HomeMy WebLinkAbout1994/08/16 Item 14
COUNCIL AGENDA STATEMENT
Item ~
Meeting Date 8/16/94
ITEM TITLE:
Public Hearing: Consideration of the following applications filed by
Sunland Rancho Del Rey and Rancho Del Rey Investors, L.P. for 16.9
acres located at the southwest comer of Rancho Del Rey Parkway and
Del Rey Boulevard within the Rancho Del Rey Planned Community:
a. PCM-94-26: Amendment to the Rancho Del Rey Sectional
Planning Area (SPA) I Plan
b. PCS-94-02: Tentative Subdivision Map for Sunland Rancho Del
Rey, Chula Vista Tract PCS-94-02
Resolution: ""2,J\ Amending the Rancho Del Rey Sectional Planning
Area (SPA) I Plan reclassifying Lot 119 from Single Family Attached
(SFA) to Single Family Detached Townhomes (SFDT), authorizing a 20
unit density transfer onto the site, and approving a Tentative Subdivision
Map for Sunland Rancho Del Rey, Chula Vista Tract PCS-94-02.
SUBMITTED BY: Director of Pla~ing ;!tel
REVIEWED BY: City Manager & ~<(,
x.4"
(4/5ths Vote: Yes_NoolU
The applicants, Sunland Rancho Del Rey and Rancho Del Rey Partnership L.P., have submitted
applications for an amendment to the Rancho Del Rey Sectional Planning Area (SPA) I Plan,
and a Tentative Subdivision Map known as Sunland Rancho Del Rey, Chula Vista Tract No.
PCS-94-02, in order to subdivide and develop 16.9 acres located at the southwest comer of
Rancho Del Rey Parkway and Del Rey Boulevard within the Rancho Del Rey Planned
Community (see Attachment I).
The Environmental Review Coordinator has determined that no new or supplemental EIR is
necessary and has prepared the attached addendum to FEIR-87-01, Rancho Del Rey SPA I,
which must be considered by the City Council prior to a decision on the project (see
Attachment 6).
RECOMMENDATION: That the City Council adopt the Resolution approving the Sectional
Planning Area (SPA) I plan amendment and Tentative Subdivision Map for Sunland Rancho Del
Rey Subdivision, Chula Vista Tract PCS-94-02, based on the findings and subject to the
conditions listed therein.
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Page 2, Item ~
Meeting Date 8/16/94
BOARDS/COMMISSIONS RECOMMENDATION:
On July 20, 1994, the Zoning Administrator approved the design of the project subject to
conditions and contingent upon approval of the SPA amendment (Ref. DRC-94-41).
On July 27,1994, The Planning Commission voted 6-0 to recommend that Council approve the
the amendment and Tentative Subdivision Map in accordance with Resolution PCM-94-26/
PCS-94-02 attached hereto (Attachment 2).
DISCUSSION:
The proposed SPA amendment is a request to reclassify the site from Single Family Attached
to Single Family Detached Townhomes, and to authorize a density transfer from within SPA
onto the property (see Site Utilization Plan, Attachment 5)
The Tentative Subdivision Map consists of subdividing the site's 16.9 acres into 41 lots
containing a total of 200 dwelling units, and also includes 0.7 acres of open space to be
dedicated to the City in exchange for 0.16 acres of vacated City open space to be incorporated
into the project (see Exhibit A, Attachment 1).
1. SPA Designations and Land Use
Site
North
South
East
West
SFA Single Family Attached
SFD Cottages
C-l Commercial Center
OS Open Space
OS Open Space
Vacant
Vacant
Retail
Open Space
Open Space
2. Existing Site Characteristics
The subject site is located at the southeast comer of Del Rey Blvd. and Rancho Del Rey
Parkway within the Sectional Planning Area (SPA) I Plan of the Rancho Del Rey Planned
Community (see Exhibit B, Attachment 1).
The site is bounded on the north by Rancho Del Rey Parkway, to the south by the
recently completed Home Depot Store, to the east by permanent natural open space and
to the west by Del Rey Blvd. (see locator, Attachment 1).
The 16.9 acre triangular-shaped parcel has been graded as part of the Rancho Del Rey
mass grading program and is elevated approximately 20 - 40 feet above the adjacent
streets and southerly adjacent Home Depot store. Two building pads with an elevation
difference of 6 to 14 ft. bisect the property north to south. The property is surrounded
by open space slopes except for a small segment along the north property line which is
relatively level with Rancho Del Rey Parkway which provides access to the project site
(see Attachment 3).
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Page 3, Item ~
Meeting Date 8/16/94
3. Proposed Development.
The development proposal consists of 27 dwelling clusters, each containing 8-10 single
family detached townhomes. Each cluster features a central driveway which provides
both pedestrian and vehicular access to the individual homes. Each home features a
fenced private patio area and a two-car garage.
The development proposal includes regrading the property into a single pad in order to
achieve a better transition and integrate the development more cohesively. On July 20,
1994, the Zoning Administrator approved the site plan and architecture subject to
conditions and contingent upon approval of this SPA amendment (see Attachment 4).
4. Sectional Planning Area (SPA) I Plan Amendment
The SPA amendment requests a reclassification of the parcel from the present Single
Family Attached (SFA) to Single Family Detached Townhomes (SFDTH), plus a density
transfer of 20 units from within the SPA onto the site.
The property is identified as parcel R-12 in the RDR Site Utilization Plan, and is
designated for a maximum of 180 single family attached units, which translates to a
density of approximately 10.6 du/ac. With 20 additional dwelling units for a total of 200
units, the project density is 11.8 dulac which is consistent with the SPA plan.
In order to establish flexibility in the distribution of residential densities, the EI Rancho
Del Rey Specific Plan allows the transfer of densities within any SPA without amending
the Specific Plan provided the transfer of units does not increase the total units
authorized, and provided the transfer results in a substantial improvement of the spatial
arrangement or functional relationship of the involved site plan.
The Site Utilization Plan (see Attachment 5) indicates the residential type and the
maximum number of units allocated for each parcel. The SPA I plan statistics have been
updated and show that the 2,117 dwelling units already built or presently planned for
SPA I, including the 20 units proposed for transfer onto the subject site, is 89 less than
the 2,201 units authorized for SPA I in the El Rancho Del Rey Specific Plan because of
projects within the SPA which have developed at less than their authorized yield.
Since the property has not been previously site planned, there is no direct way to
determine if the transfer results in a spatially or functionally superior plan as called for
in the ERDR Specific Plan transfer provisions. However, the plan has been found to
meet or exceed the RDR design guidelines for townhouse development, and should
provide a high quality of residential design and liveability.
Also, the argument has been advanced that the 20 additional units will allow the
development of a detached product priced to target the same market as an attached
project developed at a somewhat lower density, and that detached housing is clearly
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Page 4, Item ~
Meeting Date 8/16/94
preferred by the present consumer. It can be argued, therefore, that the density transfer
will allow the development of an improved plan considering the target market and their
desire for detached housing.
With regard to the request to change the residential-type designation for the site, as noted
directly above, staff is of the opinion that because the residential type and the intended
market is apparently the same for both products, the proposed change is best defined as
an alternative which better suits the present market demand. Consequently, the housing
balance within the SPA is not changed, but enhanced with an alternative product that
offers the same market the amenities of a detached single family unit at a price
comparable to an attached product within the same 12 du/ac density authorized by the
SPA Plan for this site.
5. Tentative Map
The Tentative Map is solely for the purpose of financing and selling the individual
dwellings as air space condominiums, with the underlying land held in common by a
homeowners association. The project design has received approval of the Zoning
Administrator contingent upon approval of the SPA amendment.
The proposed exchange of open space is shown in Exhibit A, Attachment 1). This is
being proposed in order to extend the City Open Space Maintenance District to include
the frontage open space slope along Rancho Del Rey Parkway, and to include within the
project (and remove from the District) narrow level areas along the southerly boundaries
of the site which would result from regrading the site.
The Parks and Recreation Director has endorsed the proposed land swap based upon the
condition that landscape and irrigation plans addressing the modifications to the existing
watering system be submitted to the Department for approval. This has been included
in the conditions of approval.
FISCAL IMPACT: Not applicable.
ATTACHMENTS:
1. Exhibits ~\">
\. 2. Planning Commission Recommending Resolution and Minutes. ~ \?
