HomeMy WebLinkAboutAttachment 6 - Chula Vista General Plan Amendment Justification ReportSUNBOW II, PHASE 3
Chula Vista General Plan Amendment
Justification Report
May 2021
APPLICANT:
ACI SUNBOW, LLC
Contact: Bill Hamlin
2356 Moore Street
San Diego, CA 92110
619-544-9171
PREPARED FOR:
LENNAR HOMES OF CALIFORNIA, INC.
16465 Via Esprillo, Suite 150
San Diego, CA 92127
Contact: David Shepherd
Adopted ______________
By Resolution No. ______________
PREPARED BY:
RH Consulting Group, LLC
Contact: Ranie Hunter
Ranie@RHConsultingGroup.com
619-823-1494
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TABLE OF CONTENTS
I. Introduction & Background .................................................................................................. 2
II. Existing Site Conditions ......................................................................................................... 3
III. Proposed Amendments and Project Proposal ...................................................................... 5
A. Proposed Amendments .............................................................................................................. 5
B. Project Proposal ......................................................................................................................... 5
C. Development Schedule .............................................................................................................. 6
D. Fiscal Impact Analysis Update .................................................................................................. 6
E. Other Sunbow II, Phase 3 Entitlements ..................................................................................... 6
IV. Land Use Considerations ....................................................................................................... 7
V. Economic Considerations ....................................................................................................... 8
VI. Environmental Considerations .............................................................................................. 9
VII. Housing Development Considerations .................................................................................. 9
VIII. Infrastructure Considerations ............................................................................................. 10
IX. Public Benefit Consideration ............................................................................................... 10
X. Annexation ............................................................................................................................. 10
XI. List of Proposed General Plan Amendments ..................................................................... 10
Attachment A: Sunbow II, Phase 3 Chula Vista General Plan Consistency Analysis
Attachment B: Sunbow II, Phase 3 Market and Financial Analysis of Industrial Use (HR&A 2021)
Attachment C: Sunbow II, Phase 3 Fiscal Impact Analysis (DPFG 2021)
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Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 2 May 2021
I. Introduction & Background
The City of Chula Vista authorized development of the 604.8 acre Sunbow Planned Community upon
approval of the following:
• Sunbow II General Development Plan (GDP) approved by Resolution No. 15427 on December
5, 1989;
• Sunbow II Public Facilities Financing Plan (PFFP) approved by Resolution No. 15525 on
January 24, 1990;
• Sunbow II Sectional Planning Area (SPA) Plan approved by Resolution No. 15524 on
February 20, 1990;
• Sunbow II Planned Community District Regulations and Land Use District Map approved by
Ordinance No. 2361 on February 27, 1990;
• Sunbow II Design Guidelines approved by Resolution No. 15640 on May 22, 1990;
• Sunbow II Tentative Subdivision Map (TSM 90-07) approved by Resolution No. 115640 on
May 22, 1990; and
• Sunbow II Affordable Housing Agreement approved by Resolution No. 18662 on May 13,
1997.
In February 2003, the City of Chula Vista adopted the City of Chula Vista MSCP (Multi-Species
Conservation Plan) Subarea Plan. At that time, development of the approved Sunbow Planned
Community was underway. When the City adopted the MSCP Plan, Sunbow was not identified as a
“covered project;” however, the MSCP Plan established a hardline MSCP Preserve Boundary adjacent
to the Sunbow II, Phase 3 development area. Based upon the City’s MSCP Boundary data, the
Applicant’s Engineer (Hunsaker & Associates) determined that within the 135.7-acre Sunbow II,
Phase 3 Project Area, there are approximately 62.07 acres of land designated MSCP Preserve, the 3.9-
acre Poggi Easement area and approximately 69.7 acres of development area.
In 2004, 2009 and most recently in 2019, the Applicant pursued a General Plan Amendment and rezone
to convert the Sunbow II, Phase 3 Industrial Park from Limited Industrial to residential land uses. In
response to this request, the Chula Vista City Council approved the Community Benefit Agreement
on January 7, 2020 (Adopted by Resolution 2020-003) between the Applicant and the City which
would allow the Applicant to process entitlements to convert the undeveloped Sunbow II, Phase 3 site
from Limited Industrial to residential uses, open space and other associated land used described below.
The Community Benefit Agreement would provide funding that can be utilized by the City to facilitate
the construction of high value job producing land uses within the City. Refer to Section IV. Public
Benefit Considerations for additional details.
On February 26, 2020, ACI Sunbow, LLC (Applicant) filed an application with the City of Chula
Vista for the Sunbow II, Phase 3 Sectional Planning Area (SPA) Plan Amendment . The application
included the discretionary actions necessary to implement a proposal to rezone the Sunbow II, Phase
3 Industrial Park to residential, Community Purpose Facility and other related land uses. The
application also includes a proposed a minor MSCP Boundary Adjustment between the development
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 3 May 2021
area and the adjacent Chula Vista MSCP Preserve area north and west of Planning Area 23, which
would result in a 0.09 acre increase to MSCP Preserve Open Space within the 135.7-acre Project Area.
The Project includes the following:
• Chula Vista General Plan Amendment
• Sunbow II General Development Plan Amendment
• Chula Vista MSCP Subarea Plan Boundary Adjustment
• Sunbow II SPA Plan Amendment
• Rezone
• Tentative Map
• Development Agreement
The scope of the Project encompasses Sunbow II, Phase 3. Based upon a more precise level of
engineering information currently available, including GIS mapping, the Sunbow II, Phase 3
development area acreage has been refined and encompasses 67.5 acres, which includes 44.2 acres of
residential, a 0.9-acre Community Purpose Facility (CPF) site, 5.9 acres of public streets and 16.5
acres of manufactured open space slopes and basins. Approximately 4.3 acres of Poggi Creek
Conservation Easement area, a 0.3-acre conserved wetland resource area and 63.61 acres of MSCP
Preserve area are also within the 135.7-acre Project Area.
The City of Chula Vista contracted with HR&A Advisors, Inc. to assist the Development Services
Department in understanding 1) the potential impact of the proposed industrial rezoning on Chula
Vista’s ability to meet the City’s long-term employment goals; and 2) whether it is reasonable to expect
the Sunbow property would develop as an industrial property rather than remain vacant, if it were to
retain its current industrial zoning. The Sunbow II, Phase 3 Market and Financial Analysis of
Industrial Use (HR&A 2021) is provided as Attachment B to this report.
The City also requested that the Applicant prepare the City’s Net Fiscal Impact Model to estimate the
fiscal impacts of the Project. The Applicant retained Development Planning & Financing Group
(DPFG) to prepare the City’s Net Fiscal Impact Model. The Sunbow II, Phase 3 – Fiscal Impact
Analysis (DPFG 2021) is provided as Attachment C to this report.
II. Existing Site Conditions
The 135.7-acre Project Area is within the municipal boundaries of the City of Chula Vista. The Project
Area is located within the Chula Vista General Plan (CVGP), Master Planned Communties Subarea.
The current CVGP designates Sunbow II, Phase 3 as Limited Industrial (46.0 acres) and the adjacent
MSCP Preserve area is designated Open Space Preserve. The Project Area is currently governed by
the Planned Community District Regulations approved with the 1990 Sunbow II SPA Plan. However,
1 The proposed MSCP Preserve area also includes approximately 1.31 acres of “Mapping Correction area” and
approximately 1.12 acres of MSCP Allowable Use (Basin – Future Facility).
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 4 May 2021
Sunbow II, Phase 3 Planned Community Regulations specific to the Project are provided in the
Sunbow II, Phase 3 SPA Plan Amendment, Chapter 14.0.
The Project Area is vacant and undeveloped. Surrounding land uses include existing Olympic
Parkway and Sunbow single family homes to the north, the Otay Landfill to the south, future Otay
Ranch Village 2 West to the east and existing single family homes to the west. The Project Area
landform consists of undulating slopes south of existing Poggi Creek.
Access to the Project Area is provided directly from Olympic Parkway, an existing 6-Lane Prime
Arterial roadway, via the extension of two public streets planned through the project site. Regional
access is provided via I-805 to the west and SR-125 to the east. (See Vicinity Map below) Access,
surrounding land use designations and adopted and proposed Sunbow II, Phase 3 land use designations
are depicted on the “General Plan Land Use Diagram” provided below.
Vicinity Map
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 5 May 2021
III. Proposed Amendments and Project Proposal
The Applicant proposes to amend the CVGP Land Use Diagram to change the land use designation
from Limited Industrial to High Residential, Medium-High Residential and modify the limits of Open
Space Preserve and Open Space land uses within the Project Area. The proposed amendments to
CVGP are outlined below.
A. Proposed Amendments
This proposal includes amendments to the following CVGP diagrams and tables:
• General Plan Land Use Diagram (Figure 5-12, Page LUT-47) –
o Modify the General Plan land use designations from Limited Industrial to High
Residential, Medium High Residential, Open Space and Open Space Preserve
• General Plan Land Use Distribution in 2030 (Acreages), (Table 5-6, Page LUT-56)
o Modify the land use acreages of Medium-High Residential, High Residential, Open
Space Preserve and Open Space to reflect the Project
• General Plan Land Use in 2030 (Table 5-7, Page LUT-57)
o Modify the residential dwelling units within the Medium-High and High residential
land uses and and acreage by land use designations to reflect the Project
See Attachment B, Chula Vista General Plan Amendment Consistency Analysis for an analysis
demonstrating how the proposed project is consistent with applicable CVGP Objectives and Policies.
B. Project Proposal
The proposed Sunbow II, Phase 3 Site Utilization Plan includes 718 multi-family attached dwelling
on 44.2 acres, 63.6 acres designated MSCP Preserve and 16.5 acres comprised of manufactured slopes
and basins, 5.9 acres of public streets, a 0.9-acre Community Purpose Facility (private recreation
facility), a 0.3-acre conserved wetland resource and 4.3 acres of Poggi Creek Conservation Easement
areas.
Four distinct multi-family residential product types are proposed within the Project, including 2- and
3-story row townhomes and triplex homes served by private streets and drives. A Community Purpose
Facility designed as a private recreation facility is conveniently located and is planned as a private
swim club for homeowner use. The areas designated Open Space Preserve would become part of the
City’s permanent MSCP Preserve.
A comparison between the Sunbow II, Phase 3 land uses approved in the 2009 Sunbow II SPA Plan
and the Proposed Sunbow II, Phase 3 SPA Amendment are depicted in Table 1 below:
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 6 May 2021
Table 1 – Comparison of Land Uses: 1990 Sunbow II SPA Plan to 2020 Proposed Project1
Approved Land
Uses
Proposed Project Land
Uses
Approved vs. Proposed
Land Uses
Land Use Acres Units Acres Units Acres Units
Research & Limited Industrial 46.0 -46.0
Residential Medium High
36.6 534 +36.6 +534
Residential High 7.6 184 +7.6 +184
Community Purpose Facility 0.9 +0.9
Preserve Open Space 62.1
63.62 0 +1.5
Open Space/Other3 27.6 21.1 -6.5
Circulation 5.9 +5.9
TOTAL 135.7
135.7 718 +0.0 +718
1Acreage reflects rounding of numbers to nearest 1/10th acre and may vary slightly from calculated total.
2 Preserve Open Space includes 1.31 acres of “Mapping Correction Area.”
3 Includes manufactured slopes, basins, Poggi Creek Conservation Easement areas and conserved wetland resource area.
C. Development Schedule
The Project development schedule assumes entitlements are approved in mid-2021. Initial grading
activities are planned to begin immediately after entitlement approvals, with build out anticipated by
approximately 2028.
D. Fiscal Impact Analysis Update
The Applicant prepared an updated fiscal analysis for Sunbow II, Phase 3 utilizing the City’s fiscal
model. The fiscal update assumes full build out 718 residential units. The results generated from the
fiscal model meet the requirements of CVMC 19.09.040 and demonstrate that the Project will generate
an annual fiscal surplus in Years 1 - 20 ($46,461 - $270,298) and a cumulative fiscal surplus over the
first 20 years of approximately $3,218,323. (See Attachment C, Sunbow II, Phase 3 Fiscal Impact
Analysis, 2020).
E. Other Sunbow II, Phase 3 Entitlements
Along with this proposed CVGP Amendment, the Applicant is concurrently processing the following
entitlements:
• Sunbow GDP Amendment;
• Chula Vista MSCP Boundary Adjustment;
• MSCP Minor Amendment (to address temporary off-site grading impacts);
• Sunbow SPA Plan Amendment (including required SPA Appendices);
• Rezone;
• Tentative Map (CVT # 20-0002); and
• Development Agreement
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 7 May 2021
IV. Land Use Considerations
The Sunbow Industrial Park is the last remaining undeveloped portion of the Sunbow II SPA Plan .
The Sunbow II, Phase 3 site was designated Limited Industrial (IL) and Open Space (OS) in the 1989
Chula Vista General Plan and the 2005 General Plan Update. In 2004 and again in 2019, the Applicant
pursued revisions to the land use designation within the Sunbow II, Phase 3 area. 30 years after the
Sunbow II SPA Plan was approved, and with no market interest to invest in public improvement and
grading for the Sunbow Industrial Park over that same timeframe, the Applicant submitted a request
to initiate a General Plan amendment and rezone to develop as a residential/commercial development.
As part of the review of the GPA initiation request, the City raised questions regarding the viability of
industrial uses planned for the site vs. development of office and residential land uses. In response to
these issues, the Applicant prepared an Employment Analysis and Fiscal Impact Analysis. The
employment analysis concluded that commercial office uses in general produce a high er number of
jobs than light industrial uses. The fiscal analysis identified that a modest amount of commercial use
would offset the fiscal impacts of a market rate housing development.
In order to encourage development of viable employment lands in eastern Chula Vista that will also
serve as a catalyst for development of a university campus, the City asked the Applicant for alternative
solutions to achieve the City’s goals and address the contention that the industrial development market
could not overcome the necessary construction costs of the Sunbow Industrial Business Park stie. The
Community Benefits Agreement provided the City and Applicant preferred solutions.
