjacency issues between agricultural and urban uses. Mitigation measure 5.7-1 also requires an
Agricultural Plan to address these adjacency issues. However, the Village Two, Three, and Four
FEIR determined that the incremental loss of Farmland of Local Importance and Grazing Land as
a result of the approved project would be a potentially significant and unavoidable impact. No
feasible mitigation measures exist.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. No new
areas that may contain agricultural resources outside the previously evaluated development area
would be encountered. Therefore, the proposed modifications would not result new impacts to
agricultural resources beyond what was analyzed in the FEIRs. No new significant agricultural
resources impacts would occur beyond those identified in the University Villages FEIR and the
Village Two, Three, and Four FEIR; no additional mitigation is required.
Hydrology and Water Quality
Impacts to hydrology and water quality were addressed in Section 5.10 of the University Villages
FEIR. A Drainage Study and a Storm Water Quality Management Plan (SWQMP) were completed
for the approved project as analyzed in the University Villages FEIR. The University Villages
FEIR concluded that the project would be in compliance with all applicable federal, state, and local
rules and regulations regarding water quality and hydrology. However, the project would
substantially alter the existing drainage pattern of the project area in a manner that would result in
substantial erosion or siltation on or off site. Additionally, the project has the potential to
substantially degrade water quality. Prior to mitigation, impacts would be significant. However,
all impacts would be reduced to below a level of significance with mitigation.
The University Villages FEIR stated that the combination of the proposed construction and
permanent low impact development best management practices (LID BMPs), which have been
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Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
23 February 2021
incorporated in the design of the approved project, are in place to ensure water quality treatment
is maximized throughout the development. However, even with implementation of the BMPs, the
approved project would still have the potential to violate water quality standards or waste discharge
requirements. Mitigation measures identified in the University Villages FEIR (MM HYD-1
through MM HYD-7) are required to reduce impacts to below a level of significance. Mitigation
measures include erosion control, a stormwater pollution prevention plan, supplemental water
quality reporting, post-construction/permanent BMPs, limitation of grading, hydromodification
criteria, and a scour analysis. Relative to the FEIR, water quality conditions would be improved
with the proposed project.
Impacts to hydrology and water quality were addressed in Section 5.9 of the Village Two, Three,
and Four FEIR. The Village Two, Three, and Four FEIR determined that a significant impact
would occur from converting an existing undeveloped site to an urban landscape with multiple
land uses, resulting in the introduction of new impermeable surfaces and pollutant sources.
Mitigation measures (5.9-1 through 5.9-3) which require the preparation of detailed drainage
design studies, implementation of a Stormwater Pollution Prevention Plan (SWPPP), and
compliance with all applicable drainage and water quality regulations, would reduce impacts to a
level below significance.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore,
the proposed modifications would not result in the alteration of drainage or hydrology in areas
beyond what was previously analyzed. While specific portions within Village Three would result
in a change in land use, the overall potential for changes to hydrology and water quality would
remain the same as analyzed in the FEIRs.
The proposed modifications would continue to comply with all applicable rules and regulations
including compliance with National Pollutant Discharge Elimination System permit requirements
for urban runoff and stormwater discharge. BMPs for design, treatment, and monitoring for
stormwater quality would be implemented as delineated in the FEIRs with respect to municipal
and construction permits. The proposed modifications would comply with the most recent City of
Chula Vista BMP Design Manual that contains added stipulations that were not in effect when the
original project was approved, which would result in improved water quality discharge.
Compliance with all applicable rules and regulations governing water quality as well as
implementation of all mitigation measures would ensure that no additional impacts to hydrology
and water quality beyond those previously analyzed would occur as a result of the proposed
modifications. No new significant hydrology and water quality impacts would occur beyond those
identified in the University Villages FEIR and the Village Two, Three, and Four FEIR; no
additional mitigation is required.
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University Villages – Village Three North and a Portion of Village Four
24 February 2021
Geology and Soils
Impacts to geology and soils were addressed in Section 5.11 of the University Villages FEIR. The
University Villages FEIR concluded that the approved project would have potentially significant
impacts associated with expansive soils. All impacts would be mitigated to below a level of
significance through implementation of recommendations contained within the project’s
geotechnical investigations.
