HomeMy WebLinkAbout2026.02.11 Agenda Packet
**POST-MEETING AGENDA**
Date:Wednesday, February 11, 2026
Time:6:00 p.m.
Location:Council Chambers, 276 Fourth Avenue, Chula Vista, CA
Planning Commission Regular Meeting
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______________________________________________________________________________
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in this meeting, please contact PC@chulavistaca.gov or (619) 691-5041. Providing at least 48 hours' notice will help
ensure that reasonable arrangements can be made.
Gov. Code § 84308 Regulations: To promote transparency and fairness in the governmental decision-making process,
there are rules to prevent public officials from being unfairly influenced by contributors to their campaigns. The type of
activity these laws were enacted to limit is often referred to as “pay-to-play,” and is governed in California by
Government Code section 84308. Parties to any proceedings involving a “license, permit, or other entitlement for use,”
as that term is defined in the Political Reform Act, pending before the City Council must disclose any campaign
contribution over $500 (aggregated) within the preceding 12 months made by the party, their agent, and those required
to be aggregated with their contributions under Gov. Code § 82015.5. The disclosure must include the amount
contributed and the name(s) of the contributor(s). "G.C. § 84308 Regulations Apply: Yes" on this agenda indicates that
the item is subject to these regulations.
Time Allotted for Speaking (subject to change by the presiding officer)
- Consent Calendar (any or all items): 3 minutes
- Agenda Items (not on Consent): 3 minutes
- General Public Comment (not on agenda): 3 minutes
Individuals who use a translator will be allotted twice the time.
Pages
1.CALL TO ORDER
2.ROLL CALL
3.PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
4.CONSENT CALENDAR (Items 4.1 through 4.2)
Consent calendar items are considered together and acted upon by one motion. There is no
separate discussion of these items unless a commissioner or staff removes the item from the
Consent Calendar.
Recommended Action:
Approve the recommended action on the below consent calendar items.
4.1 Approval of Meeting Minutes 4
Recommended Action:
Approve minutes dated: January 28, 2026
4.2 Consider Request for Excused Absence 7
Recommended Action:
Consider approving an excused absence for Commissioner Felber from the January 28,
2026, meeting.
5.PUBLIC COMMENTS
The public may address the Commission on any subject matter within the Commission's
jurisdiction that is not listed as an item on the agenda. State law generally prohibits the
Commission from discussing or taking action on any issue not included in the agenda. The
Commission may schedule the topic for future discussion or refer the matter to staff.
6.PUBLIC HEARINGS
The following item(s) have been advertised as public hearing(s) as required by law. If you wish to
speak on one of these items, please fill out a "Request to Speak" form and submit it to the Deputy
City Clerk prior to the meeting or submit an electronic comment per the instructions on page one
of this agenda.
6.1 Tentative Map to subdivide two (2) existing legal parcels into seven (7) parcels with a
remainder parcel at the Shops at San Miguel Ranch commercial center
8
Location: 2310, 2314, 2318, 2322, 2326, 2330 and 2334 Proctor Valley Road (APNs:
595-030-57, -58, -59, -60, and -61)
G.C. § 84308 Regulations Apply: Yes
Environmental Notice: 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.
Recommended Action:
Conduct a public hearing and adopt a resolution approving Tentative Map No. TM24-
0003 allowing for the subdivision of two (2) existing legal parcels into seven (7) parcels
with a remainder parcel, based on the required findings and subject to conditions
contained in the draft resolution.
7.STAFF REPORT 30
8.CHAIR'S COMMENTS
City of Chula Vista Planning Commission
February 11, 2026 Agenda Page 2 of 30
9.COMMISSIONERS' COMMENTS
10.ADJOURNMENT
to the regular meeting on February 25, 2026, at 6:00 p.m.
Materials provided to the Planning Commission related to any open-session item on this agenda
are available for public review at www.chulavistaca.gov/boardmeetings or the City Clerk's Office
at 276 Fourth Ave, Chula Vista.
City of Chula Vista Planning Commission
February 11, 2026 Agenda Page 3 of 30
Page 1
City of Chula Vista
Regular Planning Commission Meeting
MINUTES
Minutes are prepared and ordered to correspond to the agenda.
_____________________________________________________________________
1. CALL TO ORDER
The meeting was called to order at 6:02 p.m.
2. ROLL CALL
Deputy City Clerk Zepeda called the roll.
3. PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
Led by Commissioner De La Rosa.
