HomeMy WebLinkAboutResolution 2026-003RESOLUTION NO. 2026-003
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CHULA VISTA APPROVING A TENTATIVE MAP
TM24-0003 TO SUBDIVIDE TWO (2) EXISTING LEGAL
PARCELS INTO SEVEN (7) PARCELS WITH ONE (1)
REMAINDER PARCEL ON APPROXIMATELY 10.695 ACRES
WITHIN A COMMERCIAL RETAIL CENTER IN THE SAN
MIGUEL RANCH PLANNED COMMUNITY (2310, 2314, 2318,
2322, 2326, 2330 and 2334 PROCTOR VALLEY ROAD (APN:
595-030-57, -58, -59, -60, & -61)
WHEREAS, on May 7, 2024, a duly verified application for a Tentative Map was filed
with the City of Chula Vista Development Services Department by R.A. Smith, Inc. (“Applicant”)
for property owned by Baldwin Park Plaza LLC and University Square I LLC and managed by
PacWest Management, Inc. (“Property Owner”); and
WHEREAS, on February 12, 2025, a duly verified application for a Tentative Map was
deemed complete with the City of Chula Vista Development Services Department; and
WHEREAS, the property includes a developed shopping center (Shops at San Miguel
Ranch) consisting of approximately 10.695 acres; and
WHEREAS, the Applicant proposes to subdivide two (2) existing legal parcels into seven
(7) parcels with a remainder parcel (“Project”); and
WHEREAS, it was determined that the Project was reviewed for compliance with the
California Environmental Quality Act (CEQA) and determined that the project was adequately
covered in the previously certified Final Environmental Impact Report for Eastlake Volume 1 (EIR
81-03; SCH:80121007 certified by City Council Resolution No. 11918 on January 29, 1985) in
that the project is within the scope of the program approved in 1985, and that Program
Environmental Impact Report adequately described the project for the purposes of CEQA. No
further environmental review is required; and
WHEREAS, the Director of Development Services set the time and place for a hearing
before the Planning Commission, and notice of said hearing, together with its purpose, was given
by its publication in a newspaper of general circulation in the City and its mailing to property
owners within 500 feet of the exterior boundaries of the property at least 10 days prior to the
hearing; and
WHEREAS, the hearing was held at the time and place as advertised in the Council
Chambers, 276 Fourth Avenue, before the Planning Commission, and the hearing was thereafter
closed; and
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WHEREAS, the item was continued at the January 28, 2026 Planning Commission meeting
to a date certain of February 11, 2026; and
WHEREAS, the Planning Commission has reviewed and considered all materials for the
Project, including the Project plans and the Staff Report; and
WHEREAS, staff recommended that the Planning Commission adopt a Resolution
recommending approval of the Project (Tentative Map TM24-0003).
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Chula Vista that it hereby APPROVES the Project in accordance with the environmental
determination and findings and subject to the conditions contained herein.
I. COMPLIANCE WITH CEQA
The project was reviewed for compliance with the California Environmental Quality Act (CEQA)
and determined that the project was adequately covered in the previously certified Final
Environmental Impact Report for Eastlake Volume 1 (EIR 81-03; SCH:80121007 certified by City
Council Resolution No. 11918 on January 29, 1985) in that the project is within the scope of the
program approved in 1985, and that Program Environmental Impact Report adequately described
the project for the purposes of CEQA. No further environmental review is required.
II. TENTATIVE SUBDIVISION MAP FINDINGS
Pursuant to California Government Code Section 66474, the Chula Vista Development Services
Department has reviewed the Tentative Map to determine consistency with applicable state
regulations. The following findings are made in accordance with Section 66474.
The proposed tentative map has been found to be consistent with the Chula Vista General
Plan and San Miguel Ranch Specific Plan. The site was previously found to be suitable for
the type of development that exists on the site and does not propose any changes to the
existing improvements with the subdivision request. The Project has been found to be
consistent with the prior EIR and the subdivision was found to not cause serious public
health problems. No easements are affected by the proposed subdivision and the Project
has been conditioned to update any owner’s association and CC&Rs prior to recordation
of the Final Map. The public at large will maintain access to and through the site.
Pursuant to California Government Code Section 66474.02, the Chula Vista Fire Department has
reviewed the Tentative Map to determine consistency with applicable state minimum fire safe
regulations and the City’s ability to provide adequate fire protection services. The following
findings are made in accordance with Sections 66474.02(1) and 66474.02(2).
1) The Project is consistent with the Public Resources Code Sections 4290 and 4291
(Government Code Section 66474.02(1))
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The Project site is an existing, fully developed commercial center. The proposed Tentative
Map does not introduce new development, intensify land use, increase building density, or
modify existing structures or access in a manner that would increase wildfire risk. The re-
subdivision of parcels does not alter the site’s existing fire protection features, access roads,
building setbacks, street or building signage, addressing, or fuel modification areas.
Existing structures on the site remain subject to ongoing defensible space and vegetation
management requirements in accordance with Public Resources Code Section 4291 and
applicable provisions of the California Wildland-Urban Interface Code as adopted and
amended by the City of Chula Vista. As such, the proposed Tentative Map maintains
consistency with the intent and requirements of Public Resources Code Sections 4290 and
4291.
2) The Project meets the Fire Protection Services provisions (Government Code Section
66474.02(2)(A))
The Chula Vista Fire Department finds that adequate fire protection services are available
to serve the Shops at San Miguel Ranch Tentative Map (TM24-0003), consistent with
California Government Code Section 66474.02(2)(A).
The project site is located within the established service area of the Chula Vista Fire
Department, which provides fire suppression, emergency medical response, wildfire
response, fire prevention, and code enforcement services.
The proposed Tentative Map does not result in additional development, new structures,
increased occupancy, or changes to existing fire access, water supply, or emergency
response conditions. Fire protection infrastructure serving the site, including fire apparatus
access, hydrant spacing, and water supply, remains unchanged and compliant with
applicable regulations.
Based on the existing built condition of the site and the Fire Department’s current
operational capacity, the Chula Vista Fire Department can continue to provide adequate
fire protection and emergency response services to the site without the need for additional
facilities or service level adjustments.
Based on the foregoing findings, the Chula Vista Fire Department concludes that the Shops
at San Miguel Tentative Map (TM24-0003) satisfies the wildfire hazard and fire protection
requirements of California Government Code Section 66474.02. The proposed Tentative
Map is consistent with applicable state fire safety regulations and does not impair the City’s
ability to provide adequate fire protection services within a designated Very High Fire
Hazard Severity Zone
III. TENTATIVE MAP CONDITIONS OF APPROVAL
The following shall be accomplished to the satisfaction of the Director of Development Services
or their designee:
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Planning
1. All conditions of City Council Resolution No. 2000-068 and Tentative Parcel Map Waiver 99-
04 shall remain in full force and effect unless modified herein.
2. Unless otherwise specified, prior to recordation of the final map, all conditions and code
requirements listed herein shall be fully completed by the Applicant, Property Owner, or a
successor in interest to the satisfaction of the Director of Development Services or their
designee.
3. Any conflict between these conditions of approval and any other City entitlement or approval
document relating to the Project shall be resolved by the Director of Development Services or
their designee in their discretion.
Land Development
1. The Applicant shall comply with all requirements and guidelines of the City of Chula Vista
Municipal Code; the Chula Vista Subdivision Manual; City of Chula Vista Design and
Construction Standards; the Development Storm Water Manual for Development &
Redevelopment Projects; the City of Chula Vista Grading Ordinance No. 1797; the State of
California Subdivision Map Act.
2. The Applicant shall deposit any applicable fees in accordance with the City Master Fee
Schedule for any required submittals per the Subdivision Manual and Municipal Code.
3. The applicant shall identify on the Final Map Private & Reciprocal Easements for Drainage,
Sewer, Parking, and Access (as applicable) over Parcels 1 thru 7 for the benefit of Parcels 1
thru 7. Said easements shall be conveyed from and to the subsequent owners of Parcels 1 thru
7, pursuant to Section 18.20.240 of the Municipal Code of the City of Chula Vista.
4. Prior to the approval of the Final Map, the Developer shall enter into a “Declaration of
Covenant Agreement” to provide Sewer, Water, Drainage, and Pedestrian Access Easements
in perpetuity for utility, vehicular and pedestrian access to Proctor Valley Rd and Mount
Miguel Rd across Parcels 1 thru 7. Said Agreement shall be prepared to the satisfaction of the
Director of Development Services Department and shall be recorded concurrently with the
Final Map.
5. Prior to the approval of the Final Map, the Developer shall update the Shared Parking and
Access Agreement. Said Agreement shall be prepared to the satisfaction of the Director of
Development Services Department.
6. Streets or driveways within the complex shall be designated as private.
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7. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be
required, as necessary or as approved by the City Engineer.
8. Any improvements in the right-of-way beyond the project limits shall be designed and
constructed as to not interfere with adjacent businesses, as approved by the City Engineer.
9. Prior to beginning any earthwork activities at the site and before issuance of any Building
Permit, the Applicant shall submit grading plans to the Land development Division for
processing, reviewing, and permitting in accordance with Municipal Code Title 15.04. Plans
shall be in conformance with the City’s Subdivision Manual and the City’s most current Best
Management Practices, BMP Design Manual.
10. All proposed sidewalks, walkways, pedestrian ramps, and accessible parking for people with
disabilities shall be designed to meet the City of Chula Vista Design Standards, ADA
Standards, and Title 24 standards, as applicable.
11. Proposed private water and fire lines structures are to be submitted on a separate Building Plan
and permitted by the Building Division of the Development Services Department and the Fire
Department.
12. New trash enclosures shall be covered trash enclosures, and shall meet the requirements of
City of Chula Vista BMP Manual, Fact Sheet SC-Q.
13. Applicant shall obtain an Encroachment Permit for any private facilities within public right -
of-way and/or City easements prior to any construction permit or any building permit issuance.
14. The Applicant is advised that there may be additional requirements set at the time the
development takes place, depending upon final plans submitted for Grading, Improvements
and/or Building Permits. This response is based solely on the material that were submitted for
our review.
15. Prior to approval of the Final Map, submit a conformed copy of a recorded tax certificate
covering the property.
16. Prior to approval of the Final Map, the applicant shall submit a Subdivision Guarantee and an
updated the Title Report for the property.
17. The Applicant shall comply with all requirements of applicable National Pollutant Discharge
Elimination System (NPDES) permits such as the General Construction Permit (NPDES No.
CAS000002), the Municipal Permit (NPDES No. CAS0108758), or the General Industrial
Permit (NPDES No. CAS000001). (Development Services)
18. Prior to approval of the Final Map, the Developer shall submit the amended Declaration of
Covenants, Conditions, and Restrictions (CC&Rs) for review and approval to ensure
compliance with conditions of this TM approval and prior approvals.
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Wastewater
19. Prior to issuance of any building permit for the Project, any food establishments shall install a
grease pretreatment device in the waste line leading from the food preparation area, or from
sinks, drains, appliances and other fixtures or equipment used in food preparation or cleanup,
to where grease may be introduced into the sewerage system, in accordance with CVMC
Section 13.10.150.
20. Prior to the issuance of any building permit for the Project, the Applicant shall obtain an
Industrial Wastewater Permit for Food Establishments (“FOG Permit”) as determined by the
City Engineer.
21. Prior to the issuance of any building permit for the project, Applicant shall pay required sewer
fees as determined by the City Engineer or his designee.
22. The onsite sewer and storm drain system shall be private. All sewer laterals and storm drains
shall be privately maintained from each building unit to the City-maintained public facilities.
23. Any additional private lines to be constructed need to have plans submitted for review.
Traffic
24. Prior to Final Map approval, the Developer shall complete all required street naming and
roadway signage, including:
a. renaming the project entrance off Proctor Valley Road and installing two (2) two-sided,
mast-arm-mounted reflectorized street name signs in accordance with City of Chula
Vista Standard Drawing TRF-07 at the northwest and southeast corners of Proctor
Valley Road and the project driveway; and
b. installing street name signage identifying the east-west roadway segment between
Mount Miguel Road and Corte Viejo as “Corte Viejo,” in accordance with City of
Chula Vista standard drawings as determined by the City Traffic Engineer.
Coordination with the City of Chula Vista Public Works Department shall be required.
IV. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE
Pursuant to Government Code Section 66020(d) (1), NOTICE IS HEREBY GIVEN that the 90
day period to protest the imposition of any impact fee, dedication, reservation, or other exaction
described in this resolution begins on the effective date of this resolution and any such protest must
be in a manner that complies with Government Code Section 66020(a) and failure to timely follow
this procedure will bar any subsequent legal action to attack, review, set aside, void or annul
imposition. The right to protest the fees, dedications, reservations, or other exactions does not
apply to planning, zoning, grading, or other similar application processing fees or service fees in
connection with this project; and it does not apply to any fees, dedication, reservations, or other
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exactions which have been given notice similar to this, nor does it revive challenges to any fees
for which the statute of limitations has previously expired.
V. EXECUTION OF RESOLUTION OF APPROVAL
The Property Owner and Applicant shall execute this document by signing on the lines provided
below, indicating that the Property Owner and Applicant have each read, understood, and agreed
to the conditions contained herein, and will implement the same. Upon execution, this document
shall be signed and returned to the City’s Development Services Department.
Joseph Ramani for Baldwin Park Place LLC, Property Owner Date
Joseph Ramani for University Square I LLC, Property Owner Date
Reid Kunishige for R.A. Smith, Inc., Applicant Date
VI. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted, deny, or further condition issuance of all future building permits, deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted,
institute and prosecute litigation to compel their compliance with said conditions or seek damages
for their violation. Failure to satisfy the conditions of this permit may also result in the imposition
of civil or criminal penalties.
VII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the Planning Commission that its adoption of this Resolution is dependent
upon the enforceability of each and every term, provision and condition herein stated; and that in
the event that any one or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution and the permit shall
be deemed to be automatically revoked and of no further force and effect.
[SIGNATURES ON THE FOLLOWING PAGE]
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2/18/2026
2/18/2026
Resolution No. 2026-003
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Presented by Approved as to form by
Roy Sapa’u Marco A. Verdugo
Director of Development Services City Attorney
PASSED, APPROVED, and ADOPTED by the Planning Commission of the City of Chula
Vista, California, this 11TH day of February 2026, by the following vote:
AYES: Commissioners: Combs, De La Rosa, Felber, Jones, Sanfilippo,
Torres and Leal
NOES: Commissioners: None
ABSENT: Commissioners: None
Rodrigo Leal, Chair
ATTEST:
Mariluz Zepeda, Deputy City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Mariluz Zepeda, Deputy City Clerk of Chula Vista, California, do hereby certify that the
foregoing Resolution No. 2026-003 was duly passed, approved, and adopted by the Planning
Commission at a regular meeting of the Planning Commission held on the 11th day of February
2026.
Executed this 11th day of February 2026.
Mariluz Zepeda, Deputy City Clerk
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