~ 3. Tentative Subdivision Map
4. Conceptual Development Proposal \lY'
\5. RDR SPA I and Site Utilization Plans iN;
6. Third Addendum to FSEIR 87-0 I
7. Disclosure Statement ~\'?
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RESOLUTION NO. l'l/'~J
A RESOLUTION OF THE CITY OF CHULA VISTA CITY
COUNCIL APPROVING AN AMENDMENT TO THE RANCHO
DEL REY SECTIONAL PLANNING AREA (SPA) I PLAN AND
A TENTATIVE SUBDIVISION MAP FOR 16.9 ACRES
LOCATED AT THE SOUTHEAST CORNER OF RANCHO DEL
REY PARKWAY AND DEL REY BOULEVARD
WHEREAS, the property which is the subject matter of this resolution is for 16.9 acres
located at the southeast corner of Rancho del Rey Parkway and Del Rey Boulevard ("Property");
and,
WHEREAS, duly verified applications for a tentative subdivision map and an amendment
to SPA I for the property were filed with the Planning Department of the City of Chula Vista
on April 28, 1994 by Sunland Communities, and Rancho Del Rey Partnership L.P.; and,
WHEREAS, said applications requested (1) an amendment to reclassify the Property from
Single Family Attached to Single Family Detached Townhomes, (2) a 20 unit density transfer
on to the site, and (3) approval of a tentative subdivision map to subdivide the Property into 41
lots containing a total of 200 dwelling units; and,
WHEREAS, the City has previously adopted EIR-87-01 for the Rancho Del Rey SPA I
area, including the area to be amended and subdivided; and,
WHEREAS, the City Council considered the Final Environmental Impact Report-87-1
Rancho del Rey SPA I (FEIR) and the addendum thereto for the SPA amendment and Tentative
Subdivision Map ("FEIR-87-1 Rancho del Rey SPA 1- Sunland Rancho Del Rey") pursuant to
Section 15164 of the California Environmental Quality Act; and,
WHEREAS, the Planning Commission held a public hearing on July 27, 1994 and voted
6-0 to recommend that the City Council approve the SPA amendment and Tentative Subdivision
Map; and,
WHEREAS, the City Clerk set the time and place for a hearing on said amendment and
tentative map 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 1000
feet of the exterior boundaries of the property at least ten days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.,
August 23, 1994 in the Council Chambers, 276 Fourth Avenue, before the City Council and said
hearing was thereafter closed; and
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NOW THEREFORE, THE CITY COUNCIL finds, determines and resolves as follows:
SECTION 1. CEQA Evaluation.
This Project, conditionally permitting the Property located at the southeast comer of
Rancho Del Rey Parkway and Del Rey Blvd. to be subdivided in to 41 Lots with a 20
unit density transfer on to the site and changing the residential type from single family
attached to detached, is part of a larger project for which a Final Environmental Impact
Report, to wit FEIR 87-1, was been prepared and certified by this Council, and is
adjacent to the Rancho del Rey "power center" project for which a Final Supplemental
Environmental Impact Report, to wit: FSElR 92-02, was prepared and certified by this
Council.
A. FEIR 87-1 consisted of Final Environmental Impact Report (FEIR 87-1) SCH
#87070102, dated October 19, 1987 which contained (1) Draft EIR-87-1; (2)
Comments on the Draft and Responses; (3) one addenda; (4) Appendices (A
through 1) to the Environmental Impact Reports.
B. FSEIR 92-02 consisted of "FEIR 92-2", dated October 5, 1992, SCH #92051032,
which contained (1) Final EIR 92-2; (2) Comments and responses on the Draft
EIR 92-02; (3) Appendices to Responses to Comments, A through D, inclusive;
(4) Appendices 12.1 through 12.7 to the FEIR 92-2; (5) Errata Sheet for FSElR
for Rancho del Rey Commercial Center;
The FEIR 87-1 and the addendum entitled "Third Addendum to FElR 87-1, Rancho Del
Rey SPA I, Sunland Rancho Del Rey" ("Third Addendum") as well as FSElR 92-02, has been
reviewed and considered by the City Council of the City of Chula Vista; and
The FEIR 87-1, herewith defined to include the Third Addendum is hereby certified by
the City Council to have been completed in compliance with the California Environmental
Quality Act and all applicable guidelines.
The City Council accepts and approves the Third Addendum to FEIR-87-1 Rancho Del
Rey SPA 1- Sunland Rancho Del Rey; and finds in accordance to the Third Addendum to FEIR-
87-1 (IS-94-22) that all public services would be effected the same as the previous analysis and
no further changes would be required in conclusions, findings, and mitigation measures. The
project site was previously graded and there will be no further impacts to natural resources. The
City Council concurs in the conclusion expressed in the Third Addendum that the project will
not create any new environmental impacts that have not been fully and adequately analyzed in
FEIR 87-01 and the First and Third Addendum.
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A. Re-Adootion of Findings.
The Council does hereby re-approve and incorporate herein as if set forth full, and make
each and every one of the CEQA Findings set forth in Council Resolution Nos. 13393,
adopted December 15, 1987 (87-1 adopting CEQA findings), 13389, adopted December
15, 1987 (87-1 adopting statement of overriding considerations); and 16900 (92-02)
adopted November 24, 1992.
B. Certain Mitigation Measures Feasible and Re-Adopted.
As more fully identified and set forth in the FEIR 87-1 and FSEIR 92-2, and the Third
Addendum, Council readopts the finding that, pursuant to Public Resources Code Section
21081 and CEQA Guidelines Section 15091, the mitigation measures described in the
FEIR 87-1 or the resolution approving same (Resolution No. 13393), are feasible and
will become binding upon the appropriate entity such as the Applicant, the City, or other
special districts which has to implement these specific mitigation measures.
C. Feasibilitv of Alternatives.
The Council has previously concluded that alternatives to the project evaluated under
FEIR 87-1 were found not to be feasible, and the approval of this Project and the
adoption of the Third Addendum does not change that conclusion, herein incorporated
by reference.
D. Adoption of Mitigation Monitoring Program.
As required by the Public Resources Code Section 21081.6, City Council hereby
determines that the Mitigation Monitoring and Reporting Program ("Program") adopted
in and set forth in the resolution adopting FEIR 87-1, and incorporated herein by
reference as set forth in full, is fully adequate for this Project. The City Council finds
that the Program is designed to ensure that during the project implementation and opera-
tion, the applicants and other responsible parties implement the Project components and
comply with the feasible mitigation measures identified in the findings and in the
program.
E. Statement of Overriding Considerations.
The City Council, when it adopted FEIR 87-1, originally concluded that after the
adoption of all feasible mitigation measures, certain significant or potentially significant
environmental affects caused by the project or cumulatively will remain. The City
Council of the City of Chula Vista, pursuant to CEQA Guidelines Section 15093, adopted
a Statement of Overriding Considerations by Resolution No. 13389 identifying the
specific economic, social, and other considerations that render the unavoidable significant
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adverse environmental effects still significant but acceptable. The approval of this
Project does not change the conclusions of the Council in the findings made in such
Statement of Overriding Considerations.
SECTION 2. Findings for Approval - Sectional Planning Area (SPA) Amendment
and Density Transfer.
A. The proposed sectional planning area plan is in conformity with the general
development plan of the P-C zone, any adopted specific plans, and the Chula
Vista general plan and its several elements.
The change from single family attached to detached is primarily an alternative to
the same product type and is therefore in conformance with the EI Rancho del
Rey Specific Plan, which was found at its adoption to be consistent with and a
refinement of the Chula Vista General Plan and its several elements.
In order to establish flexibility in the distribution of residential densities, the El
Rancho del Rey Specific Plan allows transfer of densities within any SPA. The
20 unit density transfer is thus in conformance with the El Rancho del Rey
Specific Plan and The Chula Vista General Plan as noted above.
B. The proposed sectional planing area plan would promote the orderly,
sequentialized development of the involved sectional planning area.
The proposed density transfer and change in residential type from attached to
detached will allow the applicant to develop a residential product that suits the
present market demand without affecting the housing balance envisioned within
the SPA. The density transfer will not increase the total number of units
authorized by the SPA and results in an improved development plan considering
the present market demand and the balance of housing opportunities envisioned
in the SPA plan.
C. The proposed sectional planning area plan would not adversely affect
adjacent land use, residential enjoyment, circulation, or environmental
quality.
The proposed project will occupy a graded building pad designated for residential
development within a Planned Community and with all streets and utilities in
place and designed to accommodate this development.
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SECTION 3. Findings for Approval of the Tentative Map.
A. Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the
City Council finds that the tentative subdivision map as conditioned herein for
Sunland Rancho Del Rey, Chula Vista Tract No. PCS-94-02, is in conformance
with the Elements of the City's General Plan, based on the following:
a. Land Use - The residential dwelling type is consistent with the Rancho del
Rey SPA Plan as amended by PCM-94-26.
Said amendment allows a detached housing product and the transfer of 20
units onto the site for a project yield of 11.8 du/ac which is consistent
with the 12 du/ac target density designated on the SPA plan, and the units
within the SPA are not increased over the total number authorized for the
SPA.
b. Circulation - The private street system meets the City standards and
requirements for emergency vehicles. The Addendum to EIR-87-01 shows
that public streets are adequate to serve the project.
c. Housing - The type of housing being proposed is town homes consistent
with the Rancho del Rey SPA Plan as amended by PCM-94.26.
d. Conservation - The adoption of FEIR-87-0l, and addendum thereto,
addressed the goals and policies of the Conservation Element of the
General Plan and found the development of this site as consistent with
those goals and policies. This proposal does not affect that finding.
e. Park and Recreation, Open Space - The Rancho del Rey SPA Plan
provides public parks and open space consistent with City policies.
f. Seismic Safety - There are no known active faults within the vicinity.
g. Safety - The proposal meets City threshold Standards for emergency
services.
h. Noise - A noise attenuation wall is required along all street boundaries
of the open space lot separating the residential buildings from the street.
With this measure the project will be consistent with Noise Element and
standards of the City.
1. Scenic Highway - The project is not to adjacent to scenic highways.
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j. Bicycle Routes - When the street system in the Rancho Del Rey was
originally constructed, appropriate bicycle lanes were included within the
community and are presently in use. The private streets within the project
are of adequate width to accommodate bicycle travel interior to the site.
k. Public Buildings - No public buildings are proposed on the site. The
project is required to pay RCT fees prior to the issuance of building
permits.
B. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council certifies
that it has considered the effect of this approval on the housing needs of the
region and has balanced those needs against the public service needs of the
residents of the City and the available fiscal and environmental resources.
C. The configuration, orientation and topography of the site partially allows for the
optimum siting of lots for passive or natural heating and cooling opportunities as
required by Government Code Section 66473.1.
D. The site is physically suitable for residential development and the proposal
conforms to all standards established by the City for such projects.
SECTION 4. Conditional Approval of Real Property Exchange (boundary
adjustment) and Tentative Subdivision Map.
The City Council does hereby approve, subject to the following conditions, the tentative
subdivision map for Sunland Rancho del Rey, Chula Vista Tract PCS-94-02 and real
property exchange (boundary adjustment) shown thereon. Unless otherwise specified, all
Conditions and Code Requirements shall be fully completed to the City's satisfaction
prior to the approval of the First Final Map. Unless otherwise specified, "dedicate"
means grant the appropriate easement, rather than fee title. The Developer shall:
GENERAL
1. Install public facilities in accordance with the Rancho del Rey, SPA I and SPA
II Public Facilities Financing Plan as amended or as required by the City
Engineer to meet threshold standards adopted by the City of Chula Vista. The
City Engineer and Planning Director may, at their discretion, modify the
sequence of improvement construction should conditions change to warrant such
a revision.
2. If phasing is proposed within an individual map or through multiple final maps,
submit and obtain approval for a development phasing plan by the City Engineer
and Director of Planning prior to approval of any final map. Improvements,
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facilities, dedications and construction of all improvements, including but not
limited to, streets and open space and recreation areas to be provided witb each
phase or unit of development shall be as determined by tbe City Engineer and
Director of Planning.
The City reserves tbe right to condition approval of each final map witb tbe
requirement to provide said improvements, facilities and/or dedications as
necessary to provide adequate circulation and to meet tbe requirements of police
and fire departments. The City Engineer and Planning Director may, at their
discretion, modify tbe sequence of improvement construction should conditions
change to warrant such a revision.
3. Prepare the final map(s) which include tbe exchange of property between tbe City
and developer to include tbe City as signatory.
4. A complete set of photo ready exhibits and text of the SPA I amendment shall be
submitted to tbe Planning Department prior to approval of the first final map.
STREETS. RIGHTS-OF-WAY AND IMPROVEMENTS
5. Design and construct all streets to meet tbe City standards for private streets, or
as approved by tbe City Engineer. Submit improvement plans for approval by
tbe City Engineer detailing tbe horizontal and vertical alignment of said streets.
6. Install decorative concrete paving, signing or other improvements required by tbe
City Engineer to identify tbe boundary between tbe public and private roadway
at the entrance to tbe proposed development on Rancho del Rey Parkway.
Decorative paving shall be located entirely within private property and be subject
to approval by the City Engineer and Planning Director.
7. Design and construct tbe entrance to tbe proposed development to include two ten
foot wide lanes for egress to tbe satisfaction of tbe City Engineer.
8. Request for variance on tbe tangent lengtb on private street "B" is hereby
approved.
9. Include in CC&R's homeowner's association responsibility to maintain all private
drives, streets, drainage and sewer facilities. Include tbe City of Chula Vista as
a party to said CC&R's autborizing tbe City to enforce tbe terms and conditions
in tbe same manner as any owner within tbe subdivision.
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10. All storm drains within the development and storm drain connections to public
storm drains within street rights-of-way shall be private and maintained by the
homeowners association.
11. Obtain private storm drain easements across City open space lots.
12. Guarantee and construct public sewers in accordance with City standards. Align
public sewers within lots 9 and 17 to the satisfaction of the City Engineer.
13. Grant on the final map general access and utility easements over private streets
and access and maintenance easements for all public sewers within Lots 9 and 17.
Provide improved access to support H-20 wheel loading to all sewer manholes.
14. Provide to the City a letter from Otay Municipal Water District indicating that the
assessments/bonded indebtedness for all parcels dedicated to the City have been
paid or that no assessments exist on the parcel(s).
15. Present written verification to the City Engineer from Otay Water District that the
subdivision will be provided adequate water service and long term water storage
facilities.
16. Grant to the City a lO-foot wide utility easement adjacent to the street right-of-
way within the open space lot along Rancho del Rey Parkway.
GRADING
17. Submit and obtain approval by the City Engineer for an erosion and sedimentation
control plan as part of any grading plans.
AGREEMENTS
18. Enter into an agreement with the City whereby:
a. The developer agrees the City may withhold building permits for any units
in the subject subdivision if anyone of the following occur:
b. Regional development threshold limits set by the East Chula Vista
Transportation Phasing Plan have been reached.
c. Traffic volumes, levels of service, public utilities and/or services exceed
the adopted City threshold standards.
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d. The developer agrees that the City may withhold building permits for any
of the proposed development if the required public facilities, as identified
in the PFFP or as amended or otherwise conditioned have not been
completed or constructed to satisfaction of the City. The developer may
propose changes in the timing and sequencing of development and the
construction of improvements affected. In such case, the PFFP may be
amended as approved by the City Planning Director and Public Works
Director.
19. Agree to obtain an encroachment permit in favor of the subject development's
homeowners' association to install enhanced paving within public sewer
easements.
20. Agree to defend, indemnify and hold harmless the City and its agents, officers
and employees, from any claim, action or proceeding against the City, or its
agents, officers or employees to attack, set aside, void or annul any approval by
the City, including approval by its Planning Commission, City Councilor any
approval by its agents, officers, or employees with regard to this subdivision
provided the City promptly notifies the subdivider of any claim, action or
proceeding and on the further condition that the City fully cooperates in the
defense.
21. Agree to hold the City harmless from any liability for erosion, siltation or
increase flow of drainage resulting from this project.
22. Agree to insure that all franchised cable television companies ("Cable Company")
are permitted equal opportunity to place conduit and provide cable television
service to each lot within the subdivision. Restrict access to the conduit to only
those franchised cable television companies who are, and remain in compliance
with, all of the terms and conditions of the franchise and which are in further
compliance with all other rules, regulations, ordinances and procedures regulating
and affecting the operation of cable television companies as same may have been,
or may from time to time be issued by the City of Chula Vista.
OPEN SPACE/ASSESSMENTS
23. Grant in fee on the first Final Map all open space lots shown on the approved
tentative map to be granted to the City and execute and record a deed for each
lot. Prepare and submit for execution grant deeds for open space areas to be
granted from the City to the developer as shown on the approved tentative map.
24. Submit a list of all facilities located on open space lots to be maintained by the
existing Open Space District No. 20. This list shall include a description,
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quantity and unit price per year for the perpetual maintenance of all facilities
located on open space lots to include but not be limited to: walls, fences, water
fountains, lighting structures, paths, access roads, drainage structures and
landscaping. Only those items on an open space lot are eligible for open space
maintenance. Each open space lot shall also be broken down by the number of
acres of turf, irrigated, and non-irrigated open space to aid the estimation of a
maintenance budget thereof.
25. Pay all costs associated with:
a. Reapportionment of assessments for Assessment District 87-1 as a result
of subdivision of land within the project boundary. Request
reapportionment and submit a deposit to the City in the amount of $9640
($40/lots and units x 24 lots and units).
b. Pro-rata share of the assessment district due to additional units; estimated
at $7,519.20 (outstanding balance of $67,672.08/180 assumed units x 20
additional units).
26. Landscape and irrigation plans addressing the modifications to the irrigation
system and new landscape areas shall be prepared to the satisfaction of the Parks
and Recreation Director.
MISCELLANEOUS
27. Tie the boundary of the subdivision to the California System -Zone VI (1983).
28. Submit copies of Final Maps in a digital format such as (DXF) graphic file prior
to approval of each Final Map. Provide computer aided Design (CAD) copy of
the Final Map based on accurate coordinate geometry calculations and submit the
information in accordance with the City Guidelines for Digital Submittal in
duplicate on 5-112 HD floppy disk prior to the approval of each Final Map.
SECTION 5. Code Reminders.
1. Comply with all applicable sections of the Chula Vista Municipal Code.
Preparation of the Final Map and all plans shall be in accordance with the
provisions of the Subdivision Map Act and the City of Chula Vista Subdivision
Ordinance and Subdivision Manual.
2. Underground all utilities within the subdivision in accordance with Municipal
Code requirements.
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3. Pay the following fees in accordance with the City Code and Council Policy:
a. The Transportation and Public Facilities Development Impact Fees.
b. Signal Participation Fees.
c. All applicable sewer fees, including but not limited to sewer connection
fees.
d. Interim Pre-SR-125 impact fee (effective January 1, 1995).
e. Pay the amount of said fees in effect at the time of issuance of building
permits.
Failing any of which conditions, or failing the continued maintenance of same as the condition
may require, this conditional approval and any entitlement accruing hereunder, shall, following
a public hearing by the City Council at which the Applicant or his successor in interest is given
notice and the opportunity to appear and be heard with regard thereto, be terminated or modified
by the City Council.
SECTION 6. Notice of Determination.
City Council directs the Environmental Review Coordinator to post a Notice of Determination
and file the same with the County Clerk.