On January 7, 2020, the Chula Vista City Council approved the Community Benefit Agreement (CBA)
between the City of Chula Vista and ACI Sunbow, LLC by Resolution No. 2020-003, which would
allow the Applicant to process entitlements that would involve converting the undeveloped 46-acre
site designated Limited Industrial to residential uses. For the City, the CBA would provide funding
that can be utlized by the City to direct the construction of either a Class “A” office building that
would facilitate high quality job enhancement uses along the SR-125 corridor on City or non-profit
owned land or a commercial/academic building that can facilitate either an academic or private-sector
market-rate project to advance the vision of the University Innovation District (such as enabling the
development of an Institute for International Studies), or some other notable project at the City’s
discretion.
The City of Chula Vista contracted with HR&A Advisors, Inc. to assist the Development Services
Department in understanding the potential economic implications of the proposed General Plan
Amendment. HR&A Advisors Inc. prepared the Sunbow II, Phase Market and Fiscal Analysis of
Industrial Use (2021). The analyses included the following conclusions:
“Chula Vista currently has enough developable land to accommodate projected industrial
demand with a surplus of 190 to 311 acres of vacant developable industrial land remaining
after 2050.”
“With a FAR of approximately 0.38, tied to the blended average between standard industrial
and flex spaces in the region, this analysis indicates that the city will need 118 and 239 acres
to accommodate future industrial growth. Based on the city’s current industrial land uses and
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 8 May 2021
zoned capacity, Figure 15 shows that, after accounting for future industrial demand, the city
would still have at least 190 acres of additional, undeveloped industrial lands. If rezoning of
the Site is approved, between 147 and 268 net acres of land zoned for industrial use are likely
to remain in Chula Vista.”
The HR&A analyses also resulted in the following conclusions regarding the viability of the Planning
Area 23 site developing as an industrial use:
“Significant topographical variation on the site is a barrier to industrial development due to the
expense and time associated with grading and site development preparation.”
“Based on an analysis of recent land sales and the lack of developer or end-use interest over
the past 20 years, industrial development on the Site is unlikely to be financial feasible.”
Under the proposed land uses, Sunbow II, Phase 3 is designed to help satisfy the increasing demands
for attainable work-force homes and move-up home buyers. The amended Sunbow II, Phase 3 land
use plan provides four distinct multi-family product types with 15 unique floor plans. Connections to
existing bicyle and pedestrian facilities, specifically the Chula Vista Regional Trail and dedicated bike
lanes along Olympic Parkway, are also planned. The on-site pedestrian pathways connect a series of
passive and active recreational areas and provide pleasant and convenient walking routes throughout
the residential neighborhoods. A centrally located private recreation facility will provide a gathering
area and meet the social and recreational needs of the residents.
The proposed land use plan is compatible with adjacent residential land uses within the existing
Sunbow Planned Community and creates a unique theme and experience for its residents and visitors.
The Project is designed as a residential enclave featuring contemporary architectural styles.
Architecture will include a variety of distinct and unique combinations of elevations and colors. The
landscape design compliments the contemporary architectural styling of the community while
providing a series of open space amenities to serve the active and passive recreational needs of the
community. The landscape evolves from a naturalized aesthetic at the edges to a drought tolerant
gardenesque tyling in the central streetscape and green spaces.
A buffer that serves as the fuel modification area is planned at the perimeter of the development area
and along the development edge adjacent to the on-site MSCP Preserve areas. Walls and landscape
materials will provide visual softening and screening from adjacent properties. Impacts to adjacent
development are not anticipated.
V. Economic Considerations
The Applicant prepared an updated fiscal analysis for Sunbow II, Phase 3 utilizing the City’s fiscal
model. The fiscal update assumes build out 718 residential units. The results generated from the fiscal
model meet the requirements of CVMC 19.09.040 and demonstrate that the Project will generate an
annual fiscal surplus in Years 1 - 20 ($46,461 - $270,298) and a cumulative fiscal surplus over the
first 20 years of approximately $3,218,323. (See Sunbow II, Phase 3 Fiscal Impact Analysis, 2021).
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 9 May 2021
The Community Benefits Agreement provides the City with an opportunity to facilitate economic
growth by the Applicant providing $8.0 million (“Job Enhancement Funds”) in support funding for
the development of a Class “A” office building within the SR-125 corridor. The construction of such
office spaces would provide a catalyst for development that could generate high -quality jobs in
locations currently suitable for construction. In addition to payment of the $8.0 million Job
Enhancement Funds, the City would also receive Park Benefit Fees (approximately $11.06 million)
for park and recreation amentities that can be used by the City to acquire and/or develop parkland, as
the City determines appropriate and in the best interest of the City.
VI. Environmental Considerations
An Environmental Impact Report (EIR) was prepared for the Sunbow II, Phase 2 SPA Plan
Amendment. The following technical reports were prepared for the EIR to determine potential
environmental impacts associated with the Project and to evaluate potential impacts of the adjacent
Otay Landfill on proposed residential development within Planning Area 23:. See Sunbow II, Phase
3 SPA Amendment EIR for additional details.
• Memorandum (Appendix B) and Health Risk Assessment (Dudek 2020)
• Sunbow II, Phase 3 – Noise Impact Analysis (Dudek 2020)
• Sunbow II, Phase 3 SPA Amendment – Biological Impact Analysis Report (Merkel 2021)
• Sunbow II, Phase 3 SPA Amendment - Functional Equivalency Analysis for MSCP
Boundary Line Adjustment and Facility Siting Criteria Report (Merkel 2020)
• Habitat Restoration and Sensitive Species Mitigation Plan for the Sunbow II, Phase 2 SPA
Plan Amendment (Merkel 2020)
• Sunbow II, Phase 3 Geotechnical Investigation (GEOCON, Inc. 2020)
• Priority Development Project (PDP) Storm Water Quality Management Plan for the
Sunbow II, Phase 3 Tentative Map (Hunsaker 2020)
• Drainage Study for Sunbow II, Phase 3 (Hunsaker 2021)
• Traffic Impact Analysis for Sunbow II, Phase 3 (Linscott, Law & Greenspan 2021)
• Overview of Water Service for Sunbow II, Phase 3 (Dexter Wilson Engineering 2020)
• Sewer System Evaluation for Sunbow II, Phase 3 (Dexter Wilson Engineering 2020)
• Sunbow II, Phase 3 SPA Amendment Water Conservation Plan Updated (SPA Plan
Appendix E) (Dexter Wilson Engineering 2020)
• Cultural and Paleontological Resources Report for Sunbow II, Phase 3 (Dudek 2020)
• Sunbow II, Phase 3 Fiscal Impact Analysis (DPFG 2021)
• Sunbow II, Phase 3 Market and Financial Analysis of Industrial Use (HR&A Advisors,
Inc. 2021)
VII. Housing Development Considerations
Sunbow II, Phase 3 is designed to help satisfy the increasing demand for attainable work-force homes
and move-up home buyers. The amended Sunbow II, Phase 3 land use plan provides four distinct
multi-family product types with 15 unique floor plans. A centrally located private recreation facility
will provide a gathering area and meet the social and recreational needs of the residents.The Sunbow
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 10 May 2021
II, Phase 3 Project is subject to the City of Chula Vista Balanced Community Affordable Housing
Policies. This obligation is addressed in the Sunbow II, Phase 3 Balanced Communities Affordable
Housing Agreement and Development Agreement.
VIII. Infrastructure Considerations
The City approved the Sunbow II Public Facility Finance Plan (PFFP) by Resolution No. 15524 on
February 20, 1990 that outlines the infrastructure, services and facilities needed to serve the Sunbow
Planned Community, consistent with the City’s Growth Management Program. The Supplemental
PFFP (2021) addresses traffic, police, fire and emergency medical services, schools, libraries, parks,
trails and open space, water, sewer, drainage, air quality, civic center corporation and other public
faciities to ensure the Project provides the infrastructure necessary to serve Sunbow II, Phase 3.
IX. Public Benefit Consideration
The Community Benefits Agreement provides the City with the ability to facilitate development within
the SR-125 corridor or the University Innovation District in the academic, high technology and
innovation fields that produce opportunities for high paying jobs for the residents of Chula Vista. The
Applicant’s commitments to providing $8.0 million in Job Enhancement Funds, will allow the City to
realize significant economic, social, and other benefits. These public benefits will advance the
interests and meet the needs of Chula Vista’s residents and visitors to a significantly greater extent
than the vacant land under the current entitlements and absent the Community Benefits Agreement.
In addition to payment of the $8.0 million Job Enhancement Funds, the City would also receive Park
Benefit Fees (approximately $11.03 million) for park and recreation amentities that can be used by the
City to acquire and/or develop parkland, as the City determines appropriate and in the best interest of
the City. The Applicant has also entered into a Development Agreement with the City of Chula Vista
that memorializes the commitments in the Community Benefits Agreements and how the Community
Purpose Facility and affordable housing obligations are satisfied, among other things.
X. Annexation
No annexations actions are planned for the Project.
XI. List of Proposed General Plan Amendments
With the proposed amendments, the Project will remain consistent with the Chula Vista General Plan
land use, transportation, economic development, housing, public facilities and services, environmental
and growth management objectives and policies. This section provides a list of proposed amendments
by CVGP page number. Proposed revisions to CVGP diagrams and tables are provided below.
Chapter 5 – Land Use and Transportation Element
• General Plan Land Use Diagram (Figure 5-12, Page LUT-47) –
o Modify the General Plan land use designation with Planning Area 23 from Limited
Industrial to Medium High and High Residential
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 11 May 2021
o Modify the limits of development for the Medium High and High Residential, Open
Space and Open Space Preserve land use boundaries per the MSCP Boundary
Adjustment
• General Plan Land Use Distribution in 2030 (Acreages), (Table 5-6, Page LUT-56)
o Modify the Medium High, High, Limited Industrial and Open Space and Open Space
Preserve acreages to reflect the Project
• General Plan Land Use in 2030 (Table 5-7, Page LUT-57)
o Modify the residential dwelling units within the Medium High and High land use
designations to reflect the project
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 12 May 2021
ADOPTED - GENERAL PLAN LAND USE DIAGRAM, FIGURE 5-12 (PAGE LUT-47)
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 13 May 2021
PROPOSED - REVISION TO - GENERAL PLAN LAND USE DIAGRAM, FIGURE 5-12
(PAGE LUT-47)
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 14 May 2021
EXISTING TABLE 5-6: GENERAL PLAN LAND USE DISTRIBUTION IN 2030
(ACREAGES)
General Plan Land
Use Designation
Total
General
Plan Area
Bayfront Northwest Southwest
East
East Chula
Vista
Subareas
Unincorporated
Sweetwater
Subareas
Unincorporated
Otay Ranch
Subareas
Residential
Low 6,977 - 64 - 1,560 2,453 2,900
Low Medium 8,010 - 1,354 1,401 4,737 307 211
Medium 1,604 - 187 288 1,025 32 72
Medium High 665 - 143 113 312 - 97
High 525 - 124 253 148 - -
Urban Core 84 - 84 - - - -
Bayfront High 14 14 - - - - -
Commercial
Retail 826 - 115 202 477 32 -
Visitor 148 135 11 2 - - -
Professional & Admin. 160 13 61 7 67 12 -
Mixed Use
Mixed Use Residential 933 - 174 98 611 - 50
Mixed Use
Commercial 135 25 37 58 15 - -
Mixed Use Transit
Focus Area 122 - 83 39 - - -
Industrial
Limited Industrial 1,885 62 116 384 1,107 - 216
Regional Technology
Park 85 - - - 85 - -
General Industrial 175 175 - - - - -
Public, Quasi Public
and Open Space
Public, Quasi Public 2,901 55 225 321 1,880 381 39
Parks and Recreation 978 74 73 106 606 88 31
Open Space 7,305 100 215 617 3,578 1,101 1,694
Open Space Preserve 16,926 362 18 97 4,582 1,997 9,870
Open Space - Active
Recreation 375 8 44 - 323 - -
Water 2,672 1,498 - - - 9 1,165
Special Planning
Area
Eastern Urban Center 266 - - - 266 -
Resort 230 - - - - 230
Town Center 85 - - - 85 -
Other² 4,606 99 866 829 2,343 408 61
Total Acres 58,692 2,620 3,994 4,815 23,807 6,820 16,636
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 15 May 2021
PROPOSED TABLE 5-6: GENERAL PLAN LAND USE DISTRIBUTION IN 2030
(ACREAGES) (Proposed changes shown in red)
General Plan Land
Use Designation
Total
General
Plan Area
Bayfront Northwest Southwest
East
East Chula
Vista
Subareas
Unincorporated
Sweetwater
Subareas
Unincorporated
Otay Ranch
Subareas
Residential
Low 6,977 - 64 - 1,560 2,453 2,900
Low Medium 8,010 - 1,354 1,401 4,737 307 211
Medium 1,604 - 187 288 1,025 32 72
Medium High 708 - 143 113 355 - 97
High 537 - 124 253 160 - -
Urban Core 84 - 84 - - - -
Bayfront High 14 14 - - - - -
Commercial
Retail 826 - 115 202 477 32 -
Visitor 148 135 11 2 - - -
Professional & Admin. 160 13 61 7 67 12 -
Mixed Use
Mixed Use Residential 933 - 174 98 611 - 50
Mixed Use
Commercial 135 25 37 58 15 - -
Mixed Use Transit
Focus Area 122 - 83 39 - - -
Industrial
Limited Industrial 1,839 62 116 384 1,061 - 216
Regional Technology
Park 85 - - - 85 - -
General Industrial 175 175 - - - - -
Public, Quasi Public
and Open Space
Public, Quasi Public 2,901 55 225 321 1,880 381 39
Parks and Recreation 978 74 73 106 606 88 31
Open Space 7,299 100 215 617 3,572 1,101 1,694
Open Space Preserve 16,927 362 18 97 4,583 1,997 9,870
Open Space - Active
Recreation 375 8 44 - 323 - -
Water 2,672 1,498 - - - 9 1,165
Special Planning
Area
Eastern Urban Center 266 - - - 266 -
Resort 230 - - - - 230
Town Center 85 - - - 85 -
Other² 4,606 99 866 829 2,343 408 61
Total Acres 58,696 2,620 3,994 4,815 23,811 6,820 16,636
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 16 May 2021
EXISTING TABLE 5-7: GENERAL PLAN LAND USE IN 2030
General Plan Land Use Designation 2030 Acres 2030 Dwelling
Units
RESIDENTIAL
Low 6,977 8,232
Low Medium 8,010 41,286
Medium 1,604 16,159
Medium High 665 10,314
High 525 15,382
Urban Core 84 3,830
Bayfront High 14 1,500
COMMERCIAL
Retail 826
Visitor 148
Professional & Office 160
MIXED USE
Mixed Use Residential 933 17,639
Mixed Use Commercial 135
Mixed Use Transit Focus Area 122 3,782
INDUSTRIAL
Limited Industrial 1,885
Regional Technology Park 85
General Industrial 175
PUBLIC, QUASI PUBLIC AND OPEN
SPACE
Public/Quasi-Public 2,901
Parks and Recreation 978
Open Space 7,305
Open Space Preserve 16,926
Open Space - Active Recreation 375
Water 2,672
SPECIAL PLANNING AREA
Eastern Urban Center 266 4,905
Resort 230
Town Center 85 1,929
OTHER* 4,606
TOTAL 58,692 124,958
* Streets, freeways, utility rights-of-way
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 17 May 2021
PROPOSED TABLE 5-7: GENERAL PLAN LAND USE IN 2030
(Proposed amendments shown in red)
General Plan Land Use Designation 2030 Acres 2030 Dwelling
Units
RESIDENTIAL
Low 6,977 8,232
Low Medium 8,010 41,286
Medium 1,604 16,159
Medium High 708 10,848
High 537 15,566
Urban Core 84 3,830
Bayfront High 14 1,500
COMMERCIAL
Retail 826
Visitor 148
Professional & Office 160
MIXED USE
Mixed Use Residential 933 17,639
Mixed Use Commercial 135
Mixed Use Transit Focus Area 122 3,782
INDUSTRIAL
Limited Industrial 1,839
Regional Technology Park 85
General Industrial 175
PUBLIC, QUASI PUBLIC AND OPEN
SPACE
Public/Quasi-Public 2,901
Parks and Recreation 978
Open Space 7,299
Open Space Preserve 16,927
Open Space - Active Recreation 375
Water 2,672
SPECIAL PLANNING AREA
Eastern Urban Center 266 4,905
Resort 230
Town Center 85 1,929
OTHER* 4,606
TOTAL 58,696 125,676
* Streets, freeways, utility rights-of-way
Sunbow II, Phase 3
Chula Vista General Plan Amendment Report
Page 18 May 2021
THIS PAGE INTENTIONALLY LEFT BLANK
ATTACHMENT A
SUNBOW II, PHASE 3 SPA PLAN AMENDMENT
CHULA VISTA GENERAL PLAN CONSISTENCY ANALYSIS
1
Sunbow II, Phase 3 General Plan Consistency Analysis
Chula Vista General Plan Applicable Objectives/Policies
The following is a consistency analysis of the applicable Chula Vista General Plan Objectives and
Policies.