Impacts to geology and soils were addressed in Section 5.5 of the Village Two, Three, and four
FEIR. Significant impacts to geology and soils could result from project development on
compressible and expansive soils. Implementation of project-specific design mitigation measures
would be required to reduce or avoid significant impacts resulting from compressible and
expansive soils. Potential impacts resulting from geologic hazards would be reduced below a level
of significance through project design measures, including compliance with the requirements of
the governing jurisdictions, building codes, and other standard practices.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore,
no new soils or geologic hazards outside the previously evaluated development area would be
encountered. The proposed modifications would result in similar development within Village
Three that was assumed within the FEIRs. Previous mitigation measures requiring implementation
of recommendations from project geotechnical investigations would still apply to the proposed
modifications. Similarly, the proposed modifications would comply with the requirements of
applicable building codes and other standards with respect to minimization of geologic hazards.
No new significant geology and soils impacts would occur beyond those identified in the
University Villages FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is
required.
Public Services
Public services are addressed in Section 5.12 in the University Villages FEIR. Prior to mitigation,
the approved project would have potentially significant impacts on fire and emergency medical
services and on police services, due to the increase in demand for service and the subsequent
increase in average response times. The approved project would also have significant impacts prior
to mitigation on school facilities, parks, and libraries, due to the increases in demand for these
facilities. As identified in the University Villages FEIR, MM PUB-1 through MM PUB-15 would
reduce impacts to below a level of significance. Mitigation measures include payment of the Public
Facilities Development Impact Fees (PFDIFs), incorporation of Crime Prevention through
Environmental Design Features, school mitigation agreements or school facility mitigation fees,
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University Villages – Village Three North and a Portion of Village Four
25 February 2021
and park land dedication and/or the payment of park development fees or a combination or both
per the City’s Parkland Dedication Ordinance.
Public services are addressed in Section 5.13 in the Village Two, Three, and Four FEIR. The
conclusions of the Village Two, Three, and Four FEIR are similar to that of the University Villages
FEIR. The approved project would result in a significant impact to public services including police,
fire, schools, library services, and parks. Mitigation measures requiring the payment of applicable
fees and monitoring by the Growth Management Oversight Committee are included to reduce
potentially significant impacts to a level below significance.
While the proposed modifications would result in a direct increase in potential residential
population (and therefore, demand for public services) with in Village Three, the increase
would be balanced through the reduction of authorized units within Village Nine. The
development of Village Three under the proposed modifications would be substantially similar
to that of the approved project. Therefore, the proposed modifications would not increase demand
for public services beyond that analyzed in the FEIRs. Mitigation through payment of applicable
fees and monitoring of growth by the City. Additionally, no changes to the community park within
the Portion of Village Four are proposed. No new significant public services impacts would occur
beyond those identified in the University Villages FEIR and the Village Two, Three, and Four
FEIR; no additional mitigation is required.
Utilities
Impacts to utilities were addressed in Section 5.13 of the University Villages FEIR. The University
Villages FEIR concluded that impacts to water, sewer, solid waste, and energy would be reduced
to below a level of significance with mitigation measures, with the exception of wastewater
treatment facilities. The University Villages FEIR determined that the approved project, in
conjunction with other cumulative development within the City, could require sewer treatment
capacity beyond the City’s existing wastewater treatment capacity rights and allocated additional
treatment capacity.
Impacts to utilities were addressed in Section 5.13 of the Village Two, Three, and Four FEIR. The
University Villages FEIR concluded that impacts to water, sewer, solid waste, and energy would
be reduced to below a level of significance with and without mitigation measures, with the
exception of potable water supply. At the time of certification of the Village Two, Three, and Four
FEIR, potential available water supplies was in question due to ongoing litigation; as such, the
City could not conclusively determine that the impact on water supply would be less than
significant.