SECTION 7. Transmittal of Resolution
That a copy of this resolution be transmitted to the owners of the property.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
(f: \home\planning\luis\pcs-9402. ccr)
Page 11
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JlICE CANTON C !'EN SPACE I
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r CBULA VISTA PLANNING DEPARTMENT
(!) APPLICANT: R.D.R. IDvestors, LP. PIlOJECT DIICIlIPTION: 1'1___/" /11,
, SediODal Plan Area Plan
So. aWe or LD.R. PrkJ.. L of
ADDIlEII: Del Rey Blvd. Request cIwIle .f resldeatial deslpadoa
aCALE: FILE NUMaEIl: from _eked Oatl to Sf1).Coadol, A iaereue
NORm 1" - 800' PCM-94-26 tile DO. .f llllitl .now-eel frolD 180. 200.
-52
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ATTACHMENT 1
EXHIBITS
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111--15
EXHIBIT A
CHULA VISTA TRACT NO. 88-01, MAP NO. US04
RANCHO DEL REY PHASE 6 UNIT 2 LOT 119 AND LOT B
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LOT 119
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... / / /..I PORTION TO BE
GRANTED TO CITY
TOTAL AREA: UN ACRES
~ PORTION TO BE
GRANTED TO DEVELOPER
TOTAL AIt&\: UC ACRES
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FILE NO, EV.)90
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OWN BY: LMC
14-fq
SUNLANJ) IN RANCHO DEL REV
LOT 1" MAP 12504
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ATTACHMENT 2
PLANNING COMMISSION
RECOMMENDING RESOLUTION
AND
MINUTES
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'/4-.22..-
RESOLUTION NO. PCM-94-26/PCS-94-02
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL
APPROVE AN AMENDMENT TO THE RANCHO DEL REY
SECTIONAL PLANNING AREA (SPA) I PLAN, PCM-94-26; AND A
TENTATIVE SUBDMSION MAP FOR SUNLAND COMMUNITIES,
CHULA VISTA TRACT 94-02, PCS-94-02
WHEREAS, duly verified applications for a Sectional Planning Area Plan I amendment
and a tentative subdivision map were flled with the Planning Department of the City of Chula
Vista on April 28, 1994 by Suniand Communities and Rancho Del Rey Partnership L.P. for
property within Rancho del Rey SPA I; and,
WHEREAS, said applications requested (1) an amendment to reclassify 16.9 acres located
at the southeast comer of Rancho Del Rey Parkway and Del Rey Blvd. from Single Family
Attached to Single Family Detached Townhomes, (2) a 20 unit density transfer on to the site,
and (3) approval of a tentative subdivision map to subdivide Lot 119 of Map 12504 into 41 lots
containing a total of 200 dwelling units; and,
WHEREAS, the Environmental Review Coordinator has determined that no new or
supplemental EIR is necessary and has prepared an addendum to FEIR-87-OI, Rancho Del Rey
SPA I which must be considered by the Planning Commission prior to a decision on the project;
and,
WHEREAS, the Planning Director set the time and place for a hearing on said tentative
subdivision map and SPA amendment applications, 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 1000 feet of the exterior boundaries of the property at least
ten days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m.
July 27,1994 in the Council Chambers, 276 Fourth Avenue, before the planning Commission
and said hearing was thereafter closed; and,
WHEREAS, the Commission reviewed and considered the addendum to the FEIR-87-01
prior to action on the project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
hereby recommends that the City Council amend the Rancho Del Rey Sectional planning Area
(SPA) I plan and approve the Tentative Subdivision Map for Sunland Communities, Chula Vista
Tract PCS-94-02, in accordance with the findings and subject to the conditions contained in the
attached draft City Council Resolution.
_ :;4-23
BE IT FURTIlER RESOLVED TIIAT a copy of this resolution be transmitted to the
City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 27th day of July, 1994 by the following vote, to-wit:
AYES: CommisSioners Fuller, Moot, Ray, Salas, Tarantino, and Tuchscher
NOES: None
ABSENT: Commissioner Martin (with notification)
ABSTENTIONS: None
~v
William C. Tuchscher II, Chairman
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ATTEST:
.~ 'it ~~Jlf(
'Nancy pley, ecre ry
(f:\homclpIamlinaUuis\pcs.9402....)
4:-
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UNOFFmCDAl 'liJNUi~,~
PC Minutes
-9-
July 27, 1994
EXCERPT FROM PLANNING COMMISSION MINUTES OF 7/27/94
ITEM 2:
CONSIDERATION OF THE FOLLOWING APPUCATIONS FILED BY
SUNLAND RANCHO DEL REY AND RANCHO DEL REY INVESTORS,
L.P. FOR 16.9 ACRES LOCATED AT THE SOUTHWEST CORNER OF
RANCHO DEL REY PARKWAY AND DEL REY BOULEVARD WITHIN
THE RANCHO DEL REY PLANNED COMMUNITY:
(a) PCM-94-26; AMENDMENT TO THE RANCHO DEL REY
SECTIONAL PLANNING AREA (SPA) I PLAN RECLASSIFYING
LOT 119 FROM SINGLE FAMILY ATTACHED (SFA) TO SINGLE
FAMILY DETACHED TOWNHOMES (SFDT) AND AUTHORIZING
A 20 UNIT DENSITY TRANSFER ONTO THE SITE.
(b) PCS-94-02: TENTATIVE SUBDMSION MAP FOR SUNLAND
RANCHO DEL REY, CHULA VISTA TRACT PCS-94-02.
The staff report was presented by Associate Planner Hernandez. He noted that the proposed
tentative map consisted of 41 lots, including 12 lots dedicated to open space and loop road; 27
lots would contain the 200 units proposed for the development; each lot is approximately 1/2
acre except for the comer lots which range from .70 to 1 acre. Mr. Hernandez proceeded with
an explanation of the project, concluding with a staff recommendation that the Planning
Commission adopt a motion that it had reviewed and considered the addendum to FEIR-87-01,
and approve resolution PCM-94-26/PCS-94-02 attached to the staff report.
Commissioner Fuller, referring to page 7 of the resolution, item 9, questioned the maintenance
of drainage, sewer facilities, and storm drains. Sr. Civil Engineer Ullrich replied that some of
the sewers may go up local driveways, which the City would not maintain. The City would
maintain the major main within the loop street, but not any side ones. Regarding storm drains,
the entire street is private, so the City requires the storm drain to be private as well.
Commissioner Ray, referencing a further sentence on the same page, questioned "the City to
enforce the terms and conditions in the same manner as any owner within the subdivision." He
asked if the City had the same right as the homeowners or homeowners association to enforce
proper maintenance. Mr. Ullrich answered that it was included so the City could participate in
the homeowners association if desired. The City would have the right, but not the requirement,
to do so. The City would have no more of a vote than a single resident.
At Commissioner Ray's request, a slide was shown to point out the elevation of the project over
the surrounding area. Mr. Hernandez stated that the lowest point was approximately 20 feet and
the highest point abqut 40 feet, a 2:1 slope.
~-
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PC Minutes
-10-
July 27, 1994
Commissioner Tarantino, referring to page 2-52 of the staff report, questioned the adequacy of
the site drainage facilities for the project, and the adjustment required by the Fire Department.
Mr. Hernandez stated that a drainage channel was being installed and connecte<i to the project.
Commissioner Moot questioned the density transfer. Mr. Hernandez, using an overhead,
showed the areas being affected. Answering Commissioner Moot, Mr. Hernandez stated that
no specific area was less dense; each parcel had a target number of units. Other projects within
the SPA had less units than the SPA allowed to be built; that became a credit to be used in
another area.
This being the time and the place as advertised, the public hearing was opened.
Chair Tuchscher noted that Mr. Kretowicz had requested 15 minutes, and with the concurrence
of the Planning Commission allowed that amount of time.
Ure Kretowicz, 5095 Murphy Canyon Rd. #280, San Diego, Chairman of the Board and CEO
of Sunland Communities and Cornerstone Communities, using slides, explained the product they
were proposing.
Commissioner Moot asked the market price of the homes. Mr. Kretowicz said they were hoping
to enter the market at the mid $130's which they believed to be substantially less than any
product around. They would be able to compete head-to-head with attached product. The
marketing was to offer a young couple who could only afford attached product the opportunity
to buy a detached home at almost head-to-head pricing.
Commissioner Salas asked where the project in the Bay Area was located, since she would be
in the area soon and would like to see it. Mr. Kretowicz stated that it was in Pleasanton, and
would give her the address.
Commissioner Ray asked if the project was comparable to the project just east of Bonita Road.
Mr. Hernandez stated that the development concept on Mansanto was the same-a loop road
which fed into individual motor courts. Each motor court had six to eight duplexes; however,
the separation and arrangement was more single-family. It was basically the same concept
regarding site planning.
No one else wishing to speak, the public bearing was closed.
MSUC (Ray/Fuller) 6-0 (Commill.~ioner Martin excused) to approve resolution
PCM-94-26/PCS-94-02 recommending that the City Councll approve the Sectional planning
Area amendment, density transfer, and Tentative Subdivision Map for Sunland Rancho Del
Rey Subdivision, Chula Vista Tract PCS-94-02, in accordance with the draft City Councll
Resolution and based on the fmdings and subject to the conditions listed therein, and
including FEIR-87-01 Addendum.