OBJECTIVE/
POLICY OBJECTIVE/POLICY TEXT CONSISTENCY ANALYSIS
LAND USE AND TRANSPORTATION
Objective – LUT 1: Provide a balance of residential and non-residential development throughout the City that achieves a
vibrant development pattern, enhances the character of the City, and meets the present and future needs of all residents
and businesses.
LUT 1.1 Ensure that land uses develop in accordance
with the Land Use Diagram and Zoning Code
in an effort to attain land use compatibility.
The Sunbow GDP and Chula Vista General Plan designate
Sunbow II, Phase 3 as Limited Industrial and Open Space.
Further, the Sunbow SPA Plan adopted in 1990 also
designated Planning Area 23 as an Industrial Park. The
Sunbow Planned Community is built-out, with the
exception of Planning Area 23. The Applicant
unsuccessfully marketed Planning Area 23 as an Industrial
Park. In response to the Applicant’s request for a General
Plan Amendment Authorization, the Applicant and the City
entered into a Community Benefits Agreement on January
7, 2020 (Adopted by Resolution No. 2020-003) which
provided economic benefits to the City and also allowed the
Applicant to process an application to change the land use
designation to High and Medium-High Residential Upon
approval of the Sunbow SPA Amendment and PC District
Regulations and establishes zoning districts would be in
accordance with the amended General Plan Land Use
Diagram.
The City of Chula Vista contracted with HR&A Advisors,
Inc. to prepare the Sunbow II Phase 3 Market and Financial
Anlaysis of Industrial Use (March 26, 2021) (HR&A
Analysis), that analyzes the potential implications of
rezoning Planning Area 23 from industrial to residential
land uses (HR&A Analysis, provided as an attachment to
the Fiscal Impact Analysis). The HR&A Analysis also
analyzed the feasibility of developing Planning Area 23
portion of Sunbow II, Phase 3 as an Industrial Park. The
HR&A Analysis concluded that the City would need
approximately 118 to 239 acres of industrially zoned land
to meet the calculated demand for 1.9 million to 3.8 million
square feet of industrial space in Chula Vista by 2050.
Given that the City’s inventory of industrially zoned land is
estimated at approximately 428 acres, the HR&A Analysis
concluded that, if the proposed project is approved, the City
would have between 190 and 311 acres of vacant
industrially zoned land remaining after 2050.
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The HR&A Analysis analyzed the feasibility of developing
Planning Area 23 as a industrial site and concluded that, due
to the high cost to develop Planning Area 23, industrial
development is “unlikely to be financially feasible.”
The current proposal for a residential enclave is compatible
with the existing Sunbow residential development north of
Olympic Parkway. (See Sunbow II, Phase 3 Land Use
Context Exhibit).
LUT 1.2 Coordinate planning and redevelopment
activities and resources to balance land uses,
amenities, and civic facilities in order to sustain
or improve the quality of life.
The project will offer residential, a private recreation
facility and shared passive open space areas designed to
meet the daily recreational needs of residents.
LUT 1.4 Seek to achieve an improved balance between
jobs and housing in Chula Vista.
The project provides housing in close proximity to the
major employment centers in Chula Vista, Otay Mesa and
downtown San Diego.
LUT 1.5 Endeavor to create a mixture of employment
opportunities for citizens’ at all economic
levels.
As provided for in the Community Benefits Agreement
(CBA) and the Development Agreement (DA) between the
Applicant and the City of Chula Vista the Applicant would
deposit $8M with the City “Job Enhancement Funds” to be
utilized as seed funding for the construction of either: a
Class “A” office building that would facilitate high quality
job enhancement uses along the SR-125 corridor or a
commercial/academic building that can facilitate either an
academic or private-sector market-rate project to advance
the vision of the University Innovation District Master Plan
(such as enabling the development of an Institute for
International Studies), or some other notable project at the
City’s discretion which will create high value jobs for all
income levels.
LUT 1.6 Attract and maintain land uses that generate
revenue for the City of Chula Vista, while
maintaining a balance of other community
needs, such as housing, jobs, open space, and
public facilities.
The Sunbow II, Phase 3 Fiscal Impact Analysis prepared for
the Project demonstrates that the Project complies with
LUT 1.6 and CVMC Section 19.09.040.H.3 in that it
produces net positive revenue to the City of Chula Vista
over the 20-year timeframe. Revenues range from an
annual fiscal surplus in Years 1 - 20 ($46,461 - $270,928)
and a $3,218,323 cumulative fiscal surplus over the first 20
years of approximately. The project provides a balance of
residential development and the preservation of 63.6 acres
of land designated as part of the City’s MSCP Preserve.
The Community Benefits Agreement and the Development
Agreement provides the City with an opportunity to
facilitate economic growth by the Applicant providing $8.0
million (“Job Enhancement Funds”) in support funding for
the development of a Class “A” office building within the
SR-125 corridor. The construction of such office spaces
would provide a catalyst for development that could
generate high-quality jobs in locations currently suitable for
construction. In addition to payment of the $8.0 million Job
Enhancement Funds, the City would also receive Park
Benefit Fees (approximately $11.03 million) for park and
recreation amenities that can be used by the City to acquire
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and/or develop parkland, as the City determines appropriate
and in the best interest of the City.
The Project includes an MSCP Boundary adjustment that
would result in an increase of 0.09 acres of MSCP Open
Space Preserve areas for a total of 63.6 acres of MSCP Open
Space Preserve within the Project Area.
Also see Response to LUT 1.1 above.
LUT 1.7 Provide high-quality public facilities, services,
and other amenities within close proximity to
residents.
The project proposes a community recreation area centrally
located to serve Project residents. The facility includes a
swimming pool, multi-use hardcourt area, level lawn area,
outdoor gathering and dining space, a children’s play area
and clubhouse. In addition, the Project distributes small
active and passive recreation areas throughout the
community conveniently located to serve the residents. The
Project provides an enhanced pedestrian walkway along the
on-site public streets to connect to the Chula Vista Regional
Trail located along Olympic Parkway as well as the
dedicated bike lanes along Olympic Parkway.
The CBA provides for the payment of a Park Benefit Fee,
equal to the PAD fees that would have otherwise been due
pursuant to Chula Vista Municipal Code (CVMC) Chapter
17.10, of approximately $11.03 million based on 2019 PAD
fees (the final amount will be determined based on the
number of residential units built and the PAD fee rates in
effect as of the effective date of the Development
Agreement) The Park Benefit Fee will satisfy the Owner’s
park obligations for the project and may be utilized by the
City to acquire or develop parkland, as the City determines
appropriate and in the best interest of the overall City.
LUT 1.8 Pursue higher density residential categories
and retail demand that are not being met within
the City.
The Project’s residential land uses are in the ‘High” and
“Medium-High” residential category consistent with this
objective. The existing The Plaza at Sunbow commercial
center includes a full-service grocery store, drug store,
banks, a gas station, restaurants, and other commercial uses
intended to serve the entire Sunbow Planned Community.
There were no other retail uses anticipated in the Chula
Vista General Plan, Sunbow GDP or the Sunbow SPA Plan.
Though the Project does include retail land uses, it is
planned to provide much needed housing and help meet the
City’s housing demands identified in the SANDAG
Housing Needs Assessment Report. In addition, through
payment of the Job Enhancement Funds, the project
provides economic stimulus funding per the CBA that
benefits the entire City of Chula Vista.
LUT 1.9 Provide opportunities for development of
housing that respond to diverse community
needs in terms of density, size, location, and
cost.
The Project provides for-sale housing to meet the needs of
a diverse community. Densities range from 13.3 to 24.1
units per acre and products provide a range of bedroom
typologies for singles, couples, and families. Some homes
will have private rear yards, while the highest density
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product type will have a private balcony. Product types are
focused on providing attainable housing as well as meeting
the need for move-up home buyers. Though the Project will
not include any on-site affordable housing, it will include a
Chula Vista Balanced Affordable Housing Agreement in
conformance with the City’s Balanced Community
Affordable Housing policy.
LUT 1.10 Maintain an adequate supply of land
designated and zoned for residential use at
appropriate densities to meet housing needs,
consistent with the objective of maintaining a
balance of land uses.
The Project supports the creation of new housing as
articulated in the Housing Element. The Project will
provide 718 new housing units for the current and future
residents of Chula Vista which, combined with the CBA Job
Enhancement Funds financial stimulus, ensures a
jobs/housing balance in the City of Chula Vista.
LUT 1.13 Maintain neighborhood and community
shopping centers of sizes and at locations that
offer both choice and convenience for shoppers
and residents, while sustaining a strong retail
base for the City.
Retail uses are provided within the Sunbow Planned
Community and other proximate sites. The existing “Plaza
at Sunbow” commercial/retail center includes a full-service
grocery store, drug store, banks, a gas station, restaurants,
and other commercial uses intended to serve the entire
Sunbow Planned Community. There were no other retail
uses anticipated in the Chula Vista General Plan, Sunbow
GDP or the Sunbow SPA Plan for the Sunbow Planned
Community. The project will not impact the availability or
sustainability of existing retail shopping centers. In fact, the
increased population resulting from the Project will
increase use of the existing Plaza at Sunbow Shopping
Center, thereby enhancing the viability of this existing
neighborhood shopping center.
LUT 1.15 Allow office uses that are associated with
complementary commercial service businesses
in commercial service areas.
The Applicant’s contribution of the $8M Job Enhancement
Fund financial stimulus will increase the ability of the City
to assist and attract employers to grow their operations in
the City of Chula Vista thus resulting in varied office and
commercial uses and future job creation. These public
benefits will advance the interests and meet the needs of
Chula Vista’s residents and visitors to a significantly greater
extent than the vacant land under the current entitlements
and absent the Community Benefits Agreement.
LUT 1.17 Encourage the development of cultural and
performing arts nodes in different areas
throughout the City, each with a specific non -
competing focus, such as viewing
performances or works of art, and learning
about, creating, or purchasing art.
In conjunction with the CBA, the project will provide Park
Benefit Fees which may be utilized by the City to support
programming within the City’s public park system to
encourage a diversity of uses, which may include art shows
and cultural festivals.
Objective – LUT 3: Direct the urban design and form of new development and redevelopment in a manner that blends
with and enhances Chula Vista’s character and qualities, both physical and social.
LUT 3.1 Adopt urban design guidelines and/or other
development regulations for all Districts or
Focused Areas of Change as presented in
Sections LUT 8.0 - 10.0 of the Land Use and
Transportation Element, as necessary, to
ensure that new development or redevelopment
recognizes and enhances the character and
The Sunbow II, Phase 3 SPA Plan Amendment includes
Planned Community District Regulations as well as
Landscape and Design Guidelines to ensure new
development recognizes and enhances the character and
identity of adjacent areas. The architectural theme for the
Project is a modern interpretation of the existing
architecture within the Sunbow Planned Community. In
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identity of adjacent areas, consistent with this
General Plan’s Vision.
addition, the proposed Planned Community District
Regulations are equal to or greater than the existing Sunbow
SPA regulations design guidelines and will be appropriately
implemented to ensure the proposed residential enclave has
its own identity.