4. CONSENT CALENDAR (Items 4.1 through 4.2)
Moved by Commissioner Combs
Seconded by Commissioner Sanfilippo
To approve the recommended action on the below consent calendar items. The
motion was carried by the following vote:
Result, Carried (6 to 0)
Page 4 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
2026-01-28 Planning Commission Regular Meeting Minutes
Page 2
4.1 Approval of Meeting Minutes
To approve minutes dated: January 14, 2026
4.2 Consider Request for Excused Absence
To approve an excused absence for Commissioner De La Rosa from the
January 14, 2026, Planning Commission meeting.
5. PUBLIC COMMENTS
There were none.
6. PRESENTATIONS
6.1 Presentation on City of Chula Vista Commission Roles, Duties, and
Procedures
City Clerk Bigelow and Deputy City Attorney Horvath gave a presentation.
7. PUBLIC HEARINGS
7.1 Design Review Permit Condition Addition – Add a Condition of
Approval Pertaining to Unit Protection for Urbana 2.0 (DR22-0025)
Notice of the hearing was given in accordance with legal requirements,
and the hearing was held on the date and no earlier than the time
specified in the notice.
Senior Planner Mallec gave a presentation on the item.
Chair Leal opened the public hearing.
Suzanna Meza, Chula Vista resident spoke expressing a neutral position.
There being no further members of the public who wished to speak, Chair
Leal closed the public hearing.
Moved by Commissioner De La Rosa
Seconded by Commissioner Jones
To adopt Resolution No. 2026-002. The motion was carried by the
following vote:
Result, Carried (6 to 0)
Page 5 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
2026-01-28 Planning Commission Regular Meeting Minutes
Page 3
Item 7.1 heading
RESOLUTION NO. 2026-002 OF THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA AMENDING PLANNING COMMISSION
RESOLUTION NO. 2025-04 TO ADD CONDITIONS TO DESIGN REVIEW
PERMIT DR22-0025 TO COMPLY WITH GOVERNMENT CODE
SECTION 66300 ET SEQ., OTHERWISE KNOWN AS THE HOUSING
CRISIS ACT OF 2019
7.2 Tentative Map to Subdivide Two Parcels into Seven Parcels at the
Shops at San Miguel Ranch Site (TM24-0003)
Chair Leal announced that the item was continued to February 11, 2026,
at 6:00 p.m.
8. STAFF REPORT
Deputy Director of Development Services Colamussi provided an update on
upcoming agenda items.
9. CHAIR'S COMMENTS
Chair Leal thanked staff for their presentation and suggested that new
commissioners receive the same presentation.
10. COMMISSIONERS' COMMENTS
Commissioners made comments and provided updates.
11. ADJOURNMENT
The meeting was adjourned at 8:12 p.m.
Minutes prepared by: Mariluz Zepeda, Deputy City Clerk
_________________________
Mariluz Zepeda, Deputy City Clerk
Page 6 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Request for Excused Absence Form – 6/19
REQUEST FOR EXCUSED ABSENCE
City of Chula Vista Boards, Commissions, and Committees
Name: _________________________________________________ Date of Absence: _________________________________
Board/Commission/Committee: _________________________________________________________________________________
Chula Vista Municipal Code section 2.25.110 (C) allows board/commission/committee members, by a
majority vote, to excuse a fellow board, commission, or committee member’s absence from a meeting for any
of the reasons listed below. A member who is absent from three consecutive, regular meetings will be
deemed to have vacated his or her membership, unless the member’s absence is excused by a
majority vote of the other members. An absence is only recorded as “excused” upon receipt of a member’s
request and majority vote of the board/commission/committee to excuse the absence. Accordingly, if you
have been absent from a regular meeting, please complete and submit this form to the chair or secretary.
Please indicate the reason for the absence:
1. Illness of the member, family member of the member, or personal friend of the member;
2. Business commitment of the member that interferes with the attendance of the member at a meeting;
3. Previously scheduled vacation of the member, notice of which was provided to the respective board
or commission in advance of the meeting;
4. Attendance of the member at a funeral, religious service or ceremony, wedding, or other similarly
significant event;
5. Unexpected, emergency situation that prohibits the member’s attendance; or
6. Other reason for which the member has given notice to the secretary of his or her unavailability at
least seven days in advance of the meeting.
OR
The absence was not for any of the above-listed reasons. I understand that the absence will be recorded
as unexcused.
I certify the reason for the absence indicated above is true and correct.
Member’s Signature: __________________________________________________________ Date: _____________________________
If completed by secretary or staff to board/commission/committee:
Completed on member’s behalf by: _____________________________, per member’s Verbal Written request
on: _________________.