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University Villages – Village Three North and a Portion of Village Four
26 February 2021
A comparison of water and sewer demand was completed for the proposed modifications against
the approved project (Dexter Wilson 2020a, 2020b, and 2020c). The proposed modifications
would result in a decrease in water demand by approximately 17.0 percent when compared to the
approved project (Dexter Wilson 2020a). This decrease in demand would not impact the proposed
water line sizing for Village Three (Dexter Wilson 2020a). A Water Supply Assessment prepared
in conjunction with the University Villages FEIR estimated the water demand would be
approximately 2,393 acre-feet per year (AF/YR), and the subsequent revisions to the approved
project in 2016 increased that estimate by 81 AF/YR (Dexter Wilson 2020a). The proposed
modifications would result in a reduction of 122 AF/YR (including the FlatRock property) when
compared to the approved project (Dexter Wilson 2020a). Additionally, the proposed
modifications would decrease total water conservation savings by 4.8 percent (Dexter Wilson
2020b). The estimated recycled water use is slightly decreased from the 2016 report due to a shift
in the proposed land uses. Residential water conservation savings are also decreased slightly due
to the decrease in the number of single family residential units. Therefore, the proposed
modifications do not result in any new or more severe impacts to water infrastructure or supply.
The proposed modifications would result in a 25 percent decrease in sewer flow projected from
the original sewer study prepared for the University Villages FEIR in 2014 but would result in an
increase in sewer flows by approximately 6 percent when compared to the approved project
(Dexter Wilson 2020c). This incremental increase in sewer flows would still be accommodated by
planned on site sewer system sizing as well as regional sewer infrastructure (Salt Creek
Interceptor) (Dexter Wilson 2020c). Therefore, the proposed modifications do not result in any
new or more severe impacts to sewer infrastructure.
No new significant utilities impacts would occur beyond those identified in the University Villages
FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Global Climate Change
GHG emissions and global climate change were addressed in Section 5.14 in the University
Villages FEIR. As described in the University Villages FEIR, the approved project would not
result in a significant impact related to compliance with Assembly Bill 32. However, the approved
project would have significant and unavoidable impacts related to substantially increased exposure
to the potential adverse effects of global warming. The University Villages FEIR determined the
approved project would result in further degradation to regional and local air quality from the
formation of ozone precursors. For purposes of mitigating the formation of ozone precursors and
minimizing the project’s exposure to the effects of global warming, Section 1.3 of the University
Villages FEIR identified project design features that would assist with the reduction of operational
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University Villages – Village Three North and a Portion of Village Four
27 February 2021
emissions contributing to ozone formation. However, no feasible mitigation measures are available
to reduce impacts to levels below significant.
Global climate change was not analyzed in the Village Two, Three, and Four FEIR as analysis of
such issues was not yet required by CEQA.
An update to the air quality and greenhouse gas emissions analysis was prepared to compare the
proposed modifications to the approved project (Dudek 2020a). The proposed project would result
in 24.7% fewer daily trips when compared to the approved project (Chen Ryan 2021). As a result,
operational emissions (specifically those resulting from mobile sources) associated with Village
Three would be reduced (Dudek 2020a). Construction emissions would remain unchanged, as no
change in the construction schedule or required construction equipment is anticipated (Dudek
2020a). Overall, GHG emissions would be reduced under the proposed modifications when
compared to the approved project. No new significant climate change impacts would occur beyond
those identified in the University Villages FEIR and the Village Two, Three, and Four FEIR; no
additional mitigation is required.
Hazards and Risk of Upset
Hazards were addressed in Section 5.15 in the University Villages FEIR. The University Villages
FEIR determined that impacts associated with historic agricultural use of the property and the
proximity to Brown Field Municipal Airport would result in potentially significant impacts. The
University Villages FEIR also determined that Munitions of Explosive Concern exist on the
Village Ten site. However, since the proposed modifications does not involve modifications to the
Village Ten site, this impact and associated mitigation are not included in the analysis below.
Otay Ranch land was historically cultivated for agricultural use (primarily dry-farmed grain crops).
In some areas, contaminated soils associated with former agricultural use have been identified.