LUT 3.2 Any such urban design guidelines and/or other
development regulations shall be consistent
with other, related policies and provisions in
this General Plan, including Sections 7.3
through 7.6.
The Sunbow SPA Plan Amendment includes Planned
Community District Regulations as well as Landscape and
Design Guidelines consistent with the policies and
provisions of the General Plan.
Objective – LUT 5: Designate opportunities for mixed use areas with higher density housing that is near shopping, jobs,
and transit in appropriate locations throughout the City.
LUT 5.1 Promote mixed use development, where
appropriate, to ensure a pedestrian-friendly
environment that has opportunities for housing;
jobs; childcare; shopping; entertainment;
parks; and recreation in close proximity to one
another.
Because of its location, the Project is not an appropriate
location for mixed use development and is not designated
for mixed use development in the General Plan. However,
the existing Sunbow Planned Community provides a variety
of land uses, including housing, child care, a school, public
parks and shopping areas. See Figure 1, Aerial Context.
LUT 5.2 Encourage new development that is organized
around compact, walkable, mixed use
neighborhoods and districts in order to
conserve open space resources, minimize
infrastructure costs, and reduce reliance on the
automobile.
Based on the Project specific VMT analysis using a proxy
site, the Project would exceed the VMT threshold. Several
quantifiable Transportation Demand Management (TDM)
strategies can be used to mitigate a project’s VMT impacts.
TDM strategies can be quantified using methodologies
described in Quantifying Green House Gas Mitigation
Measures published by the California Air Pollution Control
Officers Association (CAPCOA) in 2010. While many of
the CAPCOA Measures were considered applicable to the
Project, the “Land Use / Location – Increased Density”
measure was selected to reduce the Project’s VMT impact.
The calculations provided in the CAPCOA methodology
for the recommended measure produces a VMT reduction
based on the number of dwelling units per acre. Based on
the Project’s proposed density of 16.3 units per acre, the
VMT reduction is 8.0%. This measure exceeds the Project’s
1.4% VMT impact and is therefore considered sufficient to
reduce the Project’s VMT and avoid a significant impact.
The following strategies are recommended to further reduce
the number of automobile trips generated by residents of the
Project and the distance that the residents drive:
• Provide Ride Share coordination services thru the
Project’s Home Owner’s Association to match
residents interested in carpooling.
• Coordinate with near-by schools and / or the Project’s
Home Owner’s Association to match residents
interested in carpooling to / from schools.
• Provide on-site transit opportunities information.
• Encourage bicycling by providing on-site bicycle
infrastructure such as bike racks.
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LUT 5.3 Authorize and encourage mixed use
development in focus areas, including high-
density residential housing, neighborhood-
serving commercial, and office uses.
The CVGP did not identify Sunbow II, Phase 3 as an area
that could support mixed use development. The project
features high and medium-high density residential
development; however, mixed-use development is not
feasible in this location. The Sunbow Planned Community
includes a mix of housing, neighborhood-serving
commercial and office uses intended to serve the entire
Sunbow Planned Community, including the Sunbow II,
Phase 3 development area.
The Applicant’s contribution of the $8M Job Enhancement
Fund financial stimulus will increase the ability of the City
to assist and attract employers to grow their operations in
the City of Chula Vista thus resulting in varied office and
commercial uses and future job creation. These public
benefits will advance the interests and meet the needs of
Chula Vista’s residents and visitors to a significantly greater
extent than the vacant land under the current entitlements
and absent the Community Benefits Agreement
LUT 5.4 Develop the following areas as mixed use
centers: Urban Core; Palomar Trolley Station;
EUC; and Otay Ranch Village Cores and Town
Centers.
The Sunbow II, Phase 3 project is not within the Urban
Core, Palomar Trolley Station, EUC or Otay Ranch Village
Cores and Town Centers identified in the General Plan for
mixed use development and therefore is not subject to LUT
5.4.
However, the Applicant entered into a CBA with the City
which provides an opportunity to facilitate economic
growth by providing $8.0 million in funding for
development of a Class “A” office building within the SR-
125 corridor or the construction of facilities for academic,
institutional, and innovation-related businesses within the
University Innovation District. The City is interested in
facilitating the creation of high-quality jobs and economic
growth within the City by providing opportunities that
target and attract industries and businesses that contribute
to diversification and stabilization of the local economy.
Facilitating such economic growth by encouraging the
development of spaces that can be used by high technology
and manufacturing businesses within the SR-125 corridor
or academic, institutional, and innovation-related
businesses within the University Innovation District is a
potential solution. The construction of such spaces would
provide a catalyst for development that could generate high-
quality jobs in locations currently suitable for construction.
Through implementation of the CBA, the office uses
typically found in an urban mixed-use setting can be
realized.
LUT 5.11 Endeavor to reduce the number of peak hour
automobile trips by supporting increased
services near workplaces.
The project includes Transportation Demand Management
features including:
▪ Provide Ride Share coordination services thru the
Project’s Home Owner’s Association to match
residents interested in carpooling.
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▪ Coordinate with near-by schools and / or the Project’s
Home Owner’s Association to match residents
interested in carpooling to / from schools.
▪ Provide on-site transit opportunities information.
▪ Encourage bicycling by providing on-site bicycle
infrastructure such as bike racks.
LUT 5.13 Higher density residential and mixed use
residential/commercial development should be
designed to: create a pleasant walking
environment to encourage pedestrian activity;
maximize transit usage; provide opportunities
for residents to conduct routine errands close to
their residence; integrate with surrounding uses
to become a part of the neighborhood rather
than an isolated project; use architectural
elements or themes from the surrounding
neighborhood; and provide appropriate
transition between land use designations to
minimize neighbor compatibility conflicts
The project is not identified in the General Plan for mixed
use residential/commercial development. The architectural
theme for the Project is a modern interpretation of the
existing architecture within the Sunbow Planned
Community. In addition, the proposed Planned Community
District Regulations are equal to or greater than the existing
Sunbow SPA regulations and design guidelines and will be
appropriately implemented to ensure the proposed
residential enclave has its own identity. The project is set
back from Olympic Parkway approximately 500’ and
provides additional buffers to surrounding land uses at the
project perimeter. Given the project is intended to provide
housing at attainable levels for various employment sectors,
the provision of a shuttle service by the project is not
feasible.
The project is designed to provide a pedestrian network of
walkways connecting neighborhoods and the centrally
located private recreation site. In addition, the project
provides two direct connections to the existing Chula Vista
Regional Trail and bike lanes along Olympic Parkway at
two fully signalized intersections. The internal public
streets (Streets A & B) are designed to include an enhanced
6’ sidewalk along one side, with expanded landscaped
parkways on both sides.
Objective- LUT 6: Ensure adjacent land uses are compatible with one another.
LUT 6.1 Ensure, through adherence to design guidelines
and zoning standards, that the design review
process guarantees excellence in design and
that new construction and alterations to
existing buildings are compatible with the best
character elements of the area.
The Sunbow SPA Plan Amendment includes Planned
Community District Regulations as well as Landscape and
Residential Design Guidelines to ensure new development
recognizes and enhances the character and identity of
adjacent areas. All residential development is subject to the
City’s Design Review process.
LUT 6.2 Require that proposed development plans and
projects consider and minimize project impacts
upon surrounding neighborhoods.
The project includes PC District Regulations and
Landscape and Residential Design Guidelines to ensure the
project is compatible with surrounding residential
development. The project is set back from Olympic
Parkway approximately 500’ and provides additional
buffers between surrounding land uses.
LUT 6.3 Require that the design of new residential,
commercial, or public developments is
sensitive to the character of existing
neighborhoods through consideration of
access, compatible building design and
massing, and building height transitions, while
maintaining the goals and values set forth in the
The project is on an undeveloped site with no abutting
residential development. The project includes PC District
Regulations and Landscape and Residential Design
Guidelines to ensure the project is compatible with future
residential development planned east of the site. The
project is set back from Olympic Parkway approximately
500’ and provides additional buffers between surrounding
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General Plan. Within transit focus areas,
design provisions should include requirements
for a minimum building step back of 15 feet for
every 35 feet in height, for edges abutting
residential uses.
land uses. All homes will have a separation from the
landfill. The landfill operation is significantly below the top
of the slope on the southern project boundary. Fuel
modification zones, slope landscaping and wall designs will
ensure the homes closest to the landfill property are
buffered sufficiently.
Objective LUT 7: Appropriate transitions should be provided between land uses.
LUT 7.2 Require new or expanded uses to provide
mitigation or buffers between existing uses
where significant adverse impacts could occur.
The project is buffered from existing development on the
west and north by over 63.6 acres of MSCP open space and
Olympic Parkway and the east and south by a planned
buffer/fuel modification area. In addition, home sites within
Planning Areas 23 are 50-feet below the adjacent landfill.
See above response to LUT 6.3.
LUT 7.4 Require landscape and/or open space buffers to
maintain a naturalized or softer edge for
proposed private development directly
adjacent to natural and public open space areas.
The project includes a series of graded and revegetated
slopes and water quality basins at the edge of development
designed to buffer development from the adjacent MSCP
Preserve areas, while maintaining a softer edge between the
land uses.
Objective – LUT 8: Strengthen and sustain Chula Vista's image as a unique place by maintaining, enhancing, and creating
physical features that distinguish Chula Vista's neighborhoods, communities, and public spaces, and enhance its image as
a pedestrian-oriented and livable community.
LUT 8.1 Develop a program to enhance the identity of
special districts and neighborhoods to create
variety and interest in the built environment,
including such items as signage, monuments,
landscaping, and street improvements.
Sunbow II, Phase 3 is a residential enclave featuring
contemporary architectural styles. The community is
planned to include four unique multi-family attached
product types with 15 distinct floor plans. Architecture will
include a variety of distinct and unique combinations of
elevations and colors. The Sunbow SPA Plan Amendment
includes Planned Community District Regulations as well
as Landscape and Residential Design Guidelines which
provide guidance for the development of high-quality
architecture, landscape, and street improvements.
LUT 8.2 Emphasize certain land uses and activities,
such as cultural arts; entertainment; specialty
retail; or commercial recreation, to enhance or
create the identity of specialized districts or
Focus Areas in the City.
The project does not include the land uses identified in LUT
8.2; however, by providing the Park Benefit Fees, the
project supports programming within the City’s public park
system to encourage a diversity of uses, which may include
art shows and cultural festivals as well as commercial
recreation opportunities.
LUT 8.3 Ensure that buildings are appropriate to their
context and designed to be compatible with
surrounding uses and enhance the desired
character of their District.
The Sunbow SPA Amendment includes residential
architectural guidelines and establishes an architectural
theme to be implemented within Sunbow II, Phase 3. All
residential development within the project is subject to the
City’s Design Review process.
LUT 8.4 Encourage and require, where feasible, the
incorporation of publicly accessible urban open
spaces, including: parks; courtyards; water
features; gardens; passageways; paseos; and
plazas, into public improvements and private
projects.
The Community Benefit Agreement between the City and
the Applicant includes a provision for the waiver of the
Project PAD fees and the payment of a Park Benefit Fee,
equal to the PAD fees that would otherwise have been due
pursuant to Chula Vista Municipal Code (CVMC) Chapter
17.10. As of the writing of this report, the Park Benefit Fee
is anticipated to total $11.03 million. The final Park Benefit
Fee amount will be determined based on the number of
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residential units constructed and the PAD fee rates in effect
as of the effective date of the Development Agreement The
Park Benefit Fee will satisfy the Project’s park obligations.
The Park Benefit Fees may be utilized by the City to acquire
and/or develop parkland, as the City determines appropriate
and in the best interest of the City.
LUT 8.5 Prepare urban design guidelines that help to
create pedestrian-oriented development by
providing:
• Varied and articulated building facades;
• Visual (first floor clear glass windows) and
physical access for pedestrians;
• Pedestrian circulation among parcels; uses;
transit stops; and public or publicly
accessible spaces;
• Human scale design elements;
• Ground floor residential and commercial
entries that face and engage the street; and
• Pedestrian-oriented streetscape amenities.
The Sunbow II, Phase 3 SPA Amendment is not designed
in an urban setting to warrant the preparation of “urban
design guidelines;” however the SPA Plan amendment
includes residential architectural and landscape guidelines
and establishes an architectural theme to be implemented
within Sunbow II, Phase 3.
The project does not include mixed-use development and
therefore several of the guidelines in LUT 8.5 are not
applicable to the project.
LUT 8.6 Develop a master plan for artwork in public
places that would identify the types of art
desired and establish appropriate settings for
the display of art, including within public
rights-of-way and landscape medians.
LUT 8.6 is a City-wide objective; however, by providing
the Park Benefit Fees, the project supports programming
within the City’s public park which may include public art
displays.
LUT 8.7 Ensure that vacant parcels and parcels with
unsightly storage uses, such as auto salvage
yards, are appropriately screened from the
street to reduce their negative visual effects.
Because of its location and natural open spaces that buffer
the project from Olympic Parkway, negative visual impacts
are minimal. The EIR for the project includes a visual
simulation that demonstrates the project is not be impacted
by unsightly uses on adjacent parcels. The visual
simulation clearly demonstrates the slope landscaping and
walls adequately buffer the project from any negative visual
effects.
Objective – LUT 10: Create attractive street environments that complement private and public properties, crea te attractive
public rights-of-way, and provide visual interest for residents and visitors.
LUT 10.2 Landscape designs and standards shall include
a coordinated street furniture palette, including
waste containers and benches, to be
implemented throughout the community at
appropriate locations.
The Sunbow II, Phase 3 SPA Plan Amendment includes
Landscape Design Guidelines which will ensure
implementation of a coordinated design for the community.