->>-
/ I{ -2k
PC Minutes
-11-
July 27, 1994
Commissioner Ray asked when the project would be on the market. Mr. Kretowicz stated they
anticipated receiving a fInal map by November or December; hopefully, they would be grading
in October and delivering the product during the fIrst quarter of next year.
--11-.-
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TENTATIVE SUBDIVISION MAP
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ATTACHMENT 5
RANCHO DEL REY
SECTIONAL PLANNING AREA (SPA) I PLAN
AND
SITE UTILIZATION PLAN
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THIRD ADDENDUM
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TIllRD ADDENDUM TO ENVIRONMENTAL IMPACT REPORT
SFEIR 87-01
Rancho Del Rey Spa I
PROJECT NAME:
Sunland Rancho Del Rey
PROJECT LOCATION: North of East H Street; east of Del Rey Boulevard; and south of
Rancho Del Rey Parkway
I. INTRODUCTION
The environmental review procedures of the City of Chula Vista allow the
Environmental Review Coordinator (ERe) to prepare an addendum to a Negative
Declaration or Environmental Impact Report, if:
1. None of the conditions described in Section 15162 calling for preparation of a
subsequent E1R have occurred;
2. Only minor technical changes or additions are necessary to make the E1R under
consideration adequate under CEQA; and
3. The changes to the E1R made by the addendum do not raise important new
issues about the significant effects on the environment.
FEIR-87-01 Rancho Del Rev (SPA) I Plan analyzed ,the environmental impact of the
first Sectional Planning Area (SPA) Plan within the El Rancho del Rey Specific Plan
area, as welI as a number of other discretionary actions. The project involved the
construction of 982 single-family units, 1219 multi-family units, an employment park
(84.5 acres), community facilities, neighborhood and community parks, a school site,
open space and a circulation system on 808.6 acres bounded on the north and east by
Otay Lakes Road, East "H" Street to the south and Paseo Ranchero to the west.
Subsequent to the completion of that document two addenda were prepared. The first
addendum, An Addendum to EIR-87-1. Evaluation of the Adeauacv of the
Environmental ImDact ReDort for the Revised Rancho Del Rev Sectional Planninl!: Area
(SPA) Plan. October 1987 analyzed changes to land use on two of the onsite parcels
of Rancho Del Rey SPA I : the proposed school site on the project was relocated to an
area previously designated as residential and the residential units were relocated to the
school site. The addendum concluded that: no significant environmental effects would
result from the modified project, no new mitigation measures were needed, and that the
facility and service needs generated by the proposed project are similar to those
projected for the original project.
Second Addendum to FEIR-87-l Rancho del Rev SDa I. EmDlovment DeveloDment
Denartment analyzed the impact of a 22,865 square foot single-story tilt-up building
proposed for lease to the State of California Employment Development Department in
BolADDElR.SUN
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Page 1
the eastern section of Rancho Del Rey SPA I Business Park, north of H Street between
Del Rey Blvd. to the west and Paseo Ranchero to the east. The Second Addendum
found that there were no significant impacts.
Now different land uses are proposed for Parcel Number R -12 (See attached Exhibits
1 and 2), a 16.87 acre parcel south of Rancho Del Rey Parkway, east of Del Rey Blvd.
and north of the commercial center. The original plan proposed 180 single-family
attached townhouse units. The amendment proposes to increase the number of units
permitted on this site from 180 to 200 and change the type of unit from single-family
attached townhomes to single-family detached condominiums. IS-94-22 has been
prepared in order to provide additional information and analysis concerning impacts to
noise and land use. As a result of this analysis, the basic conclusions of the
Environmental Impact Report have not changed. The applicant has incorporated
measures into the proposed project to ensure that impacts of this modification of the
prior project remain at a level below significant. Therefore, in accordance with Section
15164 of the CEQA Guidelines, the City has prepared this Third Addendum to EIR 87-
01 for Rancho Del Rey Spa I.
n. PROJECT DESCRIPTION
The location of the proposed project is south of Rancho Del Rey Parkway, east of Del
Rey Blvd., and north of the commercial center. The proposed project is an amendment
to the adopted Rancho del Rey SPA I Plan.
The applicant's submittal included the proposal to amend the General Development Plan
to change the Development Plan diagram from the "Townhome" land use to single
family condominium. It is the opinion of the Director of Planning that a General
Development Plan amendment is not necessary. The Specific Plan describes the
"Character" of housing within the 6-8 unit per acre density range as "townhomes, patio
homes, duplexes, multiplexes, condominiums and clustered units. (See Exhibit 3). Both
the current and proposed designation are included in this description.
The purpose of this project is to redistribute density within the SPA I project area
increasing the density of one parcel while adjusting the assigned density on several
other parcels to make the SPA Plan statistics consistent with final map approvals.
Specifically, a portion of (20 units) the difference between the permitted SPA units and
the mapped units (56) in parcels R-3, R-4, R-6, R-7, R-9, R-10, R-11b, R-13 a and b
and R-14 is added to Parcel R-12. (See Exhibit 4) The remaining 36 units will not be
developed. Portions of parcels 1,4,5,6,10,13, and 14 currently under City ownership
are proposed for development in exchange for the applicant's granting to the City in fee
simple a strip ofland along the circumference of parcels 1,7,8,9,10,11, and 12 for open
space (see Exhibit 5). The Rancho Del Rey SPA I Plan identifies the 16.87 acre R-12
parcel as "SFA-Townhouse" (12.0 dulacre, 180 units). Through density transfers, the
proposed parcel of land is now proposed for a total of 200 units (11.9 dulac) and to be
developed as single family detached units on common land ownership.
The proposed project will involve the construction of 200 two-story detached, two and
three bedroom, residential condominium units. Six hundred five (605) parking spaces
B:\ADDElR.SUN
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Page 2
.
wiIl be provided. A five-foot wall (consisting of a 3 foot stem wall and 2 feet of a
wrought iron fence) is proposed around the perimeter of the property excluding 540 feet
along the northerly boundary to the immediate west of the entrance of the property. A
five foot solid wall is proposed adjacent to the northerly property line on the 54 feet
west of the intersection of Ayamonte Avenue and Rancho Del Rey Parkway as weIl as
along the project entryway. A wrought iron fence is proposed at the entry to the
subdivision. The remainder of the site wiIl be bordered by a 5 foot solid privacy wall
to the east and west of the private street that wiIl provide access to the residential
project. The project wiIl provide recreational facilities for residents in the form of two
tot lots. A common openspace area is planned surrounding the units in the center of
the proj ect.
To allow for the development of 200 units on Lot 19 of Rancho Del Rey, a Tentative
Subdivision map approval and SPA amendment are required. The units are subject to
design review approval. The SPA amendment is proposing a change to the original
SPA as to type and number of units to be developed. The SPA amendment is
proposing that 200, rather than 180 as outlined in the original SPA, be allowed and that
the these units be detached condos, as opposed to attached townhomes that are
originally outlined in Rancho Del Rey SPA I.
The Subdivision map approval is required to outline the division of the lots as proposed
for development of 200 detached condominium units. The project wiIl be subject to
approval by the Planning Commission and City Council.
Due to the increase in development intensity/density over the approved SPA plan, the
applicant shaIl be required to pay into assessment district 87-1 in accordance with the
project's prorata share of the cost of the facilities within the district. The assessment
district covers water and utilities benefit assessment for this parcel. The additional fees
wiIl ensure that the impact of increase in development is at a level below significant.
The tentative parcel map for this project has incorporated the relocation of an existing
street light at the proposed driveway cut to the northeast comer of Rancho Del Rey
Parkway and Ayomonte Way and an additional street light to the east of the proposed
driveway, as per the Engineering department requirements. The driveway accessing the
development must meet city standards.
The applicant wil1 be required to submit an updated soils study prior to the issuance of
a grading permit.
Existing on-site drainage facilities are not adequate to service the project. On-site
col1ection and conveyance facilities will be required in order to adequately convey site
runoff to downstream drainage facilities. Off-site drainage facilities consisting of a 30"
RCP in Rancho Del Rey Parkway, a 24" RCP at the southwest comer of the parcel
discharging to a 24" CMP which ultimately discharges to a 24" RCP in Del Rey
Boulevard are adequate to serve the project.
The Fire Department requires adjustments to the project entrance which address an
access problem for fire apparatus due to limited turning radius. Access problems have
B:\ADDElR.SUN
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also been noted on Lots 1 and 9. The turning radius must be made adequate for fire
apparatus. Roadways that deadend beyond 150' must be provided with a 75' x 24'
hammerhead or a 40' radius cul-de-sac. The security gate at the entrance of the project
may need to be relocated so that fire apparatus may access the complex. Eight fire
hydrants will be on the site as located on the tentative subdivision map, per the Fire
Department. Fire sprinkler systems may be required on lots not meeting access
requirements. Maximum roadway grade may nor exceed 15%.
An NPDES general permit for stormwater discharges associated with construction
activity will be required by the State Water Resources Board, because soil discharges
will exceed five acres and because the project is part of a larger common plan of
development. A Storm Water Pollution Prevention Plan (SWPPP) will be required,
which will ensure that stormwater discharges are at a level below significant.