Soils in the project area may contain organochlorine pesticides, organophosphorus pesticides,
organochlorine herbicides, and metals including arsenic. In the event that the proposed project
encounters contaminated soils during grading and excavation, increased health risks to
construction workers and future residents could occur, as well as potential impacts on water
quality. The University Villages FEIR determined that prior to mitigation the project would have
potentially significant impacts associated with exposure of construction workers and future
residents to pesticide residues. MM HAZ-1 requires a soils assessment to be prepared to determine
whether residual pesticides, herbicides, and/or arsenic are present on site.
The nearest airport to Village Three is the Brown Field Municipal Airport, which is located
approximately 3 miles south. The University Villages FEIR determined that the Village Three
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University Villages – Village Three North and a Portion of Village Four
28 February 2021
North and a Portion of Village Four SPA does not lie within the Flight Activity Areas on either
the runway approach or departure paths. However, the Village Three North and a Portion of
Village Four SPA is located within the Brown Field Airport Federal Aviation Administration
(FAA) height notification boundary (Federal Aviation Regulations at 14 CFR, Part 77 (FAR Part
77)). FAR Part 77 is issued by the FAA and establishes the standards which govern the height of
objects on and around an airport. The University Villages FEIR determined that impacts would be
potentially significant prior to mitigation. Since the proposed project is in the same location as the
approved project, compliance with MM HAZ-3 through MM HAZ-5 would be required in order
to reduce impacts to below a level of significance. Mitigation measures include filing a Notice of
Proposed Construction or Alteration with the FAA, providing proof of FAA clearance to the
satisfaction of the Development Services Director, and recording the Airport Overflight
Agreement with the County Recorder’s office.
The University Villages FEIR further determined that implementation of a Fire Protection Plan
(FPP) prepared for the approved project would reduce wildland fire risk to a less than significant
level. The FPP outline defensible space requirements based on the potential risk and predicted
fire behavior. The structures of the approved project would include ignition resistant materials per
the latest Chula Vista Fire and Building Codes. Structure protection would be complemented by a
system of improved water availability, capacity and delivery; fire department access; monitored
defensible space/fuel modification; interior fire sprinkler systems in all structures, monitored
interior sprinklers in applicable structures; and other components that would provide properly
equipped and maintained structures with a high level of fire ignition resistance.
Hazards were addressed in Section 5.14 in the Village Two, Three, and Four FEIR. The Village
Two, Three, and Four FEIR determined that potentially significant impacts related to previous
agricultural use would be mitigated to a level below significance. The Village Two, Three, and
Four FEIR similarly concludes that implementation of an FPP would reduce risk of wildland fire.
The proposed modifications would not substantially alter the land uses which could cause an
increase in the severity of previously identified impacts. Impacts could still result due to
earthmoving activities and the historical agricultural use of the land. Mitigation measures
identified in the FEIRs would still be required to reduce potentially significant impacts from
hazardous materials to a level below significance. Similarly, coordination and notification with
FAA would still be required of the proposed modifications.
The proposed modifications would introduce residential structures adjacent to Wolf Canyon,
which will remain as open space after project implementation and poses a wildfire threat. An
update to the FPP was prepared for the proposed modifications (Dudek 2021f). The Village Three
North and Portion of Village Four FPP for the approved project was approved by the City Chula
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University Villages – Village Three North and a Portion of Village Four
29 February 2021
Vista Fire Department (CVFD) in 2014. In October 2016, Section 4.3 of the Village Three North
and Portion of Village Four FPP was revised to address the application of Chapter 7A of the
California Building Code (CBC). The first amendment to the Village Three North and Portion of
Village Four FPP was approved by the CVFD in December 2016.
The approved FPP, as revised, was compared with the proposed modifications (Dudek 2021f).