The design and location of street furniture, if any, will be
determined during preparation of the Landscape Master
Plan and further refined during the Design Review Process,
when the passive and active recreation designs are prepared.
The Project does not propose sheltered seating; however,
the TIA for the project includes TDM strategies to
encourage ridesharing and carpooling amongst residents.
LUT 10.3 Provide well-designed, comfortable bus stops
throughout the City.
See Figure 1, Aerial Context for the location of existing bus
stops near the Project. The Applicant will work with the
City and MTS to encourage the establishment of a local bus
stop closer to the Project; however, the Applicant has no
control over the location, timing or feasibility of adding a
local bus stop. If bus stops are added, bus shelters would be
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designed consistent with MTS and City of Chula Vista
standards.
LUT 10.4 Prior to the approval of projects that include
walls that back onto roadways, the city shall
require that the design achieves a uniform
appearance from the street. The walls shall be
uniform in height, use of materials, and color,
but also incorporate elements, such as pilasters,
that add visual interest.
A Fence and Wall Plan will be provided as part of the
Project’s Landscape Master Plan, consistent with City
policies.
LUT 10.5 Require under grounding of utilities on private
property and develop a priority based program
of utility under grounding along public rights-
of-way.
All new utilities will be undergrounded, consistent with this
objective, except as required by utility providers. However,
the Applicant will coordinate with the City and utility
providers to place above-ground appurtenances in the least
intrusive locations.
LUT 10.6 Study the locational requirements of utility,
traffic control, and other cabinets and hardware
located in the public rights-of-way to
determine alternative locations for these items
in less obtrusive areas of the street
environment.
The location of utility facilities in the public realm is
designed to minimize intrusion into the street environment
and avoid conflicts with entry monuments and landscaping,
to the greatest extent feasible. The Applicant is not
proposing any entry monuments at this time. See response
to LUT 10.5 regarding coordinating utility appurtenance
locations.
Objective – LUT 11: Ensure that buildings and related site improvements for public and private development are well -
designed and compatible with surrounding properties and districts.
LUT 11.1 Promote development that creates and
enhances positive spatial attributes of major
public streets, open spaces, cityscape,
mountain and bay sight lines, and important
gateways into the City.
The project maintains and is sensitive to the design
elements of Olympic Parkway and the East Orange Avenue
Master Plan.
LUT 11.2 Promote and place a high priority on quality
architecture, landscape, and site design to
enhance the image of Chula Vista, and create a
vital and attractive environment for businesses,
residents, and visitors.
Sunbow II, Phase 3 is a residential enclave featuring
contemporary architectural styles. Architecture will include
a variety of distinct and unique combinations of elevations
and colors. The Sunbow SPA Plan Amendment includes
Planned Community District Regulations as well as
Landscape and Residential Design Guidelines which
provide guidance for the development of high-quality
architecture, landscape, and street improvements.
LUT 11.4 Actively promote architectural and design
excellence in buildings, open space, and urban
design.
Sunbow II, Phase 3 is a residential enclave featuring
contemporary architectural styles. Architecture will include
a variety of distinct and unique combinations of elevations
and colors designed by respected and creative architects and
design professionals.
LUT 11.5 Require a design review process for all public
and private discretionary projects (which
includes architectural, site plan, landscape and
signage design) to review and evaluate projects
prior to issuance of building permits to
determine their compliance with the objectives
and specific requirements of the City's Design
Manual, General Plan, and appropriate zone or
Area Development Plans.
Design Review is required in the Sunbow II, Phase 3 SPA
Plan Amendment.
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Objective – LUT 16: Integrate land use and transportation planning and related facilities.
LUT 16.1 Promote the development of well-planned
communities that will tend to be self-
supportive and, thus, reduce the length of
vehicular trips, reduce dependency on the
automobile, and encourage the use of other
modes of travel.
The project includes Transportation Demand Management
features, including:
▪ Provide Ride Share coordination services thru the
Project’s Home Owner’s Association to match
residents interested in carpooling.
▪ Coordinate with near-by schools and / or the Project’s
Home Owner’s Association to match residents
interested in carpooling to / from schools.
▪ Provide on-site transit opportunities information.
▪ Encourage bicycling by providing on-site bicycle
infrastructure such as bike racks.
However, the TIA conservatively did not apply any VMT
reductions with implementation of the TDM measures.
The project also provides direct connections to the existing
Chula Vista Regional Trail and bike lanes along Olymp ic
Parkway.
In addition to the TDM measures described above, the
project will provide connections to the Chula Vista regional
trail and bike lane.
LUT 16.2 Ensure that new development and community
activity centers have adequate transportation
and pedestrian facilities.
The project is designed to provide a pedestrian connection
between neighborhoods and the centrally located private
recreation site. The internal public streets (Streets A & B)
are designed to include an enhanced 6’ sidewalk along one
side, with expanded landscaped parkways on both sides. In
addition, the project provides direct connections to the
existing Chula Vista Regional Trail and bike lanes along
Olympic Parkway at two fully signalized intersections. The
project will pay its fair share of the Eastern TDIF Fees as
required to fund transportation and pedestrian facilities that
are part of the TDIF program.
LUT 16.3 Provide direct and convenient access to public
transit stops within residential, commercial,
and industrial areas.
The project provides direct connections to the existing
Chula Vista Regional Trail and bike lanes along Olympic
Parkway as well as the MTS transit stop located at Olympic
Parkway and Brandywine Avenue approximately ½ mile
west of the project (Refer to Figure 1, Aerial Context).
Objective – LUT 17: Plan and coordinate development to be compatible and supportive of planned transit.
LUT 17.1 Designate sufficient land at appropriate
densities to support planned transit and require
that development be transit-oriented, as
appropriate to its proximity to transit facilities.
The project is not a transit-oriented development. However,
the Traffic Impact Analysis prepared for the Project
included several quantifiable Transportation Demand
Management (TDM) strategies which can be used to
mitigate a project’s VMT impacts. TDM strategies can be
quantified using methodologies described in Quantifying
Green House Gas Mitigation Measures published by the
California Air Pollution Control Officers Association
(CAPCOA) in 2010, including increased density and a
VMT Reduction Analysis. In addition, the following
strategies are recommended to further reduce the number of
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automobile trips generated by residents of the Project and
the distance that the residents drive:
▪ Provide Ride Share coordination services thru the
Project’s Home Owner’s Association to match
residents interested in carpooling.
▪ Coordinate with near-by schools and / or the Project’s
Home Owner’s Association to match residents
interested in carpooling to / from schools.
▪ Provide on-site transit opportunities information.
▪ Encourage bicycling by providing on-site bicycle
infrastructure such as bike racks.
The Applicant will work with the City and MTS to
encourage the establishment of a local bus stop closer to the
Project; however, the Applicant has no control over the
location, timing, or feasibility of adding a local bus stop.
LUT 17.4 Require developers to consult and coordinate
with SANDAG and the City to ensure that
development is compatible with and supports
the planned implementation of public transit.
The Applicant will work with the City and MTS to
encourage the establishment of a local bus stop closer to the
Project and/or a future MTS transit shuttle; however, the
Applicant has no control over the location, timing or
feasibility of adding a local bus stop or providing an MTS
shuttle to serve the Project.
Objective LUT 18: Reduce traffic demand through Transportation Demand Management (TDM) strategies, increased use
of transit, bicycles, walking, and other trip reduction measures.
LUT 18.1 Support and encourage the use of public transit. The project includes Transportation Demand Management
measures to facilitate ride sharing, transit ridership, school
carpooling to reduce reliance on the automobile and peak
hour trips. See response to LUT 17.1 above.
The project also provides direct connections to the existing
Chula Vista Regional Trail along and bike lanes along
Olympic Parkway at two fully signalized intersections
LUT 18.2 Provide an efficient and effective paratransit
service for elderly and handicapped persons
unable to use conventional transit service.
This is the responsibility of MTS, the public transit service
provider. See Figure 1, Aerial Context for the locations of
MTS local bus stops.
LUT 18.3 Provide and enhance all feasible alternatives to
the automobile, such as bicycling and walking,
and encourage public transit ridership on
existing and future transit routes.
The project is located to take advantage of tran sit, walking
and cycling to reduce vehicular trips. The internal public
streets (Streets A & B) are designed to include an enhanced
6’ sidewalk along one side, with expanded landscaped
parkways on both sides. In addition, the project provides
direct connections to the existing Chula Vista Regional
Trail and bike lanes along Olympic Parkway at two fully
signalized intersections.
The MTS local bus stop is located at Olympic Parkway and
Brandywine Avenue approximately ½ mile west of the
project (Refer to Figure 1, Aerial Context).
See response to LUT 17.1 above for TDM measures
included in the Traffic Impact Analysis.
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LUT 18.4 Use master planning techniques in new
development and redevelopment projects to
enable effective use of public transit.
The project includes Transportation Demand Management
measures to facilitate ride sharing, transit ridership, school
carpooling to reduce reliance on the automobile and peak
hour trips. The project also provides direct connections to
the existing Chula Vista Regional Trail along and bike lanes
along Olympic Parkway at two fully signalized
intersections. See response to LUT 17.1 above for TDM
measures included in the Traffic Impact Analysis.
LUT 18.5 Implement TDM strategies, such as carpooling,
vanpooling, and flexible work hours that
encourage alternatives to driving alone during
peak periods.
The Traffic Impact Analysis prepared for the Project
included several quantifiable Transportation Demand
Management (TDM) strategies which can be used to
mitigate a project’s VMT impacts. response to LUT 17.1
above for TDM measures included in the Traffic Impact
Analysis.
LUT 18.6 Encourage employer-based TDM strategies,
such as: employee transportation allowances;
preferential parking for rideshare vehicles;
workplace-based carpool programs; and shuttle
services.
The Project does not include any employment land uses that
would facilities implementation of the measures identified
in LUT 18.6. However, the Traffic Impact Analysis
prepared for the Project included several quantifiable
Transportation Demand Management (TDM) strategies
which can be used to mitigate a project’s VMT impacts.
response to LUT 17.1 above for TDM measures.
LUT 18.7 Support the location of private “telework”
centers.
The Project includes a private club house as a part of the
common recreation area for the residents use, as designated
in the Sunbow II, Phase 3 SPA Plan Amendment. This
facility could be utilized for a private telework center if the
residents express an interest in such a facility. The
feasibility and interest to be determined by the Homeowners
Association.
LUT 18.8 Encourage establishment of park-and-ride
facilities near or at transit stations, as
appropriate to the area's character and
surrounding land uses.
The Project is not “near” or “at transit stations,” therefore,
LUT 18.8 does not apply to the Project. However, the
Traffic Impact Analysis prepared for the Project included
several quantifiable Transportation Demand Management
(TDM) strategies which can be used to mitigate a project’s
VMT impacts. response to LUT 17.1 above for TDM
measures included in the Traffic Impact Analysis
Objective LUT 20: Make transit-friendly roads a top consideration in land use and development design.
LUT 20.1 Incorporate transit-friendly and pedestrian-
friendly elements into roadway design
standards, such as signal priority for transit and
adequate sidewalk widths for pedestrians.
The Project does not include any transit routes or roadways
that accommodate transit. However, the project includes a
network of sidewalks connecting residential neighborhoods
to the existing Chula Vista Regional Trail located adjacent
to Olympic Parkway and the MTS local bus stop located
west of the project.
Objective LUT 23: Promote the use of non-polluting and renewable alternatives for mobility through a system of bicycle
and pedestrian paths and trails that are safe, attractive and convenient forms of transportation.
LUT 23.1 Encourage the use of bicycles and walking as
alternatives to driving.
The project provides a system of pedestrian walkways and
paseos connecting the residential neighborhoods to two
connections to the existing Chula Vista Regional Trail and
bike lanes along Olympic Parkway. See response to LUT-
18.3 above.
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LUT 23.2 Foster the development of a system of inter-
connecting bicycle routes throughout the City
and region.
The project provides a system of pedestrian walkways and
paseos connecting the residential neighborhoods to two
connections to the existing Chula Vista Greenbelt Trail and
bike lanes along Olympic Parkway, which connects to the
City’s network of bike lanes.
LUT 23.3 Preserve, restore, or provide the opportunity
for a cyclist to ride a bicycle to virtually any
chosen destination, in order to make the bicycle
a viable transportation alternative.
The project provides a system of pedestrian walkways and
paseos connecting the residential neighborhoods to two
connections to the existing Chula Vista Regional Trail and
bike lanes along Olympic Parkway, which connects to the
City’s network of bike lanes.
LUT 23.4 Link major residential areas with principal trip
destinations, such as schools; parks;
community centers; and shopping centers.
The project is part of the larger Sunbow Planned
Community that provides parks, shopping, and an
elementary school close to the project. Refer to Figure 1,
Aerial Context, for the locations and travel times from the
project to schools, shopping, and public parks in the vicinity
of the Project.
LUT 23.5 Provide linkages between bicycle facilities that
utilize circulation element alignments and open
space corridors.
The project connects to the existing bike lanes along
Olympic Parkway, designated a Scenic Corridor in the
General Plan.
LUT 23.6 In addition to using open space corridors, off-
street bicycle trails should use flood control
and utility easements. The trails shall be
designed to minimize interaction with
automobile cross traffic.
The Project does not include any of the features described
in LUT 23.6. However, the Project provides two points of
access to the bike lanes along Olympic Parkway that are
designated “Cycle Track (Class IV)” in the City’s Active
Transportation Plan. This Plan includes both on- and off-
street trails.
LUT 23.7 Provide bicycle support facilities at all major
bicycle usage locations.
The Project does not include a “major bicycle usage
location;” however, the Project will include bicycle storage
at the common recreation area. All homes within the
Project will include 2-car garages which could also be
utilized by homeowners for bicycle storage.
LUT 23.10 Promote the system of trails envisioned within
the Chula Vista Greenbelt.
The project connects to the existing Chula Vista Regional
Trail along Olympic Parkway which connects to the Chula
Vista Greenbelt Trail system.