The Otay Water District has determined that an adequate water system is available for
the project. However, the Otay Water District will assess the pipe size that will be
required once the Fire Department determines the fue-flow.
m. PROJECT SETTING
The project is located north of East "H", east of Del Rey Blvd., and south of RDR
Parkway in Rancho Del Rey SPA I. The site is located northerly of the newly
developed Rancho Del Rey Commercial Center (Home Depot) and southerly of single-
family homes under development in Rancho Del Rey SPA I. Open space is to the
immediate soutli and east of the site.
IV. IDENTIFICATION OF ENVIRONMENTAL EFFECTS
In accordance with CEQA Regulations and City of Chula Vista standards the following
areas of concern are addressed in this Addendum:
Schools
The entire Rancho Del Rey project is within Mello-Roos Community Facilities District
No.3. All properties are assessed a special tax to fully mitigate impacts to elementary
and secondary school facilities. As there will be 36 fewer units than originally planned,
the project will have fewer school aged children and therefore, there will be less of an
impact on schools over what was previously expected.
~
In the noise section of FSEIR Rancho Del Rev SPA I. a 65 CNEL was indicated at the
southern edge of the proposed project. Subsequent to the completion of the analysis,
the business park was approved to the south of this project site. This prompted concern
as to whether there may be a noise impact to future residents of the project site.
-frr-1f{-S[;
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B,IADDElR.SUN
A noise study evaluated whether the proposed 5 foot view wall (3-foot solid base and
2 feet of wrought iron) is sufficient to insure compliance with the City's noise standard
of 65 dB CNEL. .
An analysis was undertaken to evaluate the additional impact of the business park
traffic and to examine the topographical relationship between the site and wall and
nearby traffic sources. The noise study, which involved noise readings taken on May
27, 1994 concluded that additional noise protection be incorporated into the perimeter
wall to break the line of sight from a person using their yard for relaxation or recreation
and "H" Street traffic. Given that the proposed project is located right at the edge of
the future 65 dB contour with the southernmost units likely at 66-67 dB CNEL and
given that the initially proposed 3 foot wall base affords no noise protection, the study
recommends either a solid barrier to 5 feet in height or the use of glass/plexiglass above
the 3 foot stem wall for maintaining views while affording traffic noise protection for
recreational activities of residents. The applicant has included the above described wall
within the project description. Implementation of the project will result in a less than
significant noise impact.
Land Use
Background
The Chula Vista General Plan Land Use Diagram (Fig.1-2) designates the property in
question as Residential Medium (6-11) dulac). The approved Rancho Del Rey Specific
Plan identifies the proposed parcel ofland as residential (6-8 dulac, averaging 8 dulac).
The General Development Plan identifies the parcel as "TH" (Townhomes 11.8 dulac).
The SPA Plan identifies the parcel as "SFA-Townhouse" (12.0 dulac, 180 units).
Through density transfers, the proposed parcel of land in now proposed for a total of
200 units (11.9 dulac) and is proposed to be developed as single family detached units
on common land ownership.
The General Plan permits single family attached units within the Residential Medium,
6-11 dulac density range, although the Rancho Del Rey SPA was approved as a
balanced community with a variety of housing types, including townhomes. An
analysis of what impacts this might have to the provision of affordable units and the
mix of housing types follows. The apparent inconsistencies in permitted densities
between the General Plan, Specific Plan, General. Development Plan, and SPA Plan are
a result of density policies that were in effect at the time of project approvals. The
adopted Specific Plan supercedes General Plan policies and the General Development
Plan was approved and found to be consistent with the "character" of the Specific Plan.
If during a density transfer the overall number of units permitted in the originaIly
approved plan were exceeded or the "character" becomes inconsistent with the originaI
plan, there is a lack of consistency. In this proposed amendment, the number of units
will be lower than originaIly proposed and the "character" will remain the same.
Therefore, the plans would be considered consistent.
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Affordable Housing
Previous phases of Rancho Del Rey SPA have met the bulk of the affordable housing
requirement for the entire Specific Plan for Rancho Del Rey. The remaining number
of units to be provided are 23 in the lower end level and 72 in the moderate level. The
Community Development Department has stated that this project fits within the range
of projects providing a housing range ofS133,000 to $170,000 per unit, which may fall
into the moderate level of housing (subsidies may be required).
"Under the City's Affordable Housing Program, the provision of low and moderate
income affordable housing units was made a condition of the approval of the Rancho
Del Rey Specific Plan. The designation of a variety of housing product types and
densities within the plan were, in part, intended to provide sufficient opportunities to
satisfy this condition. Previous phases of Rancho Del Rey have fulfilled much of that
requirement. The remAining number of units to be provided are 23 low-income and 72
moderate-income.
The present designation of the project site for attached housing development was
envisioned as providing potential opportunities for moderate-income affordability. In
reviewing the proposed change to single family detached units, the Community
Development Department has stated that the proposed change will not affect the ability
to fulfill remaining moderate-income housing requirements within the Specific area.
The two principle reasons for this conclusion are:
The stated price range for the proposed detached units is $133,000 to $170,000
per unit. Based on present regional median income figures, moderate-income
affordability could be achieved through units in the $140,000 range and below
(some subsidies may be required). Additionally, the proposed unit pricing range
is comparable to that which might have existed in an attached product
development.
Another project currently under construction within the Specific Plan area
intends to satisfy a large part of the remaining 72 moderate-income unit
requirement, and additional opportunities will exist within the yet-to-be
developed Rancho Del Rey SPA III area
McMillin Communities is presently working with the Community Development
Department to secure a plan for fulfilling the reJl1A;n;ng low and moderate-income unit
requirements."
Mixed Land Uses
The proposed project will create a change in the type of units produced in Rancho Del
Rey Spa I, Parcel 12. Although the proposed project involves a change in product type
as outlined in the RDR Spa I Plan, from townhome to SFD Condo, the impact to
community character is negligible. The SFD Condominium and Townhome both are
clustered housing, in the same price range for purchase and similar in design.
Generally a townhouse development is lower density than a condominium project.
B:IADDEIll.SUN
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However in this project the loop street and cottages grouped around a common
courtyard is similar to a townhome grouping. The price range is similar to townhomes.
Therefore although the balance of housing typed envisioned in Rancho Del Rey Spa I
may be slightly different than in this project, the character is essentially the same. The
SFD Condo provides common land ownership, while providing a similar community
character and setting as would a townhome complex.
V. CONCLUSION
Geotechnical, noise and land use impacts are found to be less than significant. Pursuant
to section 15164 of the State CEQA Guidelines and based upon the above discussion,
I hereby fmd that the project revisions of the proposed project will result in only minor
technical changes or additions and have not created any new environmental impacts.
The proposed project was adequately analyzed in FEIR-87-01 and the third addendum.
VI. REFERENCES
FEIR-87-01 Rancho Del Rey SPA I Plan, First and Second Addendum
FEIR-92-02 Rancho Del Rey Commercial Center
General Plan, City of Chula Vista
Title 19, Chula Vista Municipal Code
City of Chula Vista Environmental Review Procedures
Sunland\Rancho del Rey Noise Impact Analysis, Giroux and Associates, May 31, 1994
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EXHIBIT 3
TABLE 1
Rancho del Rey SPA I
Spectftc Plan 'ersus General Development Plan Consistency
Adopted Spectflc 'lan General Dewelopment Plan
Character Units UnIts UnIts
Densfty Descr'ptfon Pennl tted Product Proposed Transferred
0-2 Sfnghi FMny 63 SIngle Famf1y 63 D
Estate lots Estate Lots
2-4 Sfngl. Fallny 2~9 SIngle Famf1y ~ %r,'. +55- + 010
Detached ConventIonal
(5,000 sf lots)
I 4-6 S..111ot sfngle 1,099 SIngle Famf1y ~ ~OO ..ef8- -'~ 9'
1 f...ly. zero lot Cottage (small
Itne patio holies. lot) and Duplexes
\ duplexes. ..It'-
- plexes. clustered
~ de.eloplll!nt ~FD ~o
,
~ 6-8 ..-.----- Townholles. patiO 212 T-ewnhettl-bS ~: %00 -9t- -12-
~ holies. duplexes. "
..ltfp1exes.
cond.tntUIIS.
clustered
. .e- - 314-
8-12 Sf.nar to 6-8 374 Multl-famlly i95' .".
wt th group perkl ng (stacked unIts
and stacked untts wIth group parking)
12-20 Stacted cond.tntUIIS. 224 Multt-falllf1y -66& ' ..,~~ ~ +S~I
garden apartllents (stacked untts with
group parktng)
TOTALS 2.201 2,~81 ;2..,1 ~ -81
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EXHIBIT 4
tal upacts should be .ssociated with the project. The project EIR
evaluated the iapacts ..sociated with. total of 2,201 units in
ltancho del Rey SPA I and the units of the propo.ed project ,will be
le.s than that ori;inally approved total.
'l'A.BLE A
BPI. Plan".. -..ppecS- Vnit.a by parcel
Parcel R-l1a ...ndment
v R-11a
154
106
'1'otal -Available- Unit.a
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Proposed parcel statistics
Paret!1
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Jl-14
8m - conventional
8m - Conventional
8m - Cotta;e
8rD - Cotta;e
8m - Cott.;e
8m - cotta;e
sro - Cotta;e
sro - 'Cotta;e
8ro - Condo
IlUltl-J'amily
Ilulti-J'amily
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12.2
32.t
23.5
12.'