(date)
(secretary/liaison’s name) 01/07/26
01/28/26
Planning Commission
Mariluz Zepeda
Bryan Felber
4
4
Page 7 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
v . 0 0 1 P a g e | 1
February 11, 2026
ITEM TITLE
Tentative Map to subdivide two (2) existing legal parcels into seven (7) parcels with a remainder parcel at
the Shops at San Miguel Ranch commercial center
Location: 2310, 2314, 2318, 2322, 2326, 2330 and 2334 Proctor Valley Road (APNs: 595-030-57, -58, -
59, -60, and -61)
G.C. § 84308 Regulations Apply: Yes
Environmental Notice: 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.
Recommended Action
Conduct a public hearing and adopt a resolution approving Tentative Map No. TM24-0003 allowing for the
subdivision of two (2) existing legal parcels into seven (7) parcels with a remainder parcel, based on the
required findings and subject to conditions contained in the draft resolution.
SUMMARY
R. A. Smith, Inc. (“Applicant”) proposes to subdivide two (2) existing legal parcels into seven (7) parcels
with a remainder parcel (“Project”) on a 10.695-acre developed property (Shops at San Miguel Ranch) in
the Commercial Retail (CR) zone of the San Miguel Ranch Planned Community. The properties are owned
by Baldwin Park Plaza LLC and University Square I LLC (“Property Owners”) and is managed by PacWest
Management, Inc.
HOUSING IMPACT STATEMENT
Neither the subject property nor any portion thereof was identified in the General Plan’s Housing Element
to accommodate a portion of the City’s allocation toward addressing regional housing needs, and the
Project does not propose to add units to the City’s existing housing stock. There is no net loss of housing
capacity toward fulfilling the City’s obligation.
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed The Project for compliance with the California
Environmental Quality Act (CEQA) and it was determined that the project was adequately covered in the
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City of Chula Vista Planning Commission
February 11, 2026 Agenda
P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 2
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. The Project site is developed and substantially surrounded by urban
uses, including multifamily development, senior living facility, Fire Station No. 6 and Mackenzie Creek Park.
The Project is consistent with the General Plan’s policies and designation for the Project site (Commercial
Retail) as well as the Project site’s zoning designation (Commercial Retail) and applicable development
regulations; the Project site has no value as habitat for endangered, rare, or threatened species; and
approval of the Project will not result in significant effects relating to traffic, noise, air quali ty, or water
quality, all as documented in the attached analyses. The site will be adequately served by utilities and public
services—there are no anticipated impacts to electrical, water, or sewer supply, nor police, school, fire, or
other services. No further environmental review is required.
DISCUSSION
Project Description
The Applicant is proposing a tentative map (Attachment 2) to subdivide two (2) existing legal parcels into
seven (7) parcels with a remainder parcel at the existing Shops and San Miguel Ranch. The proposed
tentative map will allow for future reinvestment and flexibility in ownership and help with the ongoing
maintenance of the common spaces like parking, landscaping, and pedestrian circulation.
Below are two (2) tables showing existing and proposed parcel sizes:
Table 1: Existing and Proposed Parcels
Existing Parcel Square Feet Acres
1 172,154.67 3.952
2 293,725.08 6.743
Total 465,879.75 10.695
Proposed Parcel Square Feet Acres
1 33,621.51 0.772
2 62,298.92 1.431
3 47,025.90 1.079
4 49,409.33 1.057
5 52,803.71 1.134
6 52,803.71 1.212
7 158,929.71 3.648
Remainder 15,719.72 0.362
Total 465,879.75 10.695
Project Site Characteristics
The subject property is an approximately 10.695-acre development located on the southeastern corner of
Proctor Valley Road and Mount Miguel Road. The project site is the existing Shops at San Miquel Ranch and
with the primary entrance off Procter Valley Road and a secondary entrance off Mount Miguel Road.
The project site contains six (6) existing legal parcels created under PM 20105. The proposed TM will
subdivide Parcels 1 & 2 into seven (7) parcels and a remainder and Parcels 3 thru 6 will remain as is and
not included as part of this Tentative Map.
The site has a zoning designation of Commercial Retail (CR) in the San Miguel Ranch Planned Community
and is in the Commercial Retail General Plan land use designation. The subject property is located in the
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City of Chula Vista Planning Commission
February 11, 2026 Agenda
P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 3
Very High Fire Hazard Severity Zone. The table below identifies the zoning and General Plan land use
designations as well as existing land use of the Project site and the surrounding properties.
Table 2:
Land Use and Zoning Designations and Existing Land Uses
General Plan Zoning Existing Land Use
Compliance with Development Regulations
Pursuant to Chula Vista Municipal Code (CVMC) Section 18.12.120, the Planning Commission is the
authorized body to make tentative map determinations. The Project was thoroughly reviewed and
evaluated by several divisions within the Development Services Department (Planning, Landscaping, Land
Development, and Facilities Financing) as well as the Chula Vista Fire Department and the Engineering &
Capital Projects Department.