LUT 23.11 Implement recommendations of the City's
Bikeway Master Plan and Greenbelt Master
Plan.
See response to LUT 23.6 above regarding the City’s Active
Transportation Plan. The Project provides two pedestrian
connections to the existing Chula Vista Regional Trail, as
recommended by the City’s Greenbelt Master Plan. These
connections link the Project to the City-wide system of
trails and bike facilities.
LUT 23.12 Provide opportunities for use of personal
mobility devices.
The walkways and paseo planned within the Project area
adequately sized to accommodate personal mobility
devices.
LUT 23.13 New overpasses and interchanges should be
designed to accommodate bicycles and
pedestrians.
No new overpasses, interchanges or pedestrian bridges are
planned for the Project. The Project will contribute its fair
share through the payment of the Eastern TDIF to fund
transportation facilities included in the TDIF program,
which may include both pedestrian and bicycle facilities.
LUT 23.14 Require new development projects to provide
internal bikeway systems with connections to
the citywide bicycle networks.
Bicycles share the roadway with automobiles on the internal
streets, which have very low traffic volumes. The Project
is designed to provide connections to the existing bike lanes
in Olympic Parkway at two signalized intersections. The
internal streets (Streets A & B) are designed as Modified
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Class III Collectors, which, per City standards, do not
require dedicated bike lanes.
Objective LUT 61: Create balanced communities that can provide a high quality of life for residents.
LUT 61.1 Adhere to the regulations established in
existing GDPs and SPAs.
The propose includes a proposal to amend the Sunbow GDP
and Sunbow SPA Plan to address the proposed land use
change for Planning Area 23. Therefore, the proposed
project is not consistent with the regulations established in
the existing GDPs and SPAs. The proposed amendments
would establish regulations which would guide
development of the Sunbow II, Phase 3 area and upon
approval by the City Council, the Project would adhere to
the amended regulations and meet the intent of LUT 61.1.
The Applicant entered into a Community Benefit
Agreement which provides the City with an opportunity to
facilitate economic growth by the Applicant providing $8.0
million (“Job Enhancement Funds”) in support funding for
the development of a Class “A” office building within the
SR-125 corridor. The construction of such office spaces
may occur within the Eastern Urban Center or within the
University Innovation District/Regional Technology Park
and would provide a catalyst for development that could
generate high-quality jobs in locations currently suitable for
construction.
LUT 61.2 Future SPAs shall focus on creating a vibrant
sense of community, a vigorous economy, and
a healthy environment.
Sunbow II, Phase 3 is a residential enclave featuring
contemporary architectural styles. The Sunbow II, Phase 3
SPA Plan Amendment includes Planned Community
District Regulations as well as Landscape and Residential
Design Guidelines which provide guidance for the
development of a vibrant community with high-quality
architecture, landscape, and street improvements. Streets
are designed to encourage walking within the
neighborhoods. Connections to the existing Chula Vista
Regional Trail and bike lanes in Olympic Parkway are
provided via two signalized intersections promote walking
and biking. The Project is designed to promote health and
wellness with a well-designed common recreation area
designed to meet the active recreation needs of the
residents, as it includes a pool, children’s playground,
multi-use hard court facility, turf area for open play and
areas for social gathering. In addition, active and passive
recreation areas are distributed throughout the community
to provide for casual play and gathering.
The Fiscal Impact Analysis prepared by the project
demonstrates that the project produces net positive revenue
to the City of Chula Vista over the 20-year timeframe.
Revenues range from an annual fiscal surplus in Years 1 -
20 ($46.461 - $270,928) and a cumulative fiscal surplus
over the first 20 years of approximately $3,218,323. This
fiscal surplus supports ongoing funding for municipal
services, ensuring a safe and healthy community. The
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additional residents generated from the Project will support
local business and invigorate the local economy.
Also see Response to LUT 1.1 above.
LUT 61.3 Require all future community identification
signs and monuments to recognize
communities as part of the City of Chula Vista.
The project does not currently include monument
identification signs. However, if there is an opportunity to
include a monument sign at the entrances to the Project,
then the Applicant will include such a proposal on the
Landscape Master Plan.
Objective LUT 62: Require development to consider and plan for careful use of natural and man -made resources and
services, and maximize opportunities for conservation while minimizing waste.
LUT 62.1 Require developments within the East Planning
Area to provide resource management plans for
water; air quality; recycling; solid waste
management; and energy.
The project is not within the General Plan East Planning
Area; however, the project includes a Water Conservation
Plan and Air Quality Improvement Plan, must comply with
the City’s Landscape Water Ordinance, and sets aside 63.6
acres in permanent open space within the project area. The
project must also comply with all required recycling
programs implemented in the City.
The Project includes approximately 63.6 acres designated
MSCP Open Space Preserve in the City’s MSCP Plan.
There are 19.2 acres of recorded and proposed unrecorded
easements associated with Poggi Creek within the Project
Area including the Recorded Conservation Easement
(9.719 acres), the Proposed Unrecorded Conservation
Easement (5.569 acres), the Proposed Unrecorded Poggi
Creek Easement (4.338 acres). Of the 19.6 acres of
recorded and proposed easements within the Project Area,
approximately 12.53 acres are within the proposed Chula
Vista MSCP boundary. The project will comply with all
requirements in the air quality improvement plan, water
conservation plan and energy conservation plan prepared
for the Project. In addition, the project will comply with all
City of Chula Vista conservation requirements.
Objective LUT 63: Provide efficient multi-modal access and connections to and between activity centers.
LUT 63.1 Provide roads, transit service, bike routes, and
pedestrian pathways that connect activity
centers to their surrounding neighborhoods,
adjacent villages, and each other, such that
access is safe and convenient for residents and
visitors.
The project provides connections to existing roads, bike
lanes and trails. See Figure 1, Aerial Context for the
distance to surrounding public parks, public schools, retail
centers, bus stops and adjacent neighborhoods.
An easement is provided on the Tentative Map, reserving
the right-of-way for a future pedestrian connection to the
adjacent Otay Ranch Village 2 West area.
Objective LUT 69: Create and maintain unique, stable, and well-designed communities that are master planned to guide
development activities
LUT 69.1 The policies and regulations within GDP and
SPA Plans that are specific to each community
shall continue to guide the completion of
development activities.
After marketing the project for over 30 years as an industrial
park, the Applicant entered into a CBA with the City which
provides an opportunity to facilitate economic growth by
providing $8.0 million in funding for development of a
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Class “A” office building within the SR-125 corridor or the
construction of facilities for academic, institutional, and
innovation-related businesses within the University
Innovation District. The City is interested in facilitating the
creation of high-quality jobs and economic growth within
the City by providing opportunities that target and attract
industries and businesses that contribute to diversification
and stabilization of the local economy. Facilitating such
economic growth by encouraging the development of
spaces that can be used by high technology and
manufacturing businesses within the SR-125 corridor or
academic, institutional, and innovation-related businesses
within the University Innovation District is a potential
solution. The construction of such spaces would provide a
catalyst for development that could generate high -quality
jobs in locations currently suitable for construction.
The proposed Sunbow II, Phase 3 SPA Amendment and
Sunbow GDP amendment include policies and regulations
to guide the development of the Sunbow II, Phase 3 project,
through completion. The Sunbow II, Phase 3 area is
connected to the larger Sunbow Planned Community along
Olympic Parkway, which forms the northern boundary of
the project site. Planned Community design guidelines
specific to this community will guide development quality
and character.
Objective LUT 73: Promote alternative modes of transportation, which are intended to encourage a healthy lifestyle and
reduce reliance on the automobile, and support the viability of transit through land use distribution and design.
LUT 73.1 Provide for walking and biking on streets
designed to link neighborhoods, activity
centers, and community destinations.
The project provides an internal network of pedestrian
walkways and paseos and also connects to the existing
Chula Vista Regional Trail system in Olympic Parkway.
The internal public streets (Streets A & B) are designed to
include an enhanced 6’ sidewalk along one side, with
expanded parkways on both sides, creating a pleasant
pedestrian experience.
See Figure 1, Aerial Context for the relationships between
the Project and surrounding neighborhoods, activity centers
and destinations.
An easement is provided on the Tentative Map, reserv ing
the right-of-way for a future pedestrian connection to the
adjacent Otay Ranch Village 2 West area.
Objective – LUT 74: Accommodate land uses that diversify the economic base within Otay Ranch and the surrounding
south San Diego County region.
LUT 74.1 Provide sufficient land and infrastructure to
accommodate commercial and industrial uses.
The University Innovation District/Regional Technology
Park SPA Plan provides for development of approximately
10.1M square feet of university and regional technologies
uses, while the Eastern Urban Center SPA Plan provides for
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development of approximately 3.8M sf of
commercial/mixed use development on 75.9 acres.
The City is interested in facilitating the creation of high-
quality jobs and economic growth within the City by
providing opportunities that target and attract industries and
businesses that contribute to diversification and
stabilization of the local economy. Facilitating such
economic growth by encouraging the development of
spaces that can be used by high technology and
manufacturing businesses within the SR-125 corridor or
academic, institutional, and innovation-related businesses
within the University Innovation District is a potential
solution. The construction of such spaces would provide a
catalyst for development that could generate high -quality
jobs in locations currently suitable for construction.
The Applicant entered into a CBA with the City which
provides an opportunity to facilitate economic growth by
providing $8.0 million in support funding for development
of a Class “A” office building within the SR-125 corridor
or the construction of facilities for academic, institutional,
and innovation-related businesses within the University
Innovation District.
Also see Response to LUT 1.1 above.
LUT 74.2 Promote additional business and higher paid
employment opportunities for residents of
Chula Vista.
The Applicant entered into a CBA with the City which
provides an opportunity to facilitate economic growth by
providing $8.0 million in support funding for development
of a Class “A” office building within the SR-125 corridor
or the construction of facilities for academic, institutional,
and innovation-related businesses within the University
Innovation District. The public benefits derived from
implementation of the CBA will advance the interests and
meet the needs of Chula Vista’s residents and visitors to a
significantly greater extent than the vacant land under the
current entitlements and absent the Community Benefits
Agreement. Implementation of the CBA provisions will
promote additional and higher paid employment
opportunities for residents of Chula Vista, consistent with
GP Objective LUT 74.2
Objective - LUT 79: Establish appropriate land uses adjacent to the Otay Landfill and Wolf Canyon that reflect the unique
land use and landform characteristics of these areas.
LUT 79.5 Limit land uses adjacent to Otay Landfill to
open space and limited industrial uses or
business parks.
The Applicant’s consultant, Dudek, prepared the “Air
Quality and Greenhouse Gas Emissions Analysis Technical
Report for the Sunbow II, Phase 3 Project,” which also
includes a Landfill Health Risk Assessment (HRA). The
HRA was performed to assess the potential health risks of
the proximate Otay Landfill to future sensitive receptors
(residents) of the Project. The HRA was performed to
estimate the Maximum Individual Cancer Risk, the Chronic
Hazard Index and the Acute Hazard Index for the residential
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receptors as a result of emissions impacts from Otay
Landfill operations. As required by the 2019 Title 24
Building Code and the 2019 California Green Building
Standards Code standards, the Project would include
installation of MERV 13-rated air filtration in all HVAC
systems. The MERV 13-rated air filters remove 90% of
particles and therefore would reduce the Maximum
Individual Cancer Risk – Residential to 7.7 in 1 million,
which would be less than the CEQA threshold of 10 in 1
million. These impact level would also be less than the
SDAPCD significance threshold. Further, following
closure of the Otay Landfill in 2030, the cancer risk impact
for the Landfill would be reduced to 6.61 in 1 million and
the chronic health risk and acute health risk would also be
further reduced.
A Nuisance Analysis was also prepared by Dudek for the
Project to evaluate the potential impact of odors and
fugitive dust emitted from the Otay Landfill on future
residents of the Project. AERMOD was used to model odor
and fugitive dust emissions from the landfill, with
methodology consistent with the HRA. The nuisance
analysis found that future residents of the Project would not
experience odors in excess of odor detection thresholds and
are not likely to be impacted by landfill operations.
Similarly, the dust analysis showed that concentrations of
dust from landfill operations would not exceed thresholds
established by the California Occupational Health and
Safety Administration. As such, impacts from odor and dust
to future residents from landfill operations would be less
than significant.
Geosyntec prepared a technical memorandum summarizing
the results of the “limited soil vapor investigation”
conducted on the Project site. The limited soil vapor
investigation included the collection and laboratory
analysis of samples collected. The soil vapor investigation
concluded methane was not detected at measurable
concentrations during the investigation and there is no
apparent unacceptable risk to future residential site
occupants due to methane and/or VOC-impacted soil
vapors.
Also see Response to LUT 1.1 above.
Objective LUT 92: Establish a high-quality business park that is oriented to accommodates high technology businesses
conducting research and light industrial/manufacturing activities that provide job opportunities for residents of Otay
Ranch, Chula Vista, and the greater south San Diego County region.
LUT 92.1 Promote research and development uses
associated with light manufacturing businesses
by adopting GDP and SPA level policies and
Planned Community District regulations that
provide regulations and standards that
See Responses to LUT 1.1 and LUT-74.1 above.
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encourage the locating of high technology uses
and industries.
LUT 92.3 Allow ancillary professional office and limited
service businesses as secondary uses where
such uses are necessary to support the primary
research and development and light
manufacturing uses. These secondary uses
should not compete with the EUC and
adjoining areas that are intended as the
preferred location for these support uses.
See Responses to LUT 1.1 and LUT-74.1 above.
Objective LUT 93: Provide opportunities to develop new research institutions, industries, and businesses that capitalize
upon the intellectual capital and research activities of the university.
LUT 93.1 Proactively attract the development of
incubator industries and research institutions
that may be induced by the presence of a
university campus.
See Responses to LUT 1.1 and LUT-74 above.
ECONOMIC DEVELOPMENT
Objective – ED 1: Provide a diverse economic base for the City of Chula Vista.