Based on the evaluation of both documents, it was determined that the findings of the approved
FPP, as revised, remain applicable and valid with some minor changes. The second amendment to
the FPP incorporates the R-20 parcel into the FPP boundary and establishes a 100-foot fuel
modification zone at the perimeter. The second amendment also includes text updates to Section
1.3 to address current 2019 Chula Vista Fire Codes and 2019 California Fire Code; Section 3.0 to
update CVFD Fire Response Capabilities; Section 4.1 to require compliance with the Approved
and Prohibited Plant Lists; Section 4.1.2 to address the interface of Village 3 at Heritage Road;
Section 4.2 to address Fire Access Road requirements; Section 4.2.1 to require 24-foot minimum
fire apparatus access roads; Section 4.2.; to require dead end fire apparatus access road, where
appropriate; Section 4.2.5 to require fire hydrant spacing at 300 or 500 feet depending on building
type and Section 4.3 to require CVFD/maintenance access every 1,000 linear feet at the project
boundary. (Dudek 2021f). These amendments are consistent with the approved FPP and analysis
contained in the University Village FEIR. Therefore, the proposed modifications would not
increase potential impacts related to wildland fire. No new significant hazards or risk of upset
impacts would occur beyond those identified in the University Villages FEIR and the Village Two,
Three, and Four FEIR; no additional mitigation is required.
Housing and Population
Population and housing impacts associated with the approved project are discussed in Section 5.16
in the University Villages FEIR. As stated therein, the approved project would result in an
approximate population increase of 5,174 people. The University Villages FEIR determined that
although the approved project would result in substantial population growth, compliance with the
General Plan and Otay Ranch GDP amendments and the Growth Management Oversite
Commission and related thresholds, preparation of a Public Facilities Financing Plan, payment of
Development Impact Fees and Transportation Development Impact Fees, and adherence to the
updated San Diego Association of Governments (SANDAG) 2050 Regional Growth Forecast
would ensure that the approved project would have less than significant impacts associated with
population growth. Therefore, no mitigation measures would be required.
Population and housing impacts associated with the approved project are discussed in Section 5.8
in the Village Two, Three, and Four FEIR. As discussed in the Village Two, Three, and Four FEIR,
the approved project would result in an increase in population of 0.01 percent over the adopted
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30 February 2021
Otay Ranch GDP. This increase would not result in a substantial change therefore, it does not
represent substantial population growth or a significant direct impact on the environment. Impacts
were determined to be less than significant.
The proposed modifications would result in the transfer of 41 DUs from Village Nine to
Village Three through an increase of the authorized units in Village Three from 1,597 to 1,638
DUs and correspondingly a reduction in the authorized unit in Village Nine from 4,000 to
3,959 DUs. While the proposed modifications wou ld result in a direct increase in potential
residential population within Village Three, the increase would be balanced through the
reduction of authorized units within Village Nine. Therefore, potential population growth
within Otay Ranch would remain as analyzed in the FEIRs. Additionally, the proposed
modifications would not require an expansion of the development footprint from that studied in
the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore, there would be
no new potential to displace existing people or housing. No new significant mineral resource
impacts would occur beyond those identified in the University Villages FEIR and the Village Two,
Three, and Four FEIR; no additional mitigation is required.
Mineral Resources
Mineral resources are addressed in Section 5.17 in the University Villages FEIR. As stated in the
University Villages FEIR, the Village Three North and Portion of Village Four site is located in
Mineral Resource Zone 3 (MRZ-3). The MRZ-3 classification for mineral resources represents
an area that has the potential for mineral deposits but where no resources have been identified.
As determined in the University Villages FEIR, although Village Three and a Portion of Village
Four would be located on MRZ-3 land, implementation of the approved project would not result
in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state. As such, impacts would be less than significant.
Mineral resources are addressed in Section 9.1 in the Village Two, Three, and Four FEIR. It was
determined that known significant mineral deposit do not occur within the approved project area.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore,
no new areas that may contain mineral resources outside the previously evaluated development
area would be encountered. No new significant mineral resource impacts would occur beyond
those identified in the University Villages FEIR and the Village Two, Three, and Four FEIR; no
additional mitigation is required.
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31 February 2021
7 CONCLUSION
This document identifies all changed circumstances and provides on the proposed modifications
that were not previously disclosed in the University Villages FEIR. The City has determined that
none of the changes associated with the proposed project require the preparation of a Subsequent
or Supplemental EIR pursuant to CEQA Guidelines Sections 15162 and 15163.