Primary access throughout the development remains unchanged and no grading is proposed as part of this
application. It was found that all necessary public facilities are in place and can continue to serve the site.
Additionally, the proposed tentative map has no effect on the required open space or Community Purpose
Facilities (CPF) requirements.
Development Standards
The subdivision was analyzed for compliance with the San Miguel Ranch Sectional Planning Area,
Subdivision Map Act, the City’s Subdivision Manual, and CVMC Title 18, Subdivisions. The proposed design
of the lots meets the development standards with the exception of the reduced setback locations as shown
on the Tentative Map. The reduced setbacks are considered as part of this Tentative Map through the site
plan review process as permitted under footnote “a” in Table 2-4 of the SPA PC District Regulations.
Site Identification
Due to the increase in the number of parcels, site identification was reviewed to ensure adequate visibility
and clear identification for customers, postal service, and emergency response. As a result, the applicant is
required to implement three (3) site identification measures prior to recordation of the Final Map. First,
additional site identification signage shall be installed on the mast arms at the intersection of Proctor Valley
Road and the north–south private street serving the shopping center. Second, the north–south private
internal drive shall be assigned a street name for identification purposes; the applicant shall select one of
the City-approved names - Ranch Place, Crown Place, or Ayda Way - and install the corresponding street
name signage. Third, the currently unnamed east–west roadway segment south of the shopping center
connecting Mount Miguel Road to the existing private street Corte Viejo shall be named Corte Viejo, and
street name signage shall be installed. These requirements have been incorporated as conditions of
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City of Chula Vista Planning Commission
February 11, 2026 Agenda
P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 4
approval in the attached draft Resolution. No existing building addresses are antic ipated to change as a
result of these actions.
Shared Access/Maintenance
Increasing the number of parcels under multiple property owners creates the potential
for additional ownership in the future and requires clear provisions for shared access to the site, including
access to common areas and parking. In addition to defining allowed shared access, maintenance
responsibilities must also be clearly identified. To address these access and maintenance requirements, the
Project’s draft Resolution includes a condition of approval requiring the property owners to update the
site’s Covenants, Conditions, and Restrictions (CC&Rs). The updated CC&Rs must clearly describe
ownership interests and shared access and maintenance responsibilities for all common areas and be
provided to the Development Services Department prior to recordation of the Final Map.
Remainder Parcel
Pursuant to Government Code Section 66424.6 (Subdivision Map Act) a subdivider may designate as a
remainder parcel the portion of a property that is not divided for the purpose of sale, lease, or financing.
This Tentative Map creates a remainder parcel. The remainder parcel has been found to be in compliance
with applicable provisions of the Subdivision Map Act. The TM is conditioned to require a Certificate of
Compliance prior to approval of any permit or development on the remainder parcel.
General Plan Consistency
The proposed subdivision was found to be consistent with the General Plan. The proposed tentative map
will not change the allowed or conditional uses permitted in the San Miguel Ranch SPA Plan.
Findings
In addition to development compliance with the various codes and regulations and general plan
consistency, findings for Tentative Maps are required pursuant to Government Code Sections 66473.5,
66474 and 66474.02. The draft findings can be found in the draft Resolution for Planning Commission’s
consideration.
CONCLUSION
The proposed Project was determined to be consistent with the Chula Vista Municipal Code, the Chula Vista
Subdivision Manual, the Subdivision Map Act, the General Plan, and other applicable development
standards and regulations. Staff recommends the Planning Commission approve the Project and adopt the
draft resolution, subject to the conditions of approval provided in the resolution.
DECISION-MAKER CONFLICT
Staff reviewed the property holdings of the Planning Commission members and found no property holdings
within 1,000 feet of the boundaries of the subject property. Consequently, this item does not present a
disqualifying real property-related financial conflict of interest under California Code of Regulations Title
2, section 18702.2(a)(7) or (8), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware nor has been informed by any Planning Commission member of any other
fact that may constitute a basis for a decision-maker conflict of interest in this matter.
Page 11 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 5
FISCAL IMPACT
There are no current or ongoing fiscal impacts to the General Fund or the Development Services Fund
resulting from this action. All costs incurred processing this application are borne by the Applicant.
ATTACHMENTS
Resolution No. 2026-XXX
Location Map
Proposed Tentative Map
Staff Contact: Robert Narvaez, AICP, Senior Planner
Anna Colamussi, Deputy Director
Page 12 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Form Rev 1/29/2025
RESOLUTION NO. 2026-XX
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
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).