ED 1.2 Provide sufficient tracts of land at a variety of
sizes available for industrial and commercial
uses in order to provide a stable economic base.
After marketing the Project for over 30 years as an
industrial park, the Applicant entered into a CBA with the
City which provides an opportunity to facilitate economic
growth by providing $8.0 million in support funding for
development of a Class “A” office building within the SR-
125 corridor or the construction of facilities for academ ic,
institutional, and innovation-related businesses within the
University Innovation District. The University Innovation
District/Regional Technology Park SPA Plan provides for
development of approximately 10.1M square feet of
university and regional technologies uses, while the Eastern
Urban Center SPA Plan provides for development of
approximately 3.8M sf of commercial/mixed use
development on 75.9 acres. The City is interested in
facilitating the creation of high-quality jobs and economic
growth within the City by providing opportunities that
target and attract industries and businesses that contribute
to diversification and stabilization of the local economy.
Facilitating such economic growth by encouraging the
development of spaces that can be used by high technology
and manufacturing businesses within the SR-125 corridor
or academic, institutional, and innovation-related
businesses within the University Innovation District is a
potential solution. The construction of such spaces would
provide a catalyst for development that could generate high-
quality jobs in locations currently suitable for construction.
The CBA also anticipated the conversion of the Planning
Area 23 site to residential. The Fiscal Impact Analysis
prepared by the project demonstrates that the project
produces net positive revenue to the City of Chula Vista
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over the 20-year timeframe. Revenues range from an
annual fiscal surplus in Years 1 - 20 ($46,461 - $270,928)
and a cumulative fiscal surplus over the first 20 years of
approximately $3,218,323, which supports stable economic
base.
Also see Response to LUT 1.1 above
ED 1.3 Encourage the preservation and expansion of
existing industrial uses in areas designated as
industrial.
See Responses to LUT 1.1 and ED 1.2 above.
ED 1.4 Increase the supply of land for non-retail
employment through the designation of land to
accommodate a regional technology park; a
future business park; industrial or business
park space; and development of a university
campus.
See Response to LUT 1.1 and ED 1.2 above.
ED 1.5 Consider fiscal impact implications of General
Plan amendments that propose changes to
industrial and commercial lands.
A fiscal impact analysis prepared for the project
demonstrates that the project results in net positive revenue
to the City’s General Fund. See Responses to LUT 1.1 and
ED 1.2 above.
Objective ED 2: Maintain a variety of job and housing opportunities to improve Chula Vista's jobs/housing balance.
ED 2.2 Facilitate increased employment densities near
transit stations and routes.
The Project is not located near a transit station or route and
does not include any employment generating land uses.
However, the Applicant entered into a CBA with the City
of Chula Vista which includes the payment of $8M in Job
Enhancement Funds. These funds will facilitate increate
employment densities in either the Eastern Urban Center or
University Innovation District, both served by transit
stations and routes.
Also see Response to LUT 1.1 above.
ED 2.3 Pursue a diverse supply of housing types and
costs, as well as a diverse supply of jobs with
varying income potential, to balance local job
and housing opportunities.
The project provides for-sale multi-family housing in a
range of bedroom typologies for singles, couples and
families and will comply with the City’s Balanced Housing
Policy by preserving off-site affordable housing units
within the Sunbow Planned Community. The Project does
not include low-income affordable housing. However, the
Applicant must comply with the City’s Balanced
Community Affordable Housing Policy. The Applicant
will enter into a Balanced Community Affordable Housing
Agreement and City which will address how the Project
meets its affordable housing obligation.
Objective ED 4: Become a center for applied technology innovation
ED 4.1 Publicize the economic and social benefits of
industry, emphasizing the health of the Chula
Vista economy, the “high-tech” dimensions of
industry, and the community value of well-
paying, high-benefit industrial employment.
The responsibility to meet the intent of ED 4.1 lies with the
City of Chula Vista. However, the Applicant entered into a
CBA with the City of Chula Vista which includes the
payment of $8M in Job Enhancement Funds. The Job
Enhancement Funds may be utilized by the City of Chula
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Vista to meet the intent of ED 4.1. Also, see Responses to
LUT 1.1 and ED 2.1 above.
ED 4.2 Maintain land sufficient for the long-term
location of an approximately 85-acre Regional
Technology Park in eastern Chula Vista.
The project does not impact the City’s ability to maintain
the land designated in the University Innovation
District/Regional Technology Park (UID/RTP) SPA Plan.
Through implementation of the CBA, the Applicant
enhances the feasibility of constructing office uses within
the UID/RTP.
Also see Response to LUT 1.1 above.
ED 4.4 Continue to recruit and promote the
establishment of a university campus, as well
as research and development facilities that
promote technology.
As the owner of the site identified for a future University,
the City may continue to recruit and promote the
establishment of a university campus and regional
technology park. The payment of $8M for the Job
Enhancement Fund enhances the City’s efforts. See
response to ED 2.1 above.
Objective ED 7: Develop a strong land use and transportation link between the downtown urban core, bayfront,
southwestern, and eastern areas of the City to support economic development throughout.
ED 7.4 Develop activities in eastern Chula Vista that
will attract residents citywide.
The Applicant entered into a CBA which provides for the
payment of a Park Benefit Fee, equal to the PAD fees that
would have otherwise been due pursuant to Chula Vista
Municipal Code (CVMC) Chapter 17.10, of approximately
$11.03 million based on 2019 PAD fees (the final amount
will be determined based on the number of residential units
built and the PAD fee rates in effect as of the effective date
of the Development Agreement). The Park Benefit Fee will
satisfy the Owner’s park obligations for the project and may
be utilized by the City to acquire or develop parkland, as the
City determines appropriate and in the best interest of the
overall City [emphasis added]. The City may utilize these
fees to enhance public parks in eastern Chula Vista and
attract park-users city-wide. The City has the opportunity to
develop activities in eastern Chula Vista that will attract
residents citywide through the Applicant’s payment of the
Park Benefit Fee.
ENVIRONMENTAL
Objective E 1: Conserve Chula Vista’s sensitive biological resources.
E 1.1 Implement the Chula Vista MSCP Subarea
Plan.
The project designates 63.6 acres of Preserve open space
within the project site to be conveyed to the City for
permanent preservation and maintenance, consistent with
the City of Chula Vista MSCP Subarea Plan.
Objective E2: Protect and improve water quality within surface water bodies and groundwater resources within and
downstream of Chula Vista.
E 2.4 Ensure compliance with current federal and
state water quality regulations, including the
implementation of applicable NPDES
requirements and the City's Pollution
Prevention Policy.
The wter quality studies prepared for the project comply
with the respective City, federal and state regulations.
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E 2.5 Encourage and facilitate construction and land
development techniques that minimize water
quality impacts from urban development.
The project is designed with water quality/hydro-
modification basins that mitigation impacts to water quality
to be less than significant.
Objective E 3: Minimize the impacts of growth and development on water supply resources through the efficient use and
conservation of water by residents, businesses, and City government.
E 3.2 Promote the use of low water demand
landscaping and drought tolerant plant
materials in both existing and new
development.
The project utilizes water conserving fixtures and low
water/drought tolerant landscaping.
E 3.3; Where safe and feasible, promote and facilitate
the continued use of recycled water in new
developments, and explore opportunities for
the use of recycled water in redevelopment
projects.
The Overview of Water Service for Sunbow II, Phase 2
analyzed the facilities required and the demand for recycled
water needed to serve the Project. The report estimated that
the Project would utilize approximately 24,510 gallon of
recycled water per day to irrigate open space slope and
recreation areas. The Project design incorporates the
infrastructure to serve the Project with recycled water
Objective – E 6: Improve local air quality by minimizing the production and emission of air pollutants and to xic air
contaminants and limit the exposure of people to such pollutants.
E 6.1 Encourage compact development featuring a
mix of uses that locate residential areas within
reasonable walking distance to jobs, services,
and transit.
The Project is designed to cluster residential land uses
within the development area identified in the adopted
Sunbow II SPA Plan and Sunbow GDP, meeting the intent
of implementing compact development. Sunbow II, Phase
3 was not identified in the General Plan as a suitable
location for mixed use development. The Project is located
approximately ½ mile from an existing MTS local bus stop,
approximately 1 mile from shopping and a public park and
several miles from the closet employment center. See
Figure 1, Aerial Context.
E 6.2 Promote and facilitate transit system
improvements in order to increase transit use
and reduce dependency on the automobile.
The Project does not include a transit stop or station. The
Project includes the TDM measures described in the
response to LUT 17.1 above. These TDM measures are
designed to increase transit use and reduce dependency on
the automobile
E 6.10 The siting of new sensitive receptors within
500 feet of highways resulting from
development or redevelopment projects shall
require the preparation of a health risk
assessment as part of the CEQA review of the
project. Attendant health risks identified in the
Health Risk Assessment (HRA) shall be
feasibly mitigated to the maximum extent
practicable, in accordance with CEQA, in order
to help ensure that applicable federal and state
standards are not exceeded.
The Project is not within 500 feet of a highway; therefore,
a health risk assessment is not needed to assess impacts
associated with a highway. However, A Health Risk
Assessment was prepared for the project based on proximity
to the Otay Landfill. See response to LUT 79.5 above.
Objective E 7: Promote energy conservation through the efficient use of energy and through the development of local, non-
fossil fuel-based renewable sources of energy.
E 7.1 Promote development of regulations and
building design standards that maximize
energy efficiency through appropriate site and
The project will comply with the latest Title 24 Energy
requirements.
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building design and through the use of energy -
efficient materials, equipment, and appliances.
Objective E 8: Minimize the amount of solid waste generated within the General Plan area that requires landfill disposal.
E 8.1 Promote efforts to reduce waste, minimize the
need for additional landfills, and provide
economically and environmentally sound
resource recovery, management, and disposal
facilities.
The project will comply with all City of Chula Recycling
requirements and recycling will be incorporated into all
components of the project. As discussed in the Air
Quality/Green House Gas Emission Analysis and
associated HRA prepared for the Project, the Otay Landfill
is anticipated to close in 2030. Beyond providing for the
recycling of waste to reduce waste and minimize the need
for additional landfills, the Applicant is not responsible for
development of economically, environmental sound
resource recovery, management, and disposal facilities.
This is a regional issue to be addressed by multi
jurisdictions and is beyond the Applicant’s control
E 8.3 Implement source reduction strategies,
including curbside recycling, use of small
collection facilities for recycling, and
composting
Recycling will be incorporated into all components of the
project.
Objective E 10: Protect important paleontological resources and support and encourage public education and awareness
of such resources.
E 10.1 Continue to assess and mitigate the potential
impacts of private development and public
facilities and infrastructure to paleontological
resources in accordance with the CEQA.
A Cultural/Paleontological Report was prepared for the
project Environmental Impact Report which includes
mitigation measures related to paleontological resources in
accordance with the CEQA.
Objective E 14: Minimize the risk of injury, loss of life, and property damage associated with geologic hazards.
E 14.1 To the maximum extent practicable, protect
against injury, loss of life, and major property
damage through engineering analyses of
potential seismic hazards, appropriate
engineering design, and the stringent
enforcement of all applicable regulations and
standards.
A Geotechnical Investigation Report was prepared for the
project EIR. The project will be designed in compliance
with the latest subdivision and building codes.
E 14.2 Prohibit the subdivision, grading, or
development of lands subject to potential
geologic hazards in the absence of adequate
evidence demonstrating that such development
would not be adversely affected by such
hazards and would not adversely affect
surrounding properties.
The Geotechnical Investigation for Sunbow II, Phase 3 was
prepared by GEOCON, Inc. and determined that the Project
is not located in an area of geological hazards and is suitable
for development. See response to LUT 79.5 regarding the
Soil Vapor Investigation prepared for the Project.
E 14.3 Require site-specific geotechnical
investigations for proposals within areas
subject to potential geologic hazards; and
ensure implementation of all measures deemed
necessary by the City Engineer and/or Building
Official to avoid or adequately mitigate such
hazards.
The Geotechnical Investigation for Sunbow II, Phase 3 was
prepared by GEOCON, Inc. and determined that the Project
is not located in an area of geological hazards and is suitable
for development. See response to LUT 79.5 regarding the
Soil Vapor Investigation prepared for the Project.
Objective E 15 - Minimize the risk of injury and property damage associated with flood hazards.
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E 15.1 Prohibit proposals to subdivide, grade, or
develop lands that are subject to potential flood
hazards, unless adequate evidence is provided
that demonstrates that such proposals would
not be adversely affected by potential flood
hazards and that such proposals would not
adversely affect surrounding properties.
Require site-specific hydrological
investigations for proposals within areas
subject to potential flood hazards; and
implement all measures deemed necessary by
the City Engineer to avoid or adequately
mitigate potential flood hazards.
The Drainage Study for Sunbow II, Phase 3 TM was
prepared by Hunsaker & Associates. The study analyzed
the pre- and post- development flows and demonstrates that
runoff generated by the Project will not exceed pre-project
peak flow rates, and runoff velocities will be dissipated by
rock rip rap at storm drain outfalls. The Project has been
designed to honor pre-project watershed basins and outfall
locations. Considering the limitations which result from
Subdivision layout and design, minor exchanges in
watershed areas occur but are minimized to the maximum
extent practicable. Since the project site is located outside
any FEMA floodplain zones, there is no requirement for a
Letter of Map Revision. The Study shows there is no
adverse impact from the proposed development after the
attenuation because there is reduction in flows.
Objective E19: Maintain the ability to establish hazardous waste storage, collection, treatment, disposal, and transfer
facilities to serve the needs of Chula Vista industry and businesses within appropriate locations of the City, while ensuring
adequate protection of the community.
E19.1 • A Health Risk Assessment as described in
the Chula Vista Zoning Code
• All facilities shall be a minimum 1,000
feet from any residential zone; residence;
school; hospital; hotel; motel; or other
similar land use.
See response to LUT 79.5 above.
Objective E 21: Protect people from excessive noise through careful land use planning and the incorporation of appropriate
mitigation techniques.