15.0
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20
2'
..8
111
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198
10'
77
138
147
200
.,.0
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fttal ~opo.ed Vnit.a 2,117 du
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(02-10-'4)
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Giroux & Associates
Environmental Coil tants
May 31, 1994
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city of Chu1a vista
Attn: Ms. Barbara Reed
276 Fourth Avenue
Chula vista, CA 91910
Re: Sunland/Rancho del Rey Noise Impact Analysis.
Dear Ms. Reed:
As you requested, we reviewed the site plans and the previous
Rancho del Rey environmental documents to evaluate whether the
proposed 5-foot view wall (3-foot solid base and 2-foot wrought
iron) was sufficient to insure compliance with the city's noise
standard of 65 dB CNEL. Our review of the environmental documents
suggested that the standard may be marginally met with ultimate "H"
street traffic volumes, but this finding did not consider the
additional noise generated by traffic in the adjacent business
park. with this further noise increment, the standard could be
exceeded.
An analysis was undertaken to evaluate the additional impact of
business park traffic and to examine the topographical relationship
between the site and wall and nearby traffic sources. This
analysis entailed comparative on-site noise measurements at site
locations exposed to business park traffic and other retail
activity noise versus locations with minimal business park noise
exposure. The analysis also included an evaluation of detailed
cross-sections to determine the degree of noise attenuation created
by the final graded topography wit inclusion of the 3-foot
perimeter barrier to establish whether any greater barrier height
would be necessary.
Roise Monitoring
Noise measurements were made on Friday, May 27, 1994, with an
Extech digital sound survey meter with the data computer processed
to translate sequential short-term readings into an energy
equivalent level (LEO). Although these were short-term readings
while the city standard is CNEL-based, monitoring experience has
/1744 Sky PM! Circk. Suite 2/0. IrviM. c.uromia 927/4 . PboDe (7/4) 85/-1609 . Fu (7/4) 8S/-86J2
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shown that LEQs on a Friday afternoon (3-4 p.m.) are very similar
to the CNELs at a given location with CNELs perhaps 2-3 dB higher.
Four locations were monitored as shown in Figure 1.
the measurements are summarized in Table 1.
conclusions can be drawn from these measurements:
The results of
The following
1. Allowing for a +2 db growth in noise levels from future "H"
street traffic levels, and allowing for a 2-3 dB differential
between measured LEQ and the probable CHEL, future noise
levels will be just met at the brow of the hill marking the
site of the proposed perimeter wall at the locations
monitored. For the southernmost locations nearest "H" street
(Lots 64 and 65) not measured in this study, future noise
levels probably will slightly exceed 65 dB CNEL. with any
break in the line of sight created by the brow at any location
north of the brow and/or with any additional benefit created
by the perimeter wall, the city standard would be met with a
wide margin of safety. If no break is attained by either
feature, the probability of meeting city standards would be
marginal at the closest residences.
2. The noise impact of traffic around Home Depot increases the
background noise level by 1 dB and the instantaneous (1-
second) maximum by 3 dB. Levels of 3 dB or less are
marginally perceptible by people. Single event noise levels
from the parking lot are thus barely perceptible and, on
average, it is not noticeably noisier closer to the parking
lot than farther away at locations equally removed from "H"
Street. The average individual noise level created by the
parking lot traffic on the hill above to raise noise levels
from 59 dB (unaffected site) to a combined 60 dB (affected
site) is 53 dB. parking activity closer proximity at some
project locations is thus not an issue.
TOpographyjWall Effects
A detailed analysis of the noise transmission pathway from "H"
Street to the rear/side yards of units closest to the edge of the
Bluff waB made to determine line-of-sight relationships between
private yard receivers and the "H" Street traffic noise source. A
propagation cross-section was constructed along a path from "H"
Street to Lots 64 and 65 where the 65 dB standard might be exceeded
by 1-2 dB in the future, and to Lots 37 and 38 where the standard
might be marginally met. In each case, a person standing in their
yard will be able to just see/hear traffic above the 3-foot stem
wall. The topography at final grade plus the solid part of the
stem wall affords no noise protection that would insure meeting
-J.G - /If~ ,-'
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01
t - . .----RE-'!- - - .
~LJr 119 Or-
MA f' hO. /2504
\
-~/LIMlrs Or
fENTA riVE MIlP
FIGURE 3-
ON-SITE NOISE MONITORING LOCATIONS
OS/27/94)
~
Iq, b1
TABLE 1.
ON-SITE NOISE MONITORING SUMMARY (05/27/94)
Noise Levels (dB(A))
site No.
1m
LmaX
1..min
L1.Q.
1
59
66
50
62
2
57
65
49
61
3
56
64
48
60
4
60
69
53
63
"H" street Traffic = 3100 VPH
98.5% LOA
1. 2% LOT
0.3% HOT
Key: LEQ = average energy-weighted level
Lmax = 1-second maximum
Lmin = 1-second minimum
L10 = level exceeded on 10% of readings
L50 = level exceeded on 50% of readings
L90 = level exceeded on 90% of readings
-~-
lq-Gj
L2Q.
57
56
53
58
l&.Q.
53
51
49
55
-5-
city standards with any margin of safety. Although the degree of
excess is very small at those locations potentially exposed,
traffic noise would detract from enjoyment of private yardf'!,
particularly if there is also sound reflection off the building
facade.
RecomDendation
It is our recommendation that additional noise protection be
incorporated into the perimeter wall to break the line of sight
from a person using their yard for relaxation or recreation and "8"
street traffic. Although the degree of any potential excess is
small, 65 dB CNEL is already very noisy. Jurisdictions such as San
Diego County and a number of municipalities use 60 dB CNEL for
single family dwellings as their noise standard. Given that the
proposed project is located right at the edge of the future 65 dB
contour with the southernmost units likely at 66-67 dB CNEL, and
given that the 3-foot wall base affords no noise protection, we
recommend either a solid barrier to. 5 feet or the use of
glass/plexiglass above the 3-foot stem wall for maintaining views
while affording traffic noise protection for any pool/spa/patio
uses at the potentially affected residences.
Our recommendation is to maintain a 5-foot barrier at the rear of
Lots 5-10 (Units 37, 38, 43, 44, 49, 50, 51, 56, 57, 58, 63, 64,
65, 66, 67, 68, 71, 72, 73 and 74) instead of the wrought iron
topped stem wall. If a view-retaining material is used, the
minimum recommended density is 4 pounds per square foot to reduce
potential vibration/reradiation of sound by maintaining adequate
barrier mass.
We hope that the above analysis provides you with the ability to
evaluate the proposed project relative to future noise exposure and
to establish appropriate conditions. Please call me if you have.
any questions.
Sincerely,
N~D.~
Hans D. Giroux
Senior scientist
Giroux & Associates
HDG:ai
~--'
'4-.' '1
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of San Diego:
I am a citizen of the United States and a
resident of the County aforesaid; I am over
the age of eighteen years, and not a party
to or interested in the above-entitled matter.
I am the principal clerk of the printer of the
STAR-NEWS, CHULA VISTA, a newspaper
of general circulation, published
TWICE-WEEKLY in the City of Chula Vista,
and the South Bay Judicial District, County
of San Diego, and which newspaper has
been adjudged a newspaper of general
circulation by the Superior Court of the
County of San Diego, State of California,
under the date of April 23, 1951, Case
Number 164327; that the notice, of which
the annexed is a printed copy ( set in type
not smaller than nonpareil), has been
published in each regular and entire issue
of said newspaper and not in any
supplement thereof on the following dates,
to-wit:
8/6
all in the year 1994
I certify ( or declare) under penalty of
perjury that the foregoing is true and
correct.
Dated at CHULA VISTA
6TH
day of AU GUS ~ 1994
l
Signatur
This space is for the County Clerk's Filing Stamp
"
"
";' ~ ~
c,
Proof of Publication of:
~OT~~~~PU~~_~AR~~_____
~VO~~_______________
NOTICE OF PUBLIC
HEARING BYTHE CHUlA
VISTA CITY COUNCIL
CHULA VISTA, CALIFORNIA
NOTICE IS HE REBY GIVEN
THAT THE CHULA VISTA
CITY COUNCIL wUl hold a pu-
blic hearing to consider the fol-
lowing:
Purpose of considering
amendment to Rancho del Rey
Section Planning Area I Plan &
Tentative SubdIvision known
as Sunland Rancho del Rey
(CVTNo. PCS-94-02).
Purpose of considering
amendment to EastLake II GP-.
EastLake Greens SPA, East~
Lake II Planned Community
District, Eastlake Greens Arr
Quality Improvement Plan
Eastlake Gr88nS Water Con:
urvatlon Plan~ Eastlake
Greena Tentative'"Map
(CVT.88.3) & prezone 0' ..
proximately 22.7 acres of pre-
sendy unincorporated pfQp8rty,
'located north of E. Orange
, Avenue & northeast 0' SDG&E
easement.
If. you wish IQ c:h81l8nge 1t'le
City's ac:tion on this matter In
court, you may be limited to ra.
Ising only those Issues you or
someone else raised at d'1e pu-
blic: hearing described in this
notice, or In wrlnen correspon.
dence delivered [0 the City
Clerk's Office at or prior to the
public hearing.