Pursuant to Section 15164 of the CEQA Guidelines and based on the above discussion, I hereby
find that approval and implementation of the proposed modifications will result in only minor
technical changes or additions, which are necessary to make the University Villages FEIR
adequate under CEQA.
______________________________ ___________
Name/Title Date
Attachments: Figure 1, Regional Map
Figure 2, Project Area
Figure 3, Approved Site Utilization Plan – Village Three North and a Portion of Village Four
Figure 4, Approved Site Utilization Plan – FlatRock Property
Figure 5, Proposed Site Utilization Plan – Village Three and a Portion of Village Four
DocuSign Envelope ID: 40F94DBD-E587-4510-BC1D-F1A207A40421
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
32 February 2021
8 REFERENCES
Chen Ryan. 2021. Otay Ranch Village 3 North and a Portion of Village 4 Trip Generation
Review. February 12.
City of Chula Vista. 2006. Otay Ranch Villages Two, Three, and a Portion of Village Four SPA
Plan Final Second Tier Environmental Impact Report. May.
City of Chula Vista. 2014. University Villages Comprehensive SPA Plan Amendment Final
Environmental Impact Report. December.
City of Chula Vista. 2016. Addendum to EIR – University Villages – Village Three North and a
Portion of Village Four. September 19.
Dexter Wilson. 2020a. Otay Ranch 3 SPA Amendment Water Evaluation. October 30.
Dexter Wilson. 2020b. Otay Ranch 3 SPA Amendment Water Conservation Plan Evaluation.
October 30.
Dexter Wilson. 2021c. Otay Ranch Village 3 SPA Amendment Sewer Evaluation. February 8.
Dudek. 2020a. Otay Ranch Village Three Project – Air Quality and Greenhouse Gas Update.
October 5.
Dudek. 2020b. Health Risk Assessment Report for the Otay Ranch Village 3 North Project, City
of Chula Vista, California. December.
Dudek. 2020c. Otay Ranch Village Three – Noise Update Analysis. October 5.
Dudek. 2020d. Otay Ranch Village Three Project – Archaeological and Paleontological Update.
October 5.
Dudek. 2020e. Otay Ranch Village Three Addendum, Review of Biological Resources. October
5.
Dudek. 2021f. Village 3 North and a Portion of Village 4 Fire Protection Plan 2nd Amendment.
February 17.
DocuSign Envelope ID: 40F94DBD-E587-4510-BC1D-F1A207A40421
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FIGURE 1Regional Map
0 15510MilesI
^
Project Location
University Villages – Village Three North and a Portion of Village Four Sectional Planning Area Addendum
DocuSign Envelope ID: 40F94DBD-E587-4510-BC1D-F1A207A40421
FIGURE 2
AERIAL SOURCE: BING MAPPING SERVICE
0 1,500750
Feet
SPA Development, Preserve Take, Active Recreation,
Planned and Future Facilities
Off-Site Improvements
Approved Project Area
Sectional Planning Area Boundary
University Villages – Village Three North and a Portion of Village Four Sectional Planning Area Addendum
DocuSign Envelope ID: 40F94DBD-E587-4510-BC1D-F1A207A40421
University Villages - Village Three North and a Portion of Village Four Sectional Planning Area Addendum
FIGURE 3
Approved Site Utilization Plan - Village Three North and a Portion of Village Four (2016)
DocuSign Envelope ID: 40F94DBD-E587-4510-BC1D-F1A207A40421
University Villages - Village Three North and a Portion of Village Four Sectional Planning Area Addendum
FlatRock Property
FIGURE 4
Approved Site Utilization Plan - FlatRock Property (2006)
DocuSign Envelope ID: 40F94DBD-E587-4510-BC1D-F1A207A40421
University Villages - Village Three North and a Portion of Village Four Sectional Planning Area Addendum
FIGURE 5
Proposed Site Utilization Plan - Village Three and a Portion of Village Four
DocuSign Envelope ID: 40F94DBD-E587-4510-BC1D-F1A207A40421