E 21.1 Apply the exterior land use-noise compatibility
guidelines listed in Table 9-2 of this
Environmental Element to new development,
where applicable, and in light of project-
specific considerations.
The Noise Technical Report for Sunbow II, Phase 3 was
prepared as part of the EIR and the Project will implement
the associated recommendations to ensure compliance with
E 21.1.
E 21.2 Where applicable, the assessment and
mitigation of interior noise levels shall adhere
to the applicable requirements of the California
Building Code with local amendments and
other applicable established City standards.
The Project will comply with the requirements of the
building code to reduce interior noise levels to 45db or
lower.
E 21.3 Promote the use of available technologies in
building construction to improve noise
attenuation capacities.
The Project will comply with the requirements of the
building code to reduce interior noise levels to 45db or
lower.
Objective E 22: Protect the community from the effects of transportation noise.
E 22.3 Employ traffic calming measures, where
appropriate, such as narrow roadways and on-
street parking, in commercial and mixed use
districts.
Access to the project is provided at two fully signalized
intersections with Olympic Parkway. two Modified Class
III collectors provide internal access and intersect at a
planned roundabout to slow traffic. On-street parking and
parkway landscaping are planned to function as additional
traffic calming measures.
E 22.4 Encourage walking; biking; carpooling; use of
public transit; and other alternative modes of
The Project includes a TDM which includes ridesharing,
carpooling and school carpooling strategies. In addition,
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transportation to minimize vehicular use and
associated traffic noise.
the project includes two fully signalized intersections that
connect to the existing bike lanes and Chula Vista Regional
Trail along Olympic parkway.
See responses to LUT 17.1 and 18.3 above.
E 22.5 Require projects to construct appropriate
mitigation measures in order to attenuate
existing and projected traffic noise levels, in
accordance with applicable standards,
including the exterior land use/noise
compatibility guidelines listed in Table 9-2 of
this Environmental Element.
The Noise Technical Report for Sunbow II, Phase 3 was
prepared as part of the EIR and the Project will implement
the associated recommendations to ensure compliance with
E 22.5.
Objective E 23: Provide fair treatment for people of all races, cultures, and income levels with respect to development,
adoption, implementation, and enforcement of environmental laws, regulations, and policies.
E23.3 Do not site industrial facilities/uses that pose a
significant hazard to human health & safety in
proximity to schools or residential dwellings
The Project does not propose to site industrial facilities as
part of the Project. However, due to the proximity to the
Otay Landfill, the Project prepared an HRA and Nuisance
Study. See response to LUT 79.5
E23.4 Build new schools and residential dwellings
with sufficient separation and buffering from
industrial facilities and uses that pose a
significant hazard to human health and safety.
The Project is designed to provide sufficient separation
between the Otay Landfill and future industrial land uses
within Village 2 West through the use of manufactured
slopes, perimeter walls, etc. See response to LUT 79.5 for
additional information regarding the Health Risk
Assessment and Nuisance Analysis prepared for the Project.
GROWTH MANAGEMENT
Objective GM 1: Concurrent public facilities and services.
GM 1.9 Require that all major development projects
prepare a PFFP that articulates infrastructure
and public facilities requirements and costs and
funding mechanisms.
An addendum to the Sunbow PFFP has been prepared for
the project.
Objective GM 2: Provide adequate and sustainable fiscal base.
GM 2.1 Achieve and maintain a balance of land uses
within the City that assures residential
development is complemented by expanded
local employment opportunities, retail and
commercial services, and recreation and
entertainment venues; and that the City-wide
mix of land uses provides fiscal balance
between those that produce revenues and those
that require public expenditures.
A Fiscal Impact Analysis has been prepared which
demonstrates a net positive benefit to the City’s General
Fund. See response to ED 1.2 that demonstrates
compliance with GM 2.1.
GM 2.2 Require a fiscal impact analysis to be
conducted for major development projects that
documents the project’s effects upon the City
operating budget over time.
A Fiscal Impact Analysis has been prepared which
demonstrates a net positive benefit to the City’s General
Fund. See response to ED 1.2 that demonstrates compliance
with GM 2.2.
Objective GM 3: Create and preserve vital neighborhoods.
GM 3.3 Assure that all new and infill development
within existing urban areas pays its
proportional share of the cost for urban
The project is subject to the City’s Development Impact Fee
Program and State requirements to fund educational
facilities.
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infrastructure and public facilities required to
maintain the Threshold Standards, as adopted
for its area of impact.
GM 3.8 Encourage the creation of vibrant and varied
neighborhoods and a diversity of housing
types, including, housing affordable to a range
of income groups, consistent with housing
element objectives.
The project provides for-sale housing in a range of bedroom
typologies for singles, couples, and families. The Project
does not include low-income affordable housing. However,
the Applicant must comply with the City’s Balanced
Community Affordable Housing Policy. The Applicant
will enter into a Balanced Community Affordable Housing
Agreement with the City which will address how the Project
meets its affordable housing obligation.
HOUSING ELEMENT
Objective H 2: Promote efficient use of water and energy through adopted standards and incentive -based policies to
conserve limited resources and reduce long-term operational costs of housing.
H 2.1 Encourage the efficient use and conservation of
water by residents.
The Project will be subject to the water conservation
requirements of the California Building Code and City of
Chula Vista ordinances.
H 2.2 Promote the efficient use of energy.
The Project will be subject to the energy conservation
requirements of the California Building Code and City of
Chula Vista ordinances.
Objective H 4: Minimize impacts on housing choice within each of the four geographic planning areas, especially to very
low-and low-income residents, that result from conversion or demolition of rental housing units.
H 4.1 Promote an equitable distribution of housing
types (e.g., multi-family rental and owner
occupied housing) based upon identified needs
within the Northwest, Southwest, and East
Planning Areas to provide a range of housing
opportunities for all income levels.
The larger Sunbow Planned Community provides a wide
range of housing types, including single family, multi-
family and affordable housing. The project provides higher
density for-sale housing in a range of bedroom typologies
for singles, couples and families and will comply with the
City’s Balanced Communities Affordable Housing Policy.
The Applicant will enter into a Balanced Community
Affordable Housing Agreement with the City which will
address how the Project meets its affordable housing
obligation.
Objective H 5: Encourage the provision of a wide range of housing choices by location, type of unit, and price level, in
particular the establishment of permanent affordable housing for low-and moderate-income households.
H 5.1 Balanced Communities-Affordable Housing:
Require newly constructed residential
developments to provide a portion of their
development affordable to low-and moderate-
income households.
The project will comply with the City’s Balanced
Communities Affordable Housing Policy. The Applicant
will enter into a Balanced Community Affordable Housing
Agreement with the City which will address how the Project
meets its affordable housing obligation.
H 5.2 Encourage the development of sufficient and
suitable new rental housing opportunities
within each of the City’s four geographic
Planning Areas, particularly for very low -and
low-income households.
The project will comply with the City’s Balanced
Communities Affordable Housing Policy. The Applicant
will enter into a Balanced Community Affordable Housing
Agreement with the City which will address how the Project
meets its affordable housing obligation.
Objective H 7: Facilitate the creation, maintenance, preservation and conservation of affordable housing for lower and
moderate-income households through comprehensive planning documents and processes, and the provision of financial
assistance and other incentives.
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H 7.1 Ensure Chula Vista’s plans and policies
addressing housing, such as the Zoning
Ordinance, Sectional Planning Area Plans, and
Specific Plans, encourage a variety of housing
product that responds to variations in income
level, the changing live/work patterns of
residents and the needs of the City’s diverse
population.
The Project provides higher density for-sale housing in a
range of bedroom typologies for singles, couples and
families and will comply with the City’s Balanced
Communities Affordable Housing Policy. The Applicant
will enter into a Balanced Community Affordable Housing
Agreement with the City which will address how the Project
meets its affordable housing obligation.
Objective H 8: Ensure the availability of housing opportunities to persons regardless of race, color, ancestry, national
origin, religion, sex, disability, marital status, and familial status, source of income or sexual orientation.
H 8.1 Ensure equal housing opportunities to prevent
housing discrimination in the local housing
market.
The Project is committed to equal opportunity in housing.
PUBLIC FACILITIES AND SERVICES
Objective – PFS 1: Ensure adequate and reliable water, sewer, and drainage service and facilities.
PFS 1.4 For new development, require on-site detention
of storm water flows such that, where practical,
existing downstream structures will not be
overloaded. Slow runoff and maximize on-site
infiltration of runoff.
The Project has prepared hydrology studies and will
implement the recommendations of the analysis to protect
downstream structures and properties.
Objective PFS 2: Increase efficiencies in water use, wastewater generation and its re-use, and handling of storm water
runoff throughout the City through use of alternative technologies.
PFS 2.2 As part of project construction and design,
assure that drainage facilities in new
development incorporate storm water runoff
and sediment control, including state-of-the-art
technologies, where appropriate.
The Project has prepared hydrology studies and will
implement the recommendations of the analysis to control
sediment and runoff.
PFS 2.3 In designing water, wastewater, and drainage
facilities, limit the disruption of natural
landforms and water bodies. Encourage the
use of natural channels that simulate natural
drainage ways while protecting property.
The Project has prepared hydrology studies and will
implement the recommendations of the analysis to control
sediment and runoff and has been designed to incorporate
the existing Poggi Creek drainage channel.
Objective PFS 5: Maintain sufficient levels of fire protection, emergency medical service and police services to protect
public safety and property.
PFS 5.1 Continue to adequately equip and staff the Fire
Department to ensure that established service
standards for emergency calls are met.
The Project will contribute its fair share to the City
Development Impact Fee Program.
PFS 5.6 Encourage crime watch programs in all
neighborhoods.
The Project will coordinate with the Chula Vista Police
Department to implement a crime watch program.
PFS 5.7 Prior to approval of any discretionary projects,
ensure that construction is phased with
provision of police and fire protection services
such that services are provided prior to or
concurrent with need.
The Project is subject to the City’s Growth Management
Ordinance to ensure adequate City services are available to
serve the development. The Applicant prepared a Fire
Protection Plan to evaluate fire protection services needed
to serve the Project.
Objective PFS 6: Provide adequate fire and police protection services to newly developing and redeveloping areas of the
City.
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PFS 6.1 Continue to require new development and
redevelopment projects to demonstrate
adequate access for fire and police vehicles.
The Project has been reviewed and complies with the access
requirements for police and fire services.
PFS 6.2 Require new development and redevelopment
projects to demonstrate adequate water
pressure to new buildings.
A water supply study has been reviewed and approved by
the Otay Water District demonstrating adequate supply and
pressure for the proposed uses.
PFS 6.3 Encourage CPTED techniques in new
development and redevelopment projects.
The Project includes physical design to for adequate
lighting, signage, and defensible space.
Objective PFS 15: Provide new park and recreation facilities for residents of new development, City-wide.
PFS 15.1 Continue to pursue a City-wide standard for the
provision of developed parkland for new
development projects of three acres per
estimated one thousand new residents.
The Applicant entered into a CBA which provides for the
payment of a Park Benefit Fee, equal to the PAD fees that
would have otherwise been due pursuant to Chula Vista
Municipal Code (CVMC) Chapter 17.10, of approximately
$11.03 million based on the 2019 PAD fees (the final
amount will be determined based on the number of
residential units built and the PAD fee rates in effect as of
the effective date of the Development Ageement). The Park
Benefit Fee will satisfy the Owner’s park obligations for the
Project and may be utilized by the City to acquire or develop
parkland, as the City determines appropriate and in the best
interest of the overall City.
Objective PFS 19: Provide art and culture programs, childcare facilities and health and human services that enhance the
quality of life in Chula Vista.
PFS 19.10 Continue to require community purpose
facility acreage, in accordance with the
Municipal Code, for the provision of childcare
and other social service facilities.
The SPA Plan includes an approximate 0.9-acre site
designated CPF, planned as a private recreation facilities to
be owned and managed by the Master Homeowners
Association. Consistent with CVMC Section
19.48.040(B)(6), the site meets the minimum size and slope
requirements, is compatible with the surrounding
residential land uses and includes the following required
amenities:
• Swimming Pool
• Club House
• Pool House
• One multi-purpose hard court
• Children play area
• Community gathering place
• An outdoor cooking facility
• Level Lawn area
The proposed 0.9-acre CPF site is consistent with CVMC
Section 19.48.404(b)(6), in that it does not comprise more
than 35 percent of the overall CPF acreage required for the
Project Area (3.2 acres x 35% = 1.1 acres), the CPF site
meets the minimum one-half acre size requirement and
satisfies the minimum development criteria outlined in
CVMC 19.48.025(H).
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The Applicant has entered into a Development Agreement
with the City, which addresses how the remaining 2.3 acre
CPF obligation is satisfied.
Objective PFS 20: Develop a cultural arts center in Chula Vista.
PFS 20.3 Encourage the installation of art pieces in
publicly owned spaces and require developers
to pay fees or provide art pieces that serve to
enhance an individual project and contribute to
the appearance and vitality of the development.
The Project does not include any publicly owned spaces.
The City does not have a current fee to support the
installation of public art. However, the intent of PFS-20.3
may be met by the City as they exercise their discretion to
utilize the Park Benefit Fee, of approximately $11.03
million based on 2019 PAD fees (the final amount will be
determined based on the number of residential units built
and the PAD fee rates in effect as of the effective date of the
Development Agreement). The Park Benefit Fee will satisfy
the Owner’s park obligations for the project and may be
utilized by the City to acquire and/or develop parkland, as
the City determines appropriate and in the best interest of
the overall City. The City may utilize these funds to provide
opportunities for public art within public parks.
1
Figure 1: Aerial Context
ATTACHMENT B
SUNBOW II, PHASE 3 SPA PLAN MARKET AND FINANCIAL
ANALYSIS OF INDUSTRIAL USE
(HR&A 2021)
ATTACHMENT C
SUNBOW II, PHASE 3 FISCAL IMPACT ANALYSIS
(DPFG 2021)