SAID PUBLIC HEARING
WILL BE HELD BY THE CITY
COUNCIL on Tuesd~y, August
16, 1994 at 6:00 p.m. in the
Council Chambers, Publlc Ser-
vices Building, 276 Fourth
Avenue, at whIch time any per-
son desiring to be heard may
appear.
DATED: August3, 1994
CV04268 8/6194
11/ -7Ci
:
\
~
DISCLOSURE STATEMENT
-~-
! L{- 1/
.
l
'tHE aTY OF CHULA VlSI'A DJSa..OSURE STA'IEMENT
You are required to file a Sta'emeDt of Disclosure of cenalD OWIIershlp or fiDaDcIaI bltcrests, paymeuts, or campalp
contrlbutloDS, on aU matteB whlcb wi1I require dlscretlOllllry actloD OD the pan of the City Coucl1, P1aDIIiD, CommlssioD, ud
aU otber ofticlal bodiea. The foUowiD, iDformatloD must be dlsdosed:
1. Ust the ..mes of aU pelSODS 1IavID, I fiDaDclal iIItcn:st ill the propc"Y wbIc:h Is the Abject of the appUcatloD or the
CODtrICI, e.,., OWIIer, appUcaDt, CODtrlClor.avbcoDtrIctOr. material suppUer.
A. McMillin llDR, Inc. .
B. Trident llDR Limited part?ership,
an Arizona limited partnership
1. If all)' peISOD" ldeDtUled PUrsuaDt to (1) lbove Is a corporatioD or pannershlp,Ust the DImes of aU iIIdMduals OWDiD,
more ibiD 10CJE, of ,the shares ill the corporatioD or OWDiD, u)' pannership illtereSt ill the pannershlp.
. '
A. McMillin-llDR, Inc.
McMillin Family Trust (40%)
Mark D. & C' Ann McMillin Trust (20%)
Scott M. & Susan M. McMillin Turst (20%)
Richard A. & Laurie A. Ray Trust (20%)
B. TridentllDR Limited Partnership
(no individual owns more than
10% interest)
3. If an)' pelSOn" Identified pursuant to (1) above Is Don-profit orpDlzatloD or a trUSt, Ust the ..mes of an)' peISOD
ICrvID,u director of tbe Don.profit orpDlzatioD or as trUStee or beDefic:lary or trUStor of the trUSL
N/A
~. Have you bad more tban S2S0 wonb of business trlDSlcted w1tb 811)' member of the City sW(, Boards, OommlssloDS,
Oommluee5,lnd Council withiD tbe past twelve mODths? Yes_ No-L, Ifyu. please iIIdlcate ptISOn(s):
'5. Please identify each and every pelSOD, iIIc1udln, any I,ents, employees, coDSultaDts, or illdepeDdeDt CODtractors who
JOu bIve asslJDed to represent you before the City ill this maner.
CrliR T. Fukuvama
.
Gary Cint!
6. Have J01IIIIdIor JOur ofticm or aJeDts, ill the appte, c:outrfbuted more tbu 11,000 toa CloN>"I'-ber III the
cumut or prececlill, eIectIOD period? Yes_ No".L If yu. illite whIdl CDtm~I_ber(I):
· · · (N0'I2: ~ addIdoIIII.... · ·
00. ..
Fukuyama
of CODtrIClortappUClDt
, .Ate: ~ II. tfJ4-
~
jq-l?--
IIlC of CODuactortappUClDt
_---l___~_M_~
PUBUC HEARING CHECK UST
y,f [(" !q-l
SUBJECT:~......j- L ((~ ~ ~ Sri<,\ I 17~ +T~L
LOCATION: ~~cO.-. I~ .,.., "'s....)!J:1 .~ ~ cW ~ (CvT:#
~~::,- GtLJ-O;)
PUBUC HEARING DATE:
SENT TO STAR NEWS FOR PUBUCATION -- BY FAX--L-; BY HAND ; BY MAIL
PUBUCATION DATE ~ / (p I'l.'-i -
NO. MAILED
---
MAILED NOTICES TO PROPERTY OWNERS
PER GC ~54992 Legislative Staff, Construction Industry Fed, 6336 Greenwich Dr Suite F. San Diego, 92122
LOGGED IN AGENDA BOOK ~ / ~ I q "-f
COPIES TO:
Administration (4) v
Planning . /
Originating Deparnnent
Engineering v
Others
City Clerk's Office (2) v/
POST ON BULLETIN BOARDS 'i ! '-1 ( 'i 'i
SPECIAL INSTRUCTIONS:
7/93
-55- ) i / 73
NOTICE OF PUBLIC HEARINGS BY THE
CITY COUNCIL OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE
CITY COUNCIL of Chula Vista, California, for the purpose of
considering an amendment to the Rancho Del Rey Sectional Planning
Area I Plan and a Tentative Subdivision known as Sunland Rancho Del
Rey (Chula Vista Tract No. PCS-94-02) for the property located at
the southeast corner of Del Rey Boulevard and Rancho Del Rey
Parkway within the Rancho Del Rey Planned Community and P-C zone.
The applications submitted by Sunland Rancho Del Rey, request (1)
a reclassification of the subject site from the present Single
Family Attached (SFA) , to Single Family Detached Townhomes (SFDT),
(2) a 20 unit density transfer and (3) approval of a tentative map
to subdivide 16.9 acres into 41 lots containing a total of 200
single family detached townhomes, 8.6 cres of open space, private
streets and guest parking.
The proposed tentative subdivision map and Sectional Planning Area
I plan (SPA I) amendment are on file in the office of the Planning
Department. Any petitions to be submitted to the City Council must
be received by the City Clerk no later than noon of the hearing
date.
If you wish to challenge the City's action on this Plan Amendment
and Tentative Subdivision Map in court, you may be limited to
raising only those issues you or someone else raised at the public
hearing, described in this notice, or in written correspondence
delivered to the City Council at, or prior to the public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday
August 16, 1994 at 6: 00 p.m., in the Council Chambers Public
Services Building, 276 Fourth Avenue, at which time any person
desiring to be heard may appear.
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES
The City of Chula Vista, in complying with the Americans with
Disabilities Act (ADA, request individuals who require special
accommodations to access, attend, and/or participate in a City
meeting, activity, or service request such accommodation at least
forty-eight hours in advance for meetings and five days for
scheduled services and activities. Please contact Nancy Ripley for
specific information at (619) 691-5101 or Telecommunications Devices
for the Deaf (TOO) at (619) 585-5647. California Relay Service is
also available for the hearing impaired.
DATED:
CASE NO.
August 3, 1994
PCM-94-26 and PCS-94-02
'4 - 7 q
NOTICE OF PUBLIC HEARINGS BY THE
CITY COUNCIL OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE
CITY COUNCIL of Chula Vista, California, for the purpose of
considering an amendment to the Rancho Del Rey Sectional Planning
Area I Plan and a Tentative Subdivision known as Sunland Rancho Del
Rey (Chula Vista Tract No. PCS-94-02) for the property located at
the southeast corner of Del Rey Boulevard and Rancho Del Rey
Parkway within the Rancho Del Rey Planned Community and P-C zone.
The applications submitted by Sunland Rancho Del Rey, request (1)
a reclassification of the subject site from the present Single
Family Attached (SFA) , to Single Family Detached Townhomes (SFDT),
(2) a 20 unit density transfer and (3) approval of a tentative map
to subdivide 16.9 acres into 41 lots containing a total of 200
single family detached townhomes, 8.6 cres of open space, private
streets and guest parking.
The proposed tentative subdivision map and Sectional Planning Area
I plan (SPA I) amendment are on file in the office of the Planning
Department. Any petitions to be submitted to the City Council must
be received by the City Clerk no later than noon of the hearing
date.
If you wish to challenge the City's action on this Plan Amendment
and Tentative subdivision Map in court, you may be limited to
raising only those issues you or someone else raised at the public
hearing, described in this notice, or in written correspondence
delivered to the City Council at, or prior to the public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday
August 16, 1994 at 6:00 p.m., in the Council Chambers Public
Services Building, 276 Fourth Avenue, at which time any person
desiring to be heard may appear.
COMPLIANCB WITH THB AMBRICANS WITH DISABILITIBS
The City of Chula vista. in complying with the Americans with
Disabilities Act (ADA, request individuals who require special
accollllllOdations to access, attend, and/or participate in a City
meeting, activity, or service request such accommodation at least
forty-eight hours in advance for msetings and five days for
scheduled services and activities. Please contact Nancy Ripley for
specific information at (619) 691-5101 or Telecommunications Devices
for the Deaf (TDD) at (619) 585-5647. California Relay Service is
also available for the hearing impaired.
DATED: August 3, 1994
CASE NO. PCM-94-26 and PCS-94-02
/LI -I Y
- j
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UST
'M'
CHULA VISTA PLANNING DEPARTMENT
(!)
NORTH
APPLICANT: R.D.R. Investon, LP.
SO. .Ide 01 R.D.R. Prky." Eo 01
ADDRESS: Del Key Blvd.
SCALE: FILE NUMBER:
1" - 800' PCM-94-26
hI /Ih
PROJECT DESCRIPTION:
Sectional Plan Area Plan
Request chan&e of residential desipatioD
from stacked Oats to SFD-Condos, & increase
the no. of units allowed from 180. 100.
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