Page 13 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Planning Commission Resolution No. 2026-X
Page 2
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))
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.
Page 14 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Planning Commission Resolution No. 2026-X
Page 3
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:
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.
Page 15 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Planning Commission Resolution No. 2026-X
Page 4
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.
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.
Page 16 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Planning Commission Resolution No. 2026-X
Page 5
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.
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:
Page 17 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Planning Commission Resolution No. 2026-X
Page 6
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 exactio n
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 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 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 Ramari for Baldwin Park Place LLC, Property Owner Date
________________________________________________________________ ________________________
Joseph Ramari 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 te rms, 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 fo r their
Page 18 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Planning Commission Resolution No. 2026-X
Page 7
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.
Presented by Approved as to form by
Roy Sapa’u Marco A. Verdugo
Director of Development Services City Attorney
Page 19 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Project Location
Proctor Valley Road
Fire Station No. 6
N
Thurgood
Marshall
Elementary
School
Project Location
Mo
u
n
t
M
i
g
u
e
l
R
o
a
d
Mackenzie
Creek Park
Sa
n
D
i
e
g
o
C
o
u
n
t
y
Page 20 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
PROPOSED PARCEL
2
PROPOSED PARCEL
3
PROPOSED PARCEL
4
PROPOSED PARCEL
5 PROPOSED PARCEL
6
PROPOSED PARCEL
7
REMAINDER PARCEL
PROPOSED PARCEL
1
652.00g
630.00g
595.00g
590.00g
620.00g
623.00g
628.00g
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S
S
S
S
S
S
S
S
S
S
S
S
E
E
E
E
E
E
E
E
E
W
W
W
S
S
S
W
W
W
W
W
W
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W W W W W W W W
W
W
W
W
WW
W
W
W
FW
FW
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FW FW FW FW FW FW FW FW
FW
FW
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WWWW
W
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S
S
S
W
W
W
W
W
W
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FW
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FWFWFW
PARCEL MAP NO. 20105
PROPOSED
PARCEL
1PROPOSED
PARCEL
2
PROPOSED
PARCEL
3
PROPOSED
PARCEL
4
PROPOSED
PARCEL
5 PROPOSED
PARCEL
6
PROPOSED
PARCEL
7
REMAINDER PARCEL
EXISTING PARCEL SQUARE FEET ACRES
1
2
TOTAL
172,154.67
293,725.08
3.952
6.743
10.695465,879.75
PROPOSED PARCEL SQUARE FEET ACRES
1
2
33,621.51
62,298.92
0.772
1.431
3
4
47,025.90 1.079
5
6
7
1.057
1.134
1.212
3.648
46,070.95
49,409.33
52,803.71
158,929.71
EXISTING AVERAGE PARCEL SIZE = 232,939.88 5.348
PROPOSED AVERAGE LOT SIZE = 64,308.57 1.476
TOTAL 10.334450,160.03
Page 21 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Shops at San Miguel Ranch
Tentative Map
1
Planning Commission
Item 6.1
February 11, 2026
Page 22 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
2Project Location
Proctor Valley Road
Fire Station No. 6
N
Thurgood
Marshall
Elementary
School
Project Location
Mo
u
n
t
M
i
g
u
e
l
R
o
a
d
Mackenzie
Creek Park
Sa
n
D
i
e
g
o
C
o
u
n
t
y
Page 23 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Existing Parcels 3Page 24 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Proposed Tentative Map 4Page 25 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Proposed Tentative Map 5Page 26 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
FINDINGS
GOVERNMENT CODE SECTION 6674.02
•Project site is existing and fully
developed with no expansion
requested. The existing structures
remain subject to ongoing defensible
space and vegetation management
requirements.
•Adequate fire protection services
continue to be available, and the
map does not result in an expansion.
GOVERNMENT CODE SECTION 66474
•Consistent with General Plan, Specific
Plan.
•Suitable for the type of development –
no changes
•Consistent with the prior EIR
•Will not cause public health problems
•No easements are affected
•Project is conditioned to update
CC&Rs to reflect modified
maintenance responsibilities
•Public will maintain access.
6Page 27 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
CEQA
CEQA
•Covered by Eastlake Volume 1 (EIR 81-03; SCH:80121007
certified by City Council Resolution No. 11918 on January 29,
1985
7Page 28 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
RECOMMENDATION
Adopt a Resolution recommending the
Planning Commission approve the Tentative Map
(TM24-0003) allowing for the subdivision from
two parcels to seven parcels with a remainder
parcel.
8Page 29 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda
Page 30 of 30
City of Chula Vista Planning Commission
February 11, 2026 